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3 CODES PROFILE OF THE ALAMO AREA COUNCIL OF GOVERNMENTS REGION ALAMO AREA COUNCIL OF GOVERNMENTS San Antonio, Texas December, 1972

4 The preparation of this report was financially aided through a Federal Grant from the Department of Housing and Urban Development under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, as amended.

5 A B S T R A C T TITLE: AUTHOR: Codes Profile of the Alamo Area Council of Governments Region Alamo Area Council of Governments SUBJECT: DATE: Regional Building Codes Profile December 1972 and Information LOCAL PLANNING AGENCY: SOURCE OF COPIES: Alamo Area Council of Governments Alamo Area Council of Governments Three Americas Building, Suite 400 San Antonio, Texas For Reference: HUD Regional VI Office Library Federal Office Building Fort Worth, Texas HUD San Antonio Area Office 410 South Main Avenue San Antonio, Texas HUD PROJECT NUMBER: SERIES NUMBERS: NUMBER OF PAGES: SUMMARY: CPA-TEX Regional Development Studies 41 This report is a brief profile of the existing housing and construction codes throughout the AACOG Region. Indepth analysis of these codes and coordination with local officials for recommendations will form a part of the regional housing development plan.

6 TABLE OF CONTENTS INTRODUCTION GENERAL DESCRIPTION OF THE AREA The Area... 3 The Population 3 The Economy DEFINITION OF CODES Building Code... 5 Housing Code. 5 PROBLEMS WITH CODES SURVEY METHODOLOGY Survey Area.. 8 Survey Procedures. 8 Code Guide 10 Code Survey Data. 11 FACTS OF THE CODE SURVEY Housing Codes Building Codes.. 19 Plumbing Codes.. 22 Electrical Codes. 25 Mechanical Codes. 28 Fire Codes CONCLUSION APPENDIX i

7 LIST OF ILLUSTRATIONS FIGURE Following page 1 Housing Code Distribution. 2 Building Code Distribution 3 Plumbing Code Distribution 4 Electrical Code Distribution 5 Mechanical Code Distribution 6 Fire Code Distribution ii

8 LIST OF TABLES TABLE 1 Code Guide Codes in the Incorporated Cities of the AACOG Region Status of Present Housing Codes of the Incorporated Cities in AACOG Region Status of Present Building Codes of the Incorporated Cities in AACOG Region Status of Present Plumbing Codes of the Incorporated Cities in AACOG Region Status of Present Electrical Codes of the Incorporated Cities in AACOG Region Status of Present Mechanical Codes of the Incorporated Cities in AACOG Region Status of the Present Fire Codes of the Incorporated Cities in AACOG Region Code Inspectors iii

9 INTRODUCTION The complexity of the housing industry seems to preclude the harnessing of all forces needed to converge on the problem of supplying adequate housing. With the deterioration in a great portion of the housing stock and the increasing demand of a growing population for adequate housing, the need to eliminate problems impeding adequate housing development becomes increasingly urgent. One of the more significant problem areas in the process of providing adequate housing has been the diversity of codes which regulate construction within the housing industry. Realizing the tremendous impact which this type of problem could have upon proper housing development within the AACOG region, AACOG staff initiated an effort to research the various codes presently utilized in this region. The staff collected resource materials and corresponded with various agencies and departments who were responsible for the development, administration and enforcement of these codes as they applied to the various towns and cities of the AACOG region. This report is the first phase of the AACOG Regional Codes Project and deals primarily with an inventory of codes which exist in this region. Additionally, this report will serve as the basis for instituting Phase Two of the Regional Codes Project. 1

10 Phase Two of the Regional Codes Project will deal in two areas. First, it will concern itself with an analysis of the various codes affecting the region and will make recommendations facilitating the improved use of these codes. Secondly, but of primary importance, Phase Two of this project will make recommendations toward greater uniformity. in code usage within the Alamo region. In both phases of the project, the cooperation and involvement of public officials, code administrators, housing industry personnel and private citizens will be sought. 2

11 GENERAL DISCRIPTION OF THE AREA The Area The AACOG region consists of eleven counties: Atascosa, Bandera, Bexar, Comal, Frio, Gillespie, Guadalupe, Kendall, Kerr, Medina, and Wilson. The only metropolitan city is San Antonio with New Braunfels, Seguin and Kerrville being the next largest cities. The area of these eleven counties encompasses 6,777,836 acres or approximately 11,000 square miles. Varied soils and vegetation make up this region. Soils in the southeast include sandy soils and heavy red or black soils suitable for crop or pasture land; the central area has black land, waxy, and sandy loams; while much of the north has the shallow rocky soil typical of the hill country Mesquite, oak, huisache, pecan and brush are found in the south section of the region; oak, cypress, cotton wood, pecan and mesquite abound in the central area; and brush, cedar and oak are native to the northwest. The Population Presently the population of the region based upon 1970 Census Counts is 993,042. This is an increase of over 19% during the last ten years. San Antonio, located in Bexar County, with 654,153 inhabitants is the largest metropolitan area within the region and comprises 67% of the total 3

12 population for the eleven county area. The remainder of the region's population is distributed among the rest of the counties with Bandera having the lowest population, 4,747, to Guadalupe's high total of 33,554. Including the city of San Antonio there are fortyeight incorporated cities and towns located within the AACOG region. Populations vary from Selma's with 207 people to San Antonio's 654,153 It should be noted that statistics used in this report were computed prior to the recent San Antonio annexation. Future code reports will, however, reflect the additional population to the City of San Antonio as a result of the annexation. The Economy As reported by the Regional Analysis staff of AACOG, the primary area of economic activity for the region is government oriented occupations. Government occupations make up 42.19% of the earning power for the region. Wholesale and retail trade with 16.61% and service oriented business with 13.06% are the next two largest earning power groups. 4

13 DEFINITION OF CODES For purposes of this project, we shall accept the following definition of a building code and a housing code. Building Code We shall define this code as a series of standards and specifications designed to establish numerous safeguards in the erection and construction of buildings, to protect the human beings who live and work in them from fire and other hazards, and to establish regulations to further protect the health and safety of the public. Housing Code An application of state police powers put into effect by a local ordinance setting the numerous standards for safety, health and welfare of the occupants of housing. Three areas are covered: 1. The supplied facilities in the structure, that is, toilet, bath, sink, etc., supplied by the owner; 2. The level of maintenance, which includes both structural and sanitary maintenance, leaks in the roof, broken bannisters, cracks in the walls, etc. 3. Occupancy, which concerns the size of the dwelling units and of rooms of different types, the number of people who can occupy them, and other issues concerned on the whole with the usability and amenity of interior space. *This definition is to be applied in the broadest sense and shall include the entire complex of regulatory codes and development standards. 5

14 PROBLEMS WITH CODES While this survey did not attempt to determine what particular problems might be associated with the various codes used in this region, national housing commission reports, various housing newsletters, professional publications and numerous articles by national housing leaders do state that there are many problems associated with the use of codes. Complaints against codes and their administration include: The lack of uniformity of both provisions and administration at the local level and in metropolitan areas characterized by large numbers of independent towns, cities and counties: The arbitrary actions of local officials; The lack of proper appeal procedures; The inhibitions against marketing of mobile homes and prefabricated housing; The prevention of large-scale building and selling by conventional builders, which could achieve economics of mass production and the standardization of production; The abandonment by the states to the localities of responsibilities and functions that should properly be exercised at the state level; and The diverse standards and regulations of various federal agencies responsible for building construction with resulting confusion and added costs. Our intent is pointing out these criticisms is not to imply that housing development in the region suffers from these problems, but rather to show that on a national scale 6

15 the use and the administration of housing and building codes is becoming more complex and more difficult. Locally, we have not yet determined what particular problems and to what extent any of the problems outlined may be applicable to the AACOG region. A determination as to code problems affecting the region will be made in the next phase of the codes project. At that time recommendations will be made addressing themselves to these problems. 7

16 SURVEY METHODOLOGY Survey Area According to the 1970 Census, there are 993,042 people who reside in the eleven county AACOG region. There are forty-eight incorporated cities within this region. These forty-eight cities were sent a code survey form for completion (Appendix p. 41). Information was obtained on all 48 cities. The total population of the 48 incorporated cities is 804,100. Therefore, the code survey area population represents 81% of the total eleven county area population. The other 19% of the population resides in unincorporated areas not governed by code regulations or development standards, approximately 150,000 people, and on military reservations, approximately 39,000 people, which are governed by building standards developed and administered by their own military units such as their base engineers and maintenance group. For purposes of this study, we will not compute the military population in developing percentages of people affected or not affected by codes. Survey Procedures In light of the future development and involvement in any change of codes status throughout the region, it was decided that a personal visit or interview would be most desirable, so that the local officials in the outer counties as well as Bexar County would have the opportu- 8

17 nity to know that a survey and further discussions of codes was in the future plans of the COG. A visit was arranged where possible and mailings or surveys by phone were conducted only when a visit was inconvenient to the local officials. Initial visits were made in the farthest outer counties, and in the interest of time and distance the incorporated towns in the same county or those located in the same general geographic area were visited on one trip. The AACOG preliminary code survey intended to find out what each city actually had in use, or did not have, as far as building and housing regulations were concerned. It asked the names of codes the cities were using and the name and addresses of the inspectors. At a later date further study and a more comprehensive survey of code content will be conducted. Concurrent with the in-depth study, briefing sessions with city and county officials will be held to promote the possibility of more uniformity in the codes used in this region. 9

18 TABLE I CODE GUIDE American Insurance Association 1. National Building Code NBC 2. Fire Prevention Code FPC Building Officials & Code Administrators International, Inc. 1. Basic Housing Code BHC International Conference of Building Officials 1. Uniform Building Code UBC 2. Uniform Housing Code UHC National Fire Protection Association 1. National Electrical Code NEC 2. National Fire Prevention Code NFC Southern Building Code Congress 1. Southern Standard Building Code SBC or SSBC 2. Southern Standard Housing Code SHC or SSHC 3. Southern Standard Plumbing Code SPC or SSPC Texas Municipal League 1. Texas Municipal League Suggested Plumbing Code TML Code Survey Data The total code survey results are listed in Tables 2-1 to

19 CODES Table 2-1 IN THE INCORPORATED OF AACOG REGION CITIES C OUNTY C 0 D E S DEVELOPMENT STANDARDS C IT Y ~ POPULATION MBL CITY HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL FIRE ZONING SUBDIVISION MILE ATASCOSA 1 3,150 Charlotte 1, Christine Jourdanton I,841 - SBC SSPC NEC - FPC Yes Yes - Lytle 1,271 SHC SBC SSPC LDC - - Yes Yes - Pleasanton 5,407 - SBC LDC LDC Poteet 3,013 - SBC SPC NE C - FPC Yes - - BANDERA 891 Bandera TML LDC B E X A R 702,954 Alamo Heights 6,993 - UBC SSPC - - NFC Yes - - Balcones Heights 2,504 - UBC SSPC NEC LDC LDC Yes Yes - Castle Hills 5,311 - UBC LDC LDC - NFC Yes Yes - China Grove LDC Converse I, Yes Yes Yes Elmendorf Grey Forest 385 LDC - LDC Yes Yes - Hill Country Village 636 LDC Yes - Hollywood Park 2,299 - LDC LDC LDC - LDC Yes - - Kirby 2,558 - SBC TML NEC - FPC - Yes Leon Valley 1,960 UBC UBC LDC LDC LDC NFC Yes Yes Yes Live Oak 2,779 SBC SBC LDC LDC - - Yes Yes Yes Olmos Park 2,250 - NBC Yes - - San Antonio 654,153 UHC UBC SSPC NE C LDC NFC Yes Yes Yes Selma Shavano Park LDC LDC - - LDC Yes - - Somerset I,027 SBC SBC SSPC NEC

20 CODES OF IN Table 2-2 THE INCORPORATED CITIES AACOG REGION-1972 COUNTY CITY C 0 D E S DEVELOPMENT STANDARDS POPULATION HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL FIRE ZONING SUB-DIVISION M B LE MOBILE HOME BEXAR (Cont.) St. Hedwig Terrell Hills 5,225 - UBC LDC - - LDC Yes - - Universal City 7,613 BH C N BC S S PC NE C - NFC Yes Ye s Yes Windcrest 3,371 - UBC NFC Yes - - C0 M A L 18,096 New Braunfels 1 7,859 SH C SBC TML NE C S BC FPC Yes Y e s Yes Garden Ridge FRIO 7,907 Dilley 2, LDC Yes - - Pearsall 5,545 UHC UBC TML NEC - FPC Yes - - GILLESPIE 5,326 Fredricksburg 5,326 - LDC TML NEC LDC LDC Yes Yes - GUADALUPE 21,090 Cibolo Marion LDC Schertz 4,061 LDC SBC LDC NEC - FPC Yes Yes - Seguin 15,934 LDC SBC LDC NEC - FPC - Yes Yes KENDALL 2,432 Boerne 2, Yes Yes - KERR 12,672 Kerrville 12,672 - NBC LDC NEC - Yes Yes Yes MEDINA 12,746 Castroville I,893 - SBC LDC NEC - LDC Yes - - Divine 3,311 SHC SBC SSPC NEC - - Yes - Yes Hondo 5,487 - UBC TML LDC UMC LDC Yes Yes - 12

21 Table 2-3 CODES IN THE INCORPORATED CITIES OF AACOG REGION-1972 C 0 D E S DEVELOPMENT STANDARDS COUNTY POPULATION MBL CIT YL HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL FIRE ZONING SUBDIVISION MOBILE MEDINA (Cont.) La Coste Natalia 1, WILSON 6,834 Floresville 3, Yes - La Vernia Poth 1,296 - NBC Stockdale 1,131 SHC SBC - NEC - FPC Yes Yes - 13

22 FACTS OF THE CODE SURVEY In addition to the survey data, charts and maps are used to indicate location, size of population, type of code and their mutual relationship. Percentages of population groups are computed and tabulated to compare the usages of the various codes among them. The percentages of the cities and towns using different codes are also compared. Thus you can see what kind of code the majority of the cities are using, and the variety of codes under which the majority of the population lives. However, one should be careful not to develop a false impression when summarizing the percentage of the survey area's population that is located in different cities containing and/or regulated by different codes. The false impression that may be construed is the result of the impact upon the region's population percentage of the City of San Antonio which has 654,153 people and which makes up 67% of the total survey area's population. Although the percentage of the population that has adopted codes may be high, the total number and percentage of cities that have adopted them may be quite low and viceversa. Therefore, when a final analysis of the needs of the region is made, the total number and percentage 14

23 of cities that have codes should be weighed as well as total population. The charts and maps showing the status of present building, housing, plumbing, electrical, fire and mechanical codes are shown and discussed. Also, on Tables 9-1 through 9-4 is a listing of the cities sampled in the survey with the name, address and phone number of the inspecting official who enforces the code under which the inspector is listed. Where the city indicated a code used but did not name an inspector, the letters I.N.A. (Information Not Available) are placed. While we did request information from the cities sampled on their development standards, we did not place this information on charts or maps since this report is primarily to show the use of codes in the region. 15

24 HOUSING CODES The purpose of a housing code is to provide minimum requirements for the protection of life, health, property, safety and welfare of the general public and the owners and occupants of residential buildings. In comparing the region's total population in incorporated cities to that percentage of the population covered by housing codes, 89.2% or 717,257 people are covered by housing codes. From the total population of the AACOG region, 23.8% or 236,843 people live in incorporated and unincorporated areas not covered by housing codes. Although almost 90% of the population living in incorporated cities is covered by housing codes, only 14 of the 48 incorporated cities of the region have them. The code affecting the greatest number of people is the Uniform Housing Code. This code covers 659,362 people. This is due to the impact of San Antonio's population. However in terms of the most widely used code, three communities have adopted the Southern Housing Code and three other communities have adopted a locally drafted code. Another three communities chose to use the Southern Building code as their housing code. The statistics also reveal that of the 34 cities without a housing code, 22 of them were in the 2,500 and 16

25 below population group, 11 were in the 2,500 to 10,000 population group and 1 was in the 10,000 to 50,000 population group. This is strong evidence that the smaller communities, in all probability, do not possess the financial and technical resources needed to support a housing code. Table 3 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of housing codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentage under each code. Figures 1-1 and 1-2 show the detailed illustrations. 17

26 ea er I~U Ei12HOUSING CODES _ A ACOG R EGION - - * 0 A 0 LEGEND POPULATION 50' , ,000 2,500-10,000 2,500 -BELOW I - a"- -1- I HOUSING CODES Blank - NONE I -UHC U B C a 4", a " 3 -S H C 4 -S B C 5 -L D C - M r IIIIr 11lllns aei i a Lsse mes \" - l~ a r -I -.. A " i l -. \ \u n m - Figure 1-1 ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS YZII Z.,.u.

27 Figure HOUSING BEXAR CODES COUNTY Park Hill mo Country Vi!{oq Love CastleA 3 Hills r Converse. versol Valley Almmo /Wndcresl r~ y bo Heights Kirby r Son St Hedwi ---- / 0 China r / Grove 540 L E GEND PO PUL AT ION 0D 50,000 + E 10, , Soo 2,500-10,000 -N- I :I Scale in Miles 7100 \ 0 2,500 -BELOW ' I HOUSING Blank-NONE -U B C zs 2 -S B C 3-B H C 4 -L D C CODES

28 TABLE 3 STATUS OF PRESENT HOUSING CODES OF THE INCORPORATED CITIES IN AACOG REGION CLASSIFICATION NO OF CITIES UHC UBC SHC SBC BHC LDC NO CODE - POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP. 804, % 0.2% 2.8% 0.6% 1.0% 2.6% 10.8% COUNTY GROUP ATASCOSA CITIES POP. 13, % % BANDERA % BEXAR , % 0.3% - 0.5% 1.1% 0.1% 4.9% COMAL , % % FRIO , % % GILLESPIE , % GUADALUPE , % 5.2% KENDALL , % KERR , % MEDINA , % % WILSON , % % 18

29 BUILDING CODES The purpose of building codes is to provide standards for safety, health and public welfare by regulating and controlling the design, construction, quality of materials, use, occupancy, location and maintenance of buildings and structures. The population that is covered by building codes within the AACOG region represents 97.7% of the total regional population living in incorporated areas. This percentage represents 785,262 people. On the other hand there are 18,838 people or 2.3% of the region's population who live in incorporated areas not covered by building codes. Add to this total the number of people who live in unincorporated areas not covered by codes and we have 168,780 people or 17% of the region's total population residing in areas not regulated by a building code. In summarizing the percentages in the above paragraph, it could be concluded that approximately 83% of the region's population is located in areas which use building codes. However, this conclusion does not mean that only 17% of the incorporated cities do not have building codes. Due to the impact by the City of San Antonio, which makes up about 97.6% of the 785,262 people that live in incorporated cities covered by building codes, a false impression is construed. 19

30 In reviewing the data on building codes, it shows that of the forty-eight cities sampled only thirty had adopted building codes. These thirty cities represent 62.5% of the forty-eight cities sampled. This is a remarkable contrast when compared to the percentage of population living in cities covered by building codes. That is 62.5% of the cities sampled as contrasted to 83% of the population that is covered by building codes. Another interesting fact is that of the eighteen cities without a building code, seventeen of them had a population of less than 2,500 people. This probably is due to a lack of financial and technical resources. Table 4 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of building codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentage under each code. Figures 2-1 and 2-2 show the detailed illustrations. 20

31 q -- *.e - BUILDING CODES - mmhh* i. fa A COG R REGION A 0 LEGEND POPULATION + 50,000 10,000-50,000 2,500-10,000 2,500 - BELOW BUILDING CODES >-- Blank - N O N E I -u B C 2 -N B C ~ " 3 4 -S B C -L DC F11 I~H k ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS Figure 2-1

32 Figure / J 680 BUILDING BEXAR CODES COUNTY I avacono Unverso CCj.y. ly - - i t y000 e Bo ones. H0,ghts, IP Villa7 LEGEN So asi Hedwiq Grove C S3 China 4 -N I Irm I-UrBlC L EGEND Scale Inll Mie2NB POPUL ATION - - 5O,000 + Elmedo,.10,000-50,000 s Some'se' _..oo 2, , \ 2,500 - BELOW BUILDING CODES \ I Blank-NON E \ :zoo -N- -U B C Scale In Mile s N B C 3 -S B C 4 -L D C

33 TABLE 4 STATUS OF PRESENT BUILDING CODES OF THE CITIES IN AACOG REGION INCORPORATED CLASSIFICATION NO OF CITIES NBC UBC SBC LDC NO CODE POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP. 804, % 85.9% 7.7% 1.1% 2.3% COUNTY GROUP ATASCOSA CITIES POP. 13, % % BANDE RA % BEXAR , % 96.7% 0.9% 0.5% 0.5% COMAL , % - 1.3% FRIO , % % GILLESPIE , % - GUADALUPE , % - 5.2% KENDALL , % KERR , % MEDINA , % 40.8% % WILSON , % % % 21

34 PLUMBING CODES The purpose of a plumbing code is to establish standards regulating sanitary sewer and water carrying systems of a community. The codes regulate the installation, construction, repair and maintenance of all plumbing apparatus within a given city. They describe in detail exactly what materials are to be used, the size, spacing and the method of assembly. There are 781,585 people with the AACOG region who are covered by plumbing codes. This is 78.7% of the entire regional population. Approximately 2.8% of the population in incorporated cities is not covered by a plumbing code. This group in addition to those people living in unincorporated areas adds up to 172,515 people or 17.4% of the entire regional population not covered by plumbing codes. A review of the plumbing data reveals that of the 48 cities sampled, 29 of them had adopted a code. The most widely used code in terms of number of cities was a locally drafted code. locally drafted code. Fourteen cities had adopted a In terms of population affected by a particular code, the Southern Standard Plumbing Code affects the greatest number of people in the region. This particular plumbing code affects 681,866 people or 68.7% of the entire regional population. The main reason 22

35 so many people are affected by this code is that San Antonio's population is covered by this code. Of the nineteen cities with no plumbing code, 17 of them were in the 2,500 and below population group. This is probably an indication of the fact that most small communities do not possess the financial and technical resources needed to maintain and enforce a plumbing code. Table 5 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of plumbing codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentage under each code. Figures 3-1 and 3-2 show the detailed illustrations. 23

36 I PLUMBING CODES A ACO G R EGIO N 0 LEGEND POPULATION 50,000 + r-j 10,000-50,000 A 0 2,500-10,000 2,500 - BELOW PLUMBING CODES Blank- NONE I -T ML 2 Z - 2 -S P C 3 -L DC - / j -~~~~ H e 11'G t..t - «v ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS Figure 3-1

37 - Figure <\ / --- I PLUMBING CODES BEXAR COUNTY Nest Grey Hollywood Park Fe :se I t 3 Po 4Hill ICountry Village '' live H lis Convers e.sa l / LGty E0 0 -W0ndcres0 v Heights -- Kirby 2-2ee c Io MilesGll - - ~ ~ ~ 20 I -.j 2 0 Io n S one i2on io0 n - 0, 0 a oo ~~hi o 250-B O ILUBrGoCvE,ln N N -N M 0 3 ELGDNC \ Sc SnMls',f2 000~ -L omre C

38 TABLE 5 STATUS OF PRESENT PLUMBING CODES OF THE INCORPORATED CITIES IN AACOG REGION CLASSIFICATION NO OF CITIES SSPC TML LDC NO CODE - POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP. 804, % 4.7% 7.7% 2.8% COUNTY GROUP ATASCOSA CITIES POP. 13, % % 12.3% BANDERA % BEXAR , % 0.4% 2.7% 1.3% COMAL , % - 1.3% FRIO , % 29.9% GILLESPIE 1-1 5, % - GUADALUPE , % 2.1% KENDALL , % KERR , % - MEDINA ,746 26% 43.1% 14.9% 16% WILSON , % 24

39 ELECTRICAL CODES The purpose of an electrical code may be stated as the practical safeguarding of persons and of buildings and their contents from hazards arising from the use of electricity for light, heat, power, radio, signalling and for other purposes. There are 781,585 people or 97.2% of the incorporated cities' population which is covered by an electrical code. The remaining 22,515 people living in incorporated areas are not covered. In addition to this latter group there is an additional 150,000 people living in unincorporated areas not covered by any codes. These two groups add up to 172,515 people or 17.4% of the entire region's population not living under an electrical code. A review of the data collected shows that only 24 of the 48 cities sampled use an electrical code. This represents only 50% of the cities sampled. The most widely used code in terms of population and number of cities is the National Electrical Code. This code is used by 16 cities and affects 739,772 people. Although only 22,515 of the region's total population live in cities without an electrical code, 24 cities are affected. Again the most neglected group of cities are the cities in 2,500 and below population group. 25

40 Table 6 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of electrical codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentage under each code. Figures 4-1 and 4-2 show the detailed illustrations. 26

41 - ELECTRICAL CODES --. A ACOG REGION r * 1 r * LEGEND POPULATION + 50,000 10,000-50,000 2,500-10,000 2,500 8 BELOW ELECTRICAL CODES BLANK- N 0 N E I - NEC 2- LDC 1 I * - \\* -- * - r.._ae.. c ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS - -. "Q ai., - Figure 4-1

42 . Figure J-68 ELECTRICAL CODES BE XAR COUNTY Grey Hollywood Pork 1~ Park Hill o Country.JVillage f Liv Castle e 1 Hills Converse ersa Ala He mo Windcrest Valley Bokcones- Heights - Terre1 Kirby Park Hills Son n o StHewi I~ 0fcf Chino Grove O -40 LEGEND POPULATION r 50, ,000-50, ,5enerset _-1100 Q 2,500-10, ,500 - BELOW ELECTRICAL CODES Blank- N O N E - N - I I - NE C Scale In Miles, 2 - L O C

43 ~o. -%&% ~ -'AL '. 2 :~ -''.:..~--'.-., _-:. '.: %:'. %_ 'r'"-r;-. T EL- ;ify, - i.t.-- I IE-.- ~.''. -Mam"'" PT-.- ;- $- I f l UI'I T J '-M-3..?%.d'% ~4 I "''vla.,-.. -;-..-.'.--r. -r-..::--,,ra'_m;tg.~.4g/a"- '."'- '. '-'--. -' '.".. '.... -:-. -'--- ' ':''/-r..." ",-:.-- '-. "' 't -.. ; rs', -', : ' s.",;:.-.-._-'-.!'-- -''''_- '..-.~ ~'. +,. : _..- _.-M ". - ' '---. ' _,_ : _.. ', _' -.: ' ' ; -.- '-'.-a--, '; -,":... :.' '..- -'....- ''s. - -'s '-- -,: " -7; ' '-''..6-._ x-n-c,"> " h-:...

44 TABLE 6 STATUS OF PRESENT ELECTRICAL CODES OF THE INCORPORATED CITIES IN AACOG REGION CLASSIFIACTION NO OF CITIES NEC LDC NO CODE - POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP. 804, % 3.2% 4.8% COUNTY GROUP ATASCOSA CITIES POP. 13, % 50.8% 12.3% - BANDERA % BEXAR , % 1.8% 3.2% COMAL , % - 1.3% FRIO , % % GILLESPIE 1 1 5, % GUADALUPE , % - 5.2% KENDALL , % 1 1 KERR 12, % - MEDINA , % 43.1% 16.1% WILSON , % % 27

45 TEXAS DEPOSITORY JUN ACADEMIC LIBRARY ST. MARY'S UNIVERSITY SAN ANTONIO, TEXAS - ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ fh f~ -- <L ,._ e-.;- T-J ST; UT S / t~x~f) \~~~

46 MECHANICAL CODES The purpose of a mechanical code is to provide minimum standards to safeguard life, health, property and public welfare by regulating and controlling the design, construction, installation, quality of materials, location, operation and maintenance of heating, ventilating, comfort cooling, refrigeration systems, incinerators and other miscellaneous heating producing appliances. Some 687,505 people who live in incorporated cities live under a mechanical code. This represents 85.5% of the population of the incorporated cities in AACOG. The remaining 14.5% or 116,595 people are not covered by a mechanical code. This group, together with approximately 150,000 people living in unincorporated areas which are also not affected by codes, is 26.8% of the entire region's population. Although 85.5% of the incorporated cities' population is covered by a mechanical code, only 6 cities are affected. San Antonio's population again makes up the great majority of the population living under a mechanical code. San Antonio's population comprises 95.1% of this group. The 116,594 people living in incorporated cities who are not covered by a mechanical code reside throughout 42 cities making this code the least adopted in terms of number of cities using one. Again as in the other codes, 28

47 the less populous cities had no code adopted. From the 42 cities without a code, 27 were in the 2,500 and below population group, 13 were in the 2,500 to 10,000 population group and 2 were in the 10,000 to 50,000 population group. Table 7 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of mechanical codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentage under each code. Figures 5-1 and 5-2 show the detailed illustrations. 29

48 MECHANICAL A A COG CODES REGION w LEGEND POPULATION 0 50' ,000-50, A 0 2,500-10,000 I1y11K ~- -'- - 2,500 - BELOW MECHANICAL CODES Blank - NONE I - UM C N 4 2 -S B C 3 -L D C - - l r Iui1111 IIIIIeseen IIIH11>Ing 1 H1 IItIaamm - l - ou iuuu...;;i\c ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS -,'- Figure 5-1

49 ' Figure I I" MECHANICAL CODES BEXAR COUNTY OGrey Hollywood Pr Park Hill Hils Converse s valley - Bkones Height "ns Trell Kirby r Chino Grove 5140 LEGEND POPULATION O50, ,000-50,000 Somerset _,, 2,500-10,000 \2,500 -BELOW 2100 / -N Scale In Miles A-_Blank-NONE MECHANICAL COD 2160,J I -L D C ES

50 TABLE 7 STATUS OF PRESENT MECHANICAL CODES OF THE INCORPORATED CITIES IN AACOG REGION CLASSIFICATION NO OF CITIES UMC SBC LDC NO CODE POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP , % % 82.6% % COUNTY GROUP ATASCOSA CITIES POP. 13, % BANDE RA % BEXAR , % 6.3% COMAL , % - 1.3% FRIO , % GILLESPIE , % GUADALUPE , % KENDALL , % KERR , % MEDINA ,746 43% % WILSON , % 30

51 FIRE CODES The purpose of a fire code may be stated as a code which prescribes regulations consistent with nationally recognized good practice for the safeguarding to a reasonable degree of life and property from the hazards of fire and explosion arising from the storage, handling and use of hazardous substances, materials and devices, and from conditions hazardous to life or property in the use or occupancy of buildings or premises. There are 755,049 people or 93.9% of the incorporated cities' population who are covered by fire codes. The remaining 6.1% of the population, or 49,050 people, live within incorporated areas but are not covered by any fire code. From the entire AACOG population of 993,042 people, approximately 200,000 of them are not covered by any fire code. This includes people from unincorporated and incorporated areas. Thus it might be concluded that almost 80% of the entire region's population is located in areas covered by a fire code. However this does not mean that only 20% of the cities sampled do not have a fire code. The large population of San Antonio which comprises approximately 81.4% of the incorporated cities' population tends to exaggerate the 80% figure. Of the cities sampled, only 21 had adopted either a national fire code or a locally drafted code. This is 31

52 less than 50% of the cities sampled. From the cities using a fire code, the Fire Prevention Code, the National Fire Code and a locally drafted code were all used to about the same extent. In terms of population, the National Fire Code affected the greatest number of people. This code covers 679,464 people. This is due to the influence of the San Antonio population. There were 27 cities with no fire code at all. Again the most outstanding fact here is that 22 of the 27 cities were in the 2,500 and below population group. Table 8 provides a listing of forty-eight incorporated cities in the region. The table shows a breakdown by county of the various types of fire codes used and the percentage of population under each code. Also shown is a breakdown of the region's incorporated cities with the different codes used and the population percentages under each code. Figures 6-1 and 6-2 show the detailed illustrations. 32

53 I LEGEND '-- i it ii IR C O E A S -,, ag: -" C O G R E G IO N 0 O A POPULATION 50, ,000-50,000 2,500-10,000 2,500 - BELOW 1 J- c - " FIRE CODES Blank- NONE -FPC 2 -N F C z~ " * 3 -L DC -I111 -l HIf IIS / \ ALAMO AREA COUNCIL OF GOVERNMENTS PLANNING REGION & ENVIRONS i1- -,.." 1 -a~ ii - Figure 6-1

54 Figure o /FIRE CODES BEXAR COUNTY i ~Park Hill m.. Country Sqv ' LDive Castle Hills Convese Unvra Alom- o W ndcresf f.. ~ ~ y. r, LEGEND Leon-G ,0 Scale in Mnle 2d3w4g 0~ H ScI.- Sn Miln 2 o S -N F Ch-Lina FIRE COES ank,-none -- L D C

55 TABLE 8 STATUS OF PRESENT FIRE CODES OF THE INCORPORATED CITIES IN AACOG REGION CLASSIFICATION NO OF CITIES FPC NFC LDC NO CODE POPULATION GROUP 50, ,000-50, ,500-10, ,500 & BELOW TOTAL CITIES TOTAL POP. 804, % 84.5% 2.9% 6.1% COUNTY GROUP ATASCOSA CITIES POP. 13, % % BANDERA % BEXAR , % 96.7% 1.6% 0.4% COMAL , % % FRIO , % % GILLESPIE , % GUADALUPE , % % KENDALL , % KERR , % MEDINA , % 42.1% WILSON , % % 33

56 CODE Table 9-1 INSPECTORS COUNTY C 0 D E S CI TY HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL F I R E ATASCOSA EVELYN SANDERS ROBERT HENAGER Charlotte so SAM A M E Christine 1. N. A C.W. ALLISTER Jourdanton - BOX Lytle JESSE GARZA DALE SHONE TOM RUNS Pleasanton - BOX BOX BOX S JOSEPH CARSON CRANE YOUNG JR. Poteet -- ox BAN DERA W- D. SMITH CART RETT B a n d e r a B O x - - BANDERA ELECT CO BEXAR Alamo Heights F. L. BERRY MARTIN GRIMMSIN W. F. FAYETTE SR. PAT FORESTER BROADWAY SAME SAME SAME A. N. HANNASCH DICK ECCELL H. C. CHANDLER HOWARD WILSON Balcones Heights - III HANNASCN DR S. FLORES 2236 N W LOOP GLENARM Castle Hills A. J. AMERSON CORDIE MORGAN CAMPO ADOLPH 6915 W. AVE S A ME S A M E China Grove HWY. 67 E HAROLD MYERS Converse BOX MRS. HILMER E lmendorf Grey Forest GEORGE MARRY I. N. A Hill Country C. W. HIATT LIME STOME CR. RD V i la g e GEORGE CLEVELAND GEORGE CLEVELAND GEORGE CLEVELAND JOHN NANNAN Hollywood Park - ISO CONELLA S A M E 8 A M i NIALEAH SAN ANTONIO I. N. A. - INFORMATION NOT AVAILABLE 34

57 CODE Table 9-2 INSPECTORS COUNTY C 0 D E S CITY HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL F I R E BEXAR (Cont.) BETTY GEDDES SIDNEY BLAIR Leon Valley BANDERA S A M E S A M E S A M E 6226 BANDERA MEINS MUELLER Live Oak VILLAGE OAK S A M E S A M E S A M E Olmos Park J. W. HANDCOCK 119 W. EL PRADO S A M E W. R. LINDLEY BART T. MULMERN San Antonio P. O. BOX 9066 S A M E S A M E S A M E S A M E 214 W. NUEVA S elma RT. 3 BOX MARGIE CUBIANSKI Shavano Park -. N. A. I. N. A. - I. N. A E. M. SEEGER Somerset A A M E S A M E - I. N. A St. Hedwig I.A Terrell Hills W. M. GREEAR SIOON.NEWBRAUNFELS S A M E S A M E S A M E - S A M E Universal City I. N. A. I. N. A. 1. N. A. I. N. A. - I. N. A. E. A. HOLLIDAY Windcrest MIOCROWN S A M E ! COMAL CLARENCE WEIDNER DAVID SCHLEINCHER New Braunfels R O BOX 644 S A M E S A M E S A M E S A M E P.O. B0X Garden Ridge PAUL DAVIS F RIO GERTRUDE CALLENSER IGNACIO CORTEZ Dilley lox A NE Pearsall JAMES MILLER S.C. MC ANELLEY JR. 6. C. MC ANELLEY JR. CENTRAL POWER 9. C. MC ANELLEY JR. 213 S. OAK A M E S A M E S LIGHT CO. 3 A M E GILLESPIE WALTER FUMRMANN WALTER FUMRMANN ALLEN OESTREICH REUBIN DUECKER MILTON JUNG Fredericksburg I. N. A. Box iii A M E S A M E S A M E S A M E I. M. A.- INFORMATION NO T AVAILABLE 35

58 Table 9-3 CODE INSPECTORS COUNTY C 0 D E S C I TY HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL FIRE GUADALUPE CiboIo. N. A CLEBORNE HILEL REYNAULD IBARRA 303 CENTER ST N. A. Marion ARCHIE WOODWARD Schertz I. N. A. S A M E S A M E S A M E S A M E RAYMOND SCHULZ ROGER G. MYCUE OTTO J. TEMPLIN OTTO J. TEMPLIN RAYMOND SCHULZ S egui n 1o E. ELIM 205 N. RIVER ST. 205 N. RIVER ST. S A M E S A M E KE NDALL - A. E. HOWELL 402 E. BL ANCO Boerne i K E R R JOHN W. CLANTON MILTON ROGERS Kerrville MAIN ST. S A M E S A M E S AN M MEDI NA J. W. MC ANELLY Castroville - BOX 479 S A M E S A M E S A M E PAUL SCHATT Devine I. N. A. 1. N. A. 215 S. BRIGHT DR. I. N. A GEORGE E. GEUEA Hondo AVE. P S A M E S A M E S A M E La Coste Natalia - - WILSON Floresville La Vernia Poth - 1. N. A N A - INFORMATION NOT AVAIL ABLE 3 6

59 Table 9-4 CODE INSPECTORS COUNTY C 0 D E S CITY HOUSING BUILDING PLUMBING ELECTRICAL MECHANICAL F1 RE W I L S ON (Cont) S t o c k d a Ie STE KLEY JACKSON BOX STEKLEY JACKSON S A M E JAMES WARNASCM

60 CONCLUSION As we have stated, the intent of this first exploration of codes has primarily been to establish where and what types of codes are used within the A.A.C.O.G. region and where the use of codes is lacking. The most obvious conclusion one can make from the information obtained is that there is a need for efforts toward a greater uniformity in the use of codes. In addition many of the communities within A.A.C.O.G. do not utilize any codes at all. This situation applies mainly to the smaller cities within this region and is usually indicative of the fact that they do not possess the financial capabilities necessary to support a technical staff which could administer and enforce a code. Therefore, having concluded that a fragmentation of codes exist and areas are without codes, A.A.C.O.G. proposes the following: 1. The formation of a Regional Task force with sub-regional or county task forces, involving local municipal officials, builders and citizens to do the following: a) Make a further indepth analysis of the content of codes in order to get an idea of the general regulations which are enforced throughout the area and what their divergencies may be. 38

61 b) Indicate the advantages and disadvantages of this divergency, and look into the possibility of tested performance criteria. c) Make recommendations to municipal officials for the adoption of more uniform regulations throughout the AACOG region, in light of specific local needs, climatic conditions, and the legal constraints on local juridications. 2. The formation of a continuing nucleus committee of the task force to keep abreast of changes which occur in regulatory legislation, building materials and products, and needs of the people, and to act in an advisory capacity to future officials to insure a continuity for a current and updated Regional Codes System. 39

62 APPENDIX AACOG Regional Code Survey Form 40

63 ALAMO AREA COUNCIL OF GOVERNMENTS Regional Codes Survey A ACOG Representative: Date: COUNTY: CITY Workable Programs: Master Plan: HOUSING CODES: Available : Inspector's Name: Address: Phone: BUILDING CODES: Available: Inspector's Name: Address: Phone: PLUMBING CODES: Available: Inspector's Name: A ddress: Phone: ELECTRICAL CODES: Available: Inspector's Name: Address: MECHANICAL CODES: Phone: Available: Inspector's Name: Address: Phone: FIRE CODES: Available: Inspector's Name: Address: Phone: ZONING ORDINANCES: Available: Inspector's Address: Name: Phone: MOBILE HOME REGULATIONS: Available: Inspector's Address: Name: Phone: SUBDIVISION REGULATIONS: Available: Inspector's Address: Name: Phone: 41