Council adopts local amendment to exempt small rainwater-harvesting systems from plumbing permits

The Dripping Springs City Council approved a local amendment to Chapter 24 of the city code to ease permitting for certain standalone rainwater-harvesting systems intended only for exterior irrigation.

Staff explained the change was prepared quickly after a commercial applicant encountered stringent International Plumbing Code requirements. The amendment replaces a prescriptive 5,000-gallon/2:1 height-to-width exemption with a performance-based approach that relies on manufacturer listing and labeling, site setbacks and confirmation that systems are on-grade (not elevated).

Anise (staff presenter) explained the amendment would exempt many simple exterior irrigation systems from plumbing permits while keeping protections in place: commercial systems must undergo a no-fee site plan review and demonstrate containment (backflow prevention) at the service or meter; elevated tanks or any connection to building plumbing or electrical/grading work would still require permitting. "If it requires any electrical work, grading, drainage alterations, you would have needed a permit for that anyways," staff said.

Interim building official BJ Bealer, who holds plumbing inspection credentials, supported the change and said listed-and-labeled tanks and manufacturer documentation will allow staff to verify safety without routine permits for residential systems. He said the city can require engineered foundations and inspections where appropriate and can revoke the exemption if safety concerns arise.

Council moved and approved the ordinance as distributed to the dais (staff’s revised clean copy and redline), with an effective date aligned to staff preference for immediate use.

Staff said the city will publish guidance, a graphic flowchart and web information to help residents and commercial applicants understand which systems qualify for the exemption and how to request reviews.