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Construction Board of Adjustment Minutes - 04/25/2002Construction Board of Adjustment and Board Members Present: Randal Poteet, Chairman Jackie Lebow John Ferguson Harris Pink Bill Rowland Brian Walser Louis Lane Phil Ringman Board Members Absent: Gary Oatman, Vice Chairman David Rhone, Alternate April 25, 2002 RtGtivty uv CITY CLERK'S OFFICE Date % i S" 'Z14" By Time � ft City Personnel & Visitors: David A. Clark, Director Jerry Gamble, Acting Building Official Harold Hawkins, Councilor Bobby Teague Charles Barr Robert Seabury Chairman Poteet called the meeting to order at 2:07 p.m. The purpose of the meeting was to discuss proposed changes to the 2000 International Residential Code. Littlest Skyscraper Mr. Gamble opened discussion with an update of recent changes to the structure. The stairs and landings have been replaced with new wood assemblies. Due to the size of the building, the stairs are somewhat steep with low head clearance. Mr. Gamble commented about the small size of the resulting "spaces" on each floor. The goal of the owners is to open the ground floor as an antique shop or possibly a restaurant. In an effort to provide a safe environment for use as a novelty type of structure with historic significance, the proposal is to spray the added wood elements with a UL listed fire resistant coating, which would result in a two hour rating of the wood. An approved fire extinguisher would be provided at each landing. This would be done in lieu of installing a fire sprinkler system. Mr. Ferguson questioned if the coating would be an element which would wear -out. Mr. Gamble answered that, yes, with use, over a period of time, the coating would wear, but since it penetrates the wood, the benefit would not be totally eliminated. Mr. Rowland explained that there would not be more than two or three people at a time in the upper floors due to size. Chairman Poteet noted that any future use of space would require a building permit and there could be controls at the time it is issued. Mr. Gamble explained that the developer is requesting a response to determine leasing requirements. Plans are likely to include the tower as part of the lease which would also CONSTRUCTION BOARD OF ADJUSTMENT AND APPEALS PAGE 1 cover the ground floor space. The ability to provide limited access to upper portions of "skyscraper" is more in the interest of the novelty and history of the structure. Mr. Rowland confirmed. Councilor Hawkins asked if the use could be limited to observation only and not considered as occupiable space. Mr. Gamble responded that the floor being sprayed, as suggested, would allow occupancy. Mr. Ferguson made a motion to approve the principle of the fire proofing spray on the stairs to achieve fire resistance; Mr. Rowland seconded. Mr. Lebow commented about the need to protect the underside of the flooring in order to have better effectiveness. Mr. Ferguson then revised his motion to include the aspect of coating all of the exposed wood. Mr. Rowland seconded the revised motion and it carried by a unanimous vote. International Residential Code (IRC) Mr. Gamble reviewed the status of the discussion of the adoption of the IRC noting that it has been adopted by the State. The discussion summarized the local review completed by this Board and the North Texas Homebuilder's Association. Wichita Falls is an "attainment" area regarding air pollution and, therefore, we have the ability to adopt this Code and exclude the energy portion (Chapter 11). Mr. Rowland explained that the energy portion may actually result in more mold problems. Mr. Gamble stated that insulation, windows, insulation of the duct system, and the series of air conditioning systems required for each new residence would be affected. The local recommendation may be able to address the energy code at a later date also to exclude the IRC Electrical Code (Chapter 33). The Board members then reviewed the draft of the Council agenda item that would adopt the IRC Code as ordinance. The following individual points were covered: Chapter 1 Administration Section R 105 Permits, R105.1 Required: Councilor Hawkins questioned the presence of the word "repair" in this section; he thought it had been removed. Mr. Gamble noted that this is the exact wording used in the current code of ordinances. Mr. Hawkins requested that the wording be removed stating that repairs would fall within the excluded permit clause of R105.2. Chairman Poteet explained that many repairs are done which are not listed in R105.2 and require a permit. R105.2 Work exempt from permit: This section will be left as is. Chapter 7 Wall Covering Section R 703 Exterior Covering, R703.7.6 Weepholes: It was voted to change the spacing of the weepholes in brick from 33" to 48" in order to allow local precedence to remain in place. The motion was made and seconded with a unanimous vote in favor. CONSTRUCTION BOARD OF ADJUSTMENT AND APPEALS PAGE 2 Chapter 9 Roof Assemblies Section R 905 Requirements for Roof Covering, R905.2.5- Fasteners: Mr. Gamble reported he received requests to have this section read "staples or nails ". Chairman Poteet asked about the 3/8" diameter head and what should relate to staple specification. The general consensus was to let it remain as written. The motion was made and seconded with a unanimous vote in favor. Chapter 11, Energy Efficiency This chapter will be excluded from being adopted as discussed. Councilor Hawkins cautioned about format and to be sure that this deletion is also reflected at the front section of these exceptions. Mr. Gamble referenced a note from Mr. Bill Sullivan, City Attorney, in which he agreed with Mr. Chuck Dennis that we should make changes to Chapter 11, including not adopting it. The motion was made to not adopt Chapter 11 by Mr. Rowland, seconded by Mr. Ferguson. The vote was unanimous in favor. Chapter 13, General Mechanical System Requirements Section M 1305 Appliance Access, M1305.1.3 Appliances in attics: Mr. Gamble inserted the language that "a pull down type stair or permanent ladder is required ". Mr. Ferguson questioned the validity of 20 feet maximum length of passageway. Mr. Ferguson stated that many times the distance exceeds 20 feet but it is clear and very sufficient. Mr. Rowland recommended that the distance restriction be removed. Councilor Hawkins suggested to put a period after last "appliance" and make a new sentence about the "pull down type stair or permanent ladder ". Mr. Ferguson made a motion to add "pull down type stair or permanent ladder "; it was seconded by Mr. Pink. The vote was unanimous in favor. Chapter 15 Exhaust Systems Section M 1501 Clothes Dryer Exhaust, M1501.1 General: There was discussion that the wording should be changed from "shall' to "may" concerning the dryer exhaust system termination to the outside of buildings. Mr. Rowland noted that any builder who does not take vents to the outside is asking for mold problems. Others voiced concern with the consensus to keep it "shall" and not substitute "may ". The chairman noted that no action was needed. Chapter 17 Combustion Air Section M 1703 All Air From Outdoors, M1703.2.1 Size of openings: The Board discussed adding contents from M1702.2 Confined space and list it as M1703.2.1 with the added requirement of air coming from an outside source or ventilated attic or crawl space and one square inch /1000 Btu. A motion was made by Mr. Walser, seconded by Mr. Lane with the vote being unanimous in favor. M1703.3.1 Size of opening: Delete completely and substitute M1703.2.1 Size of openings. Chapter 24 Fuel Gas Section G 2407 Combustion Ventilation, and Dilution Air, G2407.10 All air from inside the building: Delete completely and substitute M1703.2.1 Size of openings. CONSTRUCTION BOARD OF ADJUSTMENT AND APPEALS PAGE 3 G2407.11 All air from outdoors: Delete completely and substitute M1703.2.1 Size of openings. G2407.12 Combination of air from inside and from outdoors: Delete completely and substitute M1703.2.1 Size of openings. Section G 2408 Installation, G2408.3 Private garages: Mr. Barr suggested that gas dryers be prohibited inside garage space. Mr. Rowland suggested not addressing that issue at this time. Mr. Gamble recommended the wording in the State gas code which says that the ignition device shall be elevated 18" above the finished floor level. Section G 2414 Piping System Installation, G2414.11 Piping underground beneath buildings: Mr. Gamble noted that other cities that adopted the IRC are having problems with the definitions in this section, so he added some underlined words. Mr. Walser noted the aspect about the piping being accessible. Mr. Hawkins pointed out that covering puts undue stress on gas lines. Mr. Gamble responded that there are many neglected areas concerning this, even by utility companies. Mr. Hawkins thought the section was too restrictive. Consensus was to delete the underlined words and leave as is. No action was needed. Section G 2416 Inspection, Testing and Purging, Section 2416.4.1 Test pressure: This section defines a standardization by which gauges should be tested. Motion was made by Mr. Walser, seconded by Mr. Ferguson, with a unanimous vote in favor. Chapter 25 Plumbing Administration Section P 2503 Inspection and Tests, G2503.4 Building sewer testing: Requires sewer testing; delete G2503.4 entirely. Motion was made by Mr. Rowland, seconded by Mr. Walser, and the vote was unanimously in favor. Chapter 29 Water Supply and Distribution Section P 2902 Protection of Potable Water Supply, P2902.4.3 Lawn irrigation systems: Use the same contents as the current code on backflow prevention and lawn sprinkler systems. A motion was made by Mr. Poteet, seconded by Mr. Lebow, and approved with a unanimous vote in favor. Chapter 31 Vents Section P 3103, P3103.1 Roof extension: Utilize 6" dimension at roof extension. Motion made by Mr. Ferguson, seconded by Mr. Pink. The vote was unanimous in favor of approval. Other items addressed: 1) Battery back -up for smoke detectors: Mr. Rowland made a motion to delete battery back -up for smoke detectors in bedrooms with Mr. Ferguson offering the second. The motion passed with a vote of five in favor and two opposed. 2) Tub and shower scald -guard faucets: Mr. Gamble stated most plumbers are currently using these faucets which utilize the balanced pressure principle. CONSTRUCTION BOARD OF ADJUSTMENT AND APPEALS PAGE 4 The trend in code changes seems to be favorable for these faucets. Chairman Poteet stated that no action would be necessary. 3) Thermal expansion device on water heaters: These devices are necessitated by the type of water meters being used by municipalities, including Wichita Falls', which create closed systems. Mr. Walser stated that the device costs approximately $50 to $60. Mr. Walser and Mr. Gamble explained that without this device, the back pressure created by the water heater can be dangerous having the same effect as a bomb. TNRCC has required this type of water meter without further thought as to the resulting effect upon homeowners and contractors. Mr. Walser explained that water heater change -outs will require this device in the future. Mr. Barr suggested leaving the requirement in to not risk mandated stipulations of TNRCC. Chairman Poteet stated that no action was needed for this item. 4) Footing depth of foundations: Mr. Gamble explained that all codes require foundation depth of 12" in undisturbed soil. Mr. Barr noted that the depth has been 12" or more since the form is at grade level. He said that this requirement has been sufficient for the last 34 years. Mr. Rowland stated that the code does not address the type of soil; the soil in Wichita Falls allows a depth of 6" to be acceptable. Mr. Gamble noted that R403.1.4 Minimum depth (Chapter 4 Foundations, R 403 Footings) states that all exterior footing and foundation systems shall extend below the frost line and at least 12" into undisturbed ground. Mr. Rowland noted that the home warranty company requires a foundation designed by an engineer, which would be suitable for a specific location. Councilor Hawkins suggested it should read 12" or engineered design. Mr. Rowland asked this Board to specifically oppose the 12" requirement. Mr. Rowland made a motion to change the depth requirement of 12" to 6 ". Chairman Poteet inquired about the legality of cities making changes to a code accepted by the State. Mr. Ferguson stated that the fear of a specific requirement of an engineer's stamp would incur a cost of approximately $500.00. Mr. Barr suggested requiring a letter certifying that the slab is at the appropriate depth for the particular soil in which it is laid. Mr. Gamble noted that the Standard Building Code requires 12 ". Councilor Hawkins urged discussing the depth requirement changes with the City Attorney. The motion was seconded by Mr. Ferguson and passed unanimously. Mr. Ferguson made a motion to forward the agenda item recommending approval of the adoption of the residential code to Council with changes stated in these minutes. Mr. Rowland seconded the motion, and it was approved unanimously. Chairman Poteet made a motion to adjourn with unanimous consent at 4:13 p.m. Randal Poteet, Chairman Date CONSTRUCTION BOARD OF ADJUSTMENT AND APPEALS PAGE 5