HomeMy WebLinkAbout04/27/2015 - Agenda - Construction Board of AdjustmentsCITY OF COLLEGE STATION
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AGENDA
CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS
Monday, April 27,2015,6:00 p.m.
City Hall Council Chambers
1101 Texas Avenue
1. Call meeting to order.
2. Presentation, possible action, and discussion on the appointment of a Chairman to the
Construction Board of Adjustments and Appeals.
3. Hear visitors.
4. Presentation, possible action, and discussion to approve meeting minutes.
• August 1, 2012
5. Public hearing, presentation, possible action, and discussion regarding a variance to Section
C403.3.1, Economizers, of the 2012 International Energy Conservation Code.
6. Discussion and possible action on future agenda items - A Construction Board member may
inquire about a subject for which notice has not been given. A statement of specific factual
information or the recitation of existing policy may be given. Any deliberation shall be limited
to a proposal to place the subject on an agenda for a subsequent meeting.
7. Adjourn.
Consultation with Attorney {Gov't Code Section 551.071; possible action.
The Construction Board of Adjustments and Appeals may seek advice from its attorney regarding a pending
and contemplated litigation subject or attorney-client privileged information. After executive session
discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information
issues arise as to the posted subject matter of this The Construction Board of Adjustments and Appeals meeting,
an executive session will be held.
4*400r''
CITY OF COLLEGE STATION
Home ofT=AcW University'
MEMBERS PRESENT
MEMBERS ABSENT:
STAFF PRESENT:
AGENDA ITEM NO. 1:
MINUTES
CONSTRUCTION BOARD
OF ADJUSTMENTS AND APPEALS
Wednesday, August 1, 2012, 5:30 PM
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas, 77840
Chairman Charles Thomas, Rene Ramirez, Oran Mikeal, Marc Chaloupka,
and Arthur Pinto
Mike Lane
Chris Haver, Karyna Soldatova, and Brittany Caldwell
Call to Order.
Charles Thomas called the meeting to order at 5:30 p.m.
AGENDA ITEM NO. 2: Presentation, possible action, and discussion on the
appointment of a Chairman to the Construction Board of Adjustments and Appeals.
Oran Mikeal motioned to appoint Charles Thomas as the Chairman of the Construction Board of
Adjustments and Appeals. Marc Chaloupka seconded the motion, motion passed (5-0).
AGENDA ITEM NO. 3: Hear Visitors
No visitors spoke.
AGENDA ITEM NO. 4: Consideration, discussion, and possible action to approve
meeting Minutes.
Marc Chaloupka motioned to approve the meeting minutes from November 16, 2011. Arthur Pinto
seconded the motion, motion passed (5-0).
AGENDA ITEM NO.5: Public hearing, presentation, possible action, and discussion
on a recommendation to City Council regarding adoption of Appendix D Fire District of
the 2012 International Building Code.
Building Official Haver gave a presentation regarding the adoption of Appendix D Fire District of the 2012
International Building Official
There was general discussion amongst the Board regarding the adoption of Appendix D.
No one was present for the public hearing.
Marc Chaloupka motioned to recommend approval of the adoption of Appendix D Fire District of the 2012
International Building Code. Oran Mikeal seconded the motion, motion was passed (5-0).
AGENDA ITEM NO. 6: Discussion and possible action on future agenda items - A
Construction Board member may inquire about a subject for which notice has not
been given. A statement of specific factual information or the recitation of existing
policy may be given. Any deliberation shall be limited to a proposal to place the
subject on an agenda for a subsequent meeting.
There were no future agenda items.
AGENDA ITEM NO. 7: Adjourn.
Oran Mikeal motioned to adjourn the meeting. Mark Chaloupka seconded the motion, motion passed
(5-0).
The meeting was adjourned at 5:52 p.m.
APPROVED:
Chairperson
ATTEST:
Brittany Caldwell, Board Secretary
1
CITY OF COLLEGE STATION
Home of Tc A&M Univenity'
Construction Board of Adjustments and Appeals
Staff Report
Item: Consideration of variance case # CONS2015-000001. A request to modify Section
C403.3.1 (Economizers), of the 2012 International Energy Conservation Code.
Item Background: The applicant is requesting a variance to the economizer requirement as
outlined in section C403.3.1, 2012 International Energy Conservation Code (IECC). Table
C403.3. l(1) of the 2012 IECC, specifies that any cooling system that is equal to or exceeds
33,000 Btu/h and is located in Climate Zone 2A, which includes Brazos County, shall include an
economizer. This variance case involves a proposed commercial building to be located at 1001
Colgate Drive.
An Air Economizer, as defined by Chapter 2 of the 2012 International Energy Conservation
Code, is a duct and damper arrangement and automatic control system that allows a cooling
system to supply outside air to reduce or eliminate the need for mechanical cooling during mild
or cold weather.
There is currently a related code section that allows for an increase in equipment efficiency to
allow an exemption from the requirements of economizers. Table C403.3.1(2) Equipment
Efficiency Performance Exception For Economizers, this table takes climate zone and the
percentage of efficiency improvement into consideration. Climate Zone 2A is not included in this
section and therefore not eligible. This is only one of many exemptions, along with multiple
exceptions, that the code allows for with regards to economizers, none of which can be applied to
this project.
Planning & Development Services
P.O. BOX 9960 • 1101 TEXAS AVENUE • COLLEGE STATION • TEXAS • 77542
TEL. 979.764.3570 • FAX. 979.764.3496
cstx.gov/devservices
1
CITY OF COLLEGE STATION
Home of Tc A&M Univenity°
Staff Recommendation: Denial of variance. This recommendation is based on the following:
1. The code allows for a multitude of exceptions and exemptions for the requirement of
economizers. None of those could be met in this case.
2. Economizers were shown on the initial plans submitted for review and listed on the
COMcheck Report submitted. This information was provided by the applicant during the
permit application process. Permits were issued based off of these documents.
3. To address the standards set forth in the Variances section of Section 3-1 Standard
Administrative Code.
(i) It is our belief that this project lacks the special conditions or circumstances required
for a variance from the applicable code section.
(ii) Again, we do not believe special conditions or circumstances exist in the case.
(iii) We feel that granting this request for variance would provide special privilege to the
applicant, without having fully met the necessary requirements for a variance.
(iv) In this case, a variance is not needed to make possible the reasonable use of the
building.
(v) While granting this variance would not be detrimental to the public health, safety and
general welfare, we feel the code is clear on its' intent and allows for exceptions from
the use of economizers. In this case, what was presented during the permit application
process not only did not meet the exemptions to the code but clearly called for the
installation of economizers.
Supporting Materials
1. Application
2. Applicant's Supplemental Information
Planning & Development Services
P.O. BOX 9960 • 1101 TEXAS AVENUE • COLLEGE STATION • TEXAS • 77542
TEL. 979.764.3570 • FAX. 979.764.3496
cstx.gov/devservices
CITY OF COLLEGE STATION
PI—ming 6Dndgmmr.wrmm
FOR OFFICE USE ONLY
CASE NO.:
DATE SUBMITTED:
91 11
CONSTRUCTION BOARD OF ADJUSTMENTS & APPEALS
Variance Application Form
MINIMUM SUBMITTAL REQUIREMENTS:
Filing Fee of $480.00.
Application form completed in full*
Request form completed in full
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project):
Name: gem 1.,,...
Mailing Address OD >!� G 4V-4 Z--
City v 'city
State
State Zip Code E -Mail Address
Phone Number .7 �% 6c% q1 3T� r Fax Number.
PROPERTY OWNER'S INFORMATION:
Name f h & rez�
Mailing Address efCg < <� ��� /= � 0 City C
State Z Ziipp Code '7 �Y� E -Mail Address I raP �r��c�alrl� f o�
Phone Number �l " 10 y` �3� Fax Number
LOCATION OF PROPERTY:
Address. _I� D 0 1 00I rq � I
Lot Block Subdivision
Description (if there is no lot, block and subdivision)
Action Requested
t^( i�+NcL re !/�i�Gnl,{ J CO Oly1/Zfr✓ Q � C ,TS
n
Applicable Ordinance Section
F, CL aD/oL `l b C 1-603 ,3
*Note: Additional materials may be required of the applicant such as site plans, elevations, or floor plans. The Building
Official shall inform the applicant of any extra materials required.
CSBVARIANCE REQUEST 1 of 2
CBAA Variance Application 2/23/2005
CONSTRUCTION BOARD OF ADJUSTMENTS & APPEALS
VARIANCE REQUEST FORM
The following specific variation from the ordinance or technical codes is requested:
This variance is necessary due to the following special conditions and circumstances:
The above stated special conditions and circumstances do not result from the action or
inaction of the applicant by virtue of the following fact(s):
Granting this variance will not confer any special any special privilege that is denied by
the technical codes to other buildings, structures, or service systems by virtue of the
following fact(s):
This request is the minimum variance that will make possible the reasonable use of the
building, structure, or service system by virtue of the following fact(s):
This variance will be in harmony with the with the general intent an purpose of the
technical codes and will not be detrimental to the public health, safety and welfare by
virtue of the following fact(s):
The applicant has prepared this application and certifies that the facts stated herein and exhibits
attached hereto are true, correct and complete.
,41
Sign tore and Title Date
CSBVARIANCE REQUEST 2 of 2
CBAA Variance Application 2/23/2005
Responses to Construction Board of Adjustments and Appeals Variance Application
Fellowship Church, The Next Step Project
A_WQn Request -ed
Fellowship Church is requesting a variance for their "Next Step Project" Building (an office/multiuse
facility) from the existing College Station adopted IECC 2012 Table C403.3.1 (i) requiring economizers on
all units over 2.5 tons. An economizer is a "duct and damper arrangement and automatic control system
that allows a cooling system to jUp thp_rsd
for rnerhanical row
duringmild_or__cW&w_eadw_".
The INTENT of the code is to use this capability to reduce energy consumption on days where the
weather is not humid or is cold.
Applicable Ordinance Section
Please reference 2012 IECC Table C403.3•10)
f . a ► l • ■ . it �' . . �.l l-ical code is reaueAe,,i
Fellowship Church is seeking an exemption from the economizer requirement based on the fact that the
design of the facility has already made significant measurable efforts to reduce and conserve energy
use, far beyond the intent of this code requirement, and far beyond the capability of the method
allowed by the code, which is to install an economizer on each unit over 2.5 tons.
Fellowship Church is seeking this variance because the cost of each energy savings element In the project
has been carefully weighed up to this point, and accepted/denied based on what the return for the
investment would be for the church both from a financial standpoint and from the standpoint of
stewardship toward the environment.
One of the strategies to reduce the energy use, based on the nature of the use of the building, was to
create multiple zones where the systems could be turned on/off for portions of the week when they
may not be needed by staff. This zoning effort results in (ii) separate units onsite. An economizer for
these (ii) units Is quoted as $28,000. The Investment of these economizers, which has been considered
by the design team as well as a separate Mechanical engineer NOTpart of the team, would not pay off in
any reasonable time frame when considering the lack of non -humid, cold days in Texas Zone 2A (College
Station). Nearby Texas Zone 2B (surrounding area of Houston) has done away with the requirement for
this very reason.
Only a very short time ago, "energy saving efforts" seemed complex and largely not understandable by
the general public. Today however, these efforts are easily measureable and can be explained simply to
any person interested In learning more. in our area of Texas, being able to strategically turn a system on
and off for several days of the week will yield far more energy savings than waiting for a device based on
a non -humid, colder day (largely unpredictable in our area). These devices have been known to cause
moisture problems in this area, and are largely lacking the research necessary to implement such an
investment in this area (see Attachments 3A, 313).
Alternatively, re -orienting the building to avoid solar gain (such as what has been done at Fellowship)
confronts this problem head-on by avoiding heat coming into the building before it happens, thereby
reducing the strain on the equipment at the onset (See Attachment 4: instead of orienting the new
building toward Colgate, the Fellowship Building is oriented according to the sun's path to avoid solar
gain).
Tie above stated s e i I conditions art�rcum antes dQ_nat result-fr.Qm th _,action or inaction of
the applica_nf-by-Ortue off tai efo-Uawv fact(sl:
All facts stated above reference the design and construction of the facility.
rantir7g.this variance will nt cont ecia! privilege tat is de icy the techn cai c to
,other buildings, -structures, or services systems by virtue of the following facts(s).
This particular project is unique in (3) ways:
A sigiiif icant, measureablr-=-oi nt of energy -wings -b -taking Pince 3V hrr9ardAa_thC
ming (well in excess of the amount of energy savings which could be expected by the
addition of these economizers). See attached list of energy saving measures already in place
(Attachment i). This is not to be confused with "obtaining a LEED certificate", because the
church is not pursuing this. The USGBC template was used only to demonstrate the number
of energy saving efforts put Into action by the church and design team (See attachment i)
z. The energy savings efforts put Into place, as demonstrated by the statements from
Mechanical Engineers both a part and totally separate from the design team, are efforts
which will yield more savings with respect to energy than the addition of an economizer on
each unit. While an economizer on a unit can at best provide some energy savings several
days per year, these efforts are integral to the design and provide relief from energy
consumption every day, regardless of whether the building is in full use. These particular
efforts are listed on Attachment i, but here are the most measureable points:
a. Orienting the building based on sun path calculations, to avoid as much solar gain as
possible into the building
b. Proper, custom designed shading on each individual building fagade and low -e,
tinted windows to further block solar gain into the building
c. Controllability of HVAC systems: ii zones divided by usage groups of the building,
with several degrees of controllability for each user group once the unit In the Zone
has been turned on (see Attachment 2).
3. The usage patterns of this particular building are such that certain areas of the building will
be used possibly 24 hours per day, while others may be used weekly or biweekly, and others
8am-5pm during the work week. The organization of the (») mechanical zones in the
building are designed for maximum energy efficiency such that only areas needed by the
users will be used. Because this zoning strategy is necessary for energy savings and monthly
operating cost savings to the facility, the requirement of the economizers is multiplied in
this case by ii.
Thr-euest i5 the_tniriitnum v_ariancthat will makpossible the reasonable use of the building,
sUmctu[.e,Qrs_erYis& Mtem by virtue of the following facts:
Fellowship is seeking an exemption from this requirement because the intent of the code, which Is to
"reduce or eliminate the need for mechanical cooling" has already been met well in excess of the
purchase of these devices. it is the position of the professionals on the design team that the effort to
reorient the building addresses the intent of this code DAILY, whereas the purchase of the economizer
devices may reduce the need for mechanical cooling on a totally sporadic basis, given the nature of the
weather in Zone 2A and the fact that not all areas of the building are used at the same times.
wl pu-rDo5Vs oof the technical -Lodes -and
will not be detrimental to the public health, safety and welfare.by vlrtue_of_the.follQ-W tig facts;
This building Is a great example of the general Intents and purposes of this technical code, which is to
conserve energy by reducing the burden on mechanical equipment. The team has gone to great length
to conserve energy without buying into "fads" or non- proven strategies, and all of the strategies
Implemented are measureable and proven. There Is no danger to the public health, safety and welfare
at risk by use or nonuse of an economizer device.
Whereas the intent of the code is to reduce energy consumption on non -humid or cold days, the actual
design of the zones and building structure will reduce energy consumption every day of the year.
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Attachment 3A
H M (Milt) McLeod, P.E.
Business 1'h; lie 11�: (713) 806-1646 / A/ailin : 5231 Calle Cordoba, Houston, Texas 77007 /
A1c�c1i+9 =.�.'11c1i»c+ies: 4727 Merwin, Suite B, Flouston, Texas 77027 / Fax: (713) 961-5691
' o , 7'exue 77151
It a! : 5�f 4 Old Youk+nn Road, ('+sero , %exu.e / Alaili+? 11.0. Box 081 , (r.re+
November 4, 2014
RE: Requirement to use Economizers
Ken,
Regarding our response to the City of College Station, l do not recommend the economizer. This
requirement is waived in Houston. Economizers should not be used because of the high
humidity of our location.
In addition, HVAC manufacturers seem not to have a good Economizer approach for split
systems in the lower tonnage range. I've asked Lennox to research the problem, but at this point,
1 recommend against this approach due to moisture issues.
Please speak to the City of College Station regarding this issue.
HM (Milt) McLeod, PE
Attachment 313, Opinion of Mechanical Expert
This email is an excerpt from Joel Hugghins, PE to Rodger Lewis, Pastor at Fellowship Church
on 3/13/2015. Joel Hugghins is a professional HVAC engineer working in Houston, and his
engineering degrees are from MIT. Mr. Hugghins formerly lived in College Station and worked
as an energy auditor and AC system specification writer for TAMU and University Clients. He
can be reached at 832-458-8631.
This individual's opinion was requested regarding this issue because he is NOT a member of
the design team or the church.
"You and Milt are correct. Economizer units are tricky to maintain and really only designed for
large buildings and rented commercial spaces. It really is just a small mixing box with a damper,
but operating that damper is the devil's detail. The humidity in BCS is such that you'd need to
keep the coil extra cold to dry out the air on those "prime days" (which are really only
mornings). The humidistats that control that function are temperamental, expensive, and prone
to failure.
I think you should seek an exemption. I would be happy to attest to the fact as an HVAC PE, if
needed. I only recommend economizers in systems where you have an Energy Management
Control System (EMCS) or if it's a large building with a central unit of say 30 tons or more.
Joel Hugghins, P.E."
F H. (EXISTING)
Attachment 4 -Site Plan
--------------
COLLATE DRIVE 60' R.O.W.
- t. , r
50 TOTAL PARKING SPACES
REQUIRED FIRE LANE
F H (EXISTING)
CHURCH
pEllFELLOWSHIP
The Next Step Project, Phase I
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College Station, Texas 77840
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