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Home My WebLink AboutDocuments C .S . BUILDING TEL NO .764-3814 Jan 06 ,88 17 :06 P .02 • CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS • Case Number 100: Name of Applicant Gary Fairchild • Mailing Address , 6363 Woodway, Ste. 1000 • Houston, TX 77057-1717 • Telephone Number 713/977- 4 Name of Property Owner Colle t e •e• . -• •• .• • • Mailing Address 6363 Woodway, Ste. J000 Houston, TX 77057-1717 Telephone Number 711/9,77-4244 LOCATION OF PROPERTY Address 117 Holleman Drive West , College Station, TX 77840 Lot ) Block 1 Subdivision IT Arms Ap:artments_ Description if Applicable Action Requested - •- 1 . " - --. at the breezeways to 1/3 the diagonal for our proposed 2 & _story apart= ment buildings. Current Zonirig of Subject Land ; • Applicable Ordinance Section Section 1004. 1.2 of •- ' B • ••••- C ..") . BUILDING TEL N0 . 764-3814 Jan 06 ,88 17 :06 P .03 COMPLETE THE FOI LOWING FOR A VARIANCE REQUFST The following specific variation from the ordinance . is requested. _To reduce the overall required hr.epzeway width, using _the 1 /3 diag.ua1 - distance nil e._• • This variance is necessary due to the following special conditions. Our student oriented apartments unit design creates a longer than normal breezeway. This travel distance to the ground level as a safe means of egress in case of an emergency_ is best served by our requested varience • The following alternatives to the requested variance are possible. We propose to provide a NFPA 13R sprinkler system in the breezeways and_ reduce the required distance to l/1 the diagonal _ This variance will not be contrary to the public interest by virtue of the following facts: We will actually be using a more restrictive cod.P by using rhe NFPA 101 Section 5-5.1.4. It is also consistent with provisions in the 1993 other municipalities interpretation i.e. Houston,Dallas, and Nashville in that it actually suppresses any fire and better protects the means of egress Tgre taa ed` 'y me nethis application are true and correct to the best of my knowledge. 26/i4fr /Leila) Applicant Dale CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS STAFF REPORT Item: Public hearing and consideration of a variance request for the proposed Holleman Arms Apartments, 117 Holleman Drive West, (case#97-007). Policy Issue Statement: Health and Public Safety- Citizens benefit from available Health and Human Services in a reasonably safe and secure environment. Item Background: The Building Plans submitted for review do not comply with Section 1004.1.2, 1994 Standard Building Code. Section 1004.1.2, 1994 Standard Building Code states: "Where two or more exits or exit access doors are required, at least two of the exits or exit access doors shall be placed a distance apart equal to not less than one half the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between such exits or exit access doors." The intent of this code section is to provide a safe alternate egress path in the event that one exit is blocked by fire, smoke, or other obstructions. The plan review revealed the exits for the proposed apartments lay out as follows: Building Type No. of Buildings Required Exit Separation Proposed Exit Separation (1/2 diagonal) II 2 52'-6" 30' III 7 55' 31' V 2 55' 31'-6" VI 2 52-6" 30' It should be noted that building types I and IV meet the code requirement for exit separation. Staff Recommendations: Approval with the following conditions: 1. The exits be placed a distance apart not less than one third the overall maximum diagonal distance of the building or area being served. 2. The breezeways be sprinkled in addition to the NFPA 13R requirements and to the Fire Marshal's satisfaction. Several Model Building Codes, including the NFPA Life Safety Code, provide for an exception that allows the exits to placed closer together when an approved sprinkler system is installed. ga•MMIONIPPMIlk • 120 Chapter 5: Means of Egress • Arrangement of Exits I X 1 . Room of Area I , 1 01 NEN h Exit O\aco Il = Separation c � 4rIF' Ory A. , X1 I , , 1 ,, Minimum Distance=One-Half of Diagonal Figure A-5-5.1.4(a) Figure A-5-5.1.4(c) \\ Room"A" ,,,,,/ Alk \ \ Diagonal of The 1/2 d Minimum \, Area Served Lease Area . . a rte— r � 157 [71.---11. c om 1 ...am,o t o Zig o! m Room..8.. o,� °�° Iq o oH '1Fi gure A-5-5.1.4(b) a a) 0 icn L—____ tance rated noncombustible construction. There shall be no W o penetrations or communicating openings, whether protected Lease Space or not, between the stair enclosures. i� Figure A-5-5.1.4(d) ! y A-5-5.1.5 Attention is called to the fact that it is difficult in actual practice to construct scissor stairs so that products of Scissor-type stairs (see Figure 5-56) must be addre combustion that have entered one stairway do not penetrate since they are used and are a highly controversial s ' into the other. Use as separate required exits is discouraged.The ject. Some believe they are hazardous and should not term"limited-combustible"is intentionally not included in this para- permitted; others believe just the opposite. Generally, graph.The user's attention is directed to the definitions of"non- principal objection seems to be that they cannot be re combustible" and "limited-combustible" in Chapter 3. ably built to create an absolute barrier to the passage LIFE SAFETY CODE HANDBOOK AGENDA ITEM NO. 6: Consider Variance request 97-007 for modification to the 1994 Standard Building Code, Chapter 10, Section 1004.1.2.,"Means of Egress." Lance Simms, Building Official took the floor to explain the variance to the board members. He said that the applicant, Gary Fairchild,applied for a building permit for a 220 unit apartment complex on Holleman Drive and that during the plan review process it was discovered that the exit separation on several of the buildings did not meet minimum code requirements. Lance explained that the code specifies where two or more exits or exit access doors are required,two of the exits or exit access doors shall be placed a distance apart equal to not less one half of the length of the maximum overall diagonal dimension of the building or area to be served. Lance recommended approval with two conditions. One, that the exits be placed a distance apart equal to not less than one-third the overall diagonal distance. Two, The breezeways that access the stairs be sprinkled in addition to the N.F.P.A. 13 R system. He pointed that other model codes allow this as an exception. The board members reviewed the building plans Lance provided to confirm the location of the exits in question and what steps would be taken to comply with the code. Dan Sears opened the public hearing. At this time Gary Fairchild,applicant for Holleman Arms,took the floor to confirm that he would sprinkle the breezeways for the buildings if he could reduce the exit separation to 1/3 the overall diagonal. Dan closed the public hearing. Discussion was held among the board members,Robert Mooney made a motion to accept the variance with the understanding that the exits be placed a distance apart not less that one-third the overall maximum diagonal distance of the building or area being served and that the breezeways be sprinkled to the Fire Marshals satisfaction. James Holster seconded the motion, the board concurred, (7-0). AGENDA ITEM NO. 7: Adjourn APPROVED: Chairman: Dan Sears ATTEST: B ' ding Technician: Lisa Hankins CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS September 15, 1997 Minutes page 3 • CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS/BUILDING AND STANDARDS COMMISSION FORMAT FOR POSITIVE MOTION FOR VARIANCE I move to authorize a variance from the terms of this ordinance for the following • reasons: It would not be contrary to the public interest; a literal enforcement of the ordinance would result in unnecessary hardship and manifest injustice to this applicant. Further, granting this variance would observe and accomplish substantial justice. 61'4.. -o o.4 Motion made by / i Date Seconded by " ! 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