Loading...
HomeMy WebLinkAboutDocuments CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS Case Number q(a- pOZ, Name of Applicant Joe Courtney Homes Inc . Mailing Address P . Box 4043 Bryan, Texas 77805 Telephone Number (409) 774-8955 Name of Property Owner Sphinx Enterprises Mailing Address 1516 North Beach Street Ormand Beach , Florida 32174 Telephone Number (9n4) 676-7344 LOCATION OF PROPERTY Address 701 A Balcones Lot c 1 Block Subdivision Southwood Vallcy Scc 30 Description if Applicable Action Requested R P cpie_s r a variance fr_, t},o w_ GlOU7 i"enn� rementc of Code 1006. 2 . 4 regarding exterior stairs and surrounding areas . Current Zoning of Subject Land R•5 Applicable Ordinance Section 1006 . 2 . 4 //14 SSG. COMPLETE THE FOLLOWING FOR A VARIANCE REQUEST The following specific variation from the ordinance is requested. Allow 10 units to be added to existing 8 unit building finished in August 1997 . We are asking only for a variance on the window requirement . This variance is necessary due to the following special conditions. In order to use the plan to complelp project , it would be difficult to redesign the building now. The following alternatives to the requested variance are possible. We - e - - = - ' ' - . - . . u ing firecode gypsum wallboard. We will use a 45 minute exterior door with a closer. This variance will not be contrary to the public interest by virtue of the following facts: , . - . . llows us to complete the projerr _ The facts stated by me in this application are true and correct to the best of my knowledge. dFh 6 f �i�/ !�f 4C- /z 73 77 Applicant Date CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS STAFF REPORT Item: Public hearing and consideration of a variance for the window opening protection required by Section 1006.2.4, 1994 Standard Building Code. 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 Division recently realized it was not properly enforcing Section 1006.2.4, 1994 Standard Building Code regarding separation of exterior stairs. Prior to this discovery, the applicant constructed approximately 70 apartment units without the required exit stair separation and is requesting a variance to construct 10 more units without the required window protection. The applicant has agreed to provide a one hour rated separation wall and 45 minute rated doors as required by code. Staff Recommendation: Approval based on the fact that the applicant would have to redesign the apartments to provide for a remotely located second exit or provide fire shutters or fire rated glass for the windows. Also, the applicant has agreed to provide a one hour rated separation wall with 45 minute rated doors. The Building Division considers this an acceptable compromise in light of the circumstances. N1006.23 Handrails and guardrails shall be as specified in 1007.5 and 1015 i respectively. 1006.2.4 Exterior stairs shall be separated from the interior of the building by walls with a fire resistance rating of not less than 1 hour, with fixed or self-closing opening protectives as required for enclosed stairs. This protection shall extend vertically from the ground to a point 10 ft (3048 mm) above the topmost landing or the roof line, whichever is lower, and horizontally 10 ft (3048 mm) from each side of the stairway. Openings within the 10 ft (3048 mm) horizontal extension of the protected walls beyond the stairway shall be equipped with fixed 3/4-hour assemblies. EXCEPTIONS: 1. Exterior stairways may be unprotected when serving an exterior exit access balcony which has two exterior stairways, remotely located as required in 1006.2.2. 2. Such protection is not required in two story buildings where there is a second exit remotely located as required in 1006.2.2. 1006.2.5 All required exterior stairways shall be located so as to lead directly to a street or open space with direct access to a street. When located on the rear of the building such stairways may lead through a passageway at grade complying with 1010. 1006.2.6 Exterior stairways shall not project beyond the street lot line. 1007 STAIRWAY CONSTRUCTION 1007.1 General 1007.1.1 Exterior and interior exit stairways shall be constructed of non- combustible materials throughout in the following buildings: 1. All buildings of Type I and of Type II construction. 2. All Group A-1 and Group I buildings. 3. All Group A-2 and Group E buildings three stories or more in height. 4. All other buildings three stories or more in height or occupied by more than 40 persons above or below the first story at street or grade level, except one and two family dwellings and buildings of Type VI construction. 1007.1.2 Stairways located in a required fire resistant enclosure shall have closed risers.All other stairways shall be permitted to have open risers. 1007.1.3 Interior stairs constructed of wood,,except those with open risers, shall be fireblocked as specified in 705.3. 1007.1.4 Closets shall not be located beneath stairs unless such stairs are protected as required by 1006.1. EXCEPTION: Protection is not required for those stairways exempted from enclosure in 1006.1.1. 1007.1.5 The underside of interior stairways, if of combustible construction, shall be protected to provide not less than 1-hour fire resistance. Standard Building Code©1994 261 3oe meS) . �. Box 43 aNta'v\k p, x- S CITY OF COLLEGE STATION *** CUSTOMER RECEIPT *** OPER: LHANKINS CT DRAWER: 1 DATE: 122/23/97 BB RECEIPT: 0004831 DESCRIPTION OTY AMOUNT TP TM MISC BLDG INSP C $50.00 1D CK. JOE COURTNEY HOMES. INC. VARIANCE REQUEST 98-002 701 A BALCONES CK. 2475 LH TINE: 14:22:22 TOTAL PERSONAL CHECK $50.00 AMOUNT TENDERED THANK YOU 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. q8-Om?. Motion made by61'Wal , 1 _ _ ll�� 1bi,_ Date Seconded by Voting Results Chair Signature CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS/BUILDING AND STANDARDS COMMISSION FORMAT FOR NEGATIVE MOTION FOR A VARIANCE I move to deny a variance from the terms of this ordinance for the following reasons: A variance would be contrary to the public interest; no special conditions exist by which a strict enforcement of the provisions of the ordinance would result in unnecessary hardship to this applicant; in addition, granting a variance would not observe nor accomplish substantial justice. Motion made by Date Seconded by Voting Results Chair Signature