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HomeMy WebLinkAbout10/27/2003 - Regular Minutes - Construction Board of Adjustments (2) " MINUTES CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS 27 October 2003 6:30 .p .M. City Hall Council Chambers MEMBERS PRESENT: Chairman Dan Sears, Vice Chairman George McLean, Commission Members Frank Cox, Mike Lane, Shawn Slocum MEMBERS ABSENT: None STAFF PRESENT: Building Official Lance Simms, Assistant City Attorney Angela Deluca, Action Center Representative Regina Kelley and Staff Assistant Stacey Ann Smith AGENDA ITEM NO.1: Call meeting to order. Chairman, Dan Sears, called the meeting to order. AGENDA ITEM NO.2: Consideration, discussion and possible action of absence request from meeting There were none. AGENDA ITEM NO.3: Hear visitors for items not on agenda. No one choose to speak. AGENDA ITEM NO.4: Consideration, discussion, and possible action to approve minutes from Construction Board of Adjustments and Appeals meeting from Monday, September 29, 2003. Dan Sears asked the Board if anyone was ready to make a motion. Mike Lane motioned to approve the minutes. George McLean seconded the motion. lof3 "CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS October 27,2003 - Minutes The motion passed unanimously, (5-0). AGENDA ITEM NO.5: Public hearing, presentation, discussion and possible action concerning a variance request to section R302, 2000 International Residential Code, at 4765 Stonebriar Circle, College Station, Texas (lot 17, block 16, Pebble Creek Phase IIA). The applicant is Edward E. Stokes, Builder. (Variance Case # 03-2933) Lance Simms, Building Official, took the floor. Lance stated that the applicant is requesting a variance to allow an 11 %inch (excluding the gutter) overhang beyond the side lot line for a single family home planned for construction on an interior lot line in Pebble Creek Subdivision. Lance said that section R302 of the 2000 International Residential Code provides details related to the building's location on the property, including the fire rating of exterior walls, permitted openings in the wall, and limitations on projections. He said the code assumes that the owner has no control over the adjoining property, therefore, the location of structures on the owner's property requires regulation relative to the property line. He continued by saying that the property line concept provides a convenient means of protecting one structure. from another with respect to fire exposure. Lance defined exposure as the potential for radiant heat transmission from one structure to another in a fire event. Lance said thatsection R302 requires exterior walls that are located less than 3 feet from a common property line to be of 1 hour rated fire resistant construction. He said that section R302 also regulates projections with respect to the property line and prohibits building components, such as overhangs, to project beyond the property line. Lance said that under "special conditions" on the variance application, the applicant states that the overhang is needed to protect against roof leakage in the event of a blowing rain. He continued by saying that the applicant also states as a "hardship" that the appearance of the house would be hurt without the roof overhang. Lance stated that the application also states that 15 or more homes in the area have projections over the lot line to some extent. In conclusion, Lance said that the subdivision covenants for the subdivision where the house is proposed (Pebble Creek, Phase 2-A) provides for a 24-inch aerial easement along the zero lot line for the purpose of allowing the eave of a residence to occupy said space. Lance said that staff recommends denial of the variance request. Dan Sears opened the public hearing and asked if anyone would like to speak in favor of the item. Edward Stokes, applicant, came forward to speak. Mr. Stokes stated that in terms of the width of the house, that there was no flexibility. He went on to state that the overhang helps to protect the house against a possible roof leak. 2of3 .,' . ~ "CONSTRUCTION BOARD OF ADJUSTMENTS AND APPEALS October 27,2003 - Minutes Dan Sears asked if anyone would like to speak in opposition to the item. No one came forward to speak. Dan closed the public hearing. The Board discussed the item. Shawn Slocum made a motion to approve the variance. Frank Cox seconded the motion. The motion was approved unanimously (5-0), AGENDA ITEM NO.6: Consideration, discussion and possible action on future agenda items No items were presented. AGENDA ITEM NO.7: Adjourn George McLean motioned to adjourn. Shawn Slocum seconded the motion. The motion passed unanimously, (5-0). The meeting was adjourned. APPROVED: Chairm~ ;A 300