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HomeMy WebLinkAbout10/21/1993 - Regular Minutes - Construction Board of Adjustments MINUTES CONSTRUCTION BOARD OF ADJUSTMENTS Thursday, October 21, 1993 4:00 PM Council Chambers MEMBERS PRESENT: Chairman Dan Sears, Paul Swoboda, James Holster, Pat Boyett, Wick Mc Kean, Bill Lewis, and Tom Wilson MEMBERS ABSENT: Danny Sustaire STAFF PRESENT: Assistant Building Official Phil San Angelo, Assistant Chief of Prevention Bland Ellen, Development Coordinator Shirley Volk, and Board Secretary Susan Cole AGENDA ITEM NO. 1: Call meeting to order. The meeting was called to order by Dan Sears. AGENDA ITEM NO. 2: Hear visitors. There were no visitors. AGENDA ITEM NO.3: Approve minutes from meeting on August 13, 1993. Pat Boyett made a motion to approve the minutes from the meeting on August 13, 1993. Tom Wilson seconded the motion which passed (7-0). AGENDA ITEM NO. 4: Approve minutes from meeting on August 19, 1993. Tom Wilson made a motion approve the minutes from the meeting on August 19, 1993. Paul Swoboda seconded the motion which passed (7-0). AGENDA ITEM NO. 5: Public hearing for the consideration of a variance request to the 1991 Standard Fire Prevention Code and to the City Ordinance with regards to obstructing a fire lane with a gate. Owner of the property is Robert Callaway. Application is in the name of Treehouse 1 Apartments. Assistant Chief of Prevention Bland Ellen presented the staff report to the Board. He stated that the complex was originally designed as one project with two phases. He continued to say that each side depends on the other for fire lanes and parking. The proposal was for a gate with a lock to separate the two phases; as a result, it would create a time delay in response to an emergency. A section of the Fire Code states that access roads shall not be obstructed in any manner. Mr. Ellen stated that he was sensitive to their problem. Jim Holster asked if the problem was the type of lock and if a combination lock would he a better solution. Mr. Ellen replied that a combination lock would also be an obstruction. He stated that apartments are a high life risk and that the fire department's concern is with the safety of the tenants. Dan Sears inquired if the project was permitted under one approved plat or was it built in phases. Development Coordinator Shirley Volk stated that Phase II was an addition t❑ the first complex. She continued to say that the project was developed at two different times. Assistant Building Official Phil San Angelo commented that when a project is developed in phases, that exits are determined in the beginning. Dan Sears opened the public hearing for anyone to speak in favor of or in ❑pposition to the variance request. Page Callaway, owner of Treehouse I Apartments, approached the Board to speak in favor of the variance request. He presented an aerial photo of the complex t❑ the Board pointed out the utility easement between the two properties and both accesses to Marion Pugh. Mr. Callaway stated the reason for the variance request is to create a safer parking environment for both phases of the complex. He continued to say that currently there are numerous parking lot accidents, that there is a a traffic flow and speed control problem. Mr. Callaway said that he would be willing to work with the fire department to eliminate these hazards; however, a gate has already been installed with a swinging arm. Tom Wilson inquired if Treehouse I Apartments had discussed a locking gate with the fire department. Mr. Callaway replied in the negative. He continued to say that the gates were forcing the residents to use the appropriate driveway. Jim Holster commented that there are complexes in Houston that use a special card access for parking areas. He asked Mr. Ellen if there was an apartment complex in College Station that currently used that system. Mr. Ellen replied in the affirmative and stated that fire lanes were located in front of the complex. Dan Sears commented that more complexes in the future will use card access parking gates. He asked Mr. Ellen how he felt if the gate did not lock. Mr. Ellen replied that it would allow reasonable response time; however, his concern was the action of the future owners. CBA Minutes October 21, 1993 Page 2 He continued to say that Texas A& M University currently uses a card access system and doesn't know of any problems. Mr. Callaway suggested that a pin be installed so the gate will not be locked. Dan Sears closed the public hearing. Wick McKean made a motion to table the variance request. Pat Boyett seconded motion and passed unanimously (7-0). AGENDA ITEM ND�. r. Public Hearing for the consideration of a variance request to City Ordinance#1919 Chapter 3 Appendix 1, the 1991 Standard Building Code Section 402.4.3 to allow a two story Type II construction addition to an existing building of Type IV construction. Owner of the property is First Baptist Church. Application is in the name of Holster and Associates. Jim Holster and Paul Swoboda removed themselves from the Board due to conflict of interest. Assistant Building Official Phil San Angelo presented the staff report to the Board. He stated the building was originally built to have a large occupancy as long as the following seven parameters were met: 1. It had to be a Group A Assembly without a working stage 2. It had to be a one story building 3. It had to be type III, IV, IV one hour protected, or V one hour protected 4. It had to be provide with and automatic sprinkler system 5. It had to have 60 feet of open area on all sides of the building 6. It had to have assembly floor has to be within 21" of street grade level 7. It had to have an exit discharge with ramps to grade which have a maximum slope not greater than one and ten. He continued to say that the addition meets all parameters except number two; therefore requiring it to be a one story building.. However, if a one hour fire wall is used for separation, then that will violate the parameter requiring a 60 foot open area on all sides of the building.. He stated that there are other options such as dividing the building with four hour rated fire walls. Wick McKean inquired the intent of not allowing a two story building to be built. Mr. San Angelo replied that with addition of a second story that would increase the fire load and change the type of construction; therefore, requiring more equipment. CBA Minutes October 21, 1993 Page 3 Wick McKean inquired if the original building was smaller, would a second story be permitted. Phil replied in the positive. He continued to say that Table 400 allows different areas based on fire protection, sprinklering, and type of construction which allow for greater square footage and higher stories. Wick McKean verified that if the whole project was an addition then it would be allowable. Phil replied in the positive and stated that the addition interferes with the original permit. Phil continued to say that a type IV structure can access for fire protections and a type II structure decreases that access. He commented that a trade off needs to be made for the safety problem that is lost with addition. Pat Boyett asked if the building was sprinkled. Phil replied in the positive. Dan Sears opened public hearing for anyone to speak in favor of or in opposition to the variance request. Jim Holster approached the Board. He stated that the fire department wanted an additional fire hydrant and drive and determined the locations. To comply with the fire hydrant requirement, a turnaround and access drive was also needed. As a result the addition needed to be two story. He continue to say that the new construction has four hour rated fire walls separating the addition from the old building. He stated that the new addition is going to be type II, a fire wall is going to be installed, two additionald exits are going to installed in the existing building, they are adding two fire hydrants, and that there is currently a fire alarm systme with pull stations in the existing building. Wick commented that additional pull stations in the addition would provided more fire protection. Dan Sears inquired about why a type IV construction is allowed unlimited square footage. Phil replied that there is easier access and explained how the Insurance Board categorizes buildings according to height and construction. Dan Sears closed the public hearing. Wick Mc Kean made a motion to grant the variance based on additional design criteria.. Tom Wilson seconded the motion and passed unopposed (5-0). AGENDA ITEM NO. 7: Other business. There was no other business. AGENDA ITEM NO. S: Adjourn. CBA Minutes October 21, 1993 Page 4 Pat Boyett made a motion to adjourn the meeting. Bill Lewis seconded the motion and was carried unanimously (7-0). APPROVED: Chairman Dan Sears ATTEST: Board Secretary, Susan Macdonald CBA Minutes October 21, 1993 Page 5