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HomeMy WebLinkAboutMinutes Building Code Board Of Appeals - 09/28/2006 MINUTES • BUILDING CODE BOARD OF APPEALS ADVISORY BOARD MEETING 61V1$^9202 Staff Conference Room `.w 1201 Leopard St Corpus Christi, Texas 78408 �` ` �, aN Thursday— September 28, 2006 N �,"s'` - z 1:30 P.M. i•_ ow Board Members Present: Johnny Cotten Ronald Wheaton 99 E Z Philip Skrobarczyk Don R. Boyd, Jr John Taylor Cliff Atnip Board Members Absent: Bill Alford v" Staff Members Present: Gary Smith, City Attorney Rosie Rodriguez, Recording Secretary Liz Lara CALL TO ORDER Chairman, Johnny Cotten, declared a quorum and called the meeting to order at 1:32 p.m. ROLL CALL The first item of business was roll call. Bill Alford was absent. *City Attorney, Gary Smith missed role call but arrived at 1:37pm. APPROVAL OF MINUTES Approval of minutes for April 27, 2006, was moved and excepted as published by Johnny Cotten and second by Don Boyd . EXCUSED ABSENCES Don Boyd and Cliff Atnip asked to be excused for their absence during April 27, 2006 meeting. A motion to excuse their absence was made by Johnny Cotten, all in favor of motion. OBSTAINING Records show that Philip Skrobarcyk will abstain from BCO 0907-01 Texas State Aquarium. SCANNED APPEAL NO. BCO 0107-03 Neale Van Streepen 4102 Wyndale St Corpus Christi, Texas 78418 .Jfistory on 4102 'yndalee St given 6y: Wppbert Stoddard; Elan Examiner Coordinator. Mr. Van Streepen Came forward to the City with a Zoning application, and was approved. After that approval they requested a Certificate of Occupancy and thats when questions concerning building code requirements were raised and a code analysis was done by staff and the following was noted: • Required Fire Sprinklers System. • Indicated Occupant Load of fourteen. Code requirements are 200 sq ft per occupant- building is 1700 sq ft code occupant load of 8 max. • Flood Prevention Ordinance of 200 sq ft of storage below BFE with breakaway walls or flow through vents. We have no problem allowing any type of relief for Fire Sprinkler System or even increase of occupant load. What we have issue with is going to be the enclosure of the lower level and it being BFE, and not meeting our Flood Prevention Ordinance. Our recommendation is yes on the sprinkler system, you might be able to adjust his occupant load we recommend denial of enclosing the whole bottom of that structure, they need to be brought back to within the requirements of the Code. Introduction by: Neale Van Streepen The property is owned by Kris and Nedra Hawkins. They are also owners of the Bluff's Landing Marina and Lodge Complex. They have renovated and refurbished the orginal Marina complex and built a new Hotel as well as a Bait and Tackle Store. The owners had no idea that there were any issues with a the actual house relating to any Code violations, because it seems the norm around there, the house next door looks identical. We are requesting that the Building Board of Appeals approve the following variances: • Approve an Occupancy load of 14 people. • Waive the need for sprinkler system. • Approve the continued use of the downstairs area, after the installation of vent holes. Comments of the Board: Are there any electric power smoke alarms or electric power fire alarms? Response: Smoke detecting alarms, also fire extinguishers surplus to the requirements. What are you going to store in the lower level? Response: Storm shutters, over flow storage for the Bait and Tackle store, extra water, coke, linen, lawn mower general items. According to this drawing it looks like the total square footage, including a garage,utility room and storage is 1164 sq ft is that correct? Response: It is accurate. What is the city requirement or how big does the city say it should be? Response: The flood prevention ordinance only allows 200 sq ft. So technically they are out about 950 odd feet? Response: Yes. . With the 200 sq ft they allow, it still has break away walls? Response: Absolutely,yes sir. The previous owner enclosed the lower level? Response: We bought it as it is, all we have done is the painting, carpeting and clean up. So when the previous owner enclosed all this with out break away walls you effectively became out of compliance with the Flood Prevention Ordinance? Response: Yes sir. Does the City know how many houses have enclosed the lower levels that are in the same perdictment,percent wise? Response: No. If you store fuel in the lower level storage,the Fire department is saying minimal fuel storage,what is minimal? Response: Just enough to fuel a lawn mower. Looking at the pictures I see a kitchenette, how are the break away walls going to break away with plumbing? Response: There is no plumbing,what you see in the picture is a work bench. Do you have a smoke detector in the bottom level? Response: Currently we do not. If the fire department can recommend what type of equipment. APA system. Philip Skrobarczyk made a motion to grant the appeal and seconded by John Taylor based on the following: • Waive the requirement for fire sprinkler system based on your recommendation. • Raise the occupancy to what ever you all think is workable for this space. (Max 14) • The FEMA be waived based on the fact that it will not cause any physical damage to neighbors. • Add heat detectors to the lower level. A unanimous vote was taken. All board members were in favor of BCO 0107-03. The variances were GRANTED. Appeal No. BCO 0107-04 Ronald F. Uhlarik 15413 Cruiser Corpus Christi, Texas .7fistory on 15413 Cruiser given 6y: cp6ert Stoddard, Plan Examiner Coordinator The construction indicates duplex. Permit was issued with improper description and immediately revised to indicate duplex construction. The City's Admin Chapter provides for owners responsibility to comply even in the event of an error. Application of the building code for this structure will not allow it to be a townhouse. Introduction by: Ron Voss, Jr, Voss Engineering I am requesting that you grant my appeal for variance for the following reasons: • In November 2006, the City of Corpus Christi had permitted the building of a two unit town house. • Construction as a 2 unit town house began last year and is nearing completion. • Engineers have surveyed the property for re-plat as a 2 unit town house for which service the property owner has incurred costs. • The property owner's bank financed the construction of a 2 unit town house. The property owner expended significant amounts of money to construct this building as a 2 unit town house. The property owner would suffer a significant financial loss if he could not complete construction of a 2 unit town house. • For a number of years, numerous other buildings on Cruiser Street have been allowed to be constructed as 2 unit town houses and/or have been allowed to be re-platted as 2 unit town houses. Comments from the board: Is this permitted as duplex or a townhouse? Response: It was originally permitted as a townhouse, but corrected to a duplex. Are you aware of this? Response: Of the change No sir. How can you not be aware of this? Response: Mr. Uhlarik c-mailed permit by a j-peg file, which indicated a townhouse. Robert Stoddard—The orginal permit was issued on I 1/10,the revision done to the orginal file after catching the error was done on 11/14, it was looked at again and identified again on 11/20. Who did the correction go to? Response: Robert- I do not know who they notified with the correction. John Taylor made a motion to grant the variance based on the contractor making a two hour wall meeting the requirement of a townhome wall separation definition. Philip Skrobarczyk Seconded. A unanimous vote was taken. All board members were in favor of BCO 0107-04, except Don Boyd. The variance was GRANTED. APPEAL NO. BCO 0107-05 Vietnam Retaurant 701 N. Water Street Corpus Christi, Texas 78401 rCistory on Vietnam Wfstaurant given 6y: Rp6ert Stoddard, 'Plan Examiner Coordinator. After reviewing the remodel plans, it was determined that with a sprinkler system provided on the remodeled floor(2nd floor)along with 2 hour rated floor ceiling assemblies lSt and 2nd floors Technical code compliance would be achieved. Without acquiring County Tax Appraisal value the permit was issued. After receiving information concerning the appraised value we still believe that the value is not accurate and would argue that the value of work is still in compliance with Admin Section. Introduction by: Bebe Dykema, Dykema Architect Areas of the building being remodeled will be compliant with the current codes. The second floor of this three story building is being remodeled into a Boutique Hotel. We will maintain 2-hour floor ceiling assemblies between floors and a fire sprinkler system to second floor as required by code. A motion was made by Cliff Atnip to except this variance, Don Boyd seconded the motion. Variance GRANTED. Building Official Report: None. Petitions From the Audience: None. Adjournment: No further business to discuss. Meeting adjourn at 3:31 pm. Department of Development Services Alonzo Garza, Building Official