Loading...
HomeMy WebLinkAboutMinutes Building Code Board Of Appeals - 09/24/1992 aos. CCity or in_ Corpus CL MINUTES OF THE REGULAR MEETING j] OF THE \III"."11011 BUILDING CODE BOARD OF APPEALS 1‘b„92022♦122 2A September 24, 1992 �� 442 OCT 1992 a�1 BOARD MEMBERS PRESENT: Philip Skrobarczyk, Chairman RECEIVED ,^2,' Miles Graham, Vice Chairman 74 CITY SECRETARY'S 1 Robert Bennett OFFICE Jerry Kramer �p 4 Tommy McDonald e6, Charles Sebbert 9g�£j BOARD MEMBERS ABSENT : Bill Osborne STAFF MEMBERS PRESENT: Lorenzo Gonzalez, Building Official Kelly Elizondo, Director Community Development Tom Utter, Development Services J. J. Adame, Fire Chief Brett Lacey, Fire Protection Specialist 0. G. Daniel, Fire Marshall Jim Nelson, Fire Inspector E. Kay Butler, Senior Secretary Chairman Skrobarczyk called the meeting to order at 1:43 p.m. , in the Committee Room on the first floor of City Hall. ************************************************************************ APPEAL NO. 92-20 The public hearing was opened on Appeal No. 92-20. The appellant was the Lady Lex Museum on the Bay Association requesting a variance to Division 5, Section F (Coastal High Hazard Areas) of the Corpus Christi Flood Hazard Prevention Code and to vary the application (interpretation) of Sections 401, 402, 403, 601 and Tables 400 & 600 of the Corpus Christi Building Code. Property Description: Lady Lex Subdivision, 2914 N. Shoreline. Mr. Lorenzo Gonzalez, Building Official, explained that the appeal was divided into two parts. He identified Part I as addressing the Flood Hazard Prevention Code and Part II addressing the application of the Building Code. Part I: Mr. Gonzalez explained that the Flood Hazard Prevention Code and the federal criteria stated that all new construction shall be �� located landward of mean height high in a Coastal High Hazard Area which 0 is a Velocity Zone. Mr. Gonzalez added that a two part presentation, one that addresses the issue of dredging and the placement of the ship and the other addressing the impact due to possible storm conditions would be made by the project engineers. P.O. Box 9277 • Corpus Christi, Texas 78469-9277 • (512) 880-3000 City of Corpus Building Code Board Of Appeals Christi September 24, 1992 �/� Page 2 Mr. Doug Hearn of Shiner Moseley & Associates, Inc. , stated that he was the Project Engineer for the U.S.S. Lexington project regarding the stability of the ship, dredging and ballasting. Mr. Hearn gave a presentation during which he stated that one of the big concerns was the stability of the vessel under hurricane conditions, water surges, wind and waves. He then explained the method used to check the stability of the ship and submitted engineering design drawing used in the placement of the ship. Mr. Larry Urban of Urban Engineering explained that they had been retained to assist the Lady Lexington Museum Association in the analysis of what effects flood, tide and wave action would have on the ship and on the adjacent property. He added that Dr. James Duke, a Ph.D. Consultant in Water Engineering had been retained by his firm to address the specific conditions and that he was now submitting to the City via the Board the necessary technical documentation for the requested variance. He identified four specific questions which had been defined during a meeting with City staff. Mr. Urban then reviewed the questions and answers as contained in the report prepared by Dr. Duke. Mr. Urban concluded that Dr. Duke gave clear and sufficient answers satisfying code criteria such that the Board now had a bases for granting the requested variance. After a brief discussion a motion was made by Mr. McDonald, seconded by Mr. Graham and passed unanimously to grant the requested variance to Division 5, Section F, Coastal High Hazard Areas of the Corpus Christi Flood Hazard Prevention Code due to the extensive engineering data submitted by project engineers Doug Hearn, Jeff B. Massengill and Larry Urban providing documentation that the placement of the USS Lexington will not contribute to increased or added hazards resulting from storm conditions. Chairman Skrobarczyk stated that the Board was now ready to address the second half of the appeal which was a request to vary the application (interpretation) of Sections 401, 402, 403, 601 and Tables 400 & 600 of the Corpus Christi Building Code. Mr. Gonzalez explained that the structure was under the jurisdiction of the City's construction codes, that the site had been legally platted and zoned in accordance with the Platting and Zoning Ordinances. He added that the structure was very obviously constructed to standards that are not normally enforced by the City and therefore the need for the appeal existed. He described the structure as being of unique architectural features not normally found in conventional construction. Mr. Rob Earley, Executive Director of the USS Lexington Museum Association on the Bay introduced Mr. Jerry Chipman, Deputy Executive Director, who would be assisting him in the presentation. Mr. Earley reviewed some of the history as well as other information concerning the U.S.S. Lexington. He showed the Board floor plans showing how the ship would be utilized. Mr. Chipman showed a short walking tour video through City of Corpus Christi Building Code Board Of Appeals %low. September 24, 1992 Page 3 some of the stairs, corridors and exits. Mr. Earley explained that the reason for the variance request was because the ship has conditions which are not typical of standard construction. He added that they wished to maintain the ships character and integrity as much as possible while keeping in mind public safety. Mr. Earley stated that it was necessary to maintain the ship since the Navy could recall the ship and more importantly because people would come to see the ship and would want to experience a ship while they are aboard. He added that it is a historic facility that they would like to preserve as close as possible to its original condition such that the public can see what service personnel in World War II experienced. He concluded that they realized that the Museum Association has a responsibility to maintaining public safety and would like to work with the Building Official and Fire Chief to see to it that public safety is attained. Mr. Gonzalez stated that the application had been reviewed by the Legal Department and that they were concerned that there needs to be someone, an architect or engineer, responsible that puts forth the necessary alternate method of construction proposals and verifies for code adequacy. Mr. J. J. Adame, Fire Chief, stated that the Fire Department 's primary concern was that the Building Code not be misinterpreted and lead to the compromising of the Fire Code. He explained that the Fire Department had conducted extensive research which in their opinion was applicable to the development of the USS Lexington. Mr. Brett Lacey, Fire Protection Specialist, expressed concern for Code compliance particularly for the various proposed mixed occupancies. Assistant Chief 0. G. Daniel, Fire Marshall, expressed concerns regarding the premature use of the structure without an accepted alarm and fire system. He requested that the Board condition their action by restricting the use until the necessary improvements are permitted, inspected and a Certificate Of Occupancy is obtained. After a lengthy discussion a motion was made by Mr. Kramer, seconded by Mr. McDonald and passed unanimously to classify the air craft carrier as a non conforming marine structure of mixed occupancy uses provided that the following requirements are addressed: (1) Fire Prevention/Life Safety related items, (2) the addressing of egress conditions based on occupancy loads, (3) define occupancy content and establish evacuation plans, (4) that no structural modifications with regard to corridor widths he required, (5) that proposed work be coordinated with the Building Inspection Division and the Fire Department in each of the occupancy areas in order to come to some kind of Code intended resolution and (6) that the appeal remain open such that the Board may review areas of complexity. After the motion in response to questions Chief Adame stated that City of Corpus Christi Building Code Board Of Appeals September 24, 1992 Page 4 there was no problem with what the Lady Lex Museum on the Bay Association's proposal provided that the requirements the Fire Department has requested are in place before the ship is open to the general public. Mr. Kelly Elizondo, Director of Community Development stated that the only events sanctioned to be held on the Lexington were the two that had already taken place. He added that staff is aware that other events are scheduled but that those will not be allowed to occur unless an agreement is reached regarding the necessary life safety items. The meeting was recessed for five minutes. A motion was made by Mr. Bennett, seconded by Mr. Graham and passed unanimously to approve the minutes of the prior meeting as corrected. After a brief discussion concerning a draft of the proposed foundation affidavit, the Board agreed to postpone further discussion on the recommendations contained in the Final Report submitted by the Ad Hoc Foundation Standards Committee until the next regular meeting. Discussion regarding the Building Code update was also deferred for continuance at the next meeting. Under receipt of petitions from the audience Mr. Daniel Flores of 2945 David appeared before the Board to inquire as to what steps could be taken against a house mover that after several months has not fulfilled his contract. After a brief discussion a motion was made by Mr. Graham, seconded by Mr. Bennett and passed unanimously that a resolution be sent to the City Council upon completion of the project stating that this Board feels it would be an extreme hardship on the property owner to forfeit his $500.00 deposit. The Board also requested that Mr. Gonzalez draft an amendment as part of the code update that would strengthen current criteria applicable to the House mover. The meeting was adjourned at 4:17 p.m. Lor nzo G3nzalez, . LG:ekb 09BC-001