HomeMy WebLinkAboutMinutes Building Code Board Of Appeals - 08/28/1997 *WM° '4411,
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City of
Corpus
Christi
Building Code Board of Appeals
Minutes of the Regular Meeting
August 28, 1997
Board Members Present: Miles Graham,Chairman Robert Bennett
Bill Braselton Richard Dodson
Joe Fulton
Board Members Absent: Jerry Kramer, Vice-Chairman
Brian Barnett
Staff Members Present: John Kendall,Acting Building Official
Marilyn Barker, Secretary
Chairman Graham called the meeting to order at 1:30 p.m., in the Committee Room on the first floor of City Hall.
The first item of business was the approval and correction of the previous meeting minutes, July 24, 1997. Motion by
Mr. Braselton, second by Mr. Bennett,to approve the minutes as written. Motion passed unanimously.
APPEAL NO. B97-11
The public hearing was opened on Appeal No.B97-11. The appellant,Mr.Kretzinger,requested a variance to Division
5,Section 13-191 (2)described as flood plain requirements for nonresidential construction of the Flood Hazard Prevention
Code(FHPC).
Property Description:Car wash&Boat Storage,501 Beach St.,Corpus Christi,TX, Lots 1, 3, 5,7,9,& 11, Block 75,
Brooklyn Addition.
Mr. Kendall stated that the proposed construction is a car wash and boat storage in a V22 zone requiring a 13-foot
elevation to the framing members.As required he mentioned Section 60-6, items' one through seven regarding insurance
rates.
Mr.Kretzinger asked for a variance to build a car wash and boat storage-type warehouses below the elevation requirement
because egress would be difficult. He added that this development would help North Beach's economic development.
After discussion, motion by Mr. Fulton, second by Mr. Bennett to table the appeal for results from the Planning
Commission and for staff to meet with Legal to decide how to best protect the public interest regarding building a mini-
storage facility in a velocity zone. Motion passed unanimously.
NOTE: For detailed information on testimony,refer to the tape retained on file in the Building Inspection Division.
The Board decided,with the appellants agreement,to open appeal B97-13 before B97-12.
APPEAL NO. B97-13
The public hearing was opened on Appeal No. B97-13. Mr. Wickham, representing the appellant, Mr. Mauck,and the
owner,Mr.Frahm,requested a variance to Tables 400 and 600 of the City Building Code,described as one-hour construction
requirements for 3-story, wood frame, residential construction.
SCANNED
P.O. Box 9277 • Corpus Christi, Texas 78469-9277 • (512) 880-3000
City of Building Code Board of Appeals
Corpus Minutes for August 28, 1997
Christi Page 2
Property Description: Frahm Townhomes,Granada Street,Corpus Christi, TX, Lots 18 & 19, Block 1,
Addition.
Mr. Kendall stated that the proposed construction is a type-VI, three-story residential four-plex. Code
requires one-hour fire rating on all load bearing partitions (exterior and interior), floor-ceiling assemblies,
fireproofing of PVC penetrations and light fixtures within the individual tenant space.
The appellant requested a variance because it would be cost prohibitive. They proposed increasing the
fire rating between dwellings to a two-hour fire rating and adding a second stair from the second to the first floor
to increase exiting.
After discussion,motion by Mr. Fulton,second by Mr.Dodson,to grant the variance as requested subject
to installation of the proposed two-hour fire wall between tenants. Motion passed unanimously.
NOTE: For detailed information on testimony,refer to the tape retained on file in the Building Inspection
Division.
APPEAL NO. B97-12
The public hearing was opened on Appeal No. B97-12. The appellant, Mr. David Richter,representing
the owner,TRST Corpus,Inc., requested four variances and five clarification requests to the City Building Code.
(See Agenda Attachment, pages 12 and 13.)
Property Description: 555 N. Carancahua,Corpus Christi,TX, Lots 10-A, 10-B, 10-C,Block 12, Bluff
Portion.
Mr. Kendall stated that the building in question is being sold and the new owner wants to ensure that the
building meets code.The building was constructed under the 1979 Standard Building Code that required high rise
buildings to be fully sprinkled or compartmentalized into three thousand square foot areas. Some areas of the
building are not sprinkled and the compartmentalized areas are not clearly defined.
Mr. Richter requested four variances and code clarification to the Building Code. He described in detail
the proposed remodeling.
After discussion,motion by Mr.Fulton,second by Mr. Bennett,to grant the four variances as requested
(p. 13)and to meet with staff to discuss the Clarification Requests(p. 12). If the appellant needs further variances,
the appellant may request them under this appeal. Motion passed unanimously.
NOTE: For detailed information on testimony,refer to the tape retained on file in the Building Inspection
Division.
There were no petitions from the audience so Chairman Graham adjourned the meeting at 2:33 p.m.
BUILDING INSPECTIONSD ISION
John Kendall
Acting Building Official
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bc-0897.min
Distribution: -Board Members -City Manager
-Asst.City Manager Development Services
-City Secretary -Acting Building Official
-Chief Bldg lnsp(5) -Minutes Notebook
-Appeal file
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5) Install closers on all doors in rated partitions.
6) Install wire alass in all openings in one hour rated partitions. Modify frame
openings to not exceed 1,296 square inches as soon as practical, but not later than
lease expiration.
7) Wrap all PVC plumbing piping which occurs in A/C plenums with an approved fire
proofing material.
8) Relocate tenant doorway on seventh floor to alleviate dead in corridor length of
over 20'.
9) Develop a primary exit access corridor from the basement level to outside.
10) Provide 42" high handrail above third, fourth, and fifth floor balcony planters.
11) Replace automatic entry doors with approved egress hinged doors.
CLARIFICATION REQUESTS
We request that the City of Corpus Christi:
1) Approve that the applicable code requirements of the 1979 code should be the
life safety standard for this building.
2) Approve that the atrium life safety requirements which were approved by
variance for other similar buildings in Corpus Christi of this age be considered
the applicable requirements for this building. (See Appendix A.)
3) Approve that sprinklered portions of the building be considered
"compartments" in accordance with 506.9, regardless of perimeter separation
between the sprinklered area and non-sprinklered area.
4) Approve solid core wood doors and solid panel wood doors be considered 20
minute doors approved for installation in a 1 hour partition.
5) Approve that the compartmentation requirements for the Tower II (for
—` unsprinklered floors) be satisfied by considering the "core" as a compartment
separated as per"3" above.
12
ime
VARIANCE REQUESTS
We request that the City of Corpus Christi
1) Approve that one hour tenant separation partitions (i.e. closure of existing
partitions to the deck) for multiple tenant areas which exceed 3,000 s.f be
accomplished by the Owner as soon as practical but not later than, as tenant
leases expire.
Ref. Code Section 702.3
2) Approve that existing tenant entrances which are to be reglazed with wire glass
be considered as acceptable for a 1-hour partition.
Ref. Code Section 703.4
3) Approve the existing monumental stair from the basement floor level to the
first floor level as an approved secondary means of egress from the basement.
Ref. Code Section 1107
4) Approve a deluge water sprinkler system on both sides of glass walls as equa'
to one hour partition, separating a tenant and exit access corridor.
Ref. Code Section 509.5 of 1985 Building Code
DISCLOSURES
ADA - This is not an ADA review, and therefore does not represent to identify items
related to State or Federal Accessibility Standards.
Hidden Conditions -No demolition, destructive testing, or materials testing was
undertaken as part of this review. Therefore fireproofing thickness, partition or floor
construction, materials contents, and other such conditions have not been studied or
determined.
Detail Quantities and Locations - This report has made observations related to tenant
partitions separations, door labels or closers, fire dampers, exit lights, and other life safety
devices. It has generally identified where compliance exists and where the building is
lacking, but has not identified each non-compliant item or location in complete detail.
Design & Performances - Because original documents, and/or calculations are not
available, this report has not reviewed the design characteristics or performance of the
building or its components as to structural engineering, HVAC engineering, or electrical
engineering.
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APPEAL NO. B97-14 TO THE
BUILDING CODE BOARD OF APPEALS
OF THE CITY OF CORPUS CHRLSTI
1201 Leopard,P.O. Box 9277
Corpus Christi,Texas 78469-9277
Taken from the decision of the Building Official by this appellant:
Name: MARINA FUEL & CHARTER BOAT COMPANY, INC.
Mailing Address: 444 N. SHORELINE, CORPUS CHRISTI, TX 78401
Telephone: (512) 881-8210
On this date,the 9TH day of SEPTEMBER , 19 97 requesting that the Building
Code Board of Appeals vary the application of Section(s) 13-191 (2)
described as: ELEVATION REQUIREMENTS FOR NEW CONSTRUCTION IN FLOOD ZONES
(ZONE V22, 14-FT TO FRAME) ofthe
FLOOD HAZARD PREVENTION CODE in the following case:
Street Address: 444 N. SHORELINE, C.C. , TX 78401
Legal Description of Property: LAWRENCE ST T-HEAD
Description of Building: ABOVE GROUND FUEL STORAGE
Classification by Occupancy or Use: GROUP B - BUSINESS
Classification by Type of Construction: STEEL TANK(S)
Owner:
Name: MARINA FUEL & CHARTER BOAT COMPANY, INC.
Mailing Address: 444 N. SHORELINE, C.C. , TX 78401
Telephone: (512) 881-8210
Affirming that,in this case,the enforcement of this would manifest injustice and would be contrary
to the spirit and intent of the Building Code or the public interest.
low Nye/
APPEAL NO. B97-14
BUILDING CODE BOARD OF APPEALS
Page 2 of 2
Requesting that the Building Code Board of Appeals approve the following variance:
ALLOW BULK FUEL STORAGE
Subject to the following conditions(i.e., install fire walls instead of sprinklers, etc.):
DOUBLED—WALLED STEEL TANKS AND PORTABLE BUILDING.
For the following reasons(i.e., cost effectiveness,etc.):
TO FULFILL LEASE REQUIREMENTS OF MARINA FUEL & CHARTER BOAT COMPANY, LLC. A
COPY OF THE LEASE IS ATTACHED.
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I request a hearing before the Building Code Board of Appeals.
Appeal No. B97-14
/ / (./
Signature of Appellant
be. l=
FIRST AMENDED LEASE
BETWEEN MARINA FUEL & CHARTER BOAT COMPANY, L. C.,
ON THE LAWRENCE STREET T-HEAD
AND THE CITY OF CORPUS CHRISTI
FUEL STATION
THE STATE OF TEXAS §
COUNTY OF NUECES §
This Lease is made and entered into this the 18th day of October, 1994, by and between the
City of Corpus Christi, a Texas municipal corporation ("City") and Marina Fuel & Charter Boat
Company, L. C., a limited liability company under the Texas Limited Liability Company Act
("Marina Fuel"),whose principal office and place of business is in Corpus Christi,Nueces County,
Texas.
City, in consideration of Marina Fuel's faithful performance of the covenants described
herein, leases to Marina Fuel a certain area on Lawrence Street T-Head upon these terms:
1. PREMISES.
A. Permanent Site. City does hereby lease, let, demise and rent exclusively unto
Marina Fuel, and Marina Fuel does hereby rent and lease from City, the following described
premises (hereinafter called the "Premises"):
That certain portion of the Lawrence Street T-Head described by metes and bounds
on the attached "Exhibit A", which is incorporated by reference herein as if same
were copied in full at this point.
AG197\5029.052.June 12,1997
_
APPEAL NO. B97-15 TO THE
BUILDING CODE BOARD OF APPEALS
OF THE CITY OF CORPUS CHRISTI
1201 Leopard,P.O. Box 9277
Corpus Christi, Texas 78469-9277
Taken from the decision of the Building Official by this appellant:
James A. Gillece, Vice President Finance/Planning
Name: McKinnon Broadcasting Company
Mailing puss: 800 N. Shoreline, Suite 2700, C.C. , TX 78401
Telephone: 512-884-3300
On this date-,the 11 day of September , 19 97 , requesting that the Building
Code Board of Appeals vary the application of Section(s) 1104. 1.2 & 1106. 1.2
described as: (1104. 1.2) distance between required exit doors and (1106. 1.2)
requirement for enclosed stairs of the
CITY BUILDING CODE in the following case:
Street Address: 307 S. Shoreline
Lots 1 thru 11, Jones Shoreline Business Lots
Legal Description of Property: Harney Lot SH7
Television Broadcasting Station and related
Description of Building. studio and offices
Classification by Occupancy or Use. Group B - Business, single occupancy
ClaRsification by Type of Construction. Type IV - sprinkled '
Owner:
Name: TELEVISION PROPERTIES, INC.
c/o McKinnon Broadcasting
Mailing Address: 800 N. Shoreline, Suite 2700, C.C. , TX 78401
Telephone: 512-884-3300
Affirming that,in this case,the enforcement of this would manifest injustice and would be contrary
to the spirit and intent of the Building Code or the public interest.
fir►,..
APPEAL NO. B97-15
BUILDING CODE BOARD OF APPEALS
Page 2 of 2
Requesting that the Building Code Board of Appeals approve the following variance:
1. Allow separation between stairs less than one-half the diagonal maximum
distance of travel, (approx. 50 feet separation in lieu of the required 65 ft.)
2. Allow open north stairwell for visitor access to mezzanine and executive
suite.
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Subject to the following conditions(i.e., install fire walls instead of sprinklers,etc.):
Provision of a fire alarm system for the atrium/mezzanine areas in addition
to the building sprinkler system.
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For the following reasons(i.e., cost effectiveness,etc.):
1. Lobby/atrium/mezzanine configuration is critical to the project design in
terms of space allocation, exterior exposure or orces ana reception areas,
and public access via this central lobby/atrium to the mezzanine area.
2. In addition, the overall exterior design part and central theme would be
negatively impacted with the wider stair spacing.
3. Stairs are presently located within close proximity to the two opposite
office suites and the centralized meeting room, thus providing minimum travel,
distance to direct stair access.
4. The open north stair is a necessity in order to provide visual and unimpeded
visitor access to the 2nd floor executive suite.
I request a hearing before the Building Code Board of Appeals.
Appeal Na B97-15
1gnature o . . 1 . 1
4.0
AN ORDINANCE t a i f:.; i J 4� SEP 1995
AMENDING THE ZONING ORDINANCE UPON APPLICATION 1318 COUNCIL cN?l
TEXAS TELEVISION, INC., BY GRANTING A SPECIAL COUNCIIan'�
PERMIT FOR A TELEVISION BROADCASTING STATION AND "�`
RELATED STUDIO AND OFFICES SUBJECT TO TWO (2) CONDITIONS ,'t •
ON JONES SHORELINE BUSINESS LOTS, EAST PORTION OF LOTS 1 '
..„,,,,i
THROUGH 11 AND EAST PORTION OF GSH LAND LTD. TRACT;
PROVIDING FOR PUBLICATION; AND DECLARING AN EMERGENCY,
WHEREAS, the Planning Commission has forwarded to the City Council its reports and
recommendations concerning the application of Texas Television,Inc.,for amendment to the zoning
map of the City of Corpus Christi;
WHEREAS, in accordance with proper notice to the public, a public hearing was held on
Wednesday, August 23, 1995, during a meeting of the Planning Cornmission and on Tuesday,
September 26, 1995,during a meeting of the City Council,in the Council Chambers at City Hall in
the City of Corpus Christi allowing all interested persons to appear and be heard; and
WHEREAS, the City Council has determined that the hereinafter set forth amendment
would best serve public health, necessity and convenience and the general welfare of the City of
Corpus Christi and its citizens.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF CORPUS CHRISTI, TEXAS:
SECTION 1. That the Zoning Ordinance of the City of Corpus Christi, Texas, is amended
by making the change hereinafter set out.
SECTION 2. That a Special Council Permit be
and related studio and offices on Jones Shoreline Business granted , east 'onion of for a television Lots 1 throu station
C and east portion of GSH Land Ltd. Tract, located on the northwest corner of South bore ine
Boulevard and Born Street, subject to the following two (2)conditions:
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1• i la The only use authorized by this Special Permit other than the basic "B-2"Bayfront,
Business District uses is a television broadcasting station, studio and offices consistent with
the site plan and elevations attached as Exhibit A. Sending,receiving or relay towers are not
permitted.
2. Such Special Permit shall be deemed to have expired within one(I)year
of the date of this ordinance unless the property is being used as outlined in condition/41 and
in compliance with all other conditions.
SECTION 3. That the official zoning map of the City of Corpus Christi, Texas, be and the
94NH2B30.361/5954
9-13.95
City of
Corpus
Christi
APPEAL NUMBER 3048
ADDRESS 307 S.Shoreline
LEGAL DESCRIPTION Lots 1 thru 11
Jones Shoreline Business
Lots,Harney Lot SR 7
NOTICE
On August 23, 1995 the Corpus Christi Zoning Board of Adjustment heard a request
for a y_arianc` pedal eiceptio 71nterpretation concerning the above-referenced property.
The request wargrant icd-t4 locate a 173 foot broadcasting tower subject to sly
, II .ts I ; . : . 1, I I I a. '01 I ' / 01 I . Ii. 1. • f
. I n•1 s ? I s I ' f 1 1 ' _. : 1 I ' I 1 i'
Sincerely,
Chalri n
Zoning Board of Adjustment
Date:
ono ise.d«
CITY OF CORPUS CHRISTI
PETITION TO THE ZONING BOARD OF ADJUSTMENT
The undersigned presents the following petition for special use exception XX , a
special yard exception. ,, variance. or an interpretation to the zoning
regulations of the City of Corpus Christi Article 29 , Section_1_, Subsection 07 ,, Paragraph
and located in B-2 and B-5 zoning district at:
307 South Shoreline Boulev d„Lots.One throughEleven of Jones Shoreline Business lots
Street Lot Block Subdivision
I. Name of Petitioner Telvisiot1Prop rte Inc_
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2. Petitioner's interest in property: Owner Agent
Leassee Other. Buyer
3. This petition is related to: Setback Frontage Yard Lot Area
Use X Height__Parking
Other(identify)
4. Briefly state the specific relief that is requested. Approval to locate radio and television sending
and jrallingislazaablifaumuo exceed`113 feel_ onsite.in con unction with B-5 authorized
broadcast station.studios.and offices.
5. Use of property if this petition is granted.
Television station. studios,and office&associated with sendinL and receiving,tnwez,
The Zoning Board of Adjustment is authorized to hear this petition according to Section 29-3,Q4 of
the Corpus Christi Zoning Ordinance.
Date this 9 day of /l,-ss , 1995. /
TELE. •N PROPERTIES, INC.
AMERICAN NATIQNAL BANK : . ! -ice �.��►
Name of Owner of Record S.:nature o Pe ioner
5120 S. Padre Island Drive • o McKinnon Broadcasting
Corpus Christi,Texas 78411 800 N. Shoreline, Suite 2700
Corpus Christi,TX 78401
512-992-9900 512-884-3300
Phone Number Phone Number
Fee Paid
Casc No. 3048
Map Page 70-11