HomeMy WebLinkAboutBuilding Board of Appeals 1998 Minutes OFFICIAL PROCEEDINGS
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of the
CITY OF LANSING
BUILDING BOARD OF APPEALS
October 13, 1998
The October meeting of the City of Lansing Building Board of Appeals was called to order by Chairman
Randall Kamm at 2:00 p.m. The following members were in attendance:
Randall Kamm, Chairman
Donald Heck, Vice Chairman
Dean Taylor
Members Absent:
Brian Taylor
Staff members present:
Jack Nelson, Secretary
Steve Bolenbaugh, Fire Marshal
Dennis George, Fire Inspector
Mr. Nelson notified the Board that Mr. Richard Stuckman, the Boards architect representative, has resigned
from the Board.
Chairman Kamm asked for the approval of the May 12, 1998 and September 8, 1998, minutes. Mr. Heck
moved to approve the minutes. Motion seconded by Mr. D. Taylor. Motion carried.
NEW BUSINESS
AB-015-98—223 '/2 S Washington
Mr. Joseph Miller, Architect representing Hobbs and Black, and Tom Shields, the owner, were present to
address this case.
The petitioner proposes to alter the second floor of 223 and 223 %2 S Washington Square. The petitioner
owns both buildings but has decided that the combination of the parcels into 1 legal description would impact
their ability to sell the properties.
Table 5-A of the building code does not allow openings along property lines. The Building Safety Office will
not allow openings between the two buildings unless the parcels are combined.
Mr. Miller addressed the Board and explained the reasoning for the request and stated that the Use Group of
the building was mercantile and business.
Mr. Kamm asked if the second floor was provided with complying exits. Mr. Miller stated that exiting complied
with applicable code requirements.
BUILDING BOARD OF APPEALS
PAGE 3 October 13, 199
Practice for Fire Protection in Wastewater Treatment and Collection Facilities);
b) the use of an explosion proof motor (NEMA 7) for the overhead door;
c) the use of FRP doors, stairs and guardrails to further negate the possibility of spark
production;
d) Before entering the wet well area, staff will ventilate the area by activating an outdoor
switch on the ventilation system. Upon entering the area a portable gas detector with a
sensor is used to determine if methane gas is present. Before proceeding to each
subsequent lower level within the wet well area, the sensor is lowered through openings
in the floor to determine if methane gas is present. If gas is detected, the ventilation
system is activated until the gas is no longer present.
The H7 area (Chemical Feed Room 305; Chemical Containment 41, 306; Chemical
Containment #2, 304) See attached sketch Sk-2
The chemicals that will be stored, Sodium Hypochlorite (and possibly Ferric Chloride in the
future) are both inflammable. The chemical storage tanks are vented to eliminate the possibility
of explosion from a fire.
2) Request is hereby made to eliminate a second required exit in the Chemical Feed Room 305;
Chemical Containment#1, 306; and Chemical Containment#2, 304.
This is contrary to Section 1007.4.1 of the Lansing Uniform Building Code.
Arguments in support of this appeal: See attached sketch SK-2
The 590 SF Chemical Feed and Containment Room (Rms 304, 305, 306) consists of a 198 SF
Chemical Feed area (Rm 305) and two containment areas of 198 SF (Rm 306) and 194 SF (Rm
304). The Chemical Feed area will be accessed on a regular basis for observation and
maintenance of the chemical feed pumps. The Chemical Containment areas (Rm 304, 306) are
separated from the Chemical Feed area (Rm 305) by 4-foot high concrete containment walls.
The Chemical Containment areas are visible from the Chemical Feed area and will only need to
be accessed in the unlikely event of a chemical leak. If only the readily accessible portion of the
entire room is considered, the Chemical Feed area (Rm 305), it would be less than 200 SF in
size, and therefore would require only one exit.
3) The following request is applicable only if request 2, above, is denied.
Request is hereby made to lessen the requirement that the exit doors be separated by greater
than %2 of the maximum diagonal distance of the room.
This is contrary to Section 1004.2.4 of the Lansing Uniform Building Code.
Arguments in support of this appeal: See attached sketch SK-3.
The required separation distance between the exit doors would entail extending grated FRP
platforms over the Chemical Containment areas restricting the access aisle around the
perimeter of the chemical tanks to the chemical piping. We can easily provide a separation
distance of 19' 4" in lieu of the required 23' 3" with an exit direct to the outside of the building
OFFICIAL PROCEEDINGS
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CITY OF LANSING
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BUILDING BOARD OF APPEALS
February 10, 1998
The January meeting of the City of Lansing Building Board of Appeals was called to order by Chairman
Randall Kamm at 2:00 p.m. The following members were in attendance:
Randall Kamm,Chairman
Donald Heck,Vice Chairman
Richard Stuckman
Members Absent:
Brian Taylor
Dean Taylor
Staff members present:
Jack Nelson, Secretary
Dennis George,Fire Inspector
Mr. Kamm explained to the audience that there were only three board members present. Each Petitioner had
the option of presenting their case to the board or asking for it to be placed on the agenda for March 10,
1998. The Petitioners agreed to have their cases heard by the three board members.
Mr. Stuckman made a motion to approve the January 13, 1998, minutes. Motion seconded by Mr. Heck.
Motion carried.
NEW BUSINESS
AB-002-98—300 S Pennsylvania
Mr. Howard Casey was present for this appeal.
On January 5, 1998, Mr. Daniel David, Code Compliance Officer, issued a Correction Notice for 300 S
Pennsylvania Avenue. The notice required that the bedroom be removed from the basement since the
ceiling height was 6'4". The Housing Code requires a minimum ceiling height of 7'4".
Mr. Casey stated that the bedroom/living room and kitchen have egress windows. Mr. Casey explained that
there is a grid system suspended ceiling with "egg crate" panels that allow smoke to pass thru the grid
system. Mr. Casey further explained that there is hard-wired smoke and carbon monoxide detectors.
After some general discussion, Mr. Kamm asked if Mr. Casey has brought the other violations listed into
compliance. Mr. Casey said that he has hired an electrician to complete the third floor repairs.
Mr. Kamm asked if the window sizes were open space or counted the frames?Mr. Casey stated that there are
BUILDING BOARD OF APPEALS FEBRUARY 10, 1991
PAGE 2
casement windows and sizes are for open space.
Mr. Stuckman moved to grant this appeal provided that hard-wired smoke detectors are installed at the head
of the stairs and detector is inter-connected with other smoke detectors. Motion seconded by Mr. Heck.
Motion carried.
AB-003-98—Lot#3 Contec Center
Mr. James Aubuchon was present for this appeal.
The Petitioner proposes to construct a building of approximately 8,000 square foot to be utilize as a Group
B Business or a Group S Storage use. The petitioner seeks approval to construct the building 5' from the
north property line. Table 5-A of the Building Code requires that buildings of this use group and
construction type be set-back 20' from the property line unless the wall has a fire resistance rating of one-
hour.
Mr. Aubuchon stated that the owner is proposing obtaining an easement from Soccer Zone that would allow
them use of the land as long as the building is there. This easement has not been agreed to as of yet by
Soccer Zone. Mr.Aubuchon further stated that a portion of the land at this location is in the floor plain.
After a lengthy discussion, Mr. Heck moved to approve this appeal provided an easement is obtained
restricting Soccer Zone building on this property as long as this building is there. Motion seconded by Mr.
Stuckman.Motion carried.
AB-004-98—1409 Walsh
Mr. Brian Niznak was present for this appeal.
On November 26, 1997, Mr. Michael Gillison, Code Compliance Officer, issued a Correction Notice for
1409 Walsh Street. The notice required the petitioner to file an application with the City of Lansing
Building Board of Appeals or discontinue occupancy of the second floor due to non-compliance with
Section 1460.13 of the Housing Code. The Housing Code requires a minimum ceiling height of 7'4". The
ceiling height in the 2°1 floor sleeping room is 6'6". The petitioner is aggrieved and seeks a reversal or
modification of the enforcing officers decision.
Mr. Niznak stated that he purchased this building and rents it as a three bedroom single-family unit. Mr.
Niznak further stated that there is a large window on the north side that opens onto a porch and there are
three windows in front that have vinyl between them. Mr. Niznak stated that he is willing to change the
windows and add hard-wired inter-connected smoke detection.
Mr. Kamm asked if the violations noted in the Correction Notice had been corrected?Mr. Niznak say they
have been corrected.
The Board asked the Mr. Niznak to draw of brief sketch of the house so that they could see where the
windows were and the stairs leading up to the bedroom. Mr.Niznak complied with this request.
After some discussion, Mr. Stuckman moved to approve this appeal provided that the windows on the
second floor be changed to casement windows that meet egress requirements, and hard-wired smoke
BUILDING BOARD OF APPEALS
PAGE 3 FEBRUARY 10, 199�
detection be installed in accordance with code requirements.Motion seconded by Mr. Heck.Motion carried.
AB-005-98-101 S Washington
Mr. Russell Hinkle was present for this appeal.
The Board stated that they would review and take action on each item separately.
Vlahakis Development Company has purchased the former First of America—Downtown office building.
Their intent is to renovate the building for leased office use.
The building located at 101 S Washington Square is a nine-story office building plus basement. The
building is approximately 66 feet wide by 100 feet deep or approximately 6,600 gross sq.ft. per floor. The
building has been used as an office building for a bank. The building has been vacated by the bank and
has been newly purchased by Paul Vlahakis. It is intended the new owner will update the building
facilities and system to current Codes where feasible. The building space will be leased to new tenants.
The petitioner seeks relief on the following issues.
Chapter 10—Means of Egress
Section 1003.2 — Total exit width not less than total occupant load multiplied by 0.3 for required inch of
exit.
Second floor thru 9`h floor at 47 occupant equal 376 occupant time 0.3 = 112.8" of exit width or 9'-
4 3/4"of width in exit stairs. See attached exit stair calculation.
Existing west interior stair is 36" wide and exterior east fire escape is approximately 2' wide. The existing
building exit stairs have a total exit width of approximately 5'. See attached floor plan for proposed stair
enclosure at east side from 3`d floor to ground floor.
Section 1006.3 —The rise of each stair shall not exceed 7". The tread shall not exceed 11".
Existing interior stair rise is 7 %2"and the tread is 10 '/2".
An administrative variance is requested to accept existing stair and proposed stair modification as a means
of exiting the building.
Section 1006.11 — Protection of exterior wall openings at exit stairway within 10' of stair need to be
protected.
Existing exterior east fire escape has opening within 10' of fire escape which needs to be protected
or closed. Existing windows within 10' of east exit stair will be removed and blocked up with 1-
hour rating.
Section 1009.2 — Stairway enclosure for buildings over four stories of Type II F.R., construction needs to
BUILDING BOARD OF APPEALS FEBRUARY 10, 1991
PAGE
be 2-hour fire resistive construction.
Exterior stair enclosure on east side of building is not 2-hour fire resistive construction. It is
requested an administrative variance be granted to allow existing east stair enclosure to remain as
exists.
Chapter 11 —Accessibility
Section 1009.7 — Requires pressurization of a building's interior spaces if building is 40 feet above
ground. Section 1004.2 requires an area of refuge 10"x 48".
In fully sprinklered building, the need to provide area of refuge needs to be clarified. However, the
proposed floor plan at elevators and west stair would allow wheelchair refuge within the enclosure and
allow enough width for exiting.
If area of refuge is required on each floor, a variance may be required for the stair exit width from the area
of refuge or a variance for the size of the elevator car may be required (3003.4.7). Please clarify your
interpretation of this requirement and how this requirement could be met.
Section 3003.4.7—A variance is required for the existing elevator—existing car depth is 48" x 66".
Section 3003.5 — Requires elevator car size over four stories to have one elevator of 80" x 54". Existing
elevator car inside dimensions are approximately 48" x 66". An administrative variance is requested to
accept existing car size as they presently exist.
An occupant load of 47 per floor would require the following plumbing fixtures. (4,700 sq.ft. per floor of
net useable space divided by 200 sq.ft. equals 24 occupants.)
Table 9-8 requires male — 1 water closet, 1 urinal, 1 lavatory; female — 2 water closets and 1
lavatory be provided on each floor. One drinking fountain shall be provided for each floor.
Stair Exit Requirement—94 Code U.B.C.
Building Gross Area—66' x 100' = 6.600 sq.ft./floor
Net Area— Interior Stair— 128 sq.ft.; Elevator 152 sq.ft.; Toilets 15'x18' = 270 sq.ft.; Mechanical Space
1Oxl5 = 150 sq.ft.; Interior Columns 2'x4'x10 = 80 sq.ft.; Interior and Exterior Walls 1,120
sq.ft.; Total 1,900 sq.ft.
Net Area—6,600— 1,900=4,700 sq.ft.
Occupant Load per floor(100 sq.ft./person) 4,700 - 100 =47 occupants.
Stair width per 43 Code: Total occupant x .3" =required width
91h to 2"d floor= 8 floors @ 47 = 376 x .3" = 112.8" (10'-4 1/4")
BUILDING BOARD OF APPEALS FEBRUARY 10, 19S
PAGE 5
At I" Floor—total stair exit width is 10'-4 1/4"
Existing Stairs are— S —3'-6"+ E=2' = $'-6"±
Item #1 —Mr. Stuckman moved to approve stairs provided there is a minimum of 6' width of stairs—total.
Allow some variation in rise and run to accommodate existing floor level in a reasonable manner. This can
be accomplished by rebuilding of the fire escape on the east side and exiting thru the second floor interior.
Motion seconded by Mr. Heck.Motion carried.
Item#2 —Mr. Heck moved to waive stairway enclosures if Item#1 is completed.Motion seconded by Mr.
Stuckman.Motion carried.
Item #3 —Mr. Stuckman moved to allow a waiver of area of refuge due to sprinkling of total building exits.
This is subject to approval of the Barrier Free Design Board requirements. Motion seconded by Mr. Heck.
Motion carried.
Item#4—Mr. Stuckman moved to accept elevators as a condition of the existing building.Motion seconded
by Mr. Heck.Motion carried.
OLD BUSINESS
None.
OTHER BUSINESS
None.
Being no other business Mr. Heck moved for adjournment. Motion seconded by Mr. Kamm. Motion
carried.
F. eli
ubmitted,
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DRAFT: Februa 23 1998
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APPROVED:_