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HomeMy WebLinkAbout12022010 Agenda Item 6 STAFF REPORT Business of the Building and Standards Commission City of West University Place, Texas AGENDA OF: December 2, 2010 DOCKET NO.: N/A DATE SUBMITTED: November 18, 2010 DEPARTMENT OF ORGIN: Development Services PREPARED BY: John R. Brown, MCP, CFM Chief Building Official PRESENTER: N/A SUBJECT: Discuss the size and location of basements and other subterranean STAFF PRESENTER: structures under single family dwellings. John R. Brown, MCP, CFM Chief Building Official ATTACHMENTS: Recommendation for size and location. Copies of previous agenda items documents recommendations and meeting synopsis. STAFF SUMMARY Background: This topic has been discussed by City Council, Zoning and Planning Commission and the Building and Standards Commission since early in the year 2009. It all stemmed from a discussion at a city council meeting whether the city wanted basements at all and they decided to allow basements but control them. City Council then directed ZPC and BSC to discuss the issue and offer suggestions to city council. The general consensus and recommendation to Council was that even though basements can be built in West University their recommendation would be to not allow them. Generally council restated to ZPC and BSC they wanted to allow basements and come back with a recommendation on use, size and any special construction methods necessary to construct basements in West University. Code reference: Attached are code requirements for basements. Comment: I have included my suggestions for the construction sizes and use of basements and subterranean structures. I feel they are reasonable and will offer structures on adjacent lots security from soil disturbance as well. 1 Recommendations for Basement & Subterranean Structures John R. Brown, MCP, CFM Chief Building Official November 16, 2010 Ceiling height: Eight feet. Maximum square footage: 100 square feet. Special exception may be applied for allowing up to a maximum of 200 square feet with cause. Location under first floor: No portion shall extend outside the middle third of the first floor. Example: 40 foot wide first floor structure and the maximum width of the basement allowed would be 13.33' while leaving 13.33' on either side of the space to the outside edge of the first floor foundation. Uses allowed: Mechanical equipment and storage. Facilities not allowed: Plumbing exception: required sump pumps for mechanical equipment. 2006 International Residential Code R310.1 Emergency escape and rescue required. Basements and every sleeping room shall have at least one operable emergency and rescue opening. Such opening shall open directly into a public street, public alley, yard or court. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room, but shall not be required in adjoining areas of the basement. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches (1118 mm) above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well in accordance with Section R310.2. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way. C CU a Exception: Basements used only to house mechanical equipment and not exceeding total floor area of 200 square feet (18.58 m2). R310.1.1 Minimum opening area. All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.530 m2). Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet (0.465 m2). R310.2 Window wells. The minimum horizontal area of the window well shall be 9 square feet (0.9 m2), with a minimum horizontal projection and width of 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened. Exception: The ladder or steps required by Section R310.2.1 shall be permitted to encroach a maximum of 6 inches (152 mm) into the required dimensions of the window well. R310.2.1 Ladder and steps. Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with Sections R311.5 and R311.6. Ladders or rungs shall have an inside width of at least 12 inches (305 mm), shall project at least 3 inches (76 mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the window well. R310.3 Bulkhead enclosures. Bulkhead enclosures shall provide direct access to the basement. The bulkhead enclosure with the door panels in the fully open position shall provide the minimum net clear opening required by Section R310.1.1. Bulkhead enclosures shall also comply with Section R311.5.8.2. R311.4.1 Exit door required. Not less than one exit door conforming to this section shall be provided for each dwelling unit. The required exit door shall provide for direct access from the habitable portions of the dwelling to the exterior without requiring travel through a garage. Access to habitable levels not having an exit in accordance with this section shall be by a ramp in accordance with Section R311,6 or a stairway in accordance with Section R311.5. R311.4.3 Landings at doors. There shall be a floor or landing on each side of each exterior door. The floor or landing at N the exterior door shall not be more than 1.5 inches (38 mm) lower than the top of the threshold. The landing shall be permitted to have a slope not to exceed 0.25 unit vertical in 12 units horizontal (2-percent). Exceptions: 1. Where a stairway of two or fewer risers is located on the exterior side of a door, other than the required exit door, a landing is not required for the exterior side of the door provided the door, other than an exterior storm or screen door does not swing over the stairway. 2. The exterior landing at an exterior doorway shall not be more than 73/ inches (196 mm) below the top of the threshold, provided the door, other than an exterior storm or screen door does not swing over the landing. 3. The height of floors at exterior doors other than the exit door required by Section R311.4.1 shall not be more than 7% inches (186 mm) lower than the top of the-threshold. The width of each landing shall not be less than the door served. Every landing shall have a minimum dimension of 36 inches (914 mm) measured in the direction of travel. R311.5.8 Special stairways. Spiral stairways and bulkhead enclosure stairways shall comply with all requirements of Section R311.5 except as specified below. R311.5.8.1 Spiral stairways. Spiral stairways are permitted, provided the minimum width shall be 26 inches (660 mm) with each tread having a 7%2-inches (190 mm) minimum tread depth at 12 inches from the narrower edge. All treads shall be identical, and the rise shall be no more than 9% inches (241 mm). A minimum headroom of 6 feet 6 inches (1982 mm) shall be provided. R311.5.8.2 Bulkhead enclosure stairways. Stairways serving bulkhead enclosures, not part of the required building egress, providing access from the outside grade level to the basement shall be exempt from the requirements of Sections R311.4.3 and R311.5 where the maximum height from the basement finished floor level to grade adjacent to the stairway does not exceed 8 feet (2438 mm), and the grade level opening to the stairway is covered by a bulkhead enclosure with hinged doors or other approved means. R311.6 Ramps. R311.6.1 Maximum slope. Ramps shall have a maximum slope of one unit vertical in twelve units horizontal (8.3- percent slope). Exception: Where it is technically infeasible to comply because of site constraints, ramps may have a maximum slope of one unit vertical in eight horizontal (12.5 percent slope). R311.6.2 Landings required. A minimum 3-foot-by-3-foot .(914 mm by 914 mm) landing shall be provided: 1. At the top and bottom of ramps. 2. Where doors open onto ramps. M 3. Where ramps change direction. CO a • 0 R311.6.3 Handrails required. Handrails shall be provided on at least one side of all ramps exceeding a slope of one unit vertical in 12 units horizontal (8.33-percent slope). R311.6.3.1 Height. Handrail height, measured above the finished surface of the ramp slope, shall be not less than 34 inches (864 mm) and not more than 38 inches (965 mm). R311.6.3.2 Handrail grip size. Handrails on ramps shall comply with Section R311.5.6.3. R311.6.3.3 Continuity. Handrails where required on ramps shall be continuous for the full length of the ramp. Handrail ends shall be returned or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall shall have a space of not less than 1.5 inches (38 mm) between the wall and the handrails. d" a Notice of Building & Standards Commission Meeting . Notice is hereby given that the Building & Standards Commission (BSC) and members of the City Council of the City of West University Place, Texas will hold a meeting on: March 12, 2009 Beginning at 6:00 P.M. In the Public Works Facility Lunchroom Located adjacent to 3825 Milton West University Place, Texas 77005. The subjects of the meeting are as follows: [Call to Order.] 1. Notices. Rules. Etc. Matters relating to notices, introductions, rules, meeting procedures and identifying parties. 2. Meeting Minutes. Matters relating to discussion and approval of the meeting minutes of February 5, 2009. 3. Docket Number 09-01 regarding property at 3936 Bellaire Blvd. West University Place. Texas. a. Public Hearing regarding request under Section 6-25(d)(3) of the Code of Ordinances for a variance regarding a canopy-mounted sign on a faSade other than the faSade used to calculate the relevant faSade area. b. Deliberation, decisions, other action, etc. regarding the preceding matter. 4. Basements and other subterranean structures including ordinance amendments, update and related matters. 5. Construction Codes. Matters relating to the International Code Council (ICC) family of codes, updates, local amendments, etc. [Adjournment.] ANYONE WITH A DISABILTY REQUIRING SPECIAL ARRANGEMENTS TORE ABLE TO PARTICIPATE IN T MEETING AfAY CONTACT SIGNS I NOTICE BELOW, IN ADVANCE QE THE MEETING. TO ALLOW TIME FQR ARRAN EMENTSS TO BE MADE AS NECESSARY: THE MEETING PLACE MENTIONED ABOVE IS ACCESSIBLE BY WHEEL CHAIRS BY flSM THE SLOPF.IJr RAMP LQCATED AT THE NEST ENTRANCE TO THE MUNICIPAL BUILDING, SPECIALLY NABBED PA N PA EA L I H K' IN N B Notice issued and posted on: , 20 Issued by: Josie M. Orosco, Development Services Permit Technician jorosco@westu.org 713-662-5834 0 SECTION R202 DEFINITIONS BASEMENT. That portion of a building that is partly or completely below grade (see "Story above grade"). BASEMENT WALL. The opaque portion of a wall that encloses one side of a basement and has an average below grade wall area that is 50 percent or more of the total opaque and non-opaque area of that enclosing side. EMERGENCY ESCAPE AND RESCUE OPENING. An operable exterior window, door or similar device that provides for a means of escape and access for rescue in the event of an emergency. GRADE FLOOR OPENING. A window or other opening located such that the sill height of the opening is not more than 44 inches (1118 mm) above or below the finished ground level adjacent to the opening. GUARD. A building component or a system of building components located near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to the lower level. HABITABLE SPACE. A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces. HANDRAIL. A horizontal or sloping rail intended for grasping by the hand for guidance or support. MACERATING TOILET SYSTEMS. A system comprised of a sump with macerating pump and with connections for a water closet and other plumbing fixtures, that is designed to accept, grind and pump wastes to an approved point of discharge. SEWAGE PUMP. A permanently installed mechanical device for removing sewage or liquid waste from a sump. STORY ABOVE GRADE. Any story having its finished floor surface entirely above grade, except that a basement shall be considered as a story above grade where the finished surface of the floor above the basement is: 1. More than 6 feet (1829 mm) above grade plane. 2. More than 6 feet (1829 mm) above the finished ground level for more than 50 percent of the total building perimeter. 3. More than 12 feet (3658 mm) above the finished ground level at any point. SUMP. A tank or pit that receives sewage or waste, located below the normal grade of the gravity system and that must be emptied by mechanical means. SUMP PUMP. A pump installed to empty a sump. These pumps are used for removing storm water only. The pump is selected for the specific head and volume of the load and is usually operated by level controllers. 0 Amendment relating to basements and other "below-grade" spaces" 3-9-09 Add a new definition as follows: Below-grade space. Any basement or other building space where the floor is more than 112?1 inches below [the nearest outdoor Qrade level or the standard base level of the site 1. Amend section (c) of Schedule FA (entitled "Framed Area") as follows; (c) Uncounted areas. The following areas are not counted as framed area: 1. Attic area that cannot be reached through a fixed accessway; 2. Attic area where there is a interior height less than seven feet; 3. Those non-attic parts of an imaginary plane on a second or third-floor level, above which there is less than seven feet of interior height; 4. Area beneath eaves, cornices, roof extensions, "greenhouse" or bay windows, cantilevered space and similar parts of building that project outward from the main wall of a building no more than 24 inches, if the area is on a lower floor level (or at ground level) and is otherwise completely open to the outdoors; 5. Unenclosed porch area of a principal building, if the longest side of the porch directly faces the front street line or side street line of the building site, and the area is neither designed nor usable for motor vehicles; 6. The area of "crawl space" at ground level; 7. Unenclosed walkway or "breezeway" area if: (A) the area directly connects a principal building to an accessory building containing garage space located behind the principal building; (B) the total covered width of the area does not exceed eight feet; and (C) no part of the roof is higher than 14 feet; and 8. Area of recessed entries (garage or home) or windows that is completely open to the outdoors on at least one side, if. (A) each area faces the front street line or side street line of the building site, (B) each area is not larger than 100 square feet, and (C) the total of all such uncounted recessed area is less than 200 square feet; and. -9. i-R-asi-em-eat e&ea if. (A) the fleer. is at lewit five feet lower- than the standfir-d base leN,el of thes, ife, and (13) the infeFier- height does nat e*eeed eight feet. The rules for uncounted areas shall be strictly construed and applied to the defined areas only. Amend the definitions of "story" and "story, half, " as follows: Story. The portion of a building between successive floors of such building or from the I top floor to the roof. For this purpose below-grade spaces are disregarded if they comply with the limits specified in this Ordinance; see, e.Q. Section 8-116. Story, half. In the case of a two-and-one-half-story building, a third-floor level with a framed area that does not exceed 50% of the framed area of either the first or second- floor level (whichever is smaller). For this purpose, below-grade spaces are disregarded if they comely with the limits specified in this Ordinance; see e.g Section 8-116 Amend the "ground level and underground items" section of Table 7-6, as follows: Sidewalks, patios, porches/platforms/d ecks, retaining The area counts as walls, driveways, open area but not as parking areas and ex limit, pervious area unless Ground similar structures except the material is that level and not higher than six decks No No No completely pervious to under- inches; all may not limit limit limit "Water. The area ground underground beneath a deck may items structures (except ' project more count as pervious area below-grade than 120" if rain is allowed to s aces . See also pass through the deck. Table 7-3 See Table 7-3. regarding pervious pavement. Add a new Section 8-116, as follows: Section 8-116. Below-erade space Below-grade space is forbidden on any site unless: (i) the aggregate floor area is smaller than 100 square feet per site, 60 there is no ceiling} higher than seven feet above the floor. (iii) there.are no plumbing fixtures and (iv) the space is designed and used only for storage or mechanical equipment Amend Section 18-57 of the Code of Ordinances as follows: Sec. 18-57. Trenching and excavations (a) Notifications, etc. For any trench excavation exceeding a depth of five feet, each applicant for a permit must certify in writing that the applicable requirements of the Texas Health and Safety Code have been, and will be, satisfied. The applicable requirements including, but not limited to the following, are: 0 • (1) V.T.C.A., Health and Safety Code § 756.021 et seq., for construction contracts generally, where a contractor is employed; and (2) V.T.C.A., Health and Safety Code § 756.022, for construction contracts for the city or any other political subdivision of the State. (b) Distance from property lines No part of any excavation deeper than /12 inches?l and bigger than cubic feet may be closer to a property line than its depth below the grade level at the nearest property line Example: A four-foot deep excavation may not be closer than four feet to any property line (b) Distance from property lines. No excavation deeper than 12-inches shall be closer than 36-inches from property lines. Excavation depth and distance from property lines shall be equal. Example: A four foot excavation shall be four feet from property lines. Any excavation five feet or greater shall have a RPLE engineer design, site specific, a shoring system. • • Synopsis of Building & Standards Commission Meeting March 12, 2009 Beginning at 6:00 P.M. In the Public Works Facility Lunchroom Located adjacent to 3825 Milton West University Place, Texas 77005. The subjects of the meeting are as follows: 1. Notices. Rules. Etc. Bryant Slimp stated the alternate voting members were as follows: Muddy McDaniel, Frank Griffin, Gerry Spedale and Dave Miller. 2. Meetine Minutes. The minutes from the February 5, 2009 were approved. 3. Docket Number 09-01 regardine property at 3936 Bellaire Blvd. West University Place. Texas. BSC granted a variance to A & O Lamp Co to replace the canopy mounted signage that was existing before Hurricane Ike. 4. Basements. There was general discussion regarding the subterranean structures handout that was submitted from James Dougherty. BSC approved the amendments with the following exceptions: the basement must be under the foot print of the house; the setbacks for the basement should be determined by the angle of repose x 1.5 the depth of the basement and the only entrance to the basement must be from inside the house. 5. Construction Codes. BSC approved the amendment to appendix P of the IRC proposed by the Fire chief and Fire Marshall. There was general discussion regarding the approval of adopting the International Residential Code, Mechanical, Plumbing and fuel gas codes with the Local Amendments. BSC was concerned there could be a conflict in the current local amendment that disallows PEX piping and the approval of the residential fire sprinkler systems which will be installed in plastic pipe. BSC asked staff to review the materials allowed in the residential fire sprinklers and comment on any potential conflict in material usage. BSC also asked staff to look for any other potential conflicts in the new code adoptions and local amends. STAFF REPORT Business of the Building and Standards Commission City of West University Place, Texas AGENDA OF: August 6, 2009 DOCKET NO.: DATE SUBMITTED: August 3, 2009 DEPARTMENT OF ORGIN: Development Services PREPARED BY: John R. Brown, MCP, CFM Chief Building Official PRESENTER: John R. Brown SUBJECT: Discuss Zoning and Planning Commission's consensus position for STAFF PRESENTER: allowing basements and their uses in the John R. Brown, MCP, CFM city. Chief Building Official ATTACHMENTS: ZPC consensus outline for the regulation of basements and other "below-grade spaces". Copies of "proposed" ordinance wording as presented by Jim Dougherty March 9, 2009. Review of code information and requirements for basements. STAFF SUMMARY Background: The Board has had several discussions regarding below grade structures while ZPC was also discussing the same. Attached is a copy of proposed ordinance wording changes as proposed by Jim Dougherty. Purpose: Discuss ZPC consensus. Review code information on basements. 1 • Synopsis of Building & Standards- Commission Meeting August 6, 2009 Beginning at 6:00 P.M. The subjects of the meeting are as follows: [Call to Order.] 1. Notices. Rules. Etc. Matters relating to notices, introductions, rules, meeting procedures and identifying parties. Regular members in attendance: J. Denis Powers and Dave Flame. Dave Flame, the Vice Chair conducted the meeting. He stated the alternate voting members were as follows: Frank Griffin, Muddy McDaniel, Dave Miller and Gerry Spedale Regular members not in attendance: Chairman Bryant Slimp, Brian Hoogendam and Peter Benjamin, Visitors in attendance: Steve Brown, Chairman of ZPC and Mr. Stan McCandless, resident. 2. Docket Number 2009-02 regarding Property at 3756 University. West University Place. Texas 77005 (Variance) This agenda item was moved to the last item because no one was in attendance representing Houston ISD. At approximately 7:20PM no one for Houston ISD had arrived so the item was postponed to the next meeting. There was discussion there may be a need for a special meeting to accommodate Houston ISD due to the beginning of school soon approaching. 3. Basements and other subterranean structures including ordinance amendments update and related matters. John Brown presented the outlinettalking points from the ZPC areas of consensus. Each point was discussed and drew a fairly lengthy discussion. Steve Brown, Chairman of ZPC spoke to the board and described ZPC discussion on the various topics within their consensus. After further discussion staff was directed to schedule an engineering firm familiar with the design of basements to attend the next BSC meeting so the board could ask questions concerning, water seepage, waterproofing, stability of the soil and surrounding structures, etc. Further there was a discussion on a joint meeting of BSC & ZPC to possibly work out the differences discussed. [Adjournment.] Notice of Building & Standards Commission Meeting Notice is hereby given that the Building & Standards Commission (BSC) and members of the City Council of the City of West University Place, Texas will hold a meeting on: September 3, 2009 Beginning at 6:00 P.M. In the Municipal Building, Council Chambers, Located at 3800 University Blvd, West University Place, Texas 77005. The subjects of the meeting are as follows: [Call to Orden) 1. Notices. Rules. Etc. Matters relating to notices, introductions, rules, meeting procedures and identifying parties. 2. Meeting Minutes. Matters relating to discussion and approval of the meeting minutes of August 6, 2009 and August 20, 2009. 3. Docket Number 2009-03 regarding Property at 5410 Kirby. West University Place Texas 77005 (Variance) a. Public Hearing regarding request under Section 6-25 (D)(3) of the Code of Ordinances for a variance regarding requesting signage on signboard (existing awning) facing Kirby. b. Deliberation, decisions, other action, etc. regarding the preceding matter. 4. Basements and other subterranean structures including ordinance amendments, updates and related matters. [Adjournment.] ANYONE WITH A DISABILTY REDUIRTNC• SPEC'I'AL ARR'ANG"ENTS TO BE ABLE TO PAffff ATII. IN THE MEETING MA Y CONTACT R SON WHO SIGNS THIS NOT- NBELOWINMV IC ANCE THE . T MEETING MENTIONED ABOVE LS ACCEMOLE B WHEEL CNAMS B RAMP TELL A BUILDING, PA N PA A AVAI I I IN B Notice issued and posted on: , 20 Issued by: Josie M. Orosco, Development Services Permit Technician jorosco@westu.org 713-662-5834 STAFF REPORT Business of the Building and Standards Commission City of West University Place, Texas AGENDA OF: September 3, 2009 DOCKET NO.: N/A discussion item only DATE SUBMITTED: August 26, 2009 DEPARTMENT OF ORGIN: Development Services PREPARED BY: John R. Brown, MCP, CFM Chief Building Official PRESENTER: Mr.. David A. Eastwood, P.E., President of GeoTech Engineering and SUBJECT: Discuss foundation issues Testing related to subterranean structures. STAFF PRESENTER: John R. Brown, MCP, CFM Chief Building Official ATTACHMENTS: 2006 IRC requirements for egress from basements. Copy of the ZPC & BSC consensus as of 8-13-09 for the Regulation of basements and other "below-grade spaces". 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Matters relating to discussion and approval of the meeting minutes of August 6, 2009 and August 20, 2009. Both were approved with changes. 5. Docket Number 2009-03 reeardine property at 5410 Kirby. West University Place. Texas 77005 (Variance) No one was in attendance and Mr. Dave McMahan was notified via fax with a confirmation receipt. 6. Basements and other subterranean structures including ordinance amendments, updates and related matters. Mr. David Eastwood, PE, Mr. Robert Cunningham, PE and Mr. Lynn Ratcliff, PE all spoke on the subject of basements. Do's and Don'ts: Do's: • Require them to have a minimum of a 12 inch cast-in-place reinforced concrete foundation wall. • Require them to have a standby generator. • Require them to be provided with a sump pump system. • Require an exterior drainage system. • Require water proofing on the exterior of the basement wall. • Require any shoring to be designed by a registered professional engineer. • Require a 2:1 ratio of distance to side property line to depth of excavation or install engineered soldier pilings (not driven but drilled) to protect adjacent property. Don'ts • Don't allow foundation walls to be constructed using concrete masonry units (CMU'S) Consensus of all three engineers was basements can be designed to structurally function however they don't recommend them being allowed in West University Place. October I" meeting was moved to October 8, 2009. [Adjournment.] Notice of Building & Standards Commission Meeting Notice is hereby given that the Building & Standards Commission (BSC) and members of the City Council of the City of West University Place, Texas will hold a meeting on: October 15, 2009 Beginning at 6:00 P.M. In the Municipal Building, Council Chambers, Located at 3800 University Blvd, West University Place, Texas 77005. The subjects of the meeting are as follows: [Call to Order.] 1. Notices. Rules. Etc. Matters relating to notices, introductions, rules, meeting procedures and identifying parties. 2. Meetine Minutes. Matters relating to discussion and approval of the meeting minutes of September 3, 2009. 3. Docket Number 2009-03 regardine property at 5410 Kirby. West University Place. Texas 77005 (Variance) a. Public Hearing regarding request under Section 6-25 (D)(3) of the Code of Ordinances for a variance requesting signage on existing awning facing Kirby. b. Deliberation, decisions, other action, etc. regarding the preceding matter. 4. Docket Number 2009-04 regardine property at 4130 Marlowe. West University Place Texas 77005 (Variance) a. Public Hearing regarding request under Chapter 19, Section 18-202(a)(1) of the Code of Ordinances for a variance requesting to construct a six (6) foot high wrought iron fence from the west front corner of the house to the front property line, along the front property line west to the west property corner connecting to an existing wood fence that will enclose a private green space. b. Deliberation, decisions, other action, etc. regarding the preceding matter. 5. Basements and other subterranean structures including possible ordinance amendments, updates and related matters. 6. Discussion of BSC Rules of Procedures [Adjournment.] ANYONE WITH A DISABILTY REQUIRING SPECIAL ARRANGEMENTS TO BE ABLE' TO PARTICIPATE'; IN THE MEETING MAY CONTACT THE PERSON WHO SIGNS THIS NOTICE BELOW INADVA= OF THE MEETING. TO ALLOW TIME FOR ARRANGEMENTS' TO BIB MADE AS NECESSARY T"Hfi MEETING PLACE MENTIOND ABOV , IS ACCESSIBLE BY WHEEL CHAIRS BY USING THE SLOPES LOCATED TH WEST ENTRANCE T H MUNCIPALBUIWING. P A SPACQ ARE VAI G B Notice issued and posted on: , 20 Issued by: Josie M. Orosco, Development Services Permit Technician jorosco@westu.org 713-662-5834 • Synopsis of Building & Standards Commission Meeting October 15, 2009 Beginning at 6:00 P.M. The subjects of the meeting are as follows: 1. Notices. Rules. Etc. Matters relating to notices, introductions, rules, meeting procedures and identifying parties. 2. First meeting of the new board. Members present: Bryant Slimp, Chairman, Dave Flame, Vice- Chairman, Frank Griffin, Karen Johnson, Alternates; Thomas Kern, Gerami Granello, John Tsertos with Thomas Kerns being the voting alternate. 3. Members absent: Laurinda Lankford, Ed Heathcott 4. Docket Number 2009-03 regardine nrooerty at 5410 Kirby. West University Place. Texas 77005 (Variance) a. Public Hearing regarding request under Section 6-25 (D)(3) of the Code of Ordinances for a variance requesting signage on existing awning facing Kirby. b. Ken Burke with Si ng Hero presented the request for variance. After some discussion and determining with the angle of the building to Kirby the additional canopy sign was warranted. Dave Flame made the motion to approve the variance and Thomas Kerns seconded, approved unanimously. 5. Docket Number 2009-04 rep-ardine nronerty at 4130 Marlowe. West University Place. Texas 77005 (Variance) a. Public Hearing regarding request under Chapter 19, Section 18-202(a)(1) of the Code of Ordinances for a variance requesting to construct a six (6) foot high wrought iron fence from the west front corner of the house to the front property line, along the front property line west to the west property corner connecting to an existing wood fence that will enclose a private green space. b. Mr. & Mrs. Getz presented their request for variance showing the members the site plan which showed the location of the proposed fence. After some discussion of the need for the fence Karen Johnson made a motion to approve the variance with conditions Dave Flame seconded the motion and the variance was approved unanimously. The conditions placed on the variance are: • The fence shall be black in color. • The material shall be wrought iron. • The fence shall be six (6) feet in heir • The fence pickets shall be no closer together than 3.5 inches. • The fence shall remain only as lone as the current structure as is, no additions or accessory building. 6. Basements and other subterranean structures including possible ordinance amendments, updates and related matters. General discussion with the new members and a workshop was scheduled for November on a date where most members can attend. Members were to e-mail Josie Orosco with any day they cannot attend. 7. Discussion of BSC Rules of Procedures General discussion on the rules, open meeting requirements and attendance for each meeting. Bryant Slimp also stated he, as chairman,. allowed all members, regular and alternates to ask questions during the hearings but only the scheduled voting members for said meeting would be allowed to vote. [Adjournment.] 8:20PM i i Notice of Building & Standards Commission Workshop Notice is hereby given that the Building & Standards Commission (BSC) and members of the City Council of the City of West University Place, Texas will hold a meeting on: November 17, 2009 Beginning at 5:30 P.M. In the Municipal Building, Bill Watson Conference Room, Located at 3800 University Blvd, West University Place, Texas 77005. The subjects of the meeting are as follows: [Call to Order.] 1. Basements and other Subterranean Structures. Matters relating to excavations and other subterranean structures, including possible code amendments. [Adjournment.] IN THE MEEWG MAY CONTACT MPERSON WHO SIGNS THIS T Y4= QE THE MEETING.- MEETING P-L4C8M.&W-10NQAB0VAIS ACCL&5-1-OU BY WHEEL CHAIRS BY USING THN R4MP LOCATED A THE WEST ENTRAYCH To THE MUNICIPAL P P Notice issued and posted on: , 20 Issued by: Josie M. Orosco, Development Services Permit Technician iorosco@westu.org 713-662-5834 0 0 Synopsis of Building & Standards Commission Workshop November 17, 2009 Beginning at 5:30 P.M. Members Present: Bryant Slimp, Frank Griffin, Thomas Kearns, Laurinda Lankford, John Tsertos and David Flame. Guest: Robert Riquelmy and Bruce Frankel 1. Basements and other Subterranean Structures. Matters relating to excavations and other subterranean structures, including possible code amendments. John Brown, Chief Building Official, described the charge given to the BSC by City Council outlining the parameters for the workshop. The following items were discussed, minimum construction standards for basements, site safety, waterproofing, emergency power for sump systems, site drainage, an increase in the errors and omission insurance amount since more than one property could be affected and protection of neighboring properties and public utilities. Minimum construction standards: All foundations are currently required to be Engineered and inspected by the engineer. Only cast-in-place concrete foundation walls will be allowed. The foundation plan shall include an excavation plan, which the Engineer will also be required to inspect and approve. Site safety: Discussed requiring a security fence around the entire project which shall be kept locked during times of inactivity. This may be removed after the foundation is in place. Waterproofing: John Tsertos offered to provide a detail for waterproofing the basement walls and floor. He has used this standard with good success on commercial projects in Houston. Emergency power for sump pumps: With the possibility of plumbing and required drainage field around the perimeter of the structure, both of which would need to function during a power outage, a backup power source was discussed and would be sized to operate the required equipment for the basement equipment only. The builder or owner could choose of course to install a larger system. Site drainage: Require a drainage system, "French Drain" around the perimeter of the foundation to remove excess water and convey it to the city out fall. Protection of neighboring properties and public utilities: The discussion is what lead to the engineered excavation plan being required. Increase in E & O insurance: The current city requirement is $250,000.00 per claim with $500,000.00 total. Most felt since this type of construction could result in damage to more than one property the amount should be raised to $2,000,000.00 per claim and $5,000,000.00 annually. They also felt it might be a good idea to raise the amount to $1,000,000.00 per claim and $2,000,000.00 for normal construction since the cost of construction has risen since instituting the ordinance. Current Code of E & O: (3) (Unless waived by the BSC as provided in 'T' below) covered by professional errors and omissions insurance that: (i) has limits of at least $250,000.00 per claim (and at least $500,000.00 per year, aggregate) and (ii) has effective dates-including any retroactive coverage date- that include the entire period when the person provides services or takes actions regulated by this section. The BSC board members wish to have a joint workshop with the Zoning & Planning Commission to discuss, these issues and come together on a comprehensive plan for presentation to city council.