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HomeMy WebLinkAbout12012005 BSC Agenda Item 3 STAFF REPORT BUSINESS OF THE BUILDING STANDARDS COMMISSION CITY OF WEST UNIVERSITY PLACE, TEXAS AGENDA OF: 12/01/05 Docket No. 05-03 DATE SUBMITTED: 10/17/05 DEPARTMENT OF ORIGIN: Development Services PREPARED BY: Debbie Scarcella, Building PRESENTER: Thomas H. Bay Official SUBJECT: Request for a variance to Section M1305.1.3 of the International Mechanical Code for a structure located at 3514 Amherst Street EXHIBITS: Request application,floor plan layout, garage elevation section, pictures, Copy of code section, copy of illustration EXECUTIVE SUMMARY Mr. Thomas H. Bay is requesting a variance to Section M1305.1.3 of the International Mechanical Code for a structure located at 3514 Amherst Street. Mr. Bay constructed a garage with a second floor area intended for use as a workshop. The second floor is conditioned space by a system installed in the attic area of the structure. The installed system does not meet the technical prescriptive requirements as set forth in the mechanical code as follows: 1. There is not an unobstructed pathway a minimum of 22 inches in width with solid flooring from the attic access opening to the unit for servicing. 2. There is not a level service space of a minimum of 30" along the sides of the unit requiring service. The mechanical code provides for an exception to the level service area and passageway requirements if the unit is capable of being serviced and removed through the required opening. This particular installation does not meet the requirements of the exception. The passageway and level service space requirements are in the code for the safety and protection of service personnel as per the Code Commentary section attached, and as illustrated in the attached drawing. RECOMMENDATION Staff recommends approval of the request with the following conditions: 1. Full disclosure of the system conditions upon sale of the property. (A copy of the variance decision can be recorded in the Harris County real property records.) 2. Upon replacement of the existing unit, a passageway with solid flooring must be constructed to substantially comply with the intent of the mechanical code. • • M1305.1.2-M1305.1.4.1 GENERAL ME�rIANICAL SYSTEM REQUIREMENTS bustibles. The front (fire box) clearance helps protect the attic passageway,the more the service person will combustibles against flame roll-out and allows free be exposed to extreme temperatures and the risk of in- movement of combustion air. The exception exempts jury. replacement appliances and equipment installed in existing compartments or alcoves provided that the M1305.1.3.1 Electrical requirements.A lighting fixture con- installation complies with the manufacturer's instruC trolled by a switch located at the required passageway opening dons. and a receptacle outlet shall be provided at or near the appliance location in accordance with Chapter 38. M1305.1.2 Appliances in rooms. Appliances installed in a :• A lighting outlet and receptacle outlet encourage and compartment, alcove, basement or similar space shall be ac- facilitate appliance maintenance. The receptacle will cessed by an opening or door and an unobstructed passageway accommodate power tools,drop lights,and diagnostic measuring not less than 24 inches (610 mm) wide and large instruments. Also, these provisions negate the need enough to allow removal of the largest appliance in the space, for extension cords, which can be hazardous to ser- provided that a level service space of not less than 30 inches vice personnel. (762 mm)deep and the height of the appliance,but not less than 30 inches(762 mm),is present at the front or service side of the M1305.1.4 Appliances under floors.Underfloor spaces con- appliance with the door open. taining appliances requiring access shall be provided with an unobstructed passageway large enough to remove the largest ❖ This section specifies an access opening and pas- appliance,but not less than 30 inches(762 mm)high and 22 sageway to afford service personnel reasonable ac- inches (559 mm) wide, nor more than 20 feet (6096 mm) in 4 cess to appliances and to allow for the passage of sys- length when measured along the centerline of the passageway tern components. Quite often appliances such as from the opening to the appliance.A level service space at least furnaces, boilers, and water heaters are installed in 30 inches(762 mm)deep and 30 inches(762 mm)wide shall be spaces with little or no forethought about future access present at the front or service side of the appliance.If the depth for maintenance or replacement. of the passageway or the service space exceeds 12 inches(305 mm)below the adjoining grade, the walls of the passageway M1305.1.3 Appliances in attics.Attics containing appliances. shall be lined with concrete or masonry extending 4 inches(102 requiring access shall be provided with an opening and a clear mm)above the adjoining grade in accordance with Chapter 4. If and unobstructed passageway large enough to allow removal of The rough framed access opening dimensions shall be a mini the largest appliance,but not less than 30 inches(762 mm)high mum of 22 inches by 30 inches(559 mm by 762 mm),where the and 22 inches(559 mm)wide and not more than 20 feet(6096 dimensions are large enough to remove the largest appliance. mm)in length when measured along the centerline of the pas- Exception:The passageway is not required where the level sageway from the opening to the appliance. The passageway service space is present when the access is open,and the ap- shall have continuous solid flooring in accordance with Chap- pliance is capable of being serviced and removed through the ter 5 not less than 24 inches (610 mm)wide. A level service required opening. space at least 30 inches(762 mm)deep and 30 inches(762 mm) wide shall be present along all sides of the appliance where ac- ❖ This section, which applies to crawl spaces, has con- " cess is required.The clear access opening dimensions shall be a cepts similar to those of Section M1305.1.3.The more minimum of 20 inches by 30 inches (508 mm by 762 mm), difficult the access to appliances and equipment is,the where such dimensions are large enough to allow removal of less likely that the appliance or equipment will be in- the largest appliance. spected and serviced on a regular basis. Attic and Exception:The passageway and level service space are not crawl space installations suffer from the"out-of-sight, required where the appliance is capable of being serviced out-of-mind" syndrome. and removed through the required opening. M1305.1.4.1 Ground clearance.Appliances supported from There is not always sufficient room for mechanical the ground shall be level and firmly supported on a concrete equipment and appliances to be installed in spaces slab or other approved material extending above the adjoining such as basements, alcoves, utility rooms, and fur- ground. Appliances suspended from the floor shall have a nace rooms. In an effort to save floor space or simplify clearance of not less than 6 inches(152 mm)from the ground. an installation,people often install appliances and me- ❖ This section's provision provides a buffer from the cor- chanical equipment on roofs, in attics, or in similar re- rosive effects of an appliance's contact with the mote locations. Access to appliances and equipment ground. If supported on the ground,the appliance is to could be difficult because of roof slope,stone roof bal- rest on a material that will be a barrier between the ap- last,or the lack of a walking surface,such as might oc- pliance and the ground.Concrete is the material that is cur in an attic or similar space with exposed ceiling prescribed, but other approved materials could be joists.This section requires a suitable access opening, used if they provide the same level of protection as the passageway, and workspace that will allow reason- concrete. If the appliance is suspended from the floor ably easy access without endangering the service per- assembly above the ground, then a minimum separa- son. See Commentary Figure M1305.1.3. The longer tion of 6 inches is called out. 13-4 2003 INTERNATIONAL RESIDENTIAL CODE®COMMENTARY—VOLUME 2 • 0 GENERAL MECHANICAL SYSTEM REuUIREMENTS FIGURE M1305.1.3-M11306.1 125 VAC CONVENIENCE RECEPTACLE 41 I ii' FURNACE EQUIPMENT DISCONNECT SWITCH 1 1 g APP. ----......„.............. tr '' /IIIIMIMMs ///o ..... 4 '''i I.. I)I)Illr... I I ftisirligliwi. r/. 111.1iiirgiv 1 LIGHT SWITCH NEAR 24 IN.WIDE WALKWAY ACCESS OPENING _ _. .... __ .._ _Apprimw.... ............ 111?-''' ACCESS OPENING 11 M For SI:1 inch=25.4 mm. Figure M1305.1.3 ' REMOTE LOCATION REQUIREMENTS(ATTIC INSTALLATION) M1305.1.4.2 Excavations.Excavations for appliance installa- M1305.1.4.3 Electrical requirements.A lighting fixture con- tions shall extend to a depth of 6 inches(152 mm)below the ap- trolled by a switch located at the required passageway opening pliance and 12 inches (305 mm) on all sides, except that the and a receptacle outlet shall be provided at or near the appliance control side shall have a clearance of 30 inches(762 mm). location in accordance with Chapter 38. This is the same requirement as found in Section M1305.1.3.1. Lighting and a power supply are re- * This section allows for appliances to be located below quired for the service of mechanical appliances. the level of the ground surface in underfloor areas. Again,the concern is to provide a separation from the SECTION M1306 ground itself. Minimum clearances are provided in this CLEARANCES FROM COMBUSTIBLE section.The 30-inch-deep (762 mm)workspace is re- CONSTRUCTION quired for adequate access for servicing the ap- M1306.1 Appliance clearance.Appliances shall be installed pliance. with the clearances from unprotected combustible materials as 2003 INTERNATIONAL RESIDENTIAL CODE®COMMENTARY—VOLUME 2 13-5 4). 0 City f WestUniversity of Place APPLICATION TO BUILDING AND STANDARDS COMMISSION STATE OF TEXAS ) ( TO THE HONORABLE LOT NO. 5 A 5 6 BUILDING AND STANDARDS COUNTY OF HARRIS) ( COMMISSION BLOCK NO. 52 w�sl- lan■vers ADDITION 1914(c Sn c L Now comes -rho v.nc s N . appellant / own of the herein described r 03 property, and affirms that on the 11 �`` day of fttc)tAS F , ifflf,Te / she applied for a permit to bu i l k. & v1ew korYt ck.4ut t,t.e(s� csuru -e /vi0 vks1,10r. 0r, fy fM.s� eC+ c, f17is fife!,c"t+iv‘'1 _ /q 11 J:t$P ct J 1 1 AnvCIC'Z C is tor a.- end at S I Akox S4 on a lot f 00 feet by i So feet, in the sr-3 District, as shown to scale, with all existing structures on the attached staked survey and the Zoning Map of the City of West University Place, and to use the same as a resi[ nCt k;AA a IiaCl .C�ar`.je The permit, however was denied upon the following grounds: 1 °v- +-,"to--1 °cc t.'-C't''vi G� c;,r*Lit Tin(c.t sec c n,A ot)r tu, l 1A -v 1t,t,; 4.(llrech cc6s relvtc vocl or tiru A/C an,-I- —fi'e at-hc a relltive ( 1�y L41Gr. MI3os.1.3 or 114i_ Inkr/rt&ficrc1 1eeJuto ILA.I (aef;. 2.cooeAthot-, ,ts o.kpkd h G v6 or .t;, c1 ('t eCC'rdi eta rtctS'av set 0,-4-i�t'�Yii. ra Wis. SECTION 6..06 There, the appellant now appeals in accordance with the provisions of Chapter 6, Iinctuag, to the Building and Standards Commission to grant the heretofore requested permit, variance or exception, and to permit him to use the completed premises as a t0vksI op for the following reasons: f-hly lst,,i)e$-coot{ Cut vle e ,tic Wks s rework,as A/G stpk rv► q.016,1'► 4 l,�he ;y tttr spu e hlf qs 2 �b�t-fr i , I Nd t/I t{r,KS G, 1)(Vot,pct;.I( VAv14k(4 sc,r4■ 4t4 anal A/c un,+ t'e'cac 1-0 1b replaced,q sechti„ "AP y,raui..d St pply daa r11 feud 6� 04,atto-criad cr AA iso) rim uved*rep repktaeiu•soIF' 1 a to»aeaaneV's elt rlt -�rdr,fi;ii orvanarKa 51o,44(h we u e eC# C et-ill o rwbc,.Viyd(1.R S r' < ,ert-;es e •1S hare,i:yecel, priced atsffwut,h+4rrie ws .Czmptig IA+ ,4■A :Viva tC to rei..kric. IC s term eine rere4 try rroC h►ta . Respect ubmitte.; Telephone Number 7c , Appellant & Owner Address (7l 3 C t! t - ,.c ff-2_ FAX AFFIDAVIT STATE OF TEXAS ) ( COUNTY OF HARRIS ) ( o al a S 71 - U a , being duly sworn, deposes and says: I, the applicant named in this application have read the contents hereof, and all statements here contained are true and correct. Applicant Subsc._: -• • • .,.- . t -t h day of -5�p-'emer. • ' s "O�PpY:°.<.;;;;.... NOTARY PUBLIC ;* 1 * State of Texas Q I fit , %%IS'of ,+..•'Comm. Exp. 09-12-2008 Notary Public in and for Harris county Texas DATE FILED\�'°°'` � C' • DOCKET NO RECEIPT NO.Ll • STAFF REPORT BUSINESS OF THE BUILDING STANDARDS COMMISSION CITY OF WEST UNIVERSITY PLACE,TEXAS AGENDA OF: 12/01/05 Docket No. 05-03 DATE SUBMITTED: 10/17/05 DEPARTMENT OF ORIGIN: Development Services PREPARED BY: Debbie Scarcella, Building PRESENTER: Thomas H. Bay Official SUBJECT: Request for a variance to Section M1305.1.3 of the International Mechanical Code for a structure located at 3514 Amherst Street EXHIBITS: Request application, floor plan layout, garage elevation section, pictures, Copy of code section, copy of illustration EXECUTIVE SUMMARY Mr. Thomas H. Bay is requesting a variance to Section M1305.1.3 of the International Mechanical Code for a structure located at 3514 Amherst Street. Mr. Bay constructed a garage with a second floor area intended for use as a workshop. The second floor is conditioned space by a system installed in the attic area of the structure. The installed system does not meet the technical prescriptive requirements as set forth in the mechanical code as follows: 1. There is not an unobstructed pathway a minimum of 22 inches in width with solid flooring from the attic access opening to the unit for servicing. 2. There is not a level service space of a minimum of 30" along the sides of the unit requiring service. The mechanical code provides for an exception to the level service area and passageway requirements if the unit is capable of being serviced and removed through the required opening. This particular installation does not meet the requirements of the exception. The passageway and level service space requirements are in the code for the safety and protection of service personnel as per the Code Commentary section attached, and as illustrated in the attached drawing. RECOMMENDATION Staff recommends approval of the request with the following conditions: 1. Full disclosure of the system conditions upon sale of the property. (A copy of the variance decision can be recorded in the Harris County real property records.) 2. Upon replacement of the existing unit, a passageway with solid flooring must be constructed to substantially comply with the intent of the mechanical code. i . M1305.1.2-M1305.1.4.1 GENERAL MCt.HANICAL SYSTEM REQUIREMENTS bustibles. The front (fire box) clearance helps protect the attic passageway,the more the service person will combustibles against flame roll-out and allows free be exposed to extreme temperatures and the risk of in- movement of combustion air. The exception exempts jury. replacement appliances and equipment installed in existing compartments or alcoves provided that the M1305.1.3.1 Electrical requirements.Alighting fixture con- installation complies with the manufacturer's instruct trolled by a switch located at the required passageway opening tions. and a receptacle outlet shall be provided at or near the appliance location in accordance with Chapter 38. M1305.1.2 Appliances in rooms. Appliances installed in a A lighting outlet and receptacle outlet encourage and compartment, alcove, basement or similar space shall be ac- facilitate appliance maintenance. The receptacle will cessed by an opening or door and an unobstructed passageway accommodate power tools,drop lights,and diagnostic measuring not less than 24 inches (610 mm) wide and large instruments. Also, these provisions negate the need enough to allow removal of the largest appliance in the space, for extension cords, which can be hazardous to ser- provided that a level service space of not less than 30 inches vice personnel. (762 mm)deep and the height of the appliance,but not less than 30 inches(762 mm),is present at the front or service side of the M1305.1.4 Appliances under floors.Underfloor spaces con- appliance with the door open. taining appliances requiring access shall be provided with an unobstructed passageway large enough to remove the largest ❖ This section specifies an access opening and pas- appliance,but not less than 30 inches(762 mm)high and 22 sageway to afford service personnel reasonable ac- inches (559 mm)wide, nor more than 20 feet (6096 mm) in cess to appliances and to allow for the passage of sys- length when measured along the centerline of the passageway tern components. Quite often appliances such as from the opening to the appliance.A level service space at least furnaces, boilers, and water heaters are installed in 30 inches(762 mm)deep and 30 inches(762 mm)wide shall be spaces with little or no forethought about future access present at the front or service side of the appliance.If the depth for maintenance or replacement. of the passageway or the service space exceeds 12 inches(305 mm)below the adjoining grade, the walls of the passageway M1305.1.3 Appliances in attics.Attics containing appliances shall be lined with concrete or masonry extending 4 inches(102 requiring access shall be provided with an opening and a clear mm)above the adjoining grade in accordance with Chapter 4. and unobstructed passageway large enough to allow removal of The rough-framed access opening dimensions shall be a mini- the largest appliance,but not less than 30 inches(762 mm)high mum of 22 inches by 30 inches(559 mm by 762 mm),where the and 22 inches(559 mm)wide and not more than 20 feet(6096 dimensions are large enough to remove the largest appliance. mm)in length when measured along the centerline of the pas- Exception:The passageway is not required where the level sageway from the opening to the appliance. The passageway service space is present when the access is open,and the ap- shall have continuous solid flooring in accordance with Chap- pliance is capable of being serviced and removed through the ter 5 not less than 24 inches(610 mm)wide. A level service required opening. space at least 30 inches(762 mm)deep and 30 inches(762 mm) wide shall be present along all sides of the appliance where ac- 3 This section, which applies to crawl spaces, has con- . cess is required.The clear access opening dimensions shall be a cepts similar to those of Section M1305.1.3.The more minimum of 20 inches by 30 inches (508 mm by 762 mm), difficult the access to appliances and equipment is,the where such dimensions are large enough to allow removal of less likely that the appliance or equipment will be in- the largest appliance. spected and serviced on a regular basis. Attic and Exception:The passageway and level service space are not crawl space installations suffer from the "out-of-sight, required where the appliance is capable of being serviced out-of-mind" syndrome. and removed through the required opening. M1305.1.4.1 Ground clearance.Appliances supported from • There is not always sufficient room for mechanical the ground shall be level and firmly supported on a concrete equipment and appliances to be installed in spaces slab or other approved material extending above the adjoining such as basements, alcoves, utility rooms, and fur- ground. Appliances suspended from the floor shall have a nace rooms. In an effort to save floor space or simplify clearance of not less than 6 inches(152 mm)from the ground. an installation, people often install appliances and me- + This section's provision provides a buffer from the cor- chanical equipment on roofs, in attics, or in similar re- rosive effects of an appliance's contact with the mote locations. Access to appliances and equipment ground. If supported on the ground,the appliance is to could be difficult because of roof slope,stone roof bal- rest on a material that will be a barrier between the ap- last,or the lack of a walking surface,such as might oc- pliance and the ground.Concrete is the material that is cur in an attic or similar space with exposed ceiling prescribed, but other approved materials could be joists.This section requires a suitable access opening, used if they provide the same level of protection as the passageway, and workspace that will allow reason- concrete. If the appliance is suspended from the floor ably easy access without endangering the service per- assembly above the ground,then a minimum separa- son. See Commentary Figure M1305.1.3. The longer tion of 6 inches is called out. 13-4 2003 INTERNATIONAL RESIDENTIAL CODE®COMMENTARY—VOLUME 2 • I GENERAL MECHANICAL SYSTEM REQUIREMENTS FIGURE M1305.1.3-M11306.1 125 VAC CONVENIENCE RECEPTACLE Ili ' X/FURNACE 1. J EQUIPMENT DISCONNECT SWITCH I . 411! _11.111 /4,li ,..._._..._____.......4 1 I I I I I I I I I I I I I I I I I I I I ----, i 0 2 LIGHT SWITCH NEAR 24 IN.WIDE WALKWAY * ACCESS OPENING ACCESS OPENING 11 ': For SI:1 inch=25.4 mm. ' Figure M1305.1.3 " x; `1 REMOTE LOCATION REQUIREMENTS(ATTIC INSTALLATION) 4`+''. M1305.1.4.2 Excavations.Excavations for appliance installa- M1305.1.4.3 Electrical requirements.A lighting fixture con- tions shall extend to a depth of 6 inches(152 mm)below the ap- trolled by a switch located at the required passageway opening pliance and 12 inches (305 mm) on all sides, except that the and a receptacle outlet shall be provided at or near the appliance control side shall have a clearance of 30 inches(762 mm). location in accordance with Chapter 38. + This is the same requirement as found in Section M1305.1.3.1. Lighting and a power supply are re- , ,:... + This section allows for appliances to be located below quired for the service of mechanical appliances. the level of the ground surface in underfloor areas. Again,the concern is to provide a separation from the SECTION M1306 ground itself. Minimum clearances are provided in this CLEARANCES FROM COMBUSTIBLE section.The 30-inch-deep (762 mm) workspace is re- CONSTRUCTION quired for adequate access for servicing the ap- M1306.1 Appliance clearance.Appliances shall be installed pliance. with the clearances from unprotected combustible materials as 2003 INTERNATIONAL RESIDENTIAL CODE®COMMENTARY—VOLUME 2 13-5 . . • • :\ _____7/- ., r\.\ / 4 .., 1 N .„,,,„\.t 12"0 ' \ ,'� 10"x10" 150 CFM 12"x24" RA '�i -- GRILLE 10"x10' . — 10" AFF ` 150 CFM \ ' r I { AC-5 pp# T j 1 A c c eS S ©p 8 ISuerLf j �9NCL 4 p LA c,T Zo 1 ►31 Ivor K{::ino UINJVT- 1Z ?0VAL- 1 4 L s ►2 EL? u 1 1 4111110 0 je- . ! did .__._ _ ,. _..._ ,-_.... --- ... ... {to®a) Q x 2 2 5 10"x10"°, 10" 10" NULL D o J ! 150 £FM 150 CFM S TAO/I- ' { / I _ 0112. /AC-) � 2h � C-Lv0-�2 PLiz Vt y ►I✓ 11_C"V . • /I-AO.... ---- / �•��'''' v-<:, s J- y 130 0..�, 1►� - Whie. P /3 rt..0 G L-' 'MI If filliTOLIlielk . 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