HomeMy WebLinkAboutAppeals.Minutes.01-08-2015 MINUTES
BOARD OF APPEALS
City of Cape Girardeau
P.O. Box 617
Cape Girardeau, Missouri 63702-0617
January 8, 2015
The Board of Appeals met on Thursday, January 8, 2015 at 7:00 p.m. in the Council
Chambers, City Hall, at 401 Independence Street.
Members Present: Dave Pfeiffer, Joe Burton, Mike Annis, Mark
Strickland, Farris Nabors, Melanie Cantrell,
Kristen Uhrhan (alternate) and Robert Blasiney
(alternate).
Members Absent: None
The meeting was called to order at 7:00 p.m. by Chairman Dave Pfeiffer and the roll
was called.
Motion was made by Mike Annis to accept the minutes from the December 11 , 2014
meeting; Farris Nabors seconded the motion. The motion passed 8-0 in favor.
1. DISCUSSION OF 2015 INTERNATIONAL BUILDING CODE.
Plan Reviewer Specialist II, Anna Kangas will be discussing with the board the changes
she is proposing for the 2015 International Building Code. Anna presented the key
changes document (see attached). Additional discussion occurred after the
presentation. Mark Strickland voiced concerns about Section 102.6, that the section
might require a permit be issued when a building's business changes that does not
change the Use Group. Staff indicted they do not interpret this section that way. Joe
Burton mentioned a previous Board of Appeals ruling regarding a dancing occupancy
on an upper floor of the Marquette Building, and that the Board did not allow the use to
move forward due to structural load concerns. Mark Strickland voiced concern about
Section 423.4, which requires new E occupancies to provide a storm shelter. The
Board discussed if this section should be amended to require group E over a certain
monetary or square
BOARD OF APPEALS
REGUALAR MEETING
January 8, 2015
Page 2
footage threshold to provide shelter. Joe Burton expressed concerns over Section
1505.8 and 1505.9, that the economics of solar panels, the wind and live loads for solar
panels on roofs are not mentioned in this section. Melanie Cantrell indicated the load
information is in Section 1607.12.5. Mike Annis requested information on the cost
impact of the gypsum board requirement for the International Residential Code. Mark
Strickland recommended the National Multi-Family Housing Council website for
documents on the changes to the 2015 code series. Mark Strickland brought up the
secondary water supply for sprinkler system requirements in Seismic Design Category
D. This is in Section 403.3.3, but only applies to new high rise buildings and is not
retroactive. Mike Annis asked of ISO ratings would only affect insurance rates for new
construction of if insurance rates for existing buildings would also be affected by bad
ISO ratings. Anna presented some research that insurance rates could increase by
several hundred dollars per year, based on home value. The Board requested an
updated schedule for moving forwarded with the adoption of the 2015 Codes. Anna
indicated that the Existing Building Code and Energy Conservation Code will be
reviewed in February and draft ordinances will be presented in March and April to
present to the Council in May. Mark Strickland requested draft ordinances for
previously reviewed codes in the cycle be brought to the February meeting. He also
requested that Staff re-review the appendices in each code and determine which ones
are really necessary to adopt. Anna requested that Board members contact Staff with
concerns about specific code sections prior to the next meeting so Staff has the
opportunity to research.
Being there was no other business at this time; a motion was made to adjourn. The
meeting adjourned at 8:15 p.m. The next meeting of the Board of Appeals is scheduled
for February 12, 2015.
Respectfully Submitted,
efifrtittl,
Melanie Cantrell
Secretary
ATTACHMENT #1
Chapter 3:
- Food processing and commercial kitchens not associated with a restaurant:
o 304.1: with not more than 2500 sq ft now defined as Group B
o 306.2: with more than 2500 sq ft now defined as group F-1
o Affects take-out establishments
- Group I revisions:
o 308.3: 1-1 (rehabilitation uses with more than 16 people, excluding staff,
supervised environment with custodial care), clarified with the following
conditions
■ Condition 1 —all persons capable of responding to an emergency without
assistance
■ Condition 2 — any person requires limited assistance to respond to an
emergency
o 308.4: 1-2 (medical care uses for more than 5 people who are incapable of self-
preservation such as hospitals and nursing homes), clarified with the following
conditions
■ Condition 1 — includes facilities that provide nursing and medical care, but
not emergency care, surgery, obstetrics or in-patient units for psychiatric
or detox, not limited to nursing homes and foster care facilities
■ Condition 2 — includes facilities that provide nursing and medical care and
could provide emergency care, surgery, obstetrics or in-patient units for
psychiatric or detox, not limited to hospitals
o 310.5: R-3— bed & breakfasts with 5 or fewer guest rooms may be constructed
per the IRC
o 310.6: R-4 (facilities for more than 5 but less than 16 people, excluding staff, in a
supervised environment), clarified with the following conditions:
■ Condition 1 —all persons capable of responding to an emergency without
assistance
■ Condition 2 — any person requires limited assistance to respond to an
emergency
Chapter 4:
- 407.5: Smoke compartment size requirements changed to reflect the new Condition
types in 1-2.
o Smoke compartments now required:
■ Condition 1 for area no larger than 22,500 sq ft
■ Condition 2 for area no larger than 40,000 sq ft
Chapter 5:
- Table 503 (2009 IBC) now split into several tables:
o Each table:
■ Distinguishes between sprinkled and non-sprinkled buildings
■ Includes the different Conditions in I-1
o Table 504.3 Allowable Building Height
o Table 504.4 Allowable Number of Stories
o Table 506.2 Allowable Area Factor
o Different area calculations depending on number of occupancies and number of
stories
Chapter 9
- There are now thresholds at which an area used for manufacture, storage and
display/sale of furniture require fire sprinklers. Previously all furniture display/sale areas
required sprinklers. Now sprinklers are required when:
o 903.2.4 item 4, F-1: manufacturing area for furniture and mattresses exceeds
2,500 sq ft
o 903.2.7 item 4, M: display/sale area for furniture and mattresses exceeds 5,000
sq ft
o 903.2.9 item 5, S-1: storage of furniture and mattresses exceeds 2,500 sq ft
- 907.2.3: Group E occupancies now require manual fire alarms when the occupant load
exceeds 30; previous code was 50 occupants. Emergency voice/alarm communication
now required.
- 908.7: Carbon monoxide detectors required in Group I and R occupancies if the building
contains a fuel-burning appliance or attached garage. Exceptions for if the
sleeping/dwelling units are more than 1 floor above the fuel-burning appliance or garage;
if the unit is not connected by ductwork to a room containing a fuel-burning appliance or
garage; if there is a common area carbon monoxide detector
Chapter 10
- Table 1004.1.2 revised
o Mercantile occupant load factor now 60 gross
- 1005 Means of Egress sizing:
o Stairways: .3" per occupant; .2" per occupant if provided with fire sprinklers and
voice/alarm communication system
o Other egress components: .2" per occupant; .15" per occupant if provided with
° ?f fire sprinklers and voice/alarm communication system
o Reduced capacity does not apply to H and 1-2 (hospitals, nursing homes, etc.)
o Previously: stairways required .3" per occupant; other egress components
required .2" per occupant
- Table 1006.2.1 combined table 1015.1 and 1016.1
o Maximum occupant load and maximum path of egress travel distance, with and
without sprinkler system
- 1015.8 In R-2 and R-3 occupancies, window opening limiting devices required for
windows with sills 36" or less above finish floor. Previously was 24".
Chapter 11
- 1104.3.1 Exception 1: Common use circulation paths in Employee work areas now
required to be accessible if 1,000 sq ft or greater. Previously the threshold was 300 sq ft.
Chapter 29
- 2909.2.2.1 Where a facility is required to have only one restroom for each gender, the
two restrooms may be unisex in lieu of specified for each gender.
- 2902.2 Exception 3— Mercantile occupancy not required to have separate facilities for
each gender until occupant load exceeds 100. Previously, the threshold was 50
occupants.
Chapter 34 Existing buildings — all moved to the IEBC now