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HomeMy WebLinkAboutBuilding Review Board - Minutes - 04/12/1990L. BUILDING REVIEW BOARD April 12, 1990 Minutes of Special Work Session and Meeting on the Adoption of 1988 Amendments to the UPC, UMC, UBC and NEC PRESENT: Felix Lee, Staff; Debra Kaestner, Staff; Mike Gebo, Staff; Warren Jones, Staff; Debbie Zeigler, Staff; Ron Baker, Chairman, BRB; Harry Cornell, BRB member and code committee member; Tony Bontz, BRB member; Charles Cotterman, BRB member; Jana Bingham, code committee; Dick Anderson, code committee; Shirley Reichenbach, code committee; Steve Steinbecker, code committee; and Terry Heyne, code committee. BRB MEMBERS ABSENT: Doug Johnson, Chris Allison, Vincent Guerrie, Dennis Sinnett. Chairman Ron Baker explained the purpose of the work session. At the last regular meeting several construction professionals expressed concerns about sill height requirements; R-38 in the ceilings; vacuum breakers on hose bibs; backwater valves on sewer lines; and radon prevention requirements. Mr. Baker said the issues were not a concern to him, but adequate public input was his intention. Back water valve requirements are in the 1988 Uniform Plumbing Code. They are meant to mitigate flooding of spaces where sewer inlets and fixtures are below street level. Felix said the 1988 Uniform Plumbing Code has been adopted by the State as a state- wide concern and as a home rule city, we are required to adopt equal or more stringent standards. Dick Anderson said that some back flow preventors do work and builders definitely need to plan ahead before installing them. Charles Cotterman questioned fire sprinkler requirements in R-4 category. Warren Jones explained safety cannot always be provided in situations where elderly or mentally and physically handicapped people are living even though they are considered ambulatory. This requirement would not be retroactive, but would be required for all new construction only. If the group home had five people and under, there wouldn't be a requirement to sprinkle the building either. The cost of the systems is around $2500 new and $6000 to retrofit an existing structure. Poudre Fire Authority is trying to set up some 0% loans for people in these circumstances. Warren went on to explain there is currently a requirement in the same appendix for an alarm system. Poudre Fire Authority is still of the opinion the sprinkler system will work better. Felix explained the fire wall separation requirement was proposed by the International Conference of Building Officials to offer renters and homeowners the same fire protection. Special BRB Meeting April 12, 1990 Page 2 GUARDRAIL SPACING Tony Bontz, speaking for Doug Johnson who was unable to attend, said Doug had tried putting his five year old son through a 6 inch opening and it wouldn't work, so he had a hard time believing the statistics. Jana Bingham with the Neenan Company said that her office was against the amendment stating it was too restrictive. She said railing could be ordered by local manufacturers with no problem and cost was not a significant factor. Charles Cotterman thought creativity would be restricted. Tony Bontz said in his forty years of building he had never seen a child fall through the guardrail, but he had heard of them falling over the guardrail. He is a believer that you can't protect everybody from everything all of the time. The point was raised that the guardrail spacing will be reduced in the 1991 Uniform Building Code. Tony Bontz and Charles Cotterman are in favor of waiting until that time. Ron Baker, Shirley Reichenbach, and Felix Lee agreed no exceptions should be made when a child's life is at stake. They are for adopting the amendment. INSULATION Steve Steinbecker said research had proven R-30 insulation is sufficient. He feels R-38 is excessive. Felix said the amendment does not preclude using R-30. If contractors wish to use it they would need to submit calculations. •1 • Discussion was held on this matter. Is radon a serious problem? One problem is that it can't be detected until after construction. Some thought it should be market driven rather than a code requirement. Crawl space ventilation is a requirement now, as is 6 ml plastic in the crawl space area. Jana Bingham suggested encouraging sample spaces before adoption to measure what actually does work in the reduction of radon. Felix said the problem is tests are done after construction. At that point its too late to correct it without expense to the owner. Special BRB Meeting April 12, 1990 Page 3 Tony Bontz said he did two houses side by side in Teller County; one had the highest level of radon in the county and the one directly next to it had 0 radon levels. Terry Heyne said providing a 4" drain in the floor at construction time would make it easier to vent in the future if radon was detected. It would work best to have it in the mechanical area or laundry area. Jana feels the section has too many flaws to adopt. It was pointed out that the costs are always the homeowners, whether caulking, plastic under slab or venting before or after construction. GENERAL MEETING Ron Baker asked any person who would like to speak regarding the proposed codes being considered for adoption to come to the podium. Bill Bartran said he is against the proposal to reduce the 6 inch spacing on guardrails to 4 inches. He said from a consumer standpoint it would be creating an unpleasant jail like environment. He felt it has been done this way for years and sees no reason for change. Regarding the proposed backwater valve on sewer lines, Mr. Bartran said there are very few blockages seen in the mains and sees no reason for this added expense which could cause more problems. Mr. Bartran said vacuum breakers on sill cocks caused big problems when they were required and they will be fighting them again. He asked Felix if he thought they would do any good. Felix said the likelihood of a backflow through a sillcock is remote, but it is a State law. Mr. Bartran said plastic under slabs in relation to radon problems would be a waste of time. By the time concrete is poured there are holes all over the plastic. Tom Sibbald, a multi -family developer, said he was having problems accepting the reduction of guardrail spacing. He agreed with Bill Bartran that it is architecturally unappealing, but the cost of the change is what's troubling him. The railing manufacturers are not tooled for 4 inch spacing. It will cost an additional $75 - $90 per unit for the guardrail. The fire wall between units is not needed because we already have the 5000 square feet fire containment requirement in the amendments. The back -flow requirement affects multi -family construction by costing $175 per unit extra. Special BRB Meeting April 12, 1990 Page 4 Mr. Sibbald said his point in all of this is that these small costs per unit add up and on a project he is now designing, the cost would add up to $20,200 extra. His opinion of vacuum breakers has been bad after experiencing them in the Vail area for years. They are nothing but trouble. He realizes this is State law, but said area contractors are not informed by the State when they make these rules. Rick with Tri-Trend Homes said his only concern is keeping the cost down. He agreed with everything Mr. Sibbald and Mr. Bartran had to say. Mark Taylor, with the Water and Sewer Department, was present to answer any questions on the grease trap requirements he is proposing. There were no questions. Ron Baker thanked everyone for coming. The Building Review Board will vote on the proposed amendments at the April 26th meeting at 9:15 a.m.. Respectfully submitted, Ron Baker, Chairman Felix , Staff Liaison