Loading...
HomeMy WebLinkAboutBuilding Review Board - Minutes - 04/24/2008Minutes to be approved by the Board at the May 29, 2008 Meeting FORT COLLINS BUILDING REVIEW BOARD Regular Meeting — April 24, 2008 Chairperson: Michael Smilie [Phone: 226-4260(H) ouncil Liaison: Kelly Ohlson Staff Liaison: Felix Lee (221-6760) 11 A regular meeting of the Building Review Board was held on Thursday, April 24, 2008 in the Council Chambers of the Fort Collins Municipal Building at 300 LaPorte Avenue, Fort Collins, Colorado. BOARDMEMBERS PRESENT: David Carr Jim Packard Alan Cram Michael Smilie George Smith Jeff Schneider BOARDMEMBERS ABSENT: Mike Gust STAFF MEMBERS PRESENT: Delynn Coldiron, Customer & Admin Services Manager Felix Lee, Neighborhood and Building Services Director AGENDA: all a114Y. 1i The meeting was called to order and rollcall was taken. 2. APPROVAL OF MINUTES: Packard made a motion to approve the minutes from March 27, 2008. Carr seconded the motion. Yeas: Carr, Packard, Cram, Smilie, Smith, Schneider Nays: Proposed Rental Housing, Building Condition and Exterior Property Maintenance Codes — Beth Sowder and Mike Gebo Beth Sowder addressed the Board and provided information on the Exterior Property Maintenance Codes. Her presentation is summarized as follows: The property maintenance standards discussion emerged in 2005 following revisions to the Occupancy Ordinance and other quality of life codes. To date, there have been four council work sessions on this topic. BRB March 24, 2008 Pg. 2 Staff has used the International Property Maintenance Code (IPMC), as well as research of property maintenance codes implemented by other communities throughout Colorado and the Country, as the primary resources for creating the code language being proposed. According to the International Code Council, 654 jurisdictions nationwide have adopted the IPMC with local amendments. 35 of those are Colorado jurisdictions. On March 11, 2008, Council directed staff to remove chipping/peeling paint and deteriorated roofs/gutters from the Exterior Property Maintenance Codes. These items will now be included in the new Building Conditions Code only when they present safety and/or structural issues. Yards, where a significant amount of area is not covered with grass, would require ground covering plants or other landscape materials such as; mulch, decorative gravel stone, paving blocks, etc. The current recommendation is that no less than 80% of any yard area, excluding sidewalks and driveways, shall be covered with grass, ground cover plants or other landscaping material, such as mulch, decorative gravel, stone or paving bricks. This is due to the fact that existing City code allows ornamental grasses to cover up to 20% of the yard. At Council discretion, additional discussion about the percentage may occur at the next Council meeting on May 20, 2008 (changed to July 15, 2008). The IPMC would also regulate fences when they are leaning significantly, are broken, loose, damaged, or have removed or missing parts. Replacement or repairs of the fence will require that compatible materials be used. Another top concern for staff and Council is the assistance programs that are available to help citizens with these kinds of situations. The intent is not to create hardships, but rather to maintain a high level of neighborhood quality in Fort Collins. The common concern among all involved is to provide assistance to those in need. Some of the assistance programs staff have identified are: • LaHIP — Larimer Home Improvement Program • Habitat for Humanity • Adopt -A -Neighbor & Fall Clean-up • CSUnity • Board of Realtors projects • Volunteer agencies (Jaycees, Volunteers of America, Interfaith Council, Homebuilder's Association, CSU Student Leadership and Civic Engagement Office) Ideas for new programs include the Paint-A-Thon and other business partnerships. The Exterior Property Maintenance Code, along with the Building Conditions Code and Rental Housing Code, are scheduled to go before Council on May 20.2008. Mike Gebo next addressed the Board. His presentation is summarized as follows: The Dangerous Building Code has been renamed the Building Conditions Code. It is applicable to all existing residential and nonresidential buildings. It includes all buildings ranging from substandard, to unsuitable for occupancy, to dangerous. BRB March 24, 2008 Pg. 3 The purpose of the Building Conditions Code is to protect, promote and enhance the physical and economical health, safety, welfare and sustainability of our community with respect to existing buildings (occupied or vacant), equipment and premises. Some of the proposed changes to improve the current code are: • To clarify that requirements are applicable to all buildings and structures; • Establish a step-by-step approach to determine the type of unsafe building; • Prescribe specific corrective actions; and • Provide a clear distinction between aesthetic/appearance and substandard, unsuitable for occupancy, and dangerous. As part of this change, staff is recommending a vacant building notification program. A vacant building is defined as a premises that is vacant or abandoned for more than 180 days or that has been illegally entered. Under this program, properties would be required to be registered at one-year intervals; contact information provided, and the owner would be required to continuously monitor the building and keep it secured from illegal entry. The three levels of housing condition hazards are: Substandard Conditions: If neglected, could endanger the life, health and safety of the occupants or public and includes: broken or missing steps; a leaking roof; sagging gutters, porches, awnings; or an abandoned building with live electric. Unsuitable for Occupancy: Includes items such as a lack of adequate exits; non -operable heating equipment; vermin infestation; inoperable sewage disposal system; excessive mold/mildew; and deteriorating foundation. Dangerous: Includes items such as the presence of explosives; actual or probable structural collapse; leaking gas appliances; or arcing electrical service to the building. This is defined as imminent danger in the Building Code. The Rental Housing Standards are regulations that prescribe minimum standards for basic living conditions in rental housing. The minimum standards include: shelter, safe exits, heating, sanitation, and bathroom facilities, lighting and ventilation. This is a comprehensive update to the City's complaint -based and first local Rental Housing Standards that were adopted in 1982. The purpose is to enhance the health and safety of residents and improve consistency and equity in the administration of the regulations. The proposed revisions apply to all rental housing, including single- and multi -family dwellings, hotels and rooming houses. The proposed revisions do not require existing rental housing to retroactively comply with current City Building Codes, except in instances where there are new additions or major renovations. BRB March 24, 2008 Pg. 4 Some of the significant revisions include: • Basement bedrooms would be required to have compliant emergency escape/rescue egress windows • Permanent heating to maintain 68' F • A minimum of two electrical outlets in every room • Bathroom ventilation to the outside to prevent mold • Smoke alarms in all bedrooms and in hallways • Carbon monoxide alarms where gas appliances exist • Insect screens available for use from May I — Nov I • Security locks on exterior windows and doors The Rental Housing and Building Conditions Codes are proposed to go before Council on May 20, 2008. Staff intends to do educational promotion regarding yards and fences throughout 2008 with regular enforcement to commence in January, 2009. Property Conditions & Rental Housing is scheduled for adoption in the summer of 2008 with implementation occurring at the time of adoption. The Board discussed the items that were presented. There was some concern expressed over the requirement of property contacts and screens and the fact that there are already codes on the books to address nuisance issues, as well as abandoned and illegally entered properties. Generally, they did not feel that they had enough specific information regarding the Rental Housing, Building Conditions and Exterior Property Maintenance Codes to make a recommendation. Smilie proposed that until there was more specific information provided regarding the Rental Housing, Building Conditions and Exterior Property Maintenance Codes that the Board table taking action on these items. Cram made a motion to request that City Council postpone the May 20, 2008 hearing on these items until the Board had a chance to see and study the specific code language for the Rental Housing, Building Conditions and Exterior Maintenance Codes that were presented. Carr seconded the motion. Vote: Yeas: Carr, Cram, Smilie, Schneider Nays: Packard, Smith 4. Proposed Energy Code updates — Mike Gebo Mike Gebo presented information on energy code updates. His presentation is summarized as follows: The International Energy Conservation Code, as written, allows the use of both the IECC and the 2004 ASHRAE for all multi -family dwellings below three stories. It references the 2004 BRB March 24, 2008 Pg. 5 ASHRAE for all multi -family dwellings above four stories and commercial buildings. Staff is recommending that we move to the 2007 edition of ASHRAE, the latest edition. Gebo clarified some of the changes, including: • Change in roof insulation from R-15 to R-20. Roof insulation in attics would require R38. In wood wall installation the new version calls for R-13, plus a continuous R-3.8. The cost of the R-13 is 52 cents per square foot for installation and an additional 33 cents per square foot for the material. Labor costs are not included due to the difficulty in obtaining these figures. • The 2007 International Energy Conservation Code would require R-13 plus an R-7.5 for metal framing walls. The R-13 is still 52 cents per square foot installed plus 67 cents per square foot for the material. • Foundation insulation would move from the current R-8 to R-7.5. • The International Energy Conservation Code would apply to multi -family dwellings, 3 stories or lower, and the commercial section deleted. The 2007 ASHRAE would apply to all commercial and multi -family dwellings 4 stories and above. Schneider stated that he would like to see an educational program for builders. Smilie made a motion to adopt the proposed changes to the International Energy Conservation Code and the 2007 ASHRAE as it applies to commercial buildings. Schneider seconded the motion. Vote: Yeas: Carr, Packard, Cram, Smilie, Smith, Schneider Nays: 5. Other Business None. Meeting adjourned at 3:13 p.m. Felix LeeLffuilding & Zoning Director Michael Smilie, Chairperson