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HomeMy WebLinkAboutbuilding commisison march 4 2015MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: VISITORS: CALL TO ORDER: BUILDING COMMISSION MINUTES Wednesday, March 4,2015,2:00 p.m. Pat Hudgens, Tom Lohbauer, Steve Silva, Dave Ryan, John Shales Chuck Kellenberger and David Teas. Raoul Johnston, Marc Mylott, Art Peters EFD and Sandra Kolba. None. The meeting was called to order by Pat Hudgens at 2:03 p.m., in the 2nd Floor South Conference Room at City Hall, 150 Dexter Court, Elgin, IL. APPROVAL OF MINUTES: The minutes of the February 25, 2015, meeting were presented. A motion was made by Tom Lohbauer and seconded by John Shales and the minutes of that meeting were unanimously approved. REVIEW OF THE 2015 INT. RESIDENTIAL CODE: Section R10411 Alternative materials design and methods of construction and equipment: Raoul Johnston indicated that this is a revision to this Section in that it adds a sentence, that requires the building official to provide, in writing, denial of alternative materials, design and methods of construction and equipment. He wondered if it needed to be amended. Marc Mylott said it seemed like it is a procedural matter which was setting up for an appeal. Pat Hudgens wondered what if this was not part of the code. Raoul indicated that this was verbal but now is in writing and now this would help in providing a record and documentation. After discussion, it was agreed by the Commission members that this Section should remain as is. Section 8105.3.1.1, Determination of substantially improved or substantially damaged existing buildings in flood hazard areas: Raoul indicated that this section covered damage to existing buildings in a flood hazard area and gives more direction and guidance on how to deal with substantial improvements or damage. He said that it would put the City in a better position to make a determination. Steve Silva asked if the intent was to get buildings out of the flood plain. Marc ask what this Section was referring to when it mentioned R322 and was told that it covers flood resistant construction. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R301.2.1.1.1, Sunrooms (new section which defines various sunroom conditions): Raoul indicate that this was a new section which breaks sunrooms down into five categories and added that this Section was especially dealing with requirements of the Energy Code. He said that it doesn't change how the sunrooms should be built but just whether or not the sunroom would be considered habitable or non - habitable space. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R301.2.4, Floodplain construction: Raoul said that this Section added some language regarding substantial improvements and restoration and that it assists municipalities to determine damage amounts and whether it kicks in the flood plain construction. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R301.3, Story height: Raoul indicated that a lot was added to this section. He went over the five points in this Section and said that it gave direction on the height of a story based on seismic conditions. He indicated that this Section was modified by taking an exception out. After discussion, it was agreed by the Commission members that this Section should remain as is. Table R301.7 Allowable Deflection of Structural Members (modify amendment to maintain footnote f for floors): Raoul said that the Table was fine but needed to modify the Table by adding a footnote f ". He indicated that this footnote was also added to Section 502.1 in the amendments so it should be added to this section as well. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section R302.2, Townhouses (amend section, modify existing amendment): Raoul recommended that this Section be amended as it currently allows for a one -hour separation between common walls with sprinklers. He added, however, that the Commission amended this in the past to a two -hour separation regardless of whether there were sprinklers or not. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section 8302.6 Dwelling-garage fire separation (modify existing amendment): Raoul indicated that this was amended in previous codes because the Table R302.6 refers to 1/2" gypsum board whereas the Commission had revised it to 5/8" in the Fire Code. He suggested that the Commission make the same change to this Code. Marc added that we would actually be keeping the existing code by amending this code. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section 8302.13, Fire protection of floors (previously Section R501.3): Raoul indicated that this code was previously part of R501.3 but moved it out of the floor section and put it into this Section. It gives the same exceptions as the last code as it compensates when sprinklers are not present. It is currently in the amendments but just needs to be moved accordingly and add some information about flak jacket and that, if in a fire, it would be removed and replaced or sistered. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section R305.1, Ceiling heights: Raoul indicated that one sentence in the first paragraph was modified regarding the ceiling height in bathrooms being 68 ". As before, this Section needs to be coordinated with the Property Maintenance Code. Marc indicated that he would like to look at this Section a little more and suggested that this matter be tabled to the next meeting. Marc also asked if the requirement is 7' in new construction and Raoul answered affirmatively and said that, if it currently works at 7', why widdle it down. After further discussion, it was agreed that this Section will be tabled and addressed at the next meeting. Section R308.4.2, Glazing adjacent to doors: Raoul said that this section is in regard to having hazardous locations for tempered glass where required near doorways. He said that, in the past, it was confusing and now this Section spells it out more clearly. He added that there really was no change to this Section, just clarification. After discussion, it was agreed by the Commission members that this Section should remain as is. Section 8310, Emergency Escape and Rescue Openings (rewritten, rewrite existing amendments)and Section R310.6, Alterations or repairs of existing basements emergency egress ?): Raoul discussed these two Sections together and indicated that these Sections were rewritten and expanded considerably. He said that there is currently an amendment that windows need to be six square feet with minimum width and height. Raoul was most concerned about Section R310.6 where basements are turned into habitable space and whether an emergency egress window be added to the area even if there is no bedroom. After discussion, it was agreed by the Commission members to amend Section R301.6 out of this Code. Section 8311.7.11, Alternating, tread devices and Section 8311.7.12, Ships ladder: Raoul discussed these two Sections together and indicated that these two Sections are part of the Building Code but are new to the Residential Code. He wasn't sure how these Sections were pertinent to the Residential Code and Steve Silva said that it may have something to do with solar panels on the roof although a ladder would work just as well. Marc said that he believed that it doesn't hurt to have these Sections and suggested that they stay in. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R311.8, Ramps: Raoul indicated that there were a few revisions to this Section and said that, if a ramp is not serving as the main egress, it can be built with a 1 in 8 slope rather than a 1 in 12 slope.. He indicated that the exception should remain as it would give more leaway to use if there is not enough room for a 1 in 12 slope. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R312.2.1, Window sills: Raoul indicated that this Section referred to operable windows. He indicated that this Section is enforced if the windows are over 30" above grade on exterior and 24" or less in height above the finished floor. After discussion, it was agreed by the Commission members that this Section should remain as is. Raoul indicated that he would send out a memo to all builders regarding this Section to advise them that this Section has been adopted so that the builders will put in the correct windows. Section R313.1 Townhouse automatic fire sprinkler systems (Flak Jacket) and Section 8313.2 One- and Two -fames dwellings automatic fire systems (Flak Jacket): Raoul discussed these two Sections together and indicated that an exception should be added to reflect that, if flak jacket is used and damaged by fire, it needs to be removed and replaced or sistered. Raoul indicated that this should be added to Code so that, if insurance companies want to know where in the Code this requirement is, the City could show them the amendment where it was added. Steve Silva asked if a certified engineer could inspect the damage and possibly make an exception with drywall and Raoul indicated that that could be possible if there is no structural deterioration of the TJI. It was agreed that an amendment would add the wording to remove and replace or sister or other approved method. After discussion, it was agreed by the Commission members that thess Sections should be amended as proposed. Section 8314, Smoke Alarms (item 4 added): Raoul indicated that paragraph 4 was added to this Section. He indicated that the amendments now required that smoke alarms be placed within 15 feet of bedroom doors. After re- reading the Section over a few times, it was agreed that this Section did not create a problem. After discussion, it was agreed by the Commission members that this Section should remain with current amendment. Section R314.5, Combination alarms: Raoul indicated that this is a new Section. After discussion, it was agreed by the Commission members that this Section should remain as is. Section 8314.7, Fire alarm systems: Raoul indicated that this Section allows for fire alarm systems to be installed in place of smoke detectors. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R315.2, Where required (Carbon Monoxide Alarms, rewrite amendment): Raoul indicated that the City has in place an amendment that indicates that these alarms be placed within 15 feet of sleeping rooms. After discussion, it was agreed by the Commission members that thess Sections should be amended as proposed. Section R324, Solar Energy Systems (new): Raoul said that this is a new Section and talks about roof top systems and the loads that need to be considered such as shingles. Marc asked if this Section conflicts with the City's zoning ordinance and Raoul said that he would check with Sarosh Saher and would have to get back to the Commission on this matter. After further discussion, it was agreed that this Section will be tabled and addressed at the next meeting. Section 8325, Mezzanines (new): Although Raoul indicated that he has never seen a mezzanine in a house unless it was a loft, although lofts are considered part of a second floor. However, if there would be a mezzanine in a house, this Section is okay. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R326, Swimming Pools, Spas and Hot Tubs (new): Raoul indicated that there used to be an appendix for swimming pools but that it was taken out and added to the new International Swimming Pool and Spa Code. Raoul said that the Commission needs to decide whether to use the new Code and get those new books or to adopt Appendix G from the previous code and attach it to this Code. Currently, this Appendix was adopted and amended to require that any pools over 24 inches deep would need to be permitted. Marc believed that the Commission should review the new International Swinuning Pool and Spa Code. After further discussion, it was agreed that this Section will be tabled and addressed at the next meeting. Section R403.1, General (revise amendment ?) and Table R403.1(1), R403.1(2), 8403.1(3), Footing Sizes (revised expanded tables): Raoul indicated that this Section and these tables have been greatly expanded based on snow loads, height, etc. We currently have an amendment delineating the size of footings. Raoul asked Dave Ryan and Steve Silva if they could review these tables. Steve said that these tables are good for those people who do not hire a structural engineer or architect for a project. Raoul added that, with this code, each hole would need to be tested and documentation would need to be supplied. Raoul indicated that the requirements now are either 8" x 16" or 10" x 20 ". Marc believed that it should remain the same as it is now or, if the builders use less, they would need to provide documentation. After discussion, it was agreed by the Commission members that these Sections should be amended as proposed. Section R403.1.6, Foundation anchorage (anchor bolts in middle 1/3 of sill plates): Raoul said that, currently, anchor bolts fall in the middle third of soleplates. He said that builders have trouble with straight lines and need to be held at a higher standard and that the carpenters and the concrete people have to do a better job working together. The end result of this Section would be better and stronger connections. After discussion, it was agreed by the Commission members that this Section should remain as is. Section R404.4, Retaining walls (modified to provide design > 2' in height): Raoul indicated that, in the past, retaining walls less than 24" needed to be designed by a structural engineer but now say that, if a retaining wall is over 48 ", it must be designed by a structural engineer. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section 8406.2 Concrete and masonry foundation waterproofing (amend to include when basements are finished into habitable space): Raoul indicated that, where there is a high water table and if a home has a finished basement, the foundation should be waterproofed rather than dampproofed. A question arose regarding Two -ply hot - mopped felt and whether it was considering 15 or 30 pound felt and it was agreed that this Section should be amended to require 30 pould felt. Tom Lohbauer asked if this was for habitable and non - habitable spaces and, also, what are the current requirements? Raoul indicated that walkouts and lookouts should be waterproofed regardless of whether they are habitable or not. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section 8502.3 Allowable joist spans (amend to include maximum floor joist spacing to be 16" on center) and Tables R502.3.1(1), R503.3.1(2), Floor joist spans for common lumber species (modified Raoul said that this Section has not been revised but that the tables have been modified by tightening up some of the requirements. Tom asked if the requirement of 16" on center is the minimum. Raoul said that the amendment should be amended to be on 16" centers maximum on TJIs and open web trusses. Tom believed this Section should be amended to show that TJIs and open web trusses should be at 16" on center and other materials should go by the tables. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section R502.6.2, Joist framing (review amendment): Raoul indicated that the amendments read "or approved ledger strips in place of 2" x 2 "." He asked if this language should be kept or if it should be taken out of the amendments? Steve said that, in his opinion, 2" x 2" is too flimsy and he would prefer 2" x 4" however Raoul indicated that, in certain cases, there might not be enough room to use 2" x 4. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section 8507.1, Decks (amend to include decks 4' or more in height to have designed plans): Raoul said that there is an amendment to include any decks that are over 4 feet above grade need to be designed by an architect or structural engineer due to wind uplift and more lateral loading than on -grade decks. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Section R507.2.4, Deck lateral load connection (remove amendment): Raoul said that there is an amendment for deck lateral loads and suggested that the amendment be kept but with minor changes. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. Table R507.4, Maximum joist spacing (coordinate with deck handout), Table R507.5, Deck joist spans for common lumber species (coordinate with deck handout) and Table R507.6, Deck Beam span lengths (coordinate with deck handout): Raoul said that these tables were not in the previous code and will have to coordinate these tables with the current deck handout. After discussion, it was agreed by the Commission members that this Tables should remain as is. Sections R507.5 Deck joists, 8507.6, Deck beams, R 507.7, Deck joist and Deck Beam Bearing R507.8, Deck Posts are new deck sections (will aid in better deck construction and provide better direction during inspections): Raoul said that these Sections are new to the code and will aid in better deck construction and provide better direction during inspections. After discussion, it was agreed by the Commission members that these Sections should remain as is. Section R602.3.1, Stud size, height and spacing (amend with existing amendment tied to Table 8602.3(5): Raoul indicated that a new exception was added and said that this Section should be amended with the existing amendment tied to Table 602.3(5) which is now listed at 30 pounds per square feet. After discussion, it was agreed by the Commission members that this Section should be amended as proposed. 0 Section R602.10.6.2, Method PFH: Portal frame with hold -downs (reduced from 3 sill plates to 2 sill plates): Raoul indicated that he felt that this Section was beneficial as it made modifications and has done further testing. He said that the last Code required 3 sill plates but that has been reduced to 2 sill plates. He also added that it conforms to 3,500 pounds of hold - down. Steve asked if this was going to be required on new homes and Raoul indicated that it will apply to new homes. After discussion, it was agreed by the Commission members that these Sections should remain as is. Section R602.10.8.2 Connections to roof framing (inspectors information) and Section 8602.10.11, Cripple wall bracing (inspectors information): Raoul indicated that these sections have modifications for the connections of top plates and using different blocking. He said that the inspectors are going to have to be made aware of this. Steve asked if there would be any training and Raoul indicated that he will have in -house training. After discussion, it was agreed by the Commission members that these Sections should remain as is. Section R606 General Masonry Construction (section reorganized, section numbers changed): Raoul indicated that this section has been reorganized with new numbers and the addition of ASTM requirements. Tom asked if it was all still okay and Raoul answered in the affirmative. After discussion, it was agreed by the Commission members that these Sections should remain as is. Table R703.3(1), Siding Minimum Attachments and Minimum Thickness (inspectors information) and Section 8703.11.1, Vinyl Siding Attachment (new sections clarifying attachment of vinyl siding): Raoul indicated that the tables were expanded by adding new types of siding, such as plastic siding which is similar to vinyl siding but injected. He said that these new sidings can be made to look many different ways (Raoul passed out a couple of handouts as an example of the different sidings). Marc said that the siding would have to adher to the City's design guidelines. Tom asked if there are fire issues related to some of these new materials and Art responded affirmatively. Steve wondered if there are certain separation distances and Raoul said that Table R302.1(1) should be referred 10 to. After discussion, it was agreed by the Commission members that these Sections should remain as is. It was agreed that the rest of the 2015 Int. Residential Code would be looked at and discussed at the next meeting. PUBLIC COMMENTS: There were no public comments presented at this meeting. ADJOURNMENT: A motion was made by Tom Lohbauer to adjourn the meeting at 4:06 p.m., and seconded by Steve Silva. The motion passed unanimously and the meeting was adjourned. Respectfully submitted, San ra L. Kolbe Acting Secretary Date: / 1 Ir I J 11