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HomeMy WebLinkAboutMINUTES Estes Park Board of Appeals 2015-04-02RECORD OF PROCEEDINGS Estes Park Board of Appeals April 2, 2015 Board Room, Estes Park Town Hall Commission: Attending: Brad Klein, John Spooner, Joe Calvin, Don Darling, Tony Schiaffo Members Klein, Spooner, Calvin, Darling, and Schiaffo Also Attending: Chief Building Official Will Birchfield, Building Inspector Claude Traufield, Permit Technician Charlie Phillips, Recording Secretary Karen Thompson Absent:None The following minutes reflect the order of the agenda and not necessarily the chronological sequence. There were 13 people in the audience (including two staff). Chair Spooner opened the meeting, stating this meeting would be a review of the IRC Significant Changes for 2012 and 2015. He explained the reasoning behind reviewing two years: the Town adopted the 2009 codes, and is planning to skip the 2012 and adopt the 2015 codes. However, in order to do this, the 2012 changes still apply. Chair Spooner stated due to the extent of the material to be covered, public comment will be taken at the specific point of discussion. CONSENT AGENDA Minutes from March 26, 2015 Board of Appeals meeting. It was moved and seconded (Darling/Schiaffo) to approve the minutes as presented and the motion passed unanimously. 2012 Significant Changes to the International Residential Code Fences. Fence heights not requiring permit have been revised from six (6) feet to seven (7) feet high, from original grade. Exterior Walls. This decreases the line where you can build a non fire-rated wall, if the building is sprinkled, from five (5) feet to three (3) feet. This code will be amended if the Town Board decides to not require sprinklers in all residential structures. CBO Birchfield stated if the Town Board does not require sprinklers in all single-family dwellings (SFD), the code will need to be locally amended in several places because the code, since 2009, is written as if all SFDs are sprinkled. Openings and Penetrations of the Roof. It is important to understand what the IRC regulates - detached SFD, detached duplexes, and Townhomes and their accessory structures. All others go to the IBC. This revision stated no holes in roofs within 4 feet of the separating wall between townhouse dwelling units. No plumbing vents, B-vents, skylights, etc. Mechanical Ventilation. This has the potential to be a really big deal. CBO Birchfield recommended putting this change aside and discussing it with the Energy Code (lECC). Local Contractor Jim Docter asked about blower door tests, if it's below a minimum air change level, then would whole house ventilation be required? CBO Birchfield stated yes, it would be an air quality issue within the house. CBO Birchfield stated he has been in contact with the Governor's office regarding the energy code. The state offers free training to local jurisdictions on the energy code. He stated if you adopt a building code, state law requires you must also adopt an energy code (at least the 2003 lECC). If we adopt the 2015 lECC, there will be a lot of changes needed to align with the 2015 codes. It is intended that the 2015 lECC be adopted with the 2015 IBC. Ventilation Intake Openings. For any plumbing vent, or other contaminant source, less than 10 feet from any opening to a building, the stop of the stack must be at least three feet higher than the top of the opening. This change was made by a vote of the ICC committee. RECORD OF PROCEEDINGS Estes Park Board of Appeals 2 April 2, 2015 Board Room, Estes Park Town Hall Garage Fire Sprinklers. In SFDs and townhomes with sprinklers, nonrated exterior walls of garages are permitted on a lot line if the garage is also sprinkled. This wili be amended if the sprinkler requirement is removed. Window Well Drainages. Window wells serving openings will need to have drainage (gravel, etc) so it does not fill up with water and drain into the house. There is an exception when foundation soils meet certain specifications. Local designer Paul Brown inquired about adding a bedroom to an existing dwelling without a foundation drain. CBO Birchfield stated gravel or other drainage material would need to be installed. Additional work on the existing foundation would not be required. Floor Elevations at the Required Egress Door. If this door swings in, you can now come out and step down no more than 7 from the top of the threshold. There has to be a landing, not a step. This applies only to the IRC. It would not apply to a mixed-used building with residential uses. Guards and Window Fall Protection. Known as the Eric Clapton Rule, this code requires guards on windows large enough to fall through. The 2009 codes had less details. CBO Birchfield stated this was removed from the 2009 codes by local amendment. He will recommend deleting this again from the 2015 codes. He stated the minimum height for the code to apply was six feet from exterior grade to the bottom of the sill. Foundation Drainage. This change requires the addition of a filter membrane to perforated foundation drains, or put gravel on top of the pipe and fabric on top of gravel. This has been a standard practice in Estes Park for a while. Fire Protection of Floors. CBO Birchfield stated Larimer County deleted this from the 2012 codes. You cannot leave floors unprotected. Unfinished basements will have to have gypsum board to cover the joists. The I-joists being used today require additional fire protection. There are exceptions for small mechanical rooms, but you have to fire block the perimeter around the walls. This will warrant additional discussion. Applies to dwelling units and accessory buildings under the iRC. Fire Marshall Marc Robinson stated this change is for firefighter safety. More lightweight construction is being used, and have a higher, quicker fail rate under fire conditions than previous construction techniques/materials. Even though the county has deleted this, he would encourage them to take a harder look at it. He stated there needs to be some sort of failsafe for firefighters. Things can get bad fairly quick, ten minutes or less for full room involvement. Volunteer fire departments can take ten minutes to reach the site. There may be more research completed, but anything to protect the structure itself from fire impingement will help. CBO Birchfield stated the addition of drywall will give firefighters another fifteen minutes, if there are no penetrations. Marshall Robinson stated most code changes having to do with fire are designed to allow firefighters more time. If the community is looking at removing the sprinkler requirement, they should look at alternatives. Today's building materials burn faster, including but not limited to plastic (liquid fuel with a heat release rate of 4 x wood construction). The goal is to protect the structure from collapse. Residential sprinklers are designed to get people out of the building, not to save the structure. There are definitely fewer firefighter deaths in communities with sprinkler and/or additional drywall requirements. There are several exceptions, so builders need to become familiar with this code change. Grout Fill Behind Masonry Veneer. Mortar is no longer permitted to fill the air space behind anchored masonry veneer. It was creating issues with the drainage of the walls. Flashing. Pan flashing is now required for window and door openings when flashing details are not provided by the manufacturer. CBO Birchfield stated we are already doing it in new construction windows, but it is not always getting done on the doors. Pan flashing is only on the sill. Adhered Masonry Veneer. This change deals with the minimum clearance in flashing requirements. You can no longer carry adhered masonry veneer down to the ground, and must provide a weep screed for drainage. The distance between the grade and the clearance depends on the grade material. RECORD OF PROCEEDINGS Estes Park Board of Appeals April 2, 2015 Board Room, Estes Park Town Hall Unvented Attic Assemblies. This change applies not only to the typical attic, but also where there are vaulted ceilings and the ceiling membrane goes right to the bottom of the rafter. New provisions state you may have an unvented attic. CBO Birchfield stated this has to be done exactly right, with the right materials in the right way in order to keep the bottom of the roof deck from condensing. Concealed dry rot can occur If improperly installed. Several options for installation are available. He recommended discussing this change at the same time the lECC is reviewed, as it will get into vapor retarders. There is a big difference between vapor retarders and vapor barriers. Contractors are welcome to check out the books from the Division of Building Safety to read up on the topic. Sidewall Flashing. The key word is asphalt. With only asphalt shingles, you can now use either pan flashing or step flashing. Special care must be taken for installation. Asphalt shingles only. Recovering versus Replacement of Roofing. The 2009 code identified high hail areas. The Estes Valley was right at the threshold. The 2009 code did not allow overlays, and now the hail provision has been removed from the code. The Board will need to consider whether or not they want to keep the code as written, or amend it to allow up to two layers of roofing. Factory-Built Chimney Offsets. These are the chimneys for wood burners, with very specific manufacturer's installation requirements. Maximum offset cannot be more than 30% in a factory built chimney. Additionally, no more than four elbows are allowed. B-vents have a separate set of rules. CBO Birchfield addressed the Board about the next steps for review. It was the consensus of the Board to move forward with the review of the 2015 changes to the IRC. Building Code and Residential Code are the only two primary codes. Residential Code is a stand alone code. He explained how the residential code includes provisions from all other codes. However, the Building Code adopts the other codes In their entirety by reference. 2015 Significant Changes to the internationai Residentiai Code Wind Design Criteria. Chair Spooner stated wind has been discussed at previous meetings. The ICC has changed the definition of wind; however, their 180 mph definition does not change any structure design changes for Estes Park, as it still converts to approximately 140 mph. CBO Birchfield stated he would like to see the adoption of a county-wide design wind speed. Sunrooms. This code change is a mute point for Estes Park. Because of the wind loads, all sunrooms must be engineered. Modifications for Topographic Wind Effects. Same as previous change - engineering is required due to wind loads. Exterior Walls. This changes talks about about projections from walls (roof overhangs) when they are close to the property lines. This will depend on whether or not the building is sprinkled. This change will be a moving target, depending on sprinkling. Townhouse Separation. IRC covers detached one- and two-family townhouses (side by side construction) with no limit as to how many you can build and connect, because the code assumes they will be sprinkled and have fire separations between each unit. If the building is not sprinkled, you must have a two-hour rated wall. If sprinkled, a one-hour wall is required. Not a local amendment. Construction must be uninterrupted from the foundation to the roof deck. The drywall membrane must also be uninterrupted. No platform framing is allowed. We have not exempted townhomes from sprinkler requirements in Estes Park. If there are three units, sprinklers are required. NO PLATFORM FRAMING. The exception is if you have a rated ceiling, you can stop the wall there. Fire Protection of Floors. The new code does not regulate penetrations or openings in the fire protection membrane. CBO Birchfield is concerned about this provision. We will be requiring builders to add drywall for fire protection, but will not be regulating penetrations or openings in that drywall. RECORD OF PROCEEDINGS Estes Park Board of Appeals April 2, 2015 Board Room, Estes Park Town Hall Glazing Adjacent to the Bottom Stair Landing. There are restrictions for glazing when it is a certain distance from the bottom of stairs. If the glazing is less than 36 inches above the landing and within a 60-inch horizontal arc less than 180 degrees from the bottom tread nosing, tempered glass is required. Emergency Escape and Rescue Openings for Additions, Alterations and Repairs. Remodeling of an existing basement does not trigger emergency openings unless a new bedroom is created. This is how we have applied it all along, so it will not have an effect for Estes Park. Smoke Alarms. This change lines up with the building code, which has been revised to keep smoke alarms away from the doors to bathrooms and kitchens. Nuisance alarms make people disconnect them, and this change will deter disconnection. CBO Birchfield stated smoke alarms are still the best method for early detection. Carbon Monoxide Alarms. This change describes the general location for placement of CO detectors. CO detectors are required by the code if you have an attached garage or any fuel-fired appliances in the building. Changes that add fuel-fired appliances would trigger CO detector installation. Mezzanines. Limitations have been placed on the construction of these interior balconies (lofts). Depending on the square footage, mezzanines become a floor. This code clarifies when that change occurs. Foundation anchorage. If everything is engineered, we may not need a code amendment because the engineers will take care of that. Floor Joist Spans for Common Lumber Species. This is the span table for different types of wood. The length you can use is constantly decreasing because the wood fibers in Joists are not as strong as they used to be. Young growth trees are being cut, and the fibers are not as strong as older trees. Decking. Permits have been required for changing the decking on existing decks. Depending on the material, it changes the span requirements for the Joists. Direction of span also affects the load on the decking. Refer to Table R507.4 for specifics. Deck Ledger Connection to Band Joist. Deck failures mostly occur where the deck is connected to the building. Chair Spooner added deck failures are the number one type of failure in residential structures. CBO Birchfield stated there are specific instructions in R507.2 about how to attached the ledger. Alternative Deck Lateral Load Connection. The current code has a provision that says there is a certain procedure to maintain lateral stability. CBO Birchfield's interpretation was that this is an option, not a requirement. If there are concerns, the Board can have additional discussion on this change. Deck Joists and Beams. There is clear language on cantilevers and beams. There must be a certain amount of solid wood before you can notch. If you're dealing with Joist spans, you do not include the cantilever in the span calculation. Contractors will need to make some calculations using the tables, and convert it to comply with the deck loads for Estes Park (60 psf). There is specific criteria with Joist to beam connections. Deck Posts. Posts over 8 feet require larger than a 4 x 4. This provisions is already being done in Estes Park. The code provides specific instructions about how to attach the post to the pier. CBO Birchfield wants additional discussion concerning the connections of the post to the pier, and would like to see a minimum pier size on decks. Exterior Insulation and Finish Systems (EIFS). This change is very important. The code now states you can only use an EIFS system that does not have a drainage plane against concrete and masonry walls. The EIFS cannot touch the ground. What most people do not realize is that the system is not RECORD OF PROCEEDINGS Estes Park Board of Appeals 5 April 2, 2015 Board Room, Estes Park Town Hall impervious. If it is not installed properly, it will filter moisture to the wall. CBO Birchfield stated this is only for EIFS, not hard coat systems. Ceiling Joist and Rafter Tables. The span table for rafters and ceiling joists have changed due to the reduced strength lumber. Insulation for Condensation Control in Unvented Attics. The climate zone for Estes Park is 5. The minimum ridge board for zone 5 is R-20. Every seam must be sealed or the vapor and moisture will migrate through the seams and dry rot the roof deck. Every detail needs to be followed - you cannot replace a vapor retarder with a vapor barrier. House wrap is water resistant but vapor permeable, and you don't want to trap water in the wall. When you do an EIFS, we don't want the water getting past the drainage plane, and the material used has to function properly. This will have an effect on how the insulation package will be inspected. Photovoltaic Shingles. If they can meet snow load, wind speeds, and wildfire hazard requirements, they will be allowed. Rooftop-Mounted Photovoltaic Systems. These are very burdensome for firefighters. If there is a fire in a structure with this type of system, firefighters are unable to fight the fire from the roof. Fire Marshall Robinson stated there are a lot of buildings in the valley that firefighters are unable to access the roof due to topographical issues, roof pitches, etc. There are a lot of safety concerns in regards to roof-mounted systems. The fire district is not looking at restrictions of these systems, they will Just not go on the roof to fight the fire if these panels are in place. CBO Birchfield stated the next meeting will be discussion about the International Fuel Gas Code (IFGC), and also the changes in the 2012 and 2015 IRC that deal with the gas code. If someone wants to propose a change to the code, please put it in writing and he will review it with you to make sure he understands your proposal. Going back to the lateral deck stability change. Chair Spooner stated this stability is a problem, and he is proposing having it tied to the joist system in the deck and tied to the frame below the floor system, or into the concrete if there is a concrete wall. He is concerned about connection to the main building, and thinks it is worth beefing up the attachments. There are also other ways of doing it. PROPOSED LOCAL AMENDMENTS TO THE INTERNATIONAL RESIDENTIAL CODE CBO Birchfield stated all the proposed local amendments are already amendments to the 2009 codes, but they have to be revised in order to be adopted again. Wind. CBO Birchfield stated discussions concerning wind and snow will occur at a later date. The Structural Engineers Association of Colorado (SEAC) is hoping to have a snow load study out later in 2015, he would recommend putting this off until the study comes out. All wind and snow amendments will need to be revised to align with new codes (air pressures, altitudes, etc.). He stated the 2015 local amendments will have three wind maps. The revisions will not change the design requirements for wind, just the way we talk about it. Fire-Resistant Construction. This amendment is no longer needed. The 2015 code now requires a two- hour wall. Dwelling-garage fire separation. CBO Birchfield reminded the Board the code is written as if all buildings are sprinkled. The proposed amendment takes us where we used to be where the garage needed to be rated with 5/8X gypsum board if it's a certain distance from the adjacent structure. The goal is to protect the house from the garage. This proposed amendment differs from Larimer County requirements. 5/8X works if done right - it will provide more protection for the structure. Under-stair protection. Proposed local amendment to rate the stairwell with one hour material - firefighters and occupants need the stairs for escape and rescue. RECORD OF PROCEEDINGS Estes Park Board of Appeals 6 April 2, 2015 Board Room, Estes Park Town Hall Ceiling height. Beams and girders can protrude down a little from the required ceiling height. Emergency escape and rescue required. Amendment in the building code is now the same in the residential code. Discusses the size of escape and rescue opening. Basements need an escape and rescue opening. Firefighters cannot fight their way out of concrete, and need a certain amount of space to enter and exit with their equipment on. This applies only to new construction. Riser Height. Stair geometry will be measured when the finishes are on the stairs, not in the rough stage. You cannot have a rise less than 4 inches or over 7 % inches. One- and two-family automatic fire systems. 2009 amendment removed the requirement for automatic sprinklers in single-family dwellings. This applies to new construction only, unless the structure is being substantially altered. The proposed amendment states if a system is installed, certain standards apply. If this proposed local amendment does not go forward, every new home will need to be sprinkled. Address Numbers. Long driveways will require house numbers at the street. If they are not illuminated, they must be reflective. Emergency responders must be able to see them in the dark. Accessibility. If there is a building with four or more dwelling units. Federal and State accessibility laws will apply. Flood-Resistant Construction. The proposed amendment would refer to floodplain regulations that are already adopted in the Municipal Code. The current floodplain regulations state one (1) foot of freeboard is required if you are building in the floodplain. This means the lowest floor in residential buildings must be at least one foot above the Base Flood Elevation (BFE) (determined by an engineer). Flood insurance premiums will be effected depending on the BFE. The state regulations for commercial buildings require one foot of freeboard or be floodproofed. Residential requirements do not allow floodproofing; they must be elevated. The local codes were amended a couple of years ago to align with these state regulations. Drainage. Surface drainage should not be diverted through a sewer system. Wildfire Hazard Mitigation Requirements for New Construction. The Larimer County standards have been adopted by reference. CBO Birchfield stated he and Fire Marshall Robinson will be reviewing the Urban Wildland Interface Code, and will consider making additional recommendations to the Board concerning wildfire hazards. Geotechnical evaluation. Up to this point, the Town standards have been assuming a soil-bearing capacity of 4,000 pounds per square foot. Chair Spooner stated he recommends a soil-bearing capacity of 2,500 per square foot, which would require a slight increase in pier size. CBO Birchfield stated if the standard was 2,500 it would provide more room to work with, since the pier would be larger. Footings. A section was added about howto design footings. Frost Protection. This is for monolithic pours, mainly detached garages. This is the exception that allows these pours without pouring a frost-protected foundation. This local amendment allows the use of the monolithic pour handout, allowing 12-inch pour depth below grade. Foundation anchorage. CBO Birchfield stated we can delete this proposed amendment and leave it up to the engineer to design it properly. Masonry walls will need engineering. All masonry walls will have to be engineered due to wind loads. If you don't want to use the handout provided for masonry walls, you will need to have it engineered. RECORD OF PROCEEDINGS Estes Park Board of Appeals 7 April 2, 2015 Board Room, Estes Park Town Hall Foundation drainage. Drains are required, unless the foundation design is engineered and stamped showing a perimeter drain is not required. Foundation Waterproofing. Foundation walls enclosing habitable spaces on the uphill side shall be waterproofed when positive drainage is not provided. See the actual amendment for other details. NOTE: CBO Birchfield stated if the code states "as determined by the building official", this also authorizes the building inspector and building permit technician to require waterproofing and/or dampproofing. Unvented crawl space. These are required to be ventilated while under construction. Windows. Deleted the section concerning window guards. CBO Birchfield recommends keeping this amendment, so the code will NOT require guards. Roof Assemblies. The proposed local amendment would allow only class A roof assemblies or Class A roofs in our wildfire hazard areas. ice barrier. Ice and water shield is required 2 feet inside the wall line of the roof. If less than a 4/12 pitch, the entire roof must be covered to prevent ice damming. There is recent history of ice damming in Estes Park. Reroofing. If replacing one square or less for maintenance/repair, the same class of covering can be used. If replacing more than one square you are required to replace the covering with class A covering (in wildfire hazard areas). CBO Birchfield stated there will probably be a few other proposed local amendments depending on public feedback. PUBLIC COMMENT Chair Spooner stated the process for adopting the 2015 codes will be going on for the rest of the year, at least monthly. You have heard about the proposed changes, and what the current local amendments are. The Board of Appeals needs the stakeholder's opinions as to whether or not these significant changes and local amendments will present construction problems that are worth discussing. Written comments can be provided, or the public can speak at the meetings. John Tormalehto/local builder wanted to know about access to proposed local amendments and significant changes. CBO Birchfield stated the significant changes are proprietary, and he can check out the books from the Division of Building Safety. Local amendments will be posted on the Town website. CBO Birchfield stated feedback from stakeholders is important. We want to make things as easy as possible for the builders, but don't know if it's an issue in the field unless someone tell us. It is also important to know that these proposed regulations are from the ICC, not the Division of Building Safety. Once they are adopted by the elected officials, he is obligated to enforce ALL of the regulations. He encouraged all stakeholders to participate in the discussions. The next meeting will be Thursday, May 7,2015 from 4 to 6 p.m. in the Town Hall Board Room. There being no further business, the meeting was adjourned at 5:55 p.m. pooner, C RECORD OF PROCEEDINGS Estes Park Board of Appeals April 2, 2015 Board Room, Estes Park Town Hall 8 Karen Thompson,ing Secretary