Minutes Building Code Bd 1 6 05
MINUTES OF MEETING
BUILDING CODE BOARD OF APPEALS
DATE: January 6, 205
TIME: 4:00 PM
PLACE: Conference Room A, City Hall
CHAIR: Steve Gudenkauf
MEMBERS PRESENT: Ron Jahns, Chuck Carr, Jim Kolf and Rich Luchsinger
MEMBERS ABSENT: None
STAFF: Rich Russell
MEDIA: None
OTHERS: Larry and Carol Knapp
1. The meeting was called to order by Chair Gudenkauf. It was announced that
the meeting was being held in conformance with the Iowa Open Meetings
law.
2. The Knapp's (of 600 Duggan Drive) are appealing the requirement for
sprinklers in a four-unit, three story apartment building that they'd like to
convert into condominiums. This appeal is due to the City Code that requires
that apartment buildings being converted to condominiums comply with the
current building code. Larry Knapp presented a letter to the Board explaining
their points. A copy of the letter is attached to the minutes. The Knapp's
reviewed the floor plans and elevations with the Board to help familiarize
them with the property. Mr. Knapp then offered to answer any questions that
the Board may have.
Kolf asked about the common stairway. The stairway is open to two floors.
The stairway between the two levels of Unit 1 is also open, but the two
stairways do not interconnect.
It was pointed out the Mr. Knapp has over 30 years of experience working for
the State of Iowa as a Fire Inspector.
Jahns asked about Unit 4 and if it was all above the lowest level. Jahns felt
part of the building could be considered a 2 story building.
The sprinkler system could be a 13R or a 13 system. Section 903.2.8 of the
International Building Code contains the requirement for sprinklering.
Mr. Knapp pointed out that the 5-unit townhouse project on the same street
did not need sprinklers.
Section 112.2 limits the authority of the Board. It allows consideration for
better types of construction than required. The building is constructed to Type
5-A when 5-8 is all that's required.
Kolf moved to allow the increase in construction type as an alternative to
sprinklers. Carr seconded. The motion carried 5-0.
3. Kolf motioned to adjourn. Luchsinger seconded. Motion carried 5-0.
~
Rich Russell, Secretary
Approved this
day of
,2005.
Chair
"
January 6, 2005
Larry and Carol Knapp
600 Duggan Dr.
Dubuque, Iowa 52003
(563) 588-2767
4 plex apartment building constructed and occupied October 1992.
Apartment #1 is one story with a basement
Apartments # 2, 3 and 4 are two stories
Apartment #4 is above apartment #1
The construction of the building is Type V(III). Frame construction that is protected
with one hour fire resistive construction, outside, as well as inside.
Please consider the following information as a basis for granting a waiver of the sprinkler
requirement:
I. Cost to install a National Fire Protection Association (NFPA) Standard 13R sprinkler
system.
Black Hawk Sprinkler Co. estimated cost of$18,650.00. This cost does not include:
a. The cost of installing a minimum ofa 2 Y. inch water supply.
b. The cost of the wiring tamper switches, flow switches and alarms.
c. The cost of constructing soffits and other construction to hide the piping.
2. The vertical and the horizontal separation between apartment #1 and apartment #4 is
one hour fire resistive construction.
3. There are not any communicable openings between apartment #1 and apartment #4.
4. The apartments will be equipped with the required 110 volt smoke alarms, that also
includes battery backup, in the bedrooms and corridors leading to the sleeping areas for
early warning.
5. The sleeping rooms in apartments will be equipped with the required arc fault circuit
breakers
6. The interior finish of the walls and the ceilings in each unit is Class A (interior finish
of25 orless).
7. Each apartment is fully enclosed in a one hour fire resistive enclosure with 5/8 inch
sheetrock on the walls and the ceilings throughout. The doors to the apartments ITom the
common corridor are 20 minute rated doors.
Summary:
The cost of the sprinkler system will probably exceed $40,000 when all is said and done.
In addition to the cost of the sprinkler system there will be the cost of moving the
spindles of the deck railings Y. inch closer together and the cost for the installation of the
required smoke detectors, arc fault circuit breakers and the cosmetic cost as the result of
these installations.
The expense will be an extreme hardship.
R2 occupancies are permitted to be sprinkled in accordance with National Fire Protection
Association (NFP A) Standard 13R which does not require sprinkler protection, in attics,
porches, crawl spaces, floor/ceiling spaces, penthouses equipment rooms, in any closets
that are less than 24 square feet, any bathroom less than 55 square feet that are fully
sheathed with a 15 minute thermal barrier behind fixtures and any concealed spaces that
are not used or intended to be used as a living space.
The sprinkler system will basically, only provide protection in the occupied spaces that
are already provided with early warning by the smoke detection which will have both
battery power as well as 110 power supply.
With the type construction and the arrangement of apartment # 1 and the basement under
this apartment, in relation to the other three apartments, there will not be any loss oflife
safety if the requirement of the sprinkler system is waived.