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HomeMy WebLinkAboutBdAppeals_2019_07_08 Minutes of the Brookings Board of Appeals Brookings, SD 57006 July 8, 2019 The City of Brookings Board of Appeals was called to order by Chairperson George Houtman on Monday, July 8, 2019 at 9:00 AM in conference room #300 located on the third floor of the City & County Government Center at 520 3rd Street. Members present were David Ekern, Paul Sahr, George Houtman, Spencer Hawley and Jon Meendering. Also present were Building Services Administrator Jared Thomas, City Engineer Jackie Lanning, Terry Philips, Greg Miller, Randy Hanson, Rob Jones, Jacob Mills and Steve Hogie. Item #2 – (Sahr/Spencer) Approval of the Agenda. All present voted aye. MOTION CARRIED. Item #3 – (Clites/Sahr) Motion to approve the minutes from the February 3, 2017 meeting. All present voted aye. MOTION CARRIED. New Business Item #4a – Election of Chairperson and Vice-Chairperson (Hawley/Clites) Motion to re-elect the same slate of officers: Houtman as Chairperson and Meendering as Vice Chairperson. All present voted aye. MOTION CARRIED. Item #4b – Discussion and Action on IBC Section 903.2.9(5) and how it pertains to self-service storage facilities Thomas described this section of the IBC Code which is related to self-service storage facilities. He stated that he was requesting the Board to discuss the topic on a general basis and not for a specific project. He described that IBC Section 903.2.9 Group S-1 states the following: “An automatic sprinkler system shall be provided throughout all buildings containing a Group S-1 occupancy where one of the following conditions exist: 5. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses exceeds 2,500 square feet (232 m^2)” Thomas’s understanding of that code was that that section applied to furniture storage and mattress storage facilities and not to self-storage facilities. Thomas also reviewed the IFC Interpretation of that code (dated 10-6-14), where their opinion was that a self-storage warehouse between 2,500 Sq.Ft. and 12,000 Sq.Ft. should be sprinkled. Thomas stated that the City of Sioux Falls was not aware of the IFC interpretation and they enforce sprinkler systems for storage facilities over 12,000 Sq.Ft. and the City of Spearfish also enforces the sprinkler systems for storage facilities over 12,000 Sq.Ft. Houtman mentioned that there are many self- service storage buildings in Brookings that are under 12,000 Sq. Ft. and are not sprinkled. Hawley asked if the City of Brookings adopted the same amendments as the City of Sioux Falls with the 2015 Code. Miller stated that the City reviewed the 2015 Sioux Falls amendments and many of them were not adopted by the City of Brookings. Thomas pointed out he is not aware of any other SD municipality that has amended the code to match the IFC interpretation. Sahr stated it seemed unusual that the code listed upholstered furniture and mattresses as that language seemed very specific. Clites stated the code seems to refer to a business primarily for mattress storage. Hawley asked Bolzer on his interpretation. Bolzer described that historically in Brookings, there has not been a problem with self-storage units with exterior access. He stated other municipalities have issues with illegal activities and occupancies in storage units. Meendering asked if there was anything else in the IFC related to this issue and Bolzer said this interpretation was out of the IFC that he was are of. Terry Philips explained a project they are designing. He stated in 2007, a retail establishment in another state had a fire in a storage unit filled with mattresses and the code was changed. He described the NFSA Guide to Fire Sprinkler Changes in the 2018 IFC, IBC, IRC and IEBC that he handed out. The Guide suggested that an exception be provided to the sprinkling requirement for self-service storage facilities (mini-storage) between 2,500 Square Feet and 12,000 Square Feet that were no greater than one story above grade plane where all storage spaces can be accessed directly from the exterior. Philips described that their proposed storage unit facility is approximately 8,700 Sq.Ft. will not be occupied and will not have indoor quarters. The handout showed that the NFA is recommending that changes be made in the 2021 code. Miller described in the ICC Code meetings he attended that there was discussion on sprinkling for large storage facilities that have hallways and are multi-story, but not the single storage buildings with exterior access. Houtman said the committee could adopt the interpretation, although he wanted the board to make sure that it is applied only to single-story self-service storage facilities with exterior access. (Meendering/Hawley) Motion to interpret the code to allow an exception to the sprinkling requirement in 903.2.9 for self-service storage facilities that are no greater than one-story above grade plane where all storage spaces can be accessed directly from the exterior. The Board had further discussion. Meendering said the South Main storages have mezzanines which could be an issue. He described his motion meant that if a storage unit was constructed over 12,000 square feet that it would need to be sprinkled. Thomas said in storage units with mezzanines, the applicants are encouraged to create fire separation areas if the future use could change. All present voted aye. MOTION CARRIED. Item #5 – Other Discussion Items Thomas brought up discussion on handrails on decks. He said the code requires handrails for all stairs with 4 or more risers and many contractors install a 2’x4’ on edge which does not meet the graspability code and could cause slivers. He stated that Sioux Falls has allowed a handrail that is different than the code. Meendering stated the code is meant to meet the ADA. Houtman asked what the City is requiring. Thomas said he has been requiring the handrail to receive a Certificate of Occupancy although some people could be removing the hand rail after the inspection. Houtman described a metal graspable handrail he has installed. The group discussed other types of hand rails and guard rails. Thomas said if the deck area is a secondary access, some municipalities have allowed the 2’x4’ on edge for the handrail. The Committee could recommend code changes for the handrails and review the City of Sioux Falls amendment. (Houtman/Clites) Motion to remove the graspable language from the code for decks that are treated as a secondary access. All present voted aye. MOTION CARRIED. The meeting was adjourned at 9:45 AM. Submitted by: Jackie Lanning, City Engineer