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1995-06-26 BBA Packet City of Southlake,Texas • MEMORANDUM June 19, 1995 TO: Building Board of Appeals FROM: Charles Bloomberg, Plans Examiner SUBJECT: CASE #011, APPEAL OF DECISION OF BUILDING OFFICIAL REGARDING FIRE SPRINKLER SYSTEM PROPERTY DESCRIPTION: Southlake Church of Christ, 2501 W. Southlake Blvd. OWNER: Southlake Church of Christ APPLICANT • AGENT: Roger L. Blake, A. I .A. JURISDICTION: Ordinance No. 622 creating the Building Board of Appeal provides you may hear and decide appeals of orders, decisions, or determinations made by the Building Official relative to the technical provisions of the Uniform Building Code as adopted on the City of Southlake. The board is specifically limited in that they may not waive any requirement of the code . Ordinance No. 619 adopted the 1994 Uniform Building Code with certain amendments . Section 904, where automatic fire sprinkler systems are required was amended. See attachment Exhibit "B" . Section 104 . 2 . 8 of the UBC provides that alternate materials, alternate design and methods of construction may be approved provided the material, method or work offered is, for the purpose intended, at least equivalent of that prescribed in the code in suitability, strength, effectiveness, fire resistance, durability, safety, and sanitation. • The Building Official has determined the sprinkler system is required and advised the applicant that he may appeal tha decision to the Board. While you may not waive the fire sprinkler City of Southlake,Texas S requirement you may determine that the items offered by the applicant are equivalent . HISTORY OF THIS PROJECT: Early last summer Mr. Blake came to the city and showed us preliminary drawings of this proposed project . At that time the 1991 Uniform Building Code was in effect and the sprinklers were not required for a church building as long as it is not also used as a school . Also at that time there had not been discussion concerning adoption of the 1994 codes or of any changes to the local amendments . The plans were completed and the project went to bid in September of 1994 at the same time as the city adopted the new building code . After the bids were received and negotiated the plans and permit application were submitted to the city on January 16, 1995 . My plan review memo of January 23 , 1995 calling for the sprinkler system came as a surprise to the contractor and architect . The permit was issued February 22 , 1995 with the sprinkler system as a condition of approval . Mr. Blake submitted an application for variance on May 15, 1995 . Paul Ward wrote a letter of response S dated May 17, 1995 . Copies of the application and letter are attached. Mr. Blake then went before the city council on June 6 , 1995 to request them to reconsider the sprinkler requirement as it applies to churches . The council declined to change the code but advised him that he still could appeal to the Building Board of Appeals . TECHNICAL ASPECTS OF THE APPEAL: The validity of this appeal has to rest on the additional degrees of protection provided in the design that exceed the code requirements . The building as designed is a safe structure and the fire sprinkler system should not be considered as a life safety item but rather for protection of the structure and reducing loss in the event of a fire . The following are my comments on the particular items listed in Mr. Blakes ' s letter of Appeal : 1 . The ordinance amendment excepts consideration of area separation walls for purposes of determining sprinkler requirements . The UBC in section 504 addresses allowable Sfloor areas and provides that each portion of a building 2 City of Southlake,Texas S separated by separation walls may be considered a separate building. If it were not for the amendment this alone would meet the code . 2 . The code only requires a local alarm with manual pull stations at the exits . The monitored detection and alarm system would insure the fire department is notified if something were to happen when no one is there to call . 3 . According to table 5B in the UBC this building could be framed in wood as type V-1 hour construction. The plans reflect all metal framing for type II - 1 hour construction type . 4 . Section 1003 . 4 allows 150 ft travel distance to an exit in a non - sprinkled building or 200 ft . in a sprinkled building. 5 . A day care facility is classified as a Group E division 3 occupancy. If the building also had to comply as day care the fire alarm system would be required as well as additional • exiting requirements . 6 . The building code requires wall and ceiling finish materials to have a flame spread rating but it does not address furnishings . 7 . This is to assure this consideration is for this phase of the construction only. 8 . The window is a code requirement for a non sprinkled building in section 904 . 2 . 2 paragraph no. 1 . ACTION BY THE BUILDING BOARD OF APPEALS You may do any of the following: 1 . Deny the appeal that is to require the sprinkler system to be installed. 2 . Approve the appeal as requested by finding the items offered are for the purpose intended equivalent to the S sprinkler system as outlined above . 3 City of Southlake,Texas • 3 . Approve the appeal with the items listed as well as any additional stipulation that you may deem appropriate . FOR YOUR INFORMATION: Mr. Roger L. (Skip) Blake is the architect on the project and applicant in this case . I have asked him to have one of the elders of the church present in case you have any question you wish to direct to the church. Mr. Jerry Williams, Director of Fire Services for the city will also be present . Attachments : Letter of Appeal Exhibit B of Ordinance 619 Request for Variance Paul Ward' a letter to Mr. Blake Mr. Blake ' s letter of appeal to Ciy Council Building Plans 4110 CB/dc : • 4 ' A, Blake Architects • MI Nommilmimmi Bedford Place I • 1901 Central Drive • Suite 372 Bedford, Texas 76021 • 817-685-0356 June 14, 1995 Paul Ward , Building Official City of Southlake 667 North Carroll Avenue Southlake, Texas 76092 Subject: Southlake Church of Christ 2501 W. Southlake Blvd. Dear Mr. Ward: This letter shall serve as a LETTER OF APPEAL to the Building Board of Appeals to substitute the following Construction Criteria to be installed in lieu of a Fire-Sprinkler System: 1. The main level of the Auditorium being constructed is 1111 a total of 7,848 s. f . . A 2-hour fire seperation wall will be constructed to seperate the Main Assembly Area from the Foyer ! Office Area. This seperates out 2,395 s. f . leaving the main assembly area less than 6,000 s.f. , or at 5,453 s.f. . 2. A smoke detection system will be added to the Fire- Alarm System and 24 hour monitored by a Company equal to ADT Alarm Systems. 3. the facility is completely constructed of steel and concrete (no wood construction) for a higher fire- rated class of construction. 4. The distance to any exit in the Building is less than 75 feet. This is half of what is allowed in NON- SPRINKLED buiidings. 5. The Church is in full agreement that no part of this Facility shall be used as a day-care. 6. All movable and permanent seating shall be of fire- retardent materials. 7. It is understood by the Church that the next phase building attached to this building on the East 1110 side would be required to be sprinkled. Member American Institute of Architects • 8. One additional window unit shall be added to the southeast corner of the facility for fire personnel access. We thank you for reviewing this appeal and please notify us of any questions or comments. Sincerely, Roger L. Blake, AIA • • City of Southlake .111 uthlak' May 17, 1995 Mayor. Gary Fickes Skip Blake A. I . A. MayorProTem: Blake Architects Jerry Farrier 1901 Central Drive, #372 Bedford, TX 76021 Councilmembers: Michael Richarme W.Ralph Evans Subject : Southlake church of Christ Stephen W.Apple Sr. Jon Michael Franks 2501 W. Southlake Blvd. Andrew L.Wambsganss City Manager. Dear Mr. Blake Curtis E.Hawk Assistant City Manager. Shaw K.Rice I have received your application for variance to the City secretary sprinkler requirement on the subject building. Sandra L.LeGrand • Upon review of the building ordinances I have determined your appeal alternatives are as follows : 1 . Appeal to the City Council to request they amend ordinance no. 619 adopting the 1994 Uniform Building Code to exempt this building from this requirement. They could decide based upon the uniqueness of the occupancy to exempt churches, change the area limitation, change the effective date, or make whatever other change they deem appropriate. Based upon the setting of a precedent neither I nor the Fire Chief would support such an appeal . 2 . Appeal to the Building Board of Appeals as provided by ordinance no. 622 . Please note the Board is specifically prohibited from waiving any requirements of the code . However, they may hear and decide any appeal of any order, decision or determination made by the Building Official . You may submit an alternative design or method of construction that is at least equivalent of that prescribed in the code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. The Board could accept such alternative design or method. Your application form stated on page 3 the plans were • submitted for review prior to the new ordinance . It is my understanding they were brought in for preliminary 667 North Carroll Avenue • Southiake, Texas 76092 (817) 481-5581 • FAX (817) 488-5097 • review but nothing was submitted nor plans left at that time . Also, I noticed the design of your building would require the addition of a window or door in one of the walls where you have over 50 lineal feet without openings to comply with the Uniform code without a sprinkler system even if our 6000 square feet amendment were not in effect . I agree this is a significant cost item and it would have been helpful to know in advance of the code change . The Building Code Ordinance was on the City Council agenda both August 16, 1994 and September 6, 1994 with proper notice of the meeting as required by law. Unfortunately earlier in the summer when the plans examiner met with you we did not expect the codes to come up as soon as they ultimately did. We do not have any means to keep everyone with whom we have had preliminary meetings informed of all ordinance changes . • Sincerely, Paul Ward Building Official PW/cb cc : Jerry Williams, Fire Chief Charles Bloomberg, Plans Examiner I • 06/01/1995 10:05 8176856084 BLAKE ARCHITECTS PACE 01 SBlake Architects I 1111Nommommmimmoimminmimi Bedford Place I - 1901 Central Drive • Suite 372 Bedford, Texas 76021 • 817-686-0356 May 31, 1995 Bandy LaGrandw, City Sacr.tary City of Southlake Subjects Southlak. Church of Christ 2501 W. Southlak. Blvd. Dear Ms. Le Brander As we discussed, the Southiak. Church of Christ request the opportunity to appear before the City Council to discuss a possible change to the Ordinance requireing 6,000 s.f. buildings to be fire-sprinkled. 4111 We,the Church, initially filled out and submitted a variance form as requested, (see attached) , but now understand that only the Council can grant a change to th. requirements. Please notify us of the meeting time and schedule. If you have any furthur questions of us please feel free to contact us. Sincerely, Roger L. Blake, AIA 1111 Member American Institute of Architects A, Blake Architects W Bedford Place I • 1901 Central Drive • Suite 372 Bedford, Texas 76021 817-685-0356 1!' June 14, 1995 Paul Ward, Building Official -:I" City of Southlake 667 North Carroll Avenue Southlake, Texas 76092 ,.LL Subject: Southlake Church of Christ vy 2501 W. Southlake Blvd. Dear Mr. Ward: This letter shall serve as a LETTER OF APPEAL to the Building Board of Appeals to substitute the following Construction Criteria to be installed in lieu of a Fire-Sprinkler System: 1. The main level of the Auditorium being constructed is n'•' _' a total of 7,848 s. f. . A 2-hour fire seperation wall will be constructed to seperate the Main Assembly Cr�v�;r,• Area from the Foyer / Office Area. This seperates out 2,395 s.f. leaving the main assembly area less �t than 6,000 s.f. , or at 5,453 s.f. . 2. A smoke detection system will be added to the Fire- VC Alarm System and 24 hour monitored by a Company equalp to ADT Alarm Systems. ���C� ✓� 3. the facility is completely constructed of steel and concrej;.e (no wood construction) for higher fire- rated class of construction. 4. The distance to any exit in the Building is less than 75 feet. This is half of what is allowed in NON- SPRINKLED buiidings. 5. The Church is in full agreement that no part of this Facility shall be used as a day-care. 6. All movable and permanent seating shall be of fire- retardent materials. 7. It is understood byl.tihe Church that the next phase building attached to this building on the East side would be required to be sprinkled. Member American Institute of Architects r, S. One additional window unit shall be added to the southeast corner of the facility for fire personnel access. > ' We thank you for reviewing this appeal and please notify us of any questions or comments. r� Sincerely, n\,�� Roger L. Blake, AIA t� ti L� v M1 � 1 EXHIBIT "B" LOCAL AMENDMENTS TO THE 1994 UNIFORM BUILDING CODE The following sections, paragraphs, and sentences of the Uniform Building Code, 1994 Edition, are hereby amended as follows: (I. ) Section 904 .2 .2 is hereby amended to add sub item 6 . 6 . Throughout all buildings over 6, 000 square feet on one floor or over 12, 000 square feet on all floors. For purposes of this subjection area separation walls shall not be considered. EXCEPTIONS 1 . Airport Control Towers -2 . Open Parking Garages 3 . Group F, Division 2 Occupancies (2 . ) Section 904 .2 . 8 Group R Division 1 Occupancies is hereby amended to read as follows : 904 . 2 . 8 Group R Division 1 Occupancies . An automatic sprinkler system shall be installed throughout all R-1 occupancies . C (3 . ) Section 904 . 2 is hereby amended to add section 904. 2 .9 as follows : 904 . 2 . 9 All Occupancies . An automatic sprinkler system shall be installed throughout all stories of buildings containing three (3) stories or more. EXCEPTIONS 1 . Airport Control Towers 2 . Open Parking Garages 3 . Group F Division 2 Occupancies (4 . ) Section 904 . 3 .1 the first sentence is amended to read as follows : All valves controlling the water supply for automatic sprinkler systems and water-flow switches on all sprinkler systems shall be electrically monitored when the number of sprinklers is 20 or more. (5 . ) Chapter 9 Fire Protection Systems is hereby amended by adding sections 907 and 907 .1 as follows: 907 FIRE ALARM SYSTEMS 907 . 1 Where •required. Fire alarm systems shall be installed where required by the Fir Code. r. 5 1994 UNIFORM BUILDING CODE 104.2.6-105.2 defects, nor shall the cede enforcement agency or its parent jurisdiction be held as assuming any such liability by reason of the inspections authorized by this code or any permits or certificates is- sued under this code. 104.2.7 Modifications. When there are practical difficulties involved in carrying out the provi- sions of this code, the building official may grant modifications for individual cases.The building official shall Iirst find that a special individual reason makes the strict letter of this code impractical and that the modification is in conformance with the intent and purpose of this code and that such modification does not lessen any fire-protection requirements or any degree of structural integrity. The details of any action granting modifications shall be recorded and entered in the files of the code enforcement agency. 104.2.8 Alternate materials,alternate design and methods of construction. The provisions of this code are not intended to prevent the use of any material,alternate design or method of construe- I tion not specifically prescribed by this code,provided any alternate has been approved and its use authorized by the building official. i The building official may approve any such alternate,provided the building official finds that the proposed design is satisfactory and complies with the provisions of this code and that the material, method or work offered is,for the purpose intended,at least the equivalent of that prescribed in this code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. s ' The building official shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. The details of any action granting approval of an alternate shall be recorded and entered in the files of the code enforcement agency. 104.2.9 Tests. Whenever there is insufficient evidence of compliance with any of the provisions of this code or evidence that any material or construction does not conform to the requirements of this code,the building official m this jurisdiction. ay require tests as proof of compliance to be made at no expense to Test methods shall be as specified by this code or by other recognized test standards.If there are no recognized and accepted test methods for the proposed alternate,the building official shall deter- mine test procedures. All tests shal I be made by an approved agency.Reports of such tests shall be retained by the build- ing official for the period required for the retention of public records. i 104.2.10 Cooperation of other officials and officers. The building official may request, and shall receive,the assistance and cooperation of other officials of this jurisdiction so far as is required in the discharge of the duties required by this code or other pertinent law or ordinance. SECTION 105 — BOARD OF APPEALS 105.1 General. In order to hear and decide appeals of orders,decisions or determinations made by the building official relative to the application and interpretation of this code,there shall be and is hereby created a board of appeals consisting of members who are qualified by experience and train- ing to pass on matters pertaining to building construction and who are not employees of the jurisdic- tion.The building official shall be an ex off cio member of and shall act as secretary to said board but shall have no vote on any matter before the board.The board of appeals shalt be appointed by the governing body and shall hold office at its pleasure.The board shall adopt rules of procedure for conducting its business,and shall render ill decisions and findings in writing to the appellant with a duplicate copy to the building official. II 105.2 'Limitations of Authority. The board of appeals shall have no authority relative to interpre- tation of the administrative provisions of this code nor shall the board be empowered to waive re- quirements of this code. 1-3 ' 3-A 1994 UNIFORM BUILDING CODE TABLE 3-A—DESCRIPTION OF OCCUPANCIES BY GROUP AND DIVISION GROUP AND DIVISION SECTION DESCRIPTION OF OCCUPANCY A-1 A huilding or portion of a building having an assembly room with an occupant load of I,(XX)or more and a legitimate stage. A-2 A building or portion of a building having an assembly room with an occupant load of less than 1,000 and a legitimate stage. A-2.1 A building or portion of a building having an assembly room with an occupant 303 l 1 load of 300 or more without a legitimate stage,including such buildings used for educational purposes al not classed as a Group E or Group B Occupancy. A-3 Any building or portion of a building having an assembly room with an occupant load of less than 300 without a legitimate stage, including such buildings used for educational purposes and not classed as a Group E or Group B Occupancy. A-4 Stadiums, reviewing stands and amusement park structures not included within other Group A Occupancies. B A building or structure,or a portion thereof, for office,professional or service-type 304.1 transactions, including storage of records and accounts,and eating and drinking establishments with an occupant load of less than 50. E-I Any building used for educational purposes through the 12th grade by 50 or more persons for more than 12 hours per week or four hours in any one day. E-2 Any building used for educational purposes through the 12th grade by less than 50 305.t persons for more than 12 hours per week or four hours in any one day. E-3 Any building or portion thereof used for day-care purposes for more than six persons. F-1 Moderate-hazard factory and industrial occupancies include factory and industrial uses not classified as Group F, Division 2 Occupancies. F-2 306.1 Low-hazard factory and industrial occupancies include facilities producing noncombustible or nonexplosive materials which during finishing,packing or processing do not involve a significant fire hazard. H-1 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a high explosion hazard as listed in Section 307.1.1. H-2 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a moderate explosion hazard or a hazard from accelerated burning as listed in Section 307.1.1. H-3 307.1 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a high fire or physical hazard as listed in Section 307.1.1. H-4 Repair garages not classified as Group S,Division 3 Occupancies. H-5 Aircraft repair hangars not classified as Group S,Division 5 Occupancies and heliports. H-6 307.1 Semiconductor fabrication facilities and comparable research and development and areas when the facilities in which hazardous production materials are used,and the 307.11 aggregate quantity of material is in excess of those listed in Table 3-D or 3-E. H-7 Occupancies having quantities of materials in excess of those listed in Table 3-E 307.1 that are health hazards as listed in Section 307.1.1. 1-58 1994 UNIFORM BUILDING CODE 3-A y TABLE 3-A—DESCRIPTION OF OCCUPANCIES BY GROUP AND DIVISION--(Continued) GROUPAND DIVISION SECTION DESCRIPTION OF OCCUPANCY I-I.I Nurserics I<)r the Dull-time care of children under the age of six (each acconun<xlating more than five children),hospitals,sanitariums,nursing homes i with nonambulatory patients and similar buildings(each accommodating more than five patients). {+ 1-1.2 Health-care centers for ambulatory patients receiving outpatient medical care 308.1 which may render the patient incapable of unassisted self-preservation(each tenant space accommodating more than five such patients). 1-2 Nursing homes for ambulatory patients,homes for children six years of age or over (each accommodating more than five persons). 1-3 Mental hospitals, mental sanitariums,jails,prisons,reformatories and buildings where personal liberties of inmates are similarly restrained. M A building or structure,or a portion thereof,for the display and sale of 309.1 merchandise,and involving stocks of goods,wares or merchandise,incidental to such purposes and accessible to the public. R-1 Hotels and apartment houses,congregate residences(each accommodating more than 10 persons). R-3 310.1 Dwellings, lodging houses,congregate residences(each accommodating 10 or fewer persons). S-1 Moderate hazard storage occupancies include buildings or portions ofildings used for storage of combustible materials not classified as Group S,Dibvision 2 or Group H Occupancies. S-2 Low-hazard storage occupancies include or buildings 311.1 for storage of noncombustible materials. g Portions of buildings used S-3 Repair garages and parking g P g garages not classified as Group S, Division 4 Occupancies. S-4 Open parking garages. S-5 Aircraft hangars and helistops. U-1 312.1 Private garages,carports, sheds and agricultural buildings. U-2 Fences over 6 feet(182.9 mm)high, tanks and towers. II 1-59 503.4.8-504.6.3 1994 UNIFORM BUILDING CODE protected only on the exterior side with materials approved forone-hour fire-resistive construction. i See Section 503. t 503.4.9 Exterior wall assemblies. Exterior wall assemblies complying with Section 2602.5.2 may be used in all types of construction. SECTION 504 — ALLOWABLE FLOOR AREAS i j 504.1 One-story Areas. The area of a one-story building shall not exceed the limits set forth in Table 5-13 except as provided in Section 505. i 504.2 Areas of Buildings over One Story. The total combined floor area for multistory buildings may be twice that permitted by Table 5-13 for one-story buildings, and the floor area of any single story shall not exceed that permitted for a one-story building. 504.3 Allowable Floor Area of Mixed Occupancies. When a building houses more than one oc- cupancy, the area of the building shall be such that the sum of the ratios of the actual area for each separate occupancy divided by the total allowable area for each separate occupancy shall not ex- ceed one. EXCEPTIONS: 1.The major occupancy classification of a building may be used to determine the allow- able area of such building when the major use occupies not less than 90 percent of the area of any floor of the building and provided that other minor accessory uses shall not exceed the basic area permitted by Table 5-13 for such mmoLuu+ses and that various uses are separated as specified in Section 302.4. 2.Group Ekand roup H,Division 5 Occupancies complying with the provisions of Section 505.2 may con- tain other occupancies provided that such occupancies do not occupy more than 10 percent of the area of any floor of a building,nor more than the basic area permitted in the occupancy by Table 5-13 for such occupancy, and further provided that such occupancies are separated as specified in Section 302.4. 504.4 Mezzanines. Unless considered as a separate story,the floor area of all mezzanines shall be included in calculating the allowable floor area of the stories in which the mezzanines are located. 504.5 Basements. A basement need not be included in the total allowable area, provided such basement does not exceed the area permitted for a one-story building. 504.6 Area Separation Walls. 504.6.1 General. Each portion of a building separated by one or more area separation walls which comply with the provisions of this subsection may be considered a separate building.The extent and location of such area separation walls shall provide a complete separation. When an area separation wall also separates occupancies that are required to be separated by an occupancy separation, the most restrictive requirements of each separation shall apply. 504.6.2 Fire resistance and openings. Area separation walls shall not be less than four-hour fire-resistive construction in Types I, II-F.R.,III and IV buildings and two-hour fire-resistive con- struction in Types II One-hour, II-N or V buildings. The total width of all openings in such walls shall not exceed 25 percent of the length of the wall in each story.All openings shall be protected by a fire assembly having a three-hour fire-protection rating in four-hour fire-resistive walls and one- and one-half-hour fire-protection rating in two-hour fire-resistive walls. 504.6.3 Extensions beyond exterior walls. Area separation walls shall extend horizontally to the outer edges of horizontal projecting elements such as balconies, roof overhangs, canopies, mar- quees or architectural projections extending beyond the floor area as defined in Section 207. ' EXCEPTIONS: 1.When horizontal projecting elements do not contain concealed spaces,the area separa tion wall may terminate at thelexterior wall. 2. When the horizontal projecting elements contain concealed spaces,the area separation wall need only extend through the concealed space to the outer edges of the projecting elements. In either Exception I or 2, the exterior walls and the projecting elements above shall not be of less than one-hour fire-resistive construction for a distance not less than the depth of the projecting elements on both 1-86 1994 UNIFORM BUILDING CODE 504.6.3-505.1.3 sides of the area separation wall. Openings within such widdis shall be protected by fire assemblies having, a lire-protection rating of not less than three-fourths hour. 504.6.4 Terminating. Area separation walls shall extend vertically from the foundation to a point at least 30 inches (762 min) above the rool'. a separation wall may Icmtinale at the underside of the roof sheathing,deck EXCEPTIONS: I. Any are or slab, provided the roof-ceiling assembly is of at least two-hour fire-resistive construction. 2. Two-hour area separation walls may tenninate at the underside of the roof sheathing,deck or slab,pro- vided: 2.1 When the roof-ceiling framing elements are parallel to the walls,such framing and elements sup- porting such framing shall not be of less than one-hour fire-resistive construction fora width of not less than 5 feet(1524 min)on each side of the wall. 2.2 When roof-ceiling framing elements are perpendicular to the wall,the entire span of such framing and elements supposing such framing shall not be of less than one-hour fire-resistive construction. 2.3 Openings in the roof shall not be located within 5 feet(1524 mm)of the area separation wall. 2.4 The entire building shall be provided with not less than a Class B roof covering as specified in Table ' 15-A. 3. Two-hour area separation walls may terminate at the underside of noncombustible roof sheathing,deck or slabs of roofs of noncombustible construction provided: 3.1 Openings in the roof are not located within 5 feet (1524 mm)of the area separation wall. 3.2 The entire building is provided with not less than a Class B roof covering as specified in Table 15-A. 504.6.5 Parapet faces. Parapets of area separation walls shall have noncombustible faces for the uppermost 18 inches (457 mm), including counterflashing and coping materials. 504.6.6 Building of different heights. Where an area separation wall separates portions of a building having different heights,such wall may terminate at a point 30 inches(762 mm)above the lower roof level,provided the exterior wall for a height of 10 feet(3048 mm)above the lower roof is of one-hour fire-resistive construction with openings protected by assemblies having a three- fourths-hour fire-protection rating. EXCEPTION:Two-hour area separation walls may terminate at the underside of the roof sheathing,deck ' or slab of the lower roof,provided: 1. When the roof-ceiling framing elements are parallel to the wall,such framing and elements supporting such framing shall not be of less than one-hour fire-resistive construction for a width of 10 feet(3048 mm) along the wall at the lower roof. 2. When the lower roof-ceiling framing elements are perpendicular to the wall,the entire span of such framing and elements supporting such framing shall not be of less than one-hour fire-resistive construction. 3. Openings in the lower roof shall not be located within 10 feet(3048 mm)of the area separation wall. See Chapters 3 and 4 for special occupancy provisions. SECTION 505 — ALLOWABLE AREA INCREASES 505.1 General. The floor areas specified in Section 504 may be increased by employing one of the provisions of this section. 505.1.1 Separation on two sides. Where public ways or yards more than 20 feet(6096 mm)in width extend along and adjoin two sides of the building,floor areas may be increased at a rate of 11/4 percent for each foot(305 mm)by which the minimum width exceeds 20 feet(6096 mm),but the increase shall not exceed 50 percent. 505.1.2 Separation on three sides. Where public ways or yards more than 20 feet(6096 mm) in width extend along and adjoin three sides of the�uilding,floor areas may be increased at a rate of 21/2 percent for each foot(305 mm)by which the minimum width exceeds 20 feet.(6096 mm), but the increase shall not exceed 100 percent. 505.1.3 Separation on all sides. Where public ways or yards more than 20 feet(6096 mm) in width extend on all sides of a building and adjoin the entire perimeter, floor areas may be in- 1-87 1994 UNIFORM BUILDING CODE 5-B E g g g g �a as C, a. 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V) N Lo LL :3 r O O N �+^ d cry v1 'G M ~ Q 7 CV cn �^cri N N �; M x x 1-98 1994 UNIFORM BUILDING CODE 5-B � i cn i J M � J i N v M E b CO U N Cl t 1 cd C U u y (� .0 V H u � r a w OC U U > ti u u _•h D C t� N 0 v M Ou._ C~...1 C zco wx c tM etf M u U N p cu� CDcli cd V C,i n O\ O 'D M is C Cp rn C u c a u p V) O O Q H u U C 2 u ! U x p V (n N M 4V 1r U C u ��� •(1. U L A) .D m O H U H p x Q xQ 7 H a U N u H — bo F to J �t " cui t u "' u �� d `� t7 cq u to W 00 .emu. cd t4 tad CV N .D O I M O .-. } Oo Oo>+ �O c� C C C C O C_ C •� y Ca. 0 0 0 0 7 •� . C M o 0�c�a ( z E v) v) v� v� cq •E a E Q, o 0 o u u u u o 0 Qxxzu. u. u. � �, /) Enu. u. C4 'or- � � 1-99 i 1994 UNIFORM BUILDING CODE 904-904.2.2 SECTION 904 — FIRE-EXTINGUISHING SYSTEMS 904.1 Installation Requirements. 904.1.1 General. Firc-extinguishing systems required in this code shall be installed in accor- dance with the requirements ol'this section. Fire hose threads used in connection with fire-extinguishing systems shall be national standard hose thread or as approved by the fire department. The location of fire department hose connections shall be approved by the fire department. In buildings used for high-piled combustible storage, fire protection shall be in accordance with the Fire Code. 904.1.2 Standards. Fire-extinguishing systems shall comply with U.B.C.Standards 9-1 and 9-2. EXCEPTIONS: 1.Automatic fire-extinguishing systems not covered by U.B.C.Standard 9-1 or 9-2 shall be approved and installed in accordance with approved standards. 2. Automatic sprinkler systems may be connected to the domestic water-supply main when approved by I the building official,provided the domestic water supply is of adequate pressure,capacity and sizing for the combined domestic and sprinkler requirements. In such case,the sprinkler system connection shall be made between the public water main or meter and the building shutoff valve,and there shall not be intervening valves or connections.The fire department connection may be omitted when approved by the fire department. A3. Automatic sprinkler systems in Group R Occupancies four stories or less may be in accordance with U.B.C. Standard 9-3. 1 904.1.3 Modifications. When residential sprinkler systems asset forth in U.B.C.Standard 9-3 are provided,exceptions to,or reductions in,code requirements based on the installation of an automat- ic fire-extinguishing system are not allowed. 904.2 Automatic Fire-extinguishing Systems. 904.2.1 Where required. An automatic fire-extinguishing system shall be installed in the occu- pancies and locations as set forth in this section. For provisions on special hazards and hazardous materials, see the Fire Code. 904.2.2 All occupancies except Group R, Division 3 and Group U Occupancies. Except for Group R, Division 3 and Group U Occupancies, an automatic sprinkler system shall be installed: 1. In every story or basement of all buildings when the floor area exceeds 1,500 square feet (139.4 171712)and there is not provided at least 20 square feet(1.86 m2)of opening entirely above the i adjoining ground level in each 50 lineal feet(15 240 mm)or fraction thereof of exterior wall in the story or basement on at least one side of the building.Openings shall have a minimum dimension of not less than 30 inches(762 mm).Such openings shall be accessible to the fire department from the exterior and shall not be obstructed in a manner that firefighting or rescue cannot be accomplished from the exterior. When openings in a story are provided on only one side and the opposite wall of such story is more than 75 feet (22 860 mm) from such openings, the story shall be provided with an approved automatic sprinkler system,or openings as specified above shall be provided on at least two sides of T an exterior wall of the story. If any portion of abasement is located more than 75 feet(22 860 mm)from openings required in this section, the basement shall be provided with an approved automatic sprinkler system. 2. At the top of rubbish and linen ch tes and in their terminal rooms. Chutes extending through three or more floors shall have addition l sprinkler heads installed within such chutes at alternate floors. Sprinkler heads shall be accessible for servicing. 3. In rooms where nitrate film is stored or handled. 4. In protected combustible fiber storage vaults as defined in the Fire Code. 1-155 1002.1.2-1003.1 1994 UNIFORM BUILDING CODE mi The occupant load for buildings or areas containing two or more occupancies shall be determined by adding the occupant loads of the various use areas as computed in accordance with the applicable provisions of this section. 1002.1.3 Fixed seating. For areas having fixed seats and aisles, the occupant load shall be deter- mined by the numberof fixed seats installed therein.The required width of aisles serving fixed seats shall not be used for any other purpose. For areas having fixed benches or pews, the occupant load shall not be less than the number of seats based on one person for each 18 inches (457 mm) of length of pew or bench. Where booths are used in dining areas,the occupant load shall be based on one person for each 24 inches (610 mm) of booth length or major portion thereof. ZYZ 1002.1.4 Reviewing stands, grandstands and bleachers. The occupant load for reviewing stands,grandstands and bleachers shall be calculated in accordance with this section and the specif- ic requirements contained in Section 1021. 1002.2 Maximum Occupant Load. 1002.2.1 Assembly occupancies. The maximum occupant load for assembly occupancies shall not exceed the occupant load determined in accordance with Section 1002.1. EXCEPTION:When approved by the building official,the occupant load for an assembly occupancy may be increased provided the maximum occupant load served does not exceed the capacity of the exit system for such increased number of persons.The building official may require an aisle,seating or fixed equipment dia- gram to substantiate such an increase,and may require that such diagram be posted. 1002.2.2 Other occupancies. For other than assembly occupancies, an occupant load greater than that determined in accordance with Section 1002.1 is permitted;however,the exit system shall comply with the provisions of this chapter for such increased number of persons. 1002.3 Posting of Room Capacity. Any room having an occupant load of 50 or more where fixed seats are not installed,and which is used for assembly purpose,shall have the capacitybf the room posted in a conspicuous place on an approved sign near the main exit from the room. Such signs shall be maintained legible by the owner or the owner's authorized agent and shall indicate the num- ber of occupants permitted for each room use. 1002.4 Revised Occupant Load. After a building is occupied, any change in use or increase in occupant load shall comply with this chapter. See Section 3405. SECTION 1003 — EXITS REQUIRED 1003.1 Number of Exits. Every building or usable portion thereof shall have at least one exit,not less than two exits where required by Table 10-A and additional exits as required by this section. For purposes of this section, basements and occupied roofs shall be provided with exits as re- quired for stories. EXCEPTION: Occupied roofs on Group R,Division 3 Occupancies may have one exit if such occupi-2d areas are less than 500 square feet(46.45 m )and are located no higher than immediately above the second story. cs-7 Floors complying with the provisions for mezzanines as specified in Section W,, Exception 3, shall be provided with exits as specified therein. Occupants on stories above the first ar d in basements shall have access to not less than two sepa- rate exits from the story or basement. EXCEPTIONS: 1. Second stories having an occupant load less than 10 may be provided with only one exit. 2.Two or more dwelling units on the second story or in a basement may have access to only one common exit when the total occupant load served by that exit does not exceed 10. 1-174 1994 UNIFORM BUILDING CODE 1003.1-1003.4 i I 3. Except as provided in"fable 10-A,only one exit need be provided from the second floor or a basement within an individual dwelling unit or:t Group R. Division 3 congregate residence. 4. When the third floor within an individual dwelling unit or a Group R. Division 3 congregate residence does not exceed 50(1 square feet (46.45 m'-).only one exit need be provided from that floor. 5. Floors and hascntents used exclusively for service of ilic building may have one exit. For the purposes of this exception,storage rooms,laundry rooms,maintenance ol*fices and similar uses shall not be considered as providing service to the building. 6.Storage rooms,laundry rooms and maintenance offices not exceeding 300 square feet(27.87 m2)in floor area may be provided with only one exit. 7. Elevator lobbies may have one exit provided the use of such exit does not require keys, tools,special I knowledge or effort. I For special requirements see the following sections: Group A, Section 1016; Group E, Section 1017;Group H,Section 1018;Group I,Section 1019; Rooms Containing Fuel-fired Equipment and {I Cellulose Nitrate Handling Rooms, Section 1020; Reviewing Stands,Grandstands and Bleachers, Section 1021; Laboratories, Sections 304.2.2 and 305.2.4; and Open Parking Garages, Section 31 1.9. For stage exits, see Section 405.3.6. Every story or portion thereof having an occupant load of 501 to 1,000 shall not have less than three exits. Every story or portion thereof having an occupant load of 1,001 or more shall not have less than four exits. The number of exits required from any story of a building shall be determined by using the occu- pant load of that story. The maximum number of exits required for any story shall be maintained until egress is provided from the structure. (See Section 1010.) 1003.2 Width. The total width of exits in inches(mm)shall not be less than the total occupant load served by an exit multiplied by 0.3 (7.62) for stairways and 0.2(5.08) for other exits nor less than specified elsewhere in this code. Such widths of exits shall be divided approximately equally among the separate exits. The maximum exit width required from any story of a building shall be maintained. - 1003.3 Arrangement of Exits. If only two exits are required,they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the build- t ing or area to be served measured in a straight line between exits. EXCEPTION: The separation between exit doors in the exit enclosures which are interconnected by a one-hour fire-resistive corridor conforming to the requirements of Section 1005 may be measured along a di- rect line of travel within the exit corridor. Enclosure walls shall not be less than 30 feet(9144 mm)apart at any point in a direct line of measurement. Where three or more exits are required,at least two exits shall be placed a distance apart equal to a not less than one half of the length of the maximum overall diagonal dimension of the building or i area to be served measured in a straight line between the exits,and the additional exits shall be ar- ranged a reasonable distance apart so that if one becomes blocked the others will be available. 1003.4.Travel:Distance,. The maximum travel distance shall not exceed 150 feet (45 720 mm), 4� unless otherwise allowed by this section.The maximum travel distance may be increased in accor- dance with the following: 1. In a building equipped with an automatic sprinkler system throughout, the maximum travel distance may be 200 feet (60 960 mm). i I 2. The maximum travel distance of 150 feet (45 720 mm) and the maximum travel distance of 200 feet(60 960 mm)allowed by Item 1 may be increased up to an additional 100 feet(30 480 mm) when this increase in travel distance occurs in the last portion of the travel distance and is entirely within a one-hour fire-resistive corridor complying with Section 1005. 1-175 CITY of S0UTIILAK6 667 North Carroll Avenue Southlake, Texas APPLICATION to the BOARD of ADJUSTMENT REQUEST for VARIANCE ZBA CASE NO. FILING FEE: APPLICANT'S NAME: 5�V ��l►�G C, n? O ! c-h rel et TELEPHONE: all — 3 1 1 ~ ;"7 Ile) ADDRESS OF SUBJECT PROPERTY: r25 o l G�j� ,s owbllAv"a LEGAL DESCRIPTION OF SUBJECT PROPERTY: OWNER OF SUBJECT PROPERTY, (IF OTHER THAN APPLICANT): sot11'1.+t�k� C��1-CA, 0-' Glyis� ................................................................................................................................. State the SPECIFIC PROVISION of the zoning ordinance for which you are requesting a variance. (You •may give the Section.number and paragraph, OR you may DESCRIBE the REGULATION / REQUIREMENT.) k �: L�'. S .......... .... ��:..m ..fo. ...�.�:.l..:�� :...... ..sr& :4: �`Y.?....�4.�0oO..�?:. :...................................................................... .................................................................................................................................. .................................................................................................................................. Describe EXACTLY HOW, and TO WHAT EXTENT your request will DIFFER from the REQUIREMENTS of the ordinance, as described ABOVE. (Use REVERSE, or additional sheets if necessary.) I N,00{. .................................................................................................................................. 2 VARIANCE APPLICATION ZBA CAS C NO: In order for your request to be granted, the Board of Adjustment must cast FOUR out of five votes in support of your application. In order for the Board members to vote in support of your application, you must prove several things by your application. Your application must clearly show that your property has UNIQUE CONDITIONS and CIRCUMSTANCES which separate it from other typical properties with the same zoning; and explain.how these-unique conditions and circumstances make it UNREASONABLE or UNFAIR to apply the STANDARD- ordinance requirements to YOUR property, unlike the way they are applied to all other properties. Describe the CONDITIONS and CIRCUMSTANCES whi(,hh are UNIQUE pto¢your �., property and situation: �.r�. {! S V ::.fyn tc , .1. J.::.tt!... ...... ...... ..... .... . ......!..........::�`. ... : + ....'?.s o��............�f. ... .,r�� :............................... .... . ; G C„An � h� tom: c................. . ....P........ .... : �.......►�....� I............. ..��r..: a.....: !�.. .....Il. .........�..F,.... .r. .......... .�..MIP .. ar. . .w ... .k».p 1 ...ot-►4 ....................... 1 � : "•.. .o� S.`� �... .. . . ..er..-. .. .� ...... .. .G...W`.'C�...hd: ...i nfoY1».tJ :...Y.�o ... �e.-.w ..... New PA;n p.to§ .� ...oc-Cobce 199`�' sija �nkjvr............ . ........................................ .... ................ ...... . ... ...... ............................................................................................ .................................................................................................................................. .................................................................................................................................. .................................................................................................................................. 3 VARIANCE APPLICATION ZBA CASE NO: Explain why these unique conditions and circumstances make it UNREASONABLE or UNFAIR to apply the STANDARD ordinance requirements to your property: .......................... ...... .. .... 1� W.c c :. C-% t ....:&Y....�et»,.t.....��?x:..�.. e, ..... ......ti?'+..:..........'...:t:H�.... �d �r�.................... Goy. ....'�....... ......�....... .... .. . ..... Gv)�tcvr wav(d 6c, Jorq,- ....... ................................... ? ....t.. .......... ....................................... :... o ...ibA................ ....[.C:'• eve...: : ....(A W..4...k?1.�....y!!a�..�'��. ....oc.o o Oil ........n.kA. -An., .....\.e....: '�?...............:��:�:�,r'., t.�J�.. ............... 1 . ?. . . . .. ....ti: .? tj...fq-:...An...��rl.;ZAA ..5�p.}?�. ..... l. .'�r.................................................................. ................................ .............. ej. b.. .:�Co..... :'1. ....Gl�v..�� •: : . ........................... t: w tyj 'Th ,_G�aY•G ��G �Y�iN� G ......... ........ .... .Ji ...ja±q ....�?� .��ef ..' .o :...... ........:i.!:1 �.... 5:�...o ... �G.. .. o': !:!.�..k.hew.'„�.... :+� ... � Ll,� "r atno� .............avl...... ?..a..... ...�'m 2 . . ..h 6 k.A. .tst ................................ .............................................................. . ................................................................. .................................................................................................................................. .................................................................................................................................. 4 VARIANCE APPLICATION ZBA CASE NO: Additionally, in order for the Board members to vote in support of your application it must be shown that the unique conditions and circumstances which you have described are NOT the result of your own actions. (Actions taken by previous owners and actions taken by your agents can be construed as "your actions.") Can you explain how the unique conditions and circumstances affecting your property came to be, AND SHOW than they ARE NOT the result of YOUR OWN ACTIONS: ...:�:....T.�:`.�... G O ... ......... .................h.9.49..... T7Vic- W40 nt.q....Tt1.;�oY1 ca)....V. ....al.p�...�:�?�:... ..ra .��:°1.....4�.�1.'.1:�.�.��'G. -r ..ovr... ;.s. �C-4t .............N .�. ................�:�.�..fix. !.r..! ....w ..p� �I . .................................................................................................................................. . . ...................................................................................................................... Furthermore, the Board must- be satisfied that the variance you are requesting is the MINIMUM deviation from the terms of the. ordinance NECESSARY to OVERCOME the unique conditions and circumstances which you have described. Explain how your proposal is the MINIMUM manner by which the unique conditions and circumstances described can be overcome: z'i:....1.�....16(.....4k, '...... ..iidli t.:i.,0 4�`^lI +!�L..�I Ay� ..... .. ... .. �� .! ..fin.... h ...la u i d N .•... �r m s. ................V . ... ............................................................. .................................................................... ..................................................................................................................... .................................................................................................................... 5 VARIANCE APPLICATION ZBA CASE NO: Also, the Board must be convinced that granting such a variance would not constitute an UNFAIR GRANT OF SPECIAL PRIVILEGE to you, granting privileges that are otherwise denied by the ordinance. In other words, why would granting this variance be ONLY FAIR, and NOT MORE THAN FAIR, to you, since others are prevented from doing what you are requesting: lt.1.15.. .„ :. ... 'o...a I I ow ; � �. f� .. . r ...:t'4.. .bG. . .. .... .. .. . 1 r..�j. .......f �5.......... 5�b vC�1 C�1' 1i a G .. ..................�?l..l:?...�:?.4....�..... �... a...l �A!°!:�. i..!�.h�...d� U 1' ..�c�:ale..R.�... �.. '�.�!:..l: :S... onf �a4. 1.1:?. ....................... .................................................................................................................................. Finally, the Board must be certain your request is in harmony with the public welfare, and will not in any way be injurious or detrimental to your neighbors and their property rights. SIGNATURE OF APPLICANT: DATE:— YOUR RIGHTS TO APPEAL THE BOARD'S DECISION. LOCAL GOVERNMENT CODE, Section 211.011 Any of the following persons may present to a court of record a verified petition stating that the decision of the board of adjustment is illegal in whole or in part and specifying the grounds of the illegality: (1) a person aggrieved by a decision of the board; (2) a taxpayer; or (3) an officer, department, board, or bureau of the municipality. The petition must be presented'�within ten days after the date the decision is filed in the board's office. Cif of SouthlakeY May 17, 1995 ayW -laryF;ckes Skip Blake A. I A AayorProTem: Blake Architects ,o"FaMer 190.1 Central Drive #372 Bedford TX 76021 :bLmlrnembers: •tichael Rkharme V.Ralph Evans ,8 W.&Vesr. Subject : Southlake church of Christ cn Mkiiael Franks 2501 W. Southlake Blvd. ,xfrew L Wambsganss :ply Manager. ;xtls E.Hawk Dear Mr. Blake ss4tant Cfty Manager. ' tcwce I have received your application for variance to the <tysecretary: sprinkler requirement on the subject building. andra L LeGrand Upon review of the building ordinances I have determined your appeal alternatives are as follows : 1 . Appeal to the City Council to request they amend ordinance no. 619 adopting the 1994 Uniform Building Code to exempt this building from this requirement . They could decide based upon the uniqueness of the occupancy to exempt churches, change the area limitation, change the effective date, or make whatever other change they deem appropriate. Based upon the setting of a precedent neither I nor the Fire Chief would support such an appeal . 2 • Appeal to the Building Board of Appeals as provided by ordinance no. 622 . Please note the Board is specifically prohibited from waiving any requirements of the code . However, they may hear and decide any appeal of any order, decision or determination made by the Building Official . You may submit an alternative design or method of construction that is at least equivalent of that prescribed in the code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. The Board could accept such alternative design or method. I Your application form stated on page 3 the plans were submitted for review prior to the new ordinance. It is my understanding they were brought in for preliminary 667 North Carroll Avenue • Southlake, Texas 76092 review but nothing was submitted nor plans left at that time . Also, I noticed the design of your building would require the addition of a window or door in one of the walls where you have over 50 lineal feet without openings to comply with the Uniform code without a sprinkler system even if our 6000 square feet amendment were not in effect . I agree this is a significant cost item and it would have been helpful to know in advance of the code change. The Building Code Ordinance was on the City Council agenda both August 16, 1994 and September 6, 1994 with proper notice of the meeting as required by law. Unfortunately earlier in the summer when the plans examiner met with you we did not expect the codes to come up as soon as they ultimately did. We do not have any means to keep everyone with whom we have had preliminary meetings informed of all ordinance changes . Sincerely, � 0 UA Paul Ward Building Official PW/cb CC : Jerry Williams, Fire Chief Charles Bloomberg, Plans Examiner I 06/01/1995 10:05 8176856084 • a AKE ARCHITECTS PAGE 01 ' 131ak8 Architects Bedford Place I • 1901 Contra) OrIVa • Suite 372 Bedford. TexAs 76021 • 817-M-0356 Kay 31 , 1995 Sandy Lal3rimdor-, City Slcrrwtary City of eouthlakw Subjwcts Southlakw Church of Christ 2501 M. 8outhlako Blvd. Dwar Ms. LaGe-andar As Ww discussed, the Southlake Church of Christ rwquwst that opportunity to appwar bwf ore the City Council to discuss + passiblea chang* to that (Ordinances r0quirwtnq 6s000 %.f. buildings to her fires-sprinkled. Ne,the Burch, initially fillwd out and subnittwd a variance +Ora as requeesterd, (%*w attached) , but now undwrstand that only thw Council can grant a change to the rwqu�rots. P1QasRe ratify us of that aerating time and schwdule. If you have any furthur questions of us ploas * fowl free to contact us. Sincerely, Rog L. Hlake AIA II Member American Institute of Architects City of Southlake,Texas M E M O R A N D U M June 19 , 1995 TO: Building Board of Appeals FROM: Charles Bloomberg, Plans Examiner SUBJECT: CASE #011, APPEAL OF DECISION OF BUILDING OFFICIAL REGARDING FIRE SPRINKLER SYSTEM PROPERTY DESCRIPTION: Southlake Church of Christ, 2501 W. Southlake Blvd. OWNER: Southlake Church of Christ APPLICANT AGENT: Roger L. Blake, A. I .A. JURISDICTION: Ordinance No. 622 creating the Building Board of Appeal provides you may hear and decide appeals of orders, decisions, or determinations made by the Building Official relative to the technical provisions of the Uniform Building Code as adopted on the City of Southlake . The board is specifically limited in that they may not waive any requirement of the code . Ordinance No. 619 adopted the 1994 Uniform Building Code with certain amendments . Section 904 , where automatic fire sprinkler systems are required was amended. See attachment Exhibit "B" . Section 104 . 2 . 8 of the UBC provides that alternate materials, alternate design and methods of construction may be approved provided the material, method or work offered is, for the purpose intended, at least equivalent of that prescribed in the code in suitability, strength, effectiveness, fire resistance, durability, safety, and sanitation. The Building Official has determined the sprinkler system is required and advised the applicant that he may appeal tha decision to the Board. While you may not waive the fire sprinkler City of Southlake,Texas requirement you may determine that the items offered by the applicant are equivalent . HISTORY OF THIS PROJECT: Early last summer Mr. Blake came to the city and showed us preliminary drawings of this proposed project . At that time the 1991 Uniform Building Code was in effect and the sprinklers were not required for a church building as long as it is not also used as a school . Also at that time there had not been discussion concerning adoption of the 1994 codes or of any changes to the local amendments . The plans were completed and the project went to bid in September of 1994 at the same time as the city adopted the new building code. After the bids were received and negotiated the plans and permit application were submitted to the city on January 16, 1995 . My plan review memo of January 23 , 1995 calling for the sprinkler system came as a surprise to the contractor and architect . The permit was issued February 22, 1995 with the sprinkler system as a condition of approval . Mr. Blake submitted an application for variance on May 15, 1995 . Paul Ward wrote a letter of response dated May 17, 1995 . Copies of the application and letter are attached. Mr. Blake then went before the city council on June 6, 1995 to request them to reconsider the sprinkler requirement as it applies to churches . The council declined to change the code but advised him that he still could appeal to the Building Board of Appeals . TECHNICAL ASPECTS OF THE APPEAL: The validity of this appeal has to rest on the additional degrees of protection provided in the design that exceed the code requirements. The building as designed is a safe structure and the fire sprinkler system should not be considered as a life safety item but rather for protection of the structure and reducing loss in the event of a fire. The following are my comments on the particular items listed in Mr. Blakes ' s letter of Appeal: 1 . The ordinance amendment excepts consideration of area separation walls for purposes of determining sprinkler requirements . The UBC ° in section 504 addresses allowable floor areas and provides that each portion of a building 2 City of Southlake,Texas separated by separation walls may be considered a separate building. If it were not for the amendment this alone would meet the code . 2 . The code only requires a local alarm with manual pull stations at the exits . The monitored detection and alarm system would insure the fire department is notified if something were to happen when no one is there to call . 3 . According to table 5B in the UBC this building could be framed in wood as type V-1 hour construction. The plans reflect all metal framing for type II - 1 hour construction type . 4 . Section 1003 .4 allows 150 ft travel distance to an exit in a non - sprinkled building or 200 ft . in a sprinkled building. 5 . A day care facility is classified as a Group E division 3 occupancy. If the building also had to comply as day care the fire alarm system would be required as well as additional exiting requirements . 6 . The building code requires wall and ceiling finish materials to have a flame spread rating but it does not address furnishings . 7 . This is to assure this consideration is for this phase of the construction only. 8 . The window is a code requirement for a non sprinkled building in section 904 .2 .2 paragraph no. 1 . ACTION BY THE BUILDING BOARD OF APPEALS You may do any of the following: 1 . Deny the appeal that is to require the sprinkler system to be installed. 2 . Approve the appeal as requested by finding the items offered are for the purpose intended equivalent to the sprinkler system as outlined above. 3 City of Southlake,Texas 3 . Approve the appeal with the items listed as well as any additional stipulation that you may deem appropriate . FOR YOUR INFORMATION: Mr. Roger L. (Skip) Blake is the architect on the project and applicant in this case . I have asked him to have one of the elders of the church present in case you have any question you wish to direct to the church. Mr. Jerry Williams, Director of Fire Services for the city will also be present . Attachments : Letter of Appeal Exhibit B of Ordinance 619 Request for Variance Paul Ward' a letter to Mr. Blake Mr. Blake ' s letter of appeal to Ciy Council Building Plans CB/dc : 4 ' A, Blake Architects Bedford Place I • 1901 Central Drive • Suite 372 Bedford, Texas 76021 • 817-685-0356 June 14, 1995 Paul Ward, Building Official City of Southlake 667 North Carroll Avenue Southlake, Texas 76092 Subject: Southlake Church of Christ 2501 W. Southlake Blvd. Dear Mr. Ward: This letter shall serve as a LETTER OF APPEAL to the Building Board of Appeals to substitute the following Construction Criteria to be installed in lieu of a Fire-Sprinkler System: 1 . The main level of the Auditorium being constructed is a total of 7,848 s. f . . A 2-hour fire seperation wall will be constructed to seperate the Main Assembly Area from the Foyer / Office Area. This seperates out 2,395 s. f . leaving the main assembly area less than 6,000 s.f. , or at 5,453 s.f. . 2. A smoke detection system will be added to the Fire- Alarm System and 24 hour monitored by a Company equal to ADT Alarm Systems. 3. the facility is completely constructed of steel and concrete (no wood construction) for a higher fire- rated class of construction. 4. The distance to any exit in the Building is less than 75 feet. This is half of what is allowed in NON- SPRINKLED buiidings. 5. The Church is in full agreement that no part of this Facility shall be used as a day-care. 6. All movable and permanent seating shall be of fire- retardent materials. 7. It is understood by the Church that the next phase building attached to this building on the East side would be required to be sprinkled. Member American Institute of Architects 8. One additional window unit shall be added to the southeast corner of the facility for fire personnel access. We thank you for reviewing this appeal and please notify us of any questions or comments. Sincerely, Roger L. Blake, AIA I EXHIBIT "B" LOCAL AMENDMENTS TO THE 1994 UNIFORM BUILDING CODE The following sections, paragraphs, and sentences of the Uniform Building Code, 1994 Edition, are hereby amended as follows: (1. ) Section 904 .2 .2 is hereby amended to add sub item 6 . 6 . Throughout all buildings over 6, 000 square feet on one floor or over 12, 000 square feet on all floors. For purposes of this subjection area separation walls shall not be considered. EXCEPTIONS 1. Airport Control Towers -2 . Open Parking Garages 3 . Group F, Division 2 Occupancies (2 . ) Section 904 .2 . 8 Group R Division 1 Occupancies is hereby amended to read as follows: 904 .2 . 8 Group R Division 1 Occupancies . An automatic sprinkler system shall be installed throughout all R-1 occupancies . (3 . ) Section 904 . 2 is hereby amended to add section 904 .2 . 9 as follows : 904 . 2 . 9' All Occupancies . An automatic sprinkler system shall be installed throughout all stories of buildings containing three (3) stories or more . EXCEPTIONS 1 . Airport Control Towers 2 . Open Parking Garages 3 . Group F Division 2 Occupancies (4 . ) Section 904 .3 . 1 the first sentence is amended to read as follows : All valves controlling the water supply for automatic sprinkler systems and water-flow switches on all sprinkler systems shall be electrically monitored when the number of sprinklers is 20 or more. (5 . ) Chapter 9 Fire Protection Systems is hereby amended by adding sections 907 and 907 .1 as follows: 907 FIRE ALARM SYSTEMS 907 . 1 Where required. Fire alarm systems shall be installed where required by the Fir Code . 5 1994 UNIFORM BUILDING CODE 104.2.6-105.2 I defects, nor shall the code enforcement agency or its parent jurisdiction be held as assuming any such liability by reason of the inspections authorized by this code or any permits or certificates is- sued under this code. 104.2.7 Modifications. When there are practical difficulties involved in carrying out the provi- sions of this code, the building official may grant modifications for individual cases.The building official shall first find that a special individual reason makes the strict letter of this code impractical and that the modification is in conformance with the intent and purpose of this code and that such modification does not lessen any tire-protection requirements or any degree of structural integrity. The details of any action granting modifications shall be recorded and entered in the files of the code enforcement agency. 104.2.8 Alternate materials,alternate design and methods of construction. The provisions of this code are not intended to prevent the use of any material,alternate design or method of construc- tion not specifically prescribed by this code, provided any alternate has been approved and its use authorized by the building official. The building official may approve any such alternate,provided the building official finds that the proposed design is satisfactory and complies with the provisions of this code and that the material, method or work offered is,for the purpose intended,at least the equivalent of that prescribed in this code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. The building official shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. The details of any action granting approval of an alternate shall be recorded and entered in the files of the code enforcement agency. 104.2.9 Tests. Whenever there is insufficient evidence of compliance with any of the provisions of this code or evidence that any material or construction does not conform to the requirements of this code,the building official may require tests as proof of compliance to be made at no expense to this jurisdiction. Test methods shall be as specified by this code or by other recognized test standards. If there are no recognized and accepted test methods for the proposed alternate,the building official shall deter- mine test procedures. All tests shall be made by an approved agency.Reports of such tests shall be retained by the build- ing official for the period required for the retention of public records. 104.2.10 Cooperation of other officials and officers. The building official may request, and ' shall receive,the assistance and cooperation of other officials of this jurisdiction so far as is required in the discharge of the duties required by this code or other pertinent law or ordinance. SECTION 105— BOARD OF APPEALS 105.1 General. In order to hear and decide appeals of orders,decisions or determinations made by the building official relative to the application and interpretation of this code,there shall be and is hereby created a board of appeals consisting of members who are qualified by experience and train- ing to pass on matters pertaining to building construction and who are not employees of the jurisdic- tion. The building official shall be an ex officio member of and shall act as secretary to said board t but shall have no vote on any matter before the board.The board of appeals shall be appointed by the goveming body and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business,and shall render a 11 decisions and findings in writing to the appellant with a ' duplicate copy to the building official. f 105.2 Limitations of Authority. The board of appeals shall have no authority relative to interpre- tation of the administrative provisions of this code nor shall the board be empowered to waive re- quirements of this code. 1-3 3-A 1994 UNIFORM BUILDING CODE TABLE 3-A—DESCRIPTION OF OCCUPANCIES BY GROUP AND DIVISION GROUPAND DIVISION SECTION DESCRIPTION OF OCCUPANCY A-1 A building or portion of a building having an assembly room with an occupant load ol" I,O(H)or more and a legitimate stage. A-2 A huilding or portion of a building having an assembly room with an occupant load of less than 1,000 and a legitimate stage. A-2.1 A building or portion of a building having an assembly room with an occupant 303.1.1 load of 300 or more without a legitimate stage, including such buildings used for educational purposes al not classed as a Group E or Group B Occupancy. A-3 Any building or portion of a building having an assembly room with an occupant load of less than 300 without a legitimate stage, including such buildings used for educational purposes and not classed as a Group E or Group B Occupancy. A-4 Stadiums,reviewing stands and amusement park structures not included within other Group A Occupancies. B A building or structure,or a portion thereof, for office,professional or service-type 304.1 transactions,including storage of records and accounts,and eating and drinking establishments with an occupant load of less than 50. E-1 Any building used for educational purposes through the 12th grade by 50 or more persons for more than 12 hours per week or four hours in any one day. E-2 305.1 Any building used for educational purposes through the 12th grade by less than 50 persons for more than 12 hours per week or four hours in any one day. E-3 Any building or portion thereof used for day-care purposes for more than six persons. F-1 Moderate-hazard factory and industrial occupancies include factory and industrial uses not classified as Group F,Division 2 Occupancies. F-2 306.1 Low-hazard factory and industrial occupancies include facilities producing noncombustible or nonexplosive materials which during finishing,packing or processing do not involve a significant fire hazard. H-1 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a high explosion hazard as listed in Section 307.1.1. H-2 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a moderate explosion hazard or a hazard from accelerated burning as listed in Section 307.1.1. H-3 307.1 Occupancies with a quantity of material in the building in excess of those listed in Table 3-D which present a high fire or physical hazard as listed in Section 307.LL 1 H-4 Repair garages not classified as Group S,Division 3 Occupancies. H-5 Aircraft repair hangars not classified as Group S, Division 5 Occupancies and heliports. H-6 307.1 Semiconductor fabrication facilities and comparable research and development and areas when the facilities in which hazardous production materials are used,and the 307.11 aggregate quantity of material is in excess of those listed in Table 3-D or 3-E. H-7 Occupancies having quantities of materials in excess of those listed in Table 3-E 307.1 that are health hazards as listed in Section 307.1.1. 1-58 1994 UNIFORM BUILDING CODE 3-A y TABLE 3-A—DESCRIPTION OF OCCUPANCIES BY GROUP AND DIVISION--(Continued) GROUP AND DIVISION SECTION DESCRIPTION OF OCCUPANCY Nurseries fur the Dull-time care of children under the age of six (each acconunudating more than five children),hospitals,sanitariums, nursing homes f with nonambulatory patients and similar buildings(each accommodating more than five patients). 1-1.2 Health-care centers for ambulatory patients receiving outpatient medical care 308.1 which may render the patient incapable of unassisted self-preservation(each tenant space accommodating more than five such patients). 1-2 Nursing homes for ambulatory patients,homes for children six years of age or over (each accommodating more than five persons). 1-3 Mental hospitals, mental sanitariums,jails,prisons, reformatories and buildings where personal liberties of inmates are similarly restrained. M A building or structure,or a portion thereof,for the display and sale of 309.1 merchandise,and involving stocks of goods,wares or merchandise, incidental to such purposes and accessible to the public. R-1 Hotels and apartment houses,congregate residences (each accommodating more R-3 than 10 persons). 310.1 Dwellings, lodging houses,congregate residences (each accommodating 10 or fewer persons). S-1 Moderate hazard storage occupancies include buildings or uildings used for storage of combustible materials not classified as Grortup S, Diions ofvision 2 or Group H Occupancies. S-2 Low-hazard storage occupancies include buildings or portions of buildings used 311.1 for storage of noncombustible materials. S-3 Repair garages and parking g P g garages not classified as Group S,Division 4 Occupancies. $4 Open parking garages. S-5 Aircraft hangars and helistops. U-1 3121 Private garages,carports,sheds and agricultural buildings. U 2 . Fences over 6 feet (182.9 mm) high,tanks and towers. I 1-59 503.4.8-504.6.3 1994 UNIFORM BUILDING CODE protected only on the exterior side with materials approved for one-hour fire-resistive construction. i See Section 503. 503.4.9 Exterior wall assemblies. Exterior wall assemblies complying with Section 2602.5.2 may be used in all types of construction. SECTION 504 — ALLOWABLE FLOOR AREAS i j 504.1 One-story Areas. The area of a one-story building shall not exceed the limits set forth in Table 5-13 except as provided in Section 505. i 504.2 Areas of Buildings over One Story. The total combined floor area for multistory buildings may be twice that permitted by Table 5-13 for one-story buildings, and the floor area of any single story shall not exceed that permitted for a one-story building. 504.3 Allowable Floor Area of Mixed Occupancies. When a building houses more than one oc- cupancy, the area of the building shall be such that the sum of the ratios of the actual area for each separate occupancy divided by the total allowable area for each separate occupancy shall not ex- ceed one. EXCEPTIONS: 1.The major occupancy classification of a building may be used to determine the allow- able area of such building when the major use occupies not less than 90 percent of the area of any floor of the building and provided that other minor accessory uses shall not exceed the basic area permitted by Table 5-13 for such mino.Eu5es and that various uses are separated as specified in Section 302.4. 2.Group hand roup H,Division 5 Occupancies complying with the provisions of Section 505.2 may con- tain other occupancies provided that such occupancies do not occupy more than 10 percent of the area of any floor of a building,nor more than the basic area permitted in the occupancy by Table 5-13 for such occupancy, and further provided that such occupancies are separated as specified in Section 302.4. 504.4 Mezzanines. Unless considered as a separate story,the floor area of all mezzanines shall be included in calculating the allowable floor area of the stories in which the mezzanines are located. 504.5 Basements: A basement need not be included in the total allowable area, provided such basement does not exceed the area permitted for a one-story building. 504.6 Area Separation Walls. 504.6.1 General. Each portion of a building separated by one or more area separation walls which comply with the provisions of this subsection may be considered a separate building.The extent and location of such area separation walls shall provide a complete separation. When an area separation wall also separates occupancies that are required to be separated by an occupancy separation, the most restrictive requirements of each separation shall apply. ' 504.6.2 Fire resistance and openings. Area separation walls shall not be less than four-hour fire-resistive construction in Types I, II-F.R.,III and IV buildings and two-hour fire-resistive con- struction in Types II One-hour, II-N or V buildings. The total width of all openings in such walls shall not exceed 25 percent of the length of the wall in each story.All openings shall be protected by a fire assembly having a three-hour fire-protection rating in four-hour fire-resistive walls and one- and one-half-hour fire-protection rating in two-hour fire-resistive walls. 504.6.3 Extensions beyond exterior walls. Area separation walls shall extend horizontally to the outer edges of horizontal projecting elements such as balconies, roof overhangs, canopies, mar- quees or architectural projections extending beyond the floor area as defined in Section 207. EXCEPTIONS: 1.When horizontal projecting elements do not contain concealed spaces,the area separa tion wall may terminate at thelexterior wall. 2. When the horizontal projecting elements contain concealed spaces,the area separation wall need only extend through the concealed space to the outer edges of the projecting elements. In either Exception I or 2,the exterior walls and the projecting elements above shall not be of less than one-hour fire-resistive construction for a distance not less than the depth of the projecting elements on both 1-86 1994 UNIFORM BUILDING CODE 504.6.3-505.1.3 sides of the area separation wall. Openings within such widths shall be protected by fire assemblies having a lire-protection rating of not less than three-fourths hour. 504.6.4 Terminating. Area separation walls shall extend vertically from the foundation to a point at least 30 inches (762 mm) above the roof. EXCEPTIONS: I. Any area separation wall may terminate at the underside of the roof sheathing,deck or slab,provided the roof-ceiling assembly is of at least two-hour fire-resistive construction. 2. Two-hour area separation walls may terminate at the underside of the roof sheathing,deck or slab,pro- vided: 2.1 When the roof-ceiling framing elements are parallel to the walls,such framing and elements sup- porting such framing shall not be of less than one-hour fire-resistive construction fora width of not less than 5 feet (1524 mm)on each side of the wall. 2.2 When roof-ceiling framing elements are perpendicular to the wall,the entire span of such framing and elements supporting such framing shall not be of less than one-hour fire-resistive construction. 2.3 Openings in the roof shall not be located within 5 feet (1524 mm)of the area separation wall. 2.4 The entire building shall be provided with not less than a Class B roof 15-A. covering as specified in Table ' 3. Two-hour area separation walls may terminate at the underside of noncombustible roof sheathing,deck or slabs of roofs of noncombustible construction provided: 3.1 Openings in the roof are not located within 5 feet(1524 mm)of the area separation wall. 3.2 The entire building is provided with not less than a Class B roof covering as specified in Table 15-A. 504.6.5 Parapet faces. Parapets of area separation walls shall have noncombustible faces for the uppermost 18 inches (457 mm), including counterflashing and coping materials. 504.6.6 Building of different heights. Where an area separation wall separates portions of a building having different heights,such wall may terminate at a point 30 inches(762 mm)above the lower roof level,provided the exterior wall for a height of 10 feet(3048 mm)above the lower roof is of one-hour fire-resistive construction with openings protected by assemblies having a three- fourths-hour fire-protection rating. EXCEPTION:Two-hour area separation walls may terminate at the underside of the roof sheathing,deck ' or slab of the lower roof,provided: 1. When the roof-ceiling framing elements are parallel to the wall,such framing and elements supporting such framing shall not be of less than one-hour fire-resistive construction for a width of 10 feet(3048 mm) along the wall at the lower roof. i 2. When the lower roof-ceiling framing elements are perpendicular to the wall, the entire span of such framing and elements supporting such framing shall not be of less than one-hour fire-resistive construction. 3. Openings in the lower roof shall not be located within 10 feet(3048 mm)of the area separation wall. See Chapters 3 and 4 for special occupancy provisions. SECTION 505 — ALLOWABLE AREA INCREASES 505.1 General. The floor areas specified in Section 504 may be increased by employing one of the provisions of this section. 505.1.1 Separation on two sides. Where public ways or yards more than 20 feet(6096 mm)in width extend along and adjoin two sides of the building,floor areas may be increased at a rate of 11/4 percent for each foot(305 mm)by which the minimum width exceeds 20 feet(6096 mm),but the increase shall not exceed 50 percent. 505.1.2 Separation on three sides. Where public ways or yards more than 20 feet(6096 mm) in width extend along and adjoin three sides of the building,floor areas may be increased at a rate of 21/2 percent for each foot(305 mm)by which the minimum width exceeds 20 feet.(6096 mm), but the increase shall not exceed 100 percent. 505.1.3 Separation on all sides. Where public ways or yards more than 20 feet(6096 mm) in width extend on all sides of a building and adjoin the entire perimeter, floor areas may be in- I 1994 UNIFORM BUILDING CODE 5-B t O 0 a5� F- E a Z vrn ZZ �� N pp O: N N N v'i oc zz Z.Z w N z > 8 8 S 8 8rn [pT-�j• 8 S 8 N N N t+1 1n N O O d to N d (n 0 vi W z b O N E S 8 QQ 8 8 0 0 0 0 0 0 0cEoF- N N N vl N`�! �t`-: N`'' d O �O N N t•n O .-.00 �y 00 to M N v - 16 Z _ `O M DD O N C1. - �p b cr E o 0 0 0 as $ _ ,, 0 as a a 0 O E O N$ zz zz (V z &"toper, z z _ N M r N °" Q` Q rn N = 0 W z to z _ z E o E O O O O O p m o E ° 0 0 0 0 ~� N� coo 00 Noo v`! J Z z in N 0) rq�n N`n d 0 N C' �t 00 �o cn LL O D co rn U c O o N N W u. O1 0 - O x m N Q 0a. 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R/ t t G © © © u ®_=Z 60 . 1-9 \ 1994 UNIFORM BUILDING CODE 904-904.2.2 �t l SECTION 904 — FIRE-EXTINGUISHING SYSTEMS 904.1 Installation Requirements. 904.1.1 General. Fire-extinguishing systems required in this code shall be installed in accor- dance with the requirements of'this section. Fire hose threads used in connection with fire-extinguishing systems shall be national standard hose thread or as approved by the fire department. The location of fire department hose connections shall be approved by the fire department. T f In buildings used for high-piled combustible storage, fire protection shall be in accordance with the Fire Code. 904.1.2 Standards. Fire-extinguishing systems shall comply with U.B.C.Standards 9-1 and 9-2. EXCEPTIONS: 1.Automatic fire-extinguishing systems not covered by U.B.C.Standard 9-1 or9-2 shall be approved and installed in accordance with approved standards. 2. Automatic sprinkler systems may be connected to the domestic water-supply main when approved by the building official, provided the domestic water supply is of adequate pressure,capacity and sizing for the z combined domestic and sprinkler requirements. In such case,the sprinkler system connection shall be made between the public water main or meter and the building shutoff valve,and there shall not be intervening valves or connections.The fire department connection may be omitted when approved by the fire department. 3. Automatic sprinkler systems in Group R Occupancies four stories or less may be in accordance with U.B.C. Standard 9-3. 904.1.3 Modifications. When residential sprinkler systems asset forth in U.B.C.Standard 9-3 are provided,exceptions to,or reductions in,code requirements based on the installation of an automat- ic fire-extinguishing system are not allowed. 904.2 Automatic Fire-extinguishing Systems. 904.2.1 Where required. An automatic fire-extinguishing system shall be installed in the occu- pancies and locations as set forth in this section. For provisions on special hazards and hazardous materials, see the Fire Code. 904.2.2 All occupancies except Group R, Division 3 and Group U Occupancies. Except for Group R, Division 3 and Group U Occupancies, an automatic sprinkler system shall be installed: 1. In every story or basement of all buildings when the floor area exceeds 1,500 square feet (139.4 m2)and there is not provided at least 20 square feet(1.86 m2)of opening entirely above the adjoining ground level in each 50 lineal feet(15 240 mm)or fraction thereof of exterior wall in the story or basement on at least one side of the building.Openings shall have a minimum dimension of not less than 30 inches(762 mm).Such openings shall be accessible to the fire department from the exterior and shall not be obstructed in a manner that firefighting or rescue cannot be accomplished from the exterior. When openings in a story are provided on only one side and the opposite wall of such story is more than 75 feet(22 860 mm) from such openings, the story shall be provided with an approved automatic sprinkler system,or openings as specified above shall be provided on at least two sides of an exterior wall of the story. If any portion of a basement is located more than 75 feet(22 860 mm) from openings required in this section, the basement shall be provided with an approved automatic sprinkler system. 2. At the top of rubbish and linen chutes and in their terminal rooms.Chutes extending through three or more floors shall have additional sprinkler heads installed within such chutes at alternate floors. Sprinkler heads shall be accessible for servicing. 3. In rooms where nitrate film is stored or handled. 4. In protected combustible fiber storage vaults as defined in the Fire Code. 1-155 i 1002.1.2-1003.1 1994 UNIFORM BUILDING CODE The occupant load for buildings or areas containing two or more occupancies shall be determined YT by adding the occupant loads of the various use areas as computed in accordance with the applicable provisions of this section. 1002.1.3 Fixed seating. For areas having fixed seats and aisles, the occupant load shall be deter- mined by the number of fixed seats installed therein.The required width of aisles serving fixed seats shall not be used for any other purpose. For areas having fixed benches or pews, the occupant load shall not be less than the number of 33 seats based on one person for each 18 inches (457 mm) of length of pew or bench. Where booths are used in dining areas,the occupant load shall be based on one person for each 24 -0A9 inches (610 mm) of booth length or major portion thereof. 1002.1.4 Reviewing stands, grandstands and bleachers. The occupant load for reviewing stands,grandstands and bleachers shall be calculated in accordance with this section and the specif- ic requirements contained in Section 1021. 1002.2 Maximum Occupant Load. 1002.2.1 Assembly occupancies. The maximum occupant load for assembly occupancies shall not exceed the occupant load determined in accordance with Section 1002.1. EXCEPTION:When approved by the building official,the occupant load for an assembly occupancy ma} be increased provided the maximum occupant load served does not exceed the capacity of the exit system for such increased number of persons.The building official may require an aisle,seating or fixed equipment dia- gram to substantiate such an increase,and may require that such diagram be posted. 1002.2.2 Other occupancies. For other than assembly occupancies, an occupant load greater than that determined in accordance with Section 1002.1 is permitted;however,the exit system shall comply with the provisions of this chapter for such increased number of persons. 1002.3 Posting of Room Capacity. Any room having an occupant load of 50 or more where fixed ' seats are not installed,and which is used for assembly purpose,shall have the capacity of the room posted in a conspicuous place on an approved sign near the main exit from the room. Such signs shall be maintained legible by the owner or the owner's authorized agent and shall indicate the num- ber of occupants permitted for each room use. 1002.4 Revised Occupant Load. After a building is occupied, any change in use or increase in occupant load shall comply with this chapter. See Section 3405. SECTION 1003 — EXITS REQUIRED 1003.1 Number of Exits. Every building or usable portion thereof shall have at least one exit,not less than two exits where required by Table 10-A and additional exits as required by this section. For purposes of this section, basements and occupied roofs shall be provided with exits as re- quired for stories. EXCEPTION: Occupied roofs on Group R,Division 3 Occupancies may have one exit if such occupied areas are less than 500 square feet(46.45 m2)and are located no higher than immediately above the second story. �a? 14-t-4 Floors complying with the provisions for mezzanines as specified in Section 56Er Exception 3, shall be provided with exits as specified therein. Occupants on stories above the first and in basements shall have access to not less than two sepa- rate exits from the story or basement. - EXCEPTIONS: 1. Second stories having an occupant load less than 10 may be provided with only one exit. 2.Two or more dwelling units on the second story or in a basement may have access to only one common exit when the total occupant load served by that exit does not exceed 10. 1-174 1994 UNIFORM BUILDING CODE 1003.1-1003.4 I: 3. Gxcepl as provided in Tablc 10-A,only one exit neeti be provided from the second floor or a basement within an individual dwelling unit or a Group R. Division 3 congregate residence. 4. When the third floor within an individual tlwclline unit or a Group R, Division 3 congregate residence j does not exceed 5(H)square feel (46.45 m'-) only one exit need be provided from that floor. 5. Floors and basements used exclusively for service of the building may have one exit. For the purposes of this exception•storage rooms•laundry rooms,maintenance offices and similar uses shall not be considered as providing service to the building. 6.Storage rooms,laundry rooms and maintenance offices not exceeding 300 square feet(27.87 m2)in floor area may be provided with only one exit. 7. Elevator lobbies may have one exit provided the use of such exit does not require keys, tools,special � knowledge or effort. For special requirements see the following sections: Group A, Section 1016; Group E, Section i 1017;Group H,Section 1018;Group I,Section 1019; Rooms Containing Fuel-fired Equipment and Cellulose Nitrate Handling Rooms, Section 1020; Reviewing Stands,Grandstands and Bleachers, Section 1021; Laboratories, Sections 304.2.2 and 305.2.4; and Open Parking Garages, Section 31 1.9. For stage exits, see Section 405.3.6. Every story or portion thereof having an occupant load of 501 to 1,000 shall not have less than three exits. -.; Every story or portion thereof having an occupant load of 1,001 or more shall not have less than four exits. Arr� i The number of exits required from any story of a building shall be determined by using the occu- pant load of that story. ' The maximum number of exits required for any story shall be maintained until egress is provided from the structure. (See Section 1010.) ; 1003.2 Width. The total width of exits in inches(mm)shall not be less than the total occupant load served by an exit multiplied by 0.3 (7.62) for stairways and 0.2 (5.08) for other exits nor less than specified elsewhere in this code. Such widths of exits shall be divided app roximatel a uall among the separate exits. Y 9 Y I� i The maximum exit width required from any story of a building shall be maintained. 1003.3 Arrangement of Exits. If only two exits are required,they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the build- ing or area to be served measured in a straight line between exits. I .fOw. EXCEPTION: The separation between exit doors in the exit enclosures which are interconnected by a one-hour fire-resistive corridor conforming to the requirements of Section 1005 may be measured alon a di- rect line of travel within the exit corridor. Enclosure walls shall not be less than 3 g any point in a direct line of measurement. 0 feet(9144 mm)apart at Where three or more exits are required,at least two exits shall be placed a distance apart equal to ��G not less than one half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between the exits,and the additional exits shall be ar- ranged a reasonable distance apart so that if one becomes blocked the others will be available. 1003.4, Travel:Distance. The maximum travel distance shall not exceed 150 feet (45 720 mm), unless otherwise allowed by this section.The maximum travel distance may be increased in accor- dance with the following: 1. In a building equipped with an automatic sprinkler system throughout, the maximum travel distance may be 200 feet (60 960 mm). I 2. The maximum travel distance of 150 feet (45 720 mm) and the maximum travel distance of l 200 feet(60 960 mm)allowed by Item I may be increased up to an additional 100 feet(30 480 mm) when this increase in travel distance occurs in the last portion of the travel distance and is entirely within a one-hour fire-resistive corridor complying with Section 1005. 1-175 i _ I C"'Y of SOUTHLAKE 667 North Carroll Avenue Southlalce, Texas APPLICATION to the BOARD of ADJUSTMENT REQUEST for VARIANCE ZBA CASE NO. FILING FEE: APPLICANT'S NAME: _ 5.00 t Wj� 4 G1VrLh 0+ Gh r*1 St TELEPHONE: — 5141 ` 7 1115 ADDRESS OF SUBJECT PROPERTY: rd 5 CO l w Gtpt LEGAL DESCRIPTION OF SUBJECT PROPERTY: OWNER OF SUBJECT PROPERTY, (IF OTHER THAN APPLICANT): ................................................................................. State the SPECIFIC PROVISION of the zoning ordinance for which you are requesting a variance. (You -may give the Section .number and paragraph, OR you may DESCRIBE the REGULATION / REQUIREMENT.) , )141 •pal(`�"� �{..�-��`X�....�}O�0..S:.� ;5.• ...................................................................... ................................................................................. .................................................................................... Describe EXACTLY HOW, and TO WHAT EXTENT your request will DIFFER from the REQUIREMENTS of the ordinance, as described ABOVE. (Use REVERSE, or additional sheets if necessary.) ....... .... .....�.. ... .................. .. .... ........ : �.r.:....w;�........F J�.............. rah.....1... ............................................. .............. ............................................................................ 'L VARIANCE APPLICATION ZBA CASE NO: In order for your request to be granted, the Board of Adjustment must cast FOUR out of five votes in support of your application. In order for the Board members to vote in support of your application, you must prove several things by your application. Your application must clearly -show that your property has UNIQUE CONDITIONS and CIRCUMSTANCES which separate it from other typical properties with the same zoning; and explain.how these-unique conditions and circumstances make it UNREASONABLE or UNFAIR to apply the.STANDARD. ordinance requirements to YOUR property, unlike the way they are applied to all other properties. Describe the CONDITIONS and CIRCUMSTANCES which are UNIQUE to your property and situation: t. . ., aI�" ��_... .... .. ..G;t lip►-,. ....N ... ....................... ...»�.................. �.r�:.. orya.... � '...a.................... r�-°l•,��v: .�..?1� .... ar. . ..w�r�... .t . .I -:f:�a... � .—: p .......................9..r.....1R 1. ....1.?:�.. �J.� .1.: 0. ....�...1 ' .. w ..... .►:�.. o..�fiob�,�...srr� ... 1.�f e: ...............r ,r�... ...... ...... .. .G ....W..�+rL...1�1d .. ... .................. ..........�? ..:�: .......... . .. ��� .... ....Y. ......?.rd h.oa4 ... .... � br 19.: ...w .. ..... .......... .................................... t. !............................................................................................. ........................................................................................................... ........................................................................................................... ............................................................................................................. VARIANCE APPLICATION 3 ZBA CASE NO: Ezplain why these unique conditions and or U circumstances make it UNREASONABL1y NFAIR to apply the STANDARD ordinance requirements to pour �.'..T�:3... operty: ....� 31.� % P ,�,1• .... .. .Ce...w,� �.Scj.......T.h C- t ......h�t.r�r .......1.... .�o.. . t.. %I'a'j to V%#� ......w......w o v............ C,I.. c ".-•o .I.S d s,r' op�' .. ........... ....... .... ......................= .l.4� 00 , o� ..:r .. .....3...1�A.I.��.Y...�.����, ... to � .. �.. ... ..4 W..at ....14? : .....�.`�. .��' IOW �I � � •• •:J�l ..� Y�ge..4 ....hsti. ! ......................................... ... �...... o......� G C: V rc,1� •`a u. .j:?�x. . . :�':1.�c;. . .. ..... .... h �11 ' ... .... .... .... fa ......... ►'.........................1.......!�.... ?�: OY'G....+Vic ....2.L; ........-4' �....c. s1'. .......... do • . . . G . t .�o �d .........It.... ............ ................................................................ ................................................................. .............................................. ............................................. VARIANCE APPLICATION 4 ZBA CASE NO: Additionally, in order for the Board members to vote in support of your application it must be shown that the unique conditions and circumstances which you have described are NOT the result of your own actions. (Actions taken by previous owners and actions taken by your agents can be construed as "your actions.") Can You explain how the unique conditions and circumstances affecting Your property came to be, AND SHOW that they ARE NOT the result of YOUR OWN ACTIONS: .. :...:fir. . ...... .......... .... ............ ........... ..:frwo v.�.....�..,.... �: 4 �A11-91PT . ........1. `� .. art" ..ovr'...�4�i :i.!1.�. •'C,4,t ...Y....v. . ....p r.. ................! ...P.A .......�. ....................................................... .................................................................................................................................. ............................................................................................................................. Furthermore, the Board must- be satisfied that the variance You are is the MINIMUM deviation from the terms of the. ordinance NECESSARY requesting OVERCOME the unique conditions and circumstances which you have described. Explain how Your proposal is the MINIMUM manner by which the unique conditions and circumstances described can be overcome: ...f .i.�........64:.....4&P.xj; . 14 A.to M,.jfAtj ev ... tip..��. ....�:..it... a �.��.... �.1(. o ,� .... . .. . . I0. ... 5 VARIANCE APPLICATION ZBA CASE NO: Also, the Board must be convinced that granting such a variance would not constitute an UNFAIR GRANT OF SPECIAL PRIVILEGE to you, granting privileges that are otherwise denied by the ordinance. In other words, why would granting this variance be ONLY FAIR, and NOT MORE THAN FAIR, to you, since others are prevented from doing what you are requesting: a .. �......... ........... - v tir �• .5.......... ..Sib.Y.�?.�. . ..::�=.!.Y'..Y'.cV� cw .Y.!�Y c ..... . ....... ...041 .aj� ` • ...�.r:..... .....�:..1:f:s.... 1.�.a�.1..................... :. ....................................... Finally, the Board must be certain your request is in harmony with the public welfare, and will not in any way be injurious or detrimental to your neighbors and their property rights. SIGNATURE OF APPLICANT: 6 DATE: /�E 11S YOUR RIGHTS TO APPEAL THE BOARD'S DECISION. LOCAL GOVERNMENT CODE, Section 211.011 i Any of the following persons may present to a court of record a verified petition stating that the decision of the board of adjustment is illegal in whole or in part and specifying the grounds of the illegality: (1) a person aggrieved by a decision of the board; (2) a taxpayer; or (3) an officer, department, board, or bureau of the municipality. The petition must be presented +,within ten days after the date the decision is filed in the board's office. CitYof Southlake May 17, 1995 Mayor GaryRdces Skip Blake -A. I A MayorProTem: Blake Architects Jerry Farrier 1901 Central Drive #372 Bedford TX 76021 Caxialmernbers: Michael Rkharme W.Ralph Evans Stephen W.Apple Sr. subject : Southlake church of Christ JonMwLWaFranks 2501 W. Southlake Blvd. Andrew L Wambsganss City Manager. Curtis E.Hawk Dear Mr. Blake Assistant Gty Manager. ShanaKRice I have received your application for variance to City Sandra L secretary. sprinkler requirement on the subject building. the Upon review of the building ordinances I have determined Your appeal alternatives are as follows : 1 • Appeal to the City Council to re quest they amend ordinance no. 619 adopting the 1994 Uniform Building Code to exempt this building from this requirement . They could decide based upon the uniqueness of the occupancy to exempt churches, change the area limitation, change the effective date, or make whatever other change they deem appropriate. Based upon the setting of a precedent neither I nor the Fire Chief would appeal . support such an 2 . Appeal to the Building Board of Appeals as provided by ordinance no. 622 . Please note the Board ofs specifically prohibited from waiving any re the code . However, they may hear and decidelanyais of any order, decision or determination made y by appeal Building Official . You may submit an alternative design or method of construction that is at least equivalent of that prescribed in the code in suitability, strength effectiveness, fire resistance, durability, , sanitation. The Board could accept such alternative design or method. I Your application form stated on page 3 the plans were submitted for review prior to the new ordinance . It is my understanding they were brought in for preliminary 667 North Carroll Avenue • Southlake, Texas 76092 /Qi7% A01 review but nothing was submitted nor plans left at that time . Also, I noticed the design of your building would require the addition of a window or door in one of the walls where you have over 50 lineal feet without openings to comply with the Uniform code without a sprinkler system even if our 6000 square feet amendment were not in effect . I agree this is a significant cost item and it would have been helpful to know in advance of the code change. The Building Code Ordinance was on the City Council agenda both August 16, 1994 and September 6, 1994 with proper notice of the meeting as required by law. Unfortunately earlier in the summer when the plans examiner met with you we did not expect the codes to come up as soon as they ultimately did. We do not have any means to keep everyone with whom we have had preliminary meetings informed of all ordinance changes. Sincerely, (-'IJ Paul Ward Building Official PW/cb cc: Jerry Williams, Fire Chief Charles Bloomberg, Plans Examiner I 06/01/1995 10:05 8176856084 6LAKE Af2CHITECTS PAGE 01 ' Ah. Blake Architects Bedford Place I . 1901 Central Drive . Suite M Bedford, Texas 76021 • 817-Day-03g6 May 31 , 1995 Bandy L*13randw� City 5atr.tary City of Sauthlake 8ubjects Southlake Church of Christ 2001 M. SeKuthlake Blvd. Dear Me. Le9rand:r A't we discussed, the 60uthl ake Church of Christ request the opportunity to appear bafore that City Council to discuss + Possible changw to the 4r-d1nance requireing 6,000 s.f. buildings to bet fire—sprinkled. We,the Church, initially filled out and submitted fora as requested, (eewe attached) , but none understand that only tho Council can grant a change to the requirements. Pl oaxe notify us of the meeting titae and schedule. If you haver any furthur questions of us pleea$e fee�el free to us. Sincerely, Roger Blake, AIA I Member American Institute of Architects e Blake Architects Bedford Place I • 1901 Central Drive • Suite 372 Bedford, Texas 76021 • 817-685-0356 June 14, 1995 Paul Ward , Building Official City of Southlake 667 North Carroll Avenue C Southlake, Texas 76092 /� J Subject: Southlake Church of Christ 2501 W. Southlake Blvd. Dear Mr. Ward: This letter shall serve as a LETTER OF APPEAL to the Building Board of Appeals to substitute the following Construction Criteria to be installed in lieu of a Fire-Sprinkler System: 1 . The main level of the Auditorium being constructed is a total of 7,848 s.f_ . A 2-hour fire seperation wall will be constructed to seperate the Main Assembly Area from the Foyer / Office Area. This seperates out 2,395 s.f. leaving the main assembly area less than 6,000 s.f. , or at 5,453 s.f. . 2. A smoke detection system will be added to the Fire- Alarm System and 24 hour monitored by a Company equal to ADT Alarm Systems. 3. the facility is completely constructed of steel -A concrete (no wood construction) for A higher f,ire- rateo class of construction. 4. The distance to any exit in the Building is less than 75 feet. This is half of what is allowed in NON- SPRINKLED buiidings. 5. The Church is in full agreement that no part of this Facility shall be used as a day-care. r 6. All movable and permanent seating shall be of fire- retardent materials. 7. It is understood bylthe Church that the next phase building attached to this building on the East side would be required to be sprinkled- Member American Institute of Architects