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1995-06-26 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