HomeMy WebLinkAbout1988-04-25 Resolution 2416A RESOLUTION GRANTING
A VARIANCE TO
MUNICIPAL ZONING CODE
SECTION 10.28, SUBDIVISION 5
FILE #1264
(B)
WHEREAS, Tnomas R. Smieja (hereinafter "the applicant") is the
owner of the property located at 20 Cygnet Place within the City of Orono
(hereinafter "City") and legally described as follows:
Lots 1 & 2, Block 2 Swan Lake Addition, Hennepin County, Minnesota
(hereinafter "the property"); and
WHEREAS, the applicant has applied to the City for a variance to
Municipal Zoning Code Section 10.28, Subdivision 5 (B) to permit the
construction of a single family residence on a substandard vacant property
of area 1.37 acres in the RR-1B zoning district where 2.00 acres minimum
lot size is normally required.
NOW, THEREFORE, BE IT RESOLVED by the City Council of Orono,
Minnesota:
FINDINGS
1. This application was reviewed as Zoning File #1264.
2. The property is located in the RR-1B Single Family Lakeshore
Residential Zoning District.
3. The Orono Planning Commission reviewed this application on April
18, 1988, and recommended approval of the proposed variance based upon
the following findings:
A) The lot size is consistent with existing developed lot sizes
in the general area.
B) The applicant has demonstrated that the lot contains suitable
area for primary and alternate drainfield sites, while still
allowing the development of the house, driveway, and other normal
amenities, without creating a potential health hazard in the
neighborhood.
C) No adjacent property is available for purchase to make this
lot conforming in area.
4. The property has been in single seperate ownership since prior to
the rezoning of the property from 1 acre minimum lot size requirement
Page 1 of 4
to the current 2 acre requirement in 1975. The property is considered
a lot of record in single separate ownership per Section 10.03,
Subd v sion 6 A (3) of the Orono Municipal Zoning Code.
5. The property cannot be put to a reasonable use if used under
conditions allowed by the offical controls.
6. The plight of the landowner is due to circumstances unique to his
property not created by the landowner.
7. The variance, if granted, will not alter the essential character
of the locality.
8. The City Council has considered this application, including the
findings and recommendations of the Planning Commission, reports by
City staff, comments by the applicant, and the effect of the proposed
variance on the health, safety and welfare of the community.
9. The City Council finds that the conditions existing on this
property are pecular to it and do not apply generally to other
property in this zoning district; that granting the variance would not
adversely affect traffic conditions, light, air, nor pose a fire
hazard or other danger to neighboring property; would not merely serve
as a convenience to the applicant, but is necessary to alleviate a
demonstrable hardship or difficulty; is necessary to preserve a
substantial property right of the applicant; and would be in keeping
with the spirit and intent of the Zoning Code and Comprehensive Plan
of the City.
CONCLUSIONS, ORDER AND CONDITIONS
Based upon one or more of the findings noted above, the Orono
City Council hereby grants a variance to Municipal Zoning Code Section
10.28, Subdivision 5 (B) to permit the construction of a single family
residence on the 1.37 acre vacant property at 20 Cygnet Place, subject to
the following conditions:
1. The existing accessory shed shall be moved to a conforming
location behind both front lines of the proposed house, prior to
issuance of a certificate of occupancy for the house.
2. Driveway access shall be to Cygnet Place and shall be located at
least 100' south of the intersection of Watertown Road and Cygnet
Place. The driveway routing within the property shall be located so
as not to interfere with the primary and alternate drainfield sites.
Page 2 of 4
3. Park fee in the amount of $150.00 per the current fee schedule
shall be paid with the building permit fee.
4. Authorities granted with this resolution run with the property not
with the applicants, but are permissive only and must be exercised by
application for a building permit within one year of the date of
Council approval, or this variance will expire on that date (April 25,
1989).
5. Violation of or non-compliance with any of the terms and
conditions of this resolution shall constitute a violation of the
Zoning Code, shall automatically terminate any authority granted
herein, and shall be punishable as a misdemeanor.
6. The undersigned applicants and property owners have read,
understood and hereby agrees to the terms of this resolution and on
behalf of themselves, their heirs, successors and assigns, hereby
agree to the recording of this resolution in the chain of title of the
property.
Adopted by the Orono City Council on this 25th day of April,
1988.
ATTEST:
Dorothy M. Hallin, City Clerk James R. Grabek, Mayor
Property Owner(s)
Property owner(s)
Page 3 of 4
P y
CITY of ORONO
�`•»'I :4 1'ust Office Rox 660('rystal Hay. Minnesota fi)3236Municipal Offices
o On the North Shore of Lake Minnetonka
Building Address: 20 Cygnet Place
Owner/Builder: Tom Smieja
EXCAVATION AND GRADING
1. The ground surface shall be prepared to receive fill by removing
vegetation, noncomplying fill, tot -soil, and other unsuitable matey:als.
Sec. 7010(c).
2. Slope steeper than five to one, and a height greater than 5 feet shall
be benched as in Sec. 7010(c).
3. The faces of cut and fill slopes shall be prepared and maintained to
control against erosion. Sec. 7013(a).
FOUNDATION AND MASONRY
4. Footings shall have a minimum depth of 3'6" below finished grade. Sec.
2907 a.
5. All foreign material including water shall be removed from bottom of all
footings. Sec. 2605 a.
6. All footings shall be formed, walls, posts, and fireplace footings, etc.
Sec. 2606 a.
7. Stepped footings shall be formed so that top and bottom of forms shall
be level. Sec 2907 c.
8. Reinforcement bars shall be lapped not less than 30 bar diameters. Sec
2415 f.
9. Reinforcement, where requited, shall be supported and tied in place
prior to inspection. Sec. 2607 f.
10. Masonry units in foundation walls shall be 1. with Type S or M
mortar. Sec 2403 s.
11. Masonry walls that meet or intersect shall be bc;• d or anchored as
required by Sec. 2310. See Sec. 2416 (h).
12. Top blocks shall be FHA blocks or shall be solid grouted or full width
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ASSESSING
13. Anchor bolts shall be imbedded 15" into solid masonry, 1/2" diameter 6'
o.c. 2 per piece of sill with one located within 12" of each end of each
piece. When in solid poured concrete the anchor bolt shall be imbedded 7".
Sec. 2907 e.
14. No masonry shall be laid when the temperature of the outside air is
below 40 degrees F., unless approved methods are used curing construction
to prevent damage to the masonry. Materials to be used and materials to be
built upon shall be free from ice and snow. Sec. 2415 a.
15. All wood forms shall be removed before backfilling or completion of the
building. Sec. 2516 b.
16. Ends of wood girders entering masonry or concrete walls shall be
provided with a 1/2" air space on top, sides and ends unless approved wood
of natural resistance to decay or treated wood is used. Sec. 2516 c-5. (We
will accept 1/2" insulation board in lieu of the 1/2" air space and then
the beam mudded tight.
17. The minimum thickness of concrete floor slab supported directly on the
ground shall be not less than 3-1/2". Sec. 2623.
18. Footings supporting wood shall extend at least 6 inches above the
adjacent finished grade. Sec. 2907 a.
19. Before concrete is placed, all debris, and ice shall be removed from
the spaces to be occupied by the concrete, forms shall be properly coated,
and the reiforcements shall be thoroughly clean of ice or other deleterious
coatings. Sec. 2605 a.
20. For slab on grade floors the insulation around the perimeter of the
f loor shall have a thermal resistance of not less �-han 6.3 and the
insulation shall extend downward below the grade line to the design frost
line or any equivelent distance horizontally inward from the edge of the
floor. ASHRAE 90-75.
21. Bearing walls shall be supported on masonry or concrete foundations or
piles or other approved foundation system which shall be of sufficient size
to support all loads.
FRAMING AND CARPENTRY
22. All foundation sills or plates which are within 8" of finished grade or
rest on masonry or concrete slab shall be pressure treated wood.
Foundation grade redwood or cedar may be substituted. Sec. 2516 --3-7.
(Note with the latter galv. nails should be used).
23. Wood joists of the bottom of wood floors closer than 18" or wood
girders closer than 12" to the ground underfloor areas uha11 be pressure
treated lumber, or as listed in 2517-c-3. Sec. 2516-c-2.
24. Accessible underfloor areas shall be provided with an 18" x 24" access
crawl hole. Sec. 2516-c-2.
25. No wood other than permitted by Sec. 2516-c-3 shall be closer than 6"
to any earth unless separated by concrete at least 3" thick with an imper-
vious membrane installed between the earth and concrete. Sec. 2516-c-7.
26. The ends of beams or girders supported on masonry or concrete shall
have not less than 3" of bearing. Sec. 2517-c.
27. Foundation plates or sills shall be bolted as required by Sec. 2907-e.
28. Girders shall be designed to carry all loads imposed on them, end
joints shall occur over supports. When spliced over support, an adequate
tie shall be provided. Sec. 2517-c.
29. Each joists shall have not less than 1-1/2" bearing on wood or metal,
nor less than 3" on masonry. Sec. 2517-d-2.
30. Joists shall be supported laterally at the ends and at each support by
solid blocking not less than 2" in thickness and full depth of joists.
Sec. 2517-d-3.
31. Joists framed from opposite sides if a beam, girder or partition shall
be lapped at least 4 inches, or the opposing joists shall be tied together
in an approved manner. Sec. 2517-d-3.
32. Joists framed into the side of a wood girder shall be supported by
framing anchors or on a ledger strip not less than 2"x2". Sec. 2517-d-3.
33. Framing around openings; trimmer and header joists shall be doubled
when span exceeds four (4) feet. cec. 2517-d-4.
34. Bearing partition perpendicular to joists shall not be offset from
supporting girder walls or partitions, more than the joist depth. Sec.
2517-d-5.
35. Holes borded in joists shall not be within 2" of top or bottom - the
diameter of any such hole shall not exceed 1/3 of the depth of the joist.
Sec. 2517-d-3.
36. Notches in the top or bottom of joists shall not exceed 1/6 the depth,
and shall not be located in the middle 1/3 of the space. Sec. 2517-d-3.
37. Joints in subflooring shall occur over supports. Sec. 2517-e-1.
38. Utility studs shall support not more than a roof and ceiling load.
Sec. 2517-g-1.
39. When bearing studs are spaced at 24" intervals and top plates are less
than 2-2 x 6 or 2-3 x 4 members and when the f loor joists, f loor trusses or
roof trusses which they support are spaced at more than 16" intervals, such
Joists or trussess shall bear within 5" of the studs beneath or a third
plat shall be installed.
40. Studs shall be placed with their wide dimension perpendicular to the
wall. Sec. 2517-g-2.
41. Not less than 3 studs shall be installed at every corner of an exterior
wall, unless other approval by Building Official. Sec. 2517-g-2.
42. Studs in bearing and exterior walls shall be capped with double
plates, installed to provide over -lapping <tt corners and partitions. Sec.
2517-g-2.
43. End joints in double plats shall be offset a minimum of 48". Sec.
2517-g-2.
44. All exterior walls and main cross partitions shall be effectively and
thoroughly braced at each end, and at least every 25 feet in length.
Sec. 2517-g-3.
45. Foundation cripple walls shall be framed of studs not less insize than
the studding above with a minimum length of 14 inches, or shall be fr�.es
of solid blocking. Sec. 2517-g-4.
46. All headers or lintels shall have not less than 2" solid bearing a,
each end to the floor or bottom plats. Sec. 2517-g-5.
47. All stud partitions in the basement that are not covered on at least
one side with approved wall coverings shall be braced with 2" thick
bridging installed at mid -point of wall, and of the same width as the stud.
Sec. 2517-g-7.
48. Rafters shall be framed directly opposite each other at the ridge.
Ridge board shall be a minimum of 1" in thickness and not less in depth
than the cut end of the rafter. (2" larger than rafter) Sec. 2517-h-3.
49 All lumber, plywood, etc. shall be identified by the grade mark of an
apL.;roved agency. Sec. 2505.
50. In the one hour occupancy separation between a Group R and M
occupancy, the separtion may be limited to the installation of materials
approved for one hour fire resistive construction on the garage side and a
self -closing, tight -fitting solid wood door 1 3/8" in thickness will be
permitted. Sec. 503-d-4.
51. Fire stoppings shall be provided to cut off all concealed draft
openings (both vertical and horizontal). Sec. 2516-f.
LIFE, SAFETY, AND HEALTH
52. Every sleeping room below the fourth floor shall have at least one
window or exterior door approved for emergency exit. windows with a net
clear openable area of not less than 5.7 sq. ft. min. net clear opening
height 24" width 20", with a max. sill height above the floor of 48" shall
be deemed to meet this requirement. Sec. 1204.
NOTE: The minimum dimensions do not meet 5.7 sq. ft.
53. All habitable rooms shall have natural light provided by window, with
an area of not less than 8% of f loor area or min. of 8 sq. frt. Sec 1205.
(1/20 of the above small be openable or a min. of 5 sq. ft.) *Exception. A
mechanical ventilation system may be provided which will provide 2 air
changes per hour. 1/5 shall be outside air.
54. All bathrooms, laundry rooms etc. shall have 1/20 of floor are in
glass with a min. of 1 1/2 sq. ft. Sec. 1205. *Exception. A mechanical
ventilation system may provided which will provide 5 air changes per hour.
55. For the purpose of determinini light and ventilation requirements, any
room may be considered as portion of an adjoining room when 1/2 of the area
of the common wall is open and unobstructed and provides an opening of not
less than 1/10 of the floor area of the interior room or 25 sq. ft.,
whichever is greater. Sec. 1205-a.
56. Ceiling heights in habitable rooms, shall be not less thr- 7' 6".
Other rooms may have ceiling height of not less than 7' measured to lowest
projection. Sec. 1207-a.
57. Every dwelling unit shall have at least one room which shall nave not
less than 150 sq. ft. of floor are. Other habitable rooms except kitchens
shall have an area of not less than 70 sq. ft. Sec. 1207-b.
58. No habital room shall hava a width of less than 7 ft. except a
kitchen. Sec. 1207-c.
59. A water closet compartment shall be not less than 30 inches in width
and shall provide a clear space in front of the water closet not less than
24'. Sec. 511-a.
60. Every dwelling unit shall be provided with an approved smoke detector
conforming to UBC Std. i43-6. They shall be mounted on the ceiling or a
wall at a point centrally located in the corridor or area giving access to
rooms used for sleeping purposes. All detectors shall be located within
12" of the ceiling. Sec. 1210-a.
61. Every dwelling unit shall be provided with heating facilities capable
of maintaining a room temperature of 70 degrees at a point 3 ft above the
floor in all habitable rooms. Sec. 1211.
62. All weather exposed surfaces, shall have a weather resistive barrier
to protect the interior wall. Sec. 1707-a.
63. Exterior openings exposed to the weather shall be flashed in such a
manner as to make them weatherproof. Sec. 1707-b.
64. All flashing, counter flashing, and coping when of metal shall be not
less than 126 gauge corrosion resistant metal. Sec. 1707-b.
65. Shower areas shall have a smooth, hard nonabsorbent surface such as
ceramic tile, to a height of not less than 6 feet. Materials other than
structural elements used in such walls shall be of a type not adversely
affected by moisture. Sec. 510-b.
66. Glazing used in door ad panels of shower and bathtub enclosures shall
be fully tempered, laminated saftey glass, or approved plastic 3/16, min.
thickness when fully tempered or 1/4' when laminated. Sec. 5406-c-d.
67. Plastics used in doors and panels of shower and bathtub enclosures
shall be of a shater-resistant type. Sec. 5406-c.
68. Glazing in vocation which may be subject to human impact such as
frameless glass doers, glass entrances and exit doors, fixed glass panels,
sliding glass doors, shower doors, tub enclosures, and storm doors shall
meet the requirements set forth in UBC Standards No. 54-2.
69. All unenclosed floor and roof openings, open and glazed sides of
landings, balconies or poches which are more than 30 inches above grade,
and roofs used for other than service of the building, shall be protected
with a guardrail. Guardrails shall be not less than 24 inches in height.
Open guardrails and stair railings shall have intermEdiate rails or an
ornamental pattern such that a 6 inch diameter sphere cannot pass though.
Interior guardrails may be 36" within dwelling units or guest rooms of
Group R. Div. 1 occupancies. Sec. 1711.
70. The rise of every step in a stairway shall not exceed 7 1/2 inches and
the run shallnot be less than 10 inches. The largest tread width or riser
height within any flight of stairs shallnot exceed the smallest by more
than 1/4 inch. Sec 3305-c.
Stairs: Private stairways serving an occupant load of less than 10 may be
constructed with an 8 inch max. rise and 9 inch min. run. Width of treads
and heights of risers within any flight shall have identical dimension with
a 1/4 inch tolerance. Sec. 3305-c.
71. Landings: Every landing shall have a dimension measured in the
direction of travel equal to the width of the stairway. Sec. 3305-g.
72. Stairways over 3 risers shall have handrails on open sides, at least
30 inchs and not more than 34 inches above the nosing of treads. Sec.
3305-j.
73. Where there is enclosed usable space under stairs, the walls, and
soffits of ther enclosed space shall be protected with materials of one
hour fire resistive construction. Sec. 3305-m.
74. Exterior stairways may be of wood not less than 2" in thickness. Sec.
3305-n.
75. Every required stairway shall have a headroom clearance of not less
than 6' 6". Sec. 3305-p.
76. An attic access opening shall be provided in the ceiling of the top
floor of building with combustible ceiling or roof construction, it shall
be readily accessible in all building. Shall have a min. opening of 22' x
30". Shall have a min. clear headroom above the access opening. Sec.
3205-a.
77. Composition shingles shall be fastened according to manufacturers
printed instructions but not less than four nails for each strip shingle
for 36 inch strips and two per each less than 20 inches wide. Sec.
78. Composition shingles shall have an underlay of not less than 15# felt,
applied as a base sheet. Sec. 3203-d-5-a.
79. Composition shingles shall be laid on slopes that are 4/12 or greater.
If less, installation approval must be granted by the Building Official.
Sec. 3203-g-2.
80. Roof valley flashing shall be provided of not less than #28 galy.
sheet gauge corrosion resistant metal and shall extend at least 8 inches
from the center line each way, and shall have a splash diverter rib not
less than 3/4" high at the flow line. Sec. 3203-d-5-b.
81. Enclosed attics and enclosed rafter spaces formed where ceilings are
applied direct to the underside of roof rafters shall have cross
ventilation for each separate space by ventilating openings protected
against the entrance of rain and snow. The area shall be not less n 1/1.50
of the area of the space ventilated. Except that the area may be 1/300
provided at least 50% of the required ventilation area is provided by
ventilators located in the %ipper portion of the space to be ventilated at
least 3 feet above eave or cornice vents with the balance of the required
ventilation provided by eave or cornice vents
MECHANICAL SECTION
82. At least three feet clear space shall be provided in front of all zone
valves and controls, etc. for access and servicing. Sec. 7209 SBC
83. Chimneys shall extend at least 3 feet above the highest point where
they pass through the roof of a building and at least 2 feet higher than
any portion of any building within 10 feet. Sec. 7403 SBC
84. All chimneys shall have cleanouts and the cleanouts shall be
constructed so that they will remain tightly closed when not in use. Sec.
7403 SBC
85. Masonry chimneys serving gas fired boilers, furnaces or other heating
devices, whether of the gas designed type or fired by gas conversion
burners, having an input not exceeding 400,000 BTU per hour, shall be lined
continuously from the thimble to the top of the chimney with an approved
non-combustible, acid and corrosion resisting liner of the same equivalent
cross sectional area as the vent connector. Sec. 7403 SBC
86. A condensation pocket shall be provided at the base of said liner with
provision for a drip, so arranged that excessive condensation of combustion
products may be disposed of. Sec. 7403 SBC
87. Chimney caps may be used on chimney liners providing they do not
obstruct or impair the free emission of the products of combustion, are
approved by the administrative authority. Sec. 7403 SBC
88. Single wall metal pipe shall be constructed of sheet steel not less
than #20 gauge or other approved non-combustible corrosion resistant
material. Shall be installed only for runs direct.Ly from the space in which
the appliance is located through the roof or exterior wall to the outer
air. Shall further meEt requirements of SBC1303, 7409 as are applicable.
Sec. 7403 SBC
89. Type B gas vents, shall be round in physical shape except as approved
for B-W vents. For further specifications see Sec. 7404 of SBC
90. When two or more appliances are connected to a common vent or chimney,
the effective area of each vent, connector sha'- be not less than the area
_f the applicant, draft hood outlet. Sec 7407-c-SBC
91. Vent connectors shall be firmly attached to draft hood outlets by
sheet metal screws or other approved means. Joints of other than listed
Type B gas vent materials shall be securely fastened by sheet metal screws.
Sec. 7407 SBC
92. Single wall metal pipe used as a vent connector shall not pass through
any floor or ceiling. Sec. 7407 SBC
93. In an individual duct system, such duct shall be provided with a volume
damper with substantial mounting and positive locking device. Sec. 7508
SBC
94. In a trunk system, each branch duct shall be provided with a splitter
damper where it leaves the main trunk duct, and with additional aplitter
dampers it again divided. All dampers shall be provided with positive
locking devices. Sec. 7508 SBC
95. Warm ai-I supply ducts shall not be installed for the purpose of heating
attached pt-vate garages from any forced air system serving habitable
areas. Sec.. 7508 SBC
96. Supply registers shall be securely fastened to connecting pipe. Return
air registers shall have a free area at least equal to the free area of the
ducts to which they are connected. Sec. 7509-7510 SBC
97. In residential installations the fan or blower housing shall not be
directly connected with metal either to the furnace casing or to the return
air piping. Canvas strips may be used to make these connections. Motors
shall be mounted in such a way that vibration will not be transmitted to
duct work or equipment. Sec. 7518 SBC
98. Residential ventilation, all ducts, (range hood ventilation) shall be
galvanized iron of not less than #28 gauge. All seams in the duct system
shall be tight. Pressure sensitive tape may be used (if approved).
Back draft dampers shall be provided near the outlet of the duct.
1/2" mesh screen shall be installed at each exhaust outlet.
Ducts passing through unheated spaces shall be insulated with a minimum of
one inch of fiber glass insulation.
Ducts located in a heated space shall be insulated with one inch of fiber
glass insulation for a distance of three feet from the duct outlet. Sec.
7715 SBC
99. Combustion air as required by SBC 7722 shall be provided. Air intakes
shall be provided from the exterior of the building.
100. Ducts shall be securely supported by metal hangers, straps, lugs or
brackets. Sec. 7724-2-a SBC
101. No nails shall be driven through the duct walls and no unnecessary
holes shall be cut in them. Sec. 7724-2-b
102. Where return air is taken from first floor through a register box
.laced between studs, the stud space containing such box shall be
effectively sealed. Sec. 7724-3 SBC
103. Separate exhaust systems shall be provided for kitchen and bathroom
exhaust. Shall be exhausted to the outside atmosphere. Sec. 7729
104. All boiler and furnaces shall be provided with automatic safety
devices arranged to prevent excessive water temperatures, or air
temperatures by shutting off the fuel supply. Sec. 7903-5 SBC
105. All limiting devices shall shut off fuel to all main burners. Sec.
7903-5-c
106. It shall be the insallers responsibility to make provisions for
adequate air for combustion and draft hood dilution. Sec. 7903-4
107. A 1 pipe used for the distribution of natural or liquid petroleum gas
shall be steel, wrought iron, copper or brass of full weight standard gauge
and thickness. Steel and wrought iron shall comply with ASAB 36-10.
Copper tubing shall be of standard type K or L, complying with ASTM B88.
Joints shall be made by approved flared gas fittings or by brazing with
material having a melting point in excess of 1000 degrees.
Copper tubing shall not be used for piping with the burner heat zone to
pilot burners. SBC 8002
108. Gas piping in buildings shall be supported. Gas piping shall not be
supported by or used to support other piping. See Sec. 8007 for further
information.
109. Condensate drips are not required for gas. A tee fitting with the
bottom outlet plugged or capped shall be installed at the base of supplying
piping when dropping down to an automatically controlled gas burner. Sec.
8009 SBC.
110. Pipes passing through concrete, or other corrosive materials, shall
pass through sleeves, castings or be suitably coated to protect against
corrosion and mechanical damage. Sec. 8014
111. Gas piping shall not be run in or through an air duct, clothes chute,
chimney or flue or ventilation duct. Sec. 8015 SBC
1!2. Any gas piping to be run underground outside the building shall have
not less than 6 inches of ground cover. Sec. 8017 SBC
113. When meter is installed on the exterior of the building walls, a main
shut-off valve, same size as the building main gas supply shall be
installed on the inside of the building between the meter and the first
branch gas line. Shall be installed in the first readily accessible
location and have permanently attached handle. This valve shall be an
approved lubricated plug or ball type. Sec. 8022 SBC
114. For each burning device there shall be provided, in the pipe supplying
same, and adjacent there to, an independent shut-off valve, placed in an
accessible location. All gas valves shall be of lever handle type. Sec.
8023 SBC
115. After piping has been checked for leaks, it shall be fully purged.
Sec. 8031 SBC
116. The installation and maintenance of undiluted or diluted LP gas
installations shall be made to the standards of NFPA #58.
117. Hot water heaters of over 38,000 BTU shall be vented with 4" vent
pipes. Table #4
118. Relief valve on hot water heater shall be full size and run to within
18" of the floor. MHD 130-f-ee.
119. Maintain clearance to combustibles as required by your particular
installation (see note on vent stack).
120. Vent connectors used for gas appliances shall be of not less than 26
galv. sheet gauge, except that Type B vent material may be used between the
drafthiod and the chimney. SBC 7407-b
Plan Check Done By:
Thomas J. Jacobs, Building Official Date