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Home My WebLink About1997/10/20 Board of Appeals & Advisors Minutes MINUTES OF A REGULAR MEETING BOARD OF APPEALS AND ADVISORS CITY OF CHULA VISTA, CALIFORNIA October 20, 1997 Conference Room No. 1 5:15 p.m. MEMBERS PRESENT: Chairman Triplette, Vice-Chair Gingerich, Board Members Compton, Fabrick, Harter, Kaya, O'Neill MEMBERS ABSENT: None CITY STAFF PRESENT: Director of Building and Housing Larsen, Chief Plans Examiner Teachworth PUBLIC MEMBERS: M. Lopez, Studor, Inc., 2030 Main Street, Dunedin, FL 34698 CALL MEETING TO ORDER: Chairman Triplette called the meeting to order at 5:20 p.m. ROLL CALL: Members present constituted a quorum. 1. DECLARATION OF EXCUSED/UNEXCUSED ABSENTEEISM: N/A 2. APPROVAL OF MINUTES: MSUC Fabrick/O'Neill (7-0) to approve the minutes of June 9, 1997. 3. NEW BUSINESS: A. Air Admittance Valves - Alternate Materials to the 1994 Edition of the Uniform Plumbing Code: STUDOR, Inc., 2030 Main Street, Dunedin, Florida 34698 Director Larsen presented the application of Studor, Inc. Air Admittance Valves (AAV). Director Larsen introduced the Board to the staff report containing applicable technical documentation; inclusive of copies of referenced sections of the 1994 Edition, Uniform Plumbing Code, current approval listings of cities using the Studor, Inc. AAV's, technical research report compiled by an independent engineer/code consultant and product listing reports by the National Evaluation Service, Inc. Board of Appeals & Advisors -2- October 20, 1997 Board Member Harter outlined several points of concern regarding the use of AAV's, inclusive of the International Association of Plumbing and Mechanical Officials' (IAPMO) membership not approving AAV's for inclusion in the Uniform Plumbing Code. Mr. Harter entered into the record a letter of opposition from the California Pipe Trades Council, dated January 31,1997, to the use of AAV's. (Attachment "A") Board Member Gingerich advised the Board of his study into AAV's and spoke to the product listings by the National Evaluation Service and by IAPMO Evaluation Services. Mr. Gingerich commented that other nationally recognized plumbing codes, the National Plumbing Code (BOCA), the Standard Plumbing Code (SBCCI), and the International Plumbing Code (ICC) contain AAV's. Board Member O'Neill voiced concerns regarding the size of vents with relationship to positive/negative pressure changes in the sanitary system. Mr. O'Neill also questioned installation of the AAV in connection to a garbage disposer at a kitchen sink and what the anticipated life cycle expectancy would be for an AAV. Director Larsen introduced M. Lopez, Regional Sales Manager, Stud or, Inc. who responded to Board Member O'Neill's and Member Harter's questions and concerns. Board Member Compton stated concerns with regards to capabilities to service drainage system clean outs. Staff responded that installation of AAV's would be inconjunction with compliance to all other provisions of the 1994 Edition, Uniform Plumbing Code, inclusive of cleanouts. MSC Gingerich/Fabrick (6-1) (Harter opposed) to approve staff recommendation of conditions number 1 through 3. Amended MSUC O'Neill/Gingerich (7-0) to revise staff recommendations as follows: AMENDED CONDITIONS OF APPROVAL: 4. Cleanouts: That installations utilizing Studor, Inc. AAV's shall have clean outs in full compliance with the 1994 Edition, Uniform Plumbing Code. Field inspection staff may require, premised upon AAV installation conditions, additional cleanout(s) to maintain sanitary drain, waste and vent system utilizing Studor, Inc. AAV's. Board of Appeals & Advisors -3- October 20, 1997 5. That plan review and field inspection personnel shall be fully trained in applications utilizing installations of Studor, Inc. AAV's. FURTHER AMENDED CONDITIONS: Amended MSUC Compton/Gingerich (7-0) to further revise by: 6. That installation of Studor, Inc. AAV's shall be limited to new construction applications only. SUMMARY OF ACTION: 1) Main Motion for Staff Recommendation of Conditions 1, 2 and 3: Motion passed 6-1 (Harter opposed). 2) Amended Motion for Conditions Number 4 and 5: Motion passed 7-0 3) Further Amended Motion for Condition Number 6: Motion passed 7-0 4. CHAIRMAN'S COMMENTS/REPORT: None 5. DIRECTOR'S COMMENTS/REPORT: A. Introduction of New Member - Mr. Ed Kaya: Director Larsen introduced Ed Kaya, P.E., S.E., to the Board. B. Information on Swimming Pool Safety Standards - Effective 1/1/98: Director Larsen advised the Board that a change in Swimming Pool safety requirements will become effective 1/1/98. The specific change affecting Chula Vista is a condition requiring alarms for swimming pool safety located on all doors leading from a residence to pool area. State mandated changes require staff to process amendments to the C.V.M.C., Chapter 15.48, Swimming Pools. Staff anticipates amendments to be forwarded to the Board for review in December, 1997. C. 75th Annual Code Development and Educational Conference of the International Conference of Building Officials - Conference Report: Director Larsen reviewed the highlights of the Conference with the Board. Board of Appeals & Advisors -4- October 20, 1997 D. Status Update Report - Citation Authority Program: Director Larsen advised the Board that the Code Enforcement Effectiveness Program is transmitted to the Board for their review and comment for the November 10, 1997 regular meeting of the Board of Appeals and Advisors. 6. COMMUNICATIONS (PUBLIC REMARKSfWRITTEN CORRESPONDENCE): None 7. ADJOURNMENT: Chairman Triplette adjourned the meeting at 7:15 p.m. to the next regular meeting scheduled for November 10, 1997. ~~6. J.AL~_. KENNETH G, LARSEN, C,B.O. DIRECTOR OF BUILDING AND HOUSING SECRETARY TO THE BOARD OF APPEALS AND ADVISORS COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT The City of Chula Vista, in complying with the Americans with Disabilities Act (ADA), request individuals who require special accommodation to aocess, attend and/or participate in a City meeting, activity, or service, request such accommodation at least forty·eight (48) hours in advance for meetings and five (5) days for scheduled scheduies and activities, Please contact Yeelin Uybungco, Administrative Secretary, for specific information at (619) 691·5007 or Telecommunications Device for the Deaf (TOO) at (619) 585-5647, California Relay Service is also available for the hearing impaired. KGL:yu (A:\WP51\1 02097M) OCT-17-1997 15:24 FROM PLUMBERS PIPEFITTERS 230 TO 425701 B P.002/004 ""..............""....- ......... -. -.. ,...~..._-'-'...~ ' ...." ..... ,~ .., .. - ITEM 113A "~'. , - ATTACHMENT "A" - . CALIFORNIA STATE pIPE TRADES COUNCIL January 31,1887 915 t.: 9INit. Suh 1240 $aCI'ar/I8n1D. CA 95814 Telepnone (9t6) 446-7311 Mr. George Waterhouse FAX 1918) 446-3S20 Admlni.tfator The Examining Board Of Plumbers state of Colorado 1580 logan Street, Sulto 550 Denver, Colorado 80203·1941 litE: Air Admlttllnce Valves Dear alra: ... ·3, The issue of Air Admittance Valve un il nol about s!tving mOMY or new technology but always about protection of health artd tlafèty fo~ the public and installation of a plumbing system that last and pretteçts health and safety for the life of the building. First of all, AA V's are not a new technology as thy are simply a new generation of mechanical vents which have been consistently reJectÐd by the engineering and plumbing community historically because all mechanical devices can and will fail. The primary purpose of all plumbing codes has bèèn to p~otect ttle potable water aupply and to protect the trap seal on fixtures so that methane gas would not enter the occupancy. Thus, the requirements in the (:o<I.s for proper mechanlcl!Il venting through the roof have addressed the concerns not only with venting each indhfidual trap but have also recoQr'lized that the building vent .ystem Is ~so a vent for the sewer and positive p~essures that build up In the system. AAY's by design only allow air into the vent system to' relieve n~gative pressures in the unitary drainage system and do not react to pressure surge. that can be created becauSe of a vortical drop, garbagê dispO$als, washing machines, sudsing, o~ a heavy di8cha~ge from a plumbij1g fixture. o4IIIÞ(j; DCT-17-1997 16:25 FROM PLUMB~RS PIP~F]TTEPS 230 TO 4267018 P.003/004 . -.. --. . . ,~... -- pag' 2 These pressure .urslN can and will blowout trap sedls when they are not properly vented. Th. only way to ensure that a trap Will not be .~bjecJ8d to these abnormal preøure differentials, negative or posltiv., It tð have a system designed to permit the free admission or emission of al,. UnfortunaÚlly, most engineers do not accuraÚlly calculate the various pressure deviations that exist with a plumbing sysÚlm, negative or positive. Without these calculations, it is unknown what type of pressure fluçtuatlons will occur in the sysÚlm. , Dr. Hunter (the pioneer in fixtuJ'è unit'development and aanitary .ngln..rlng) In his initial evaluations' of the workings of plumbing systems detonninecl that the individual fixture should be vented and that the vents should be InÚlrconnected to equll~ pressure flows Within the entire plumbing system. Dr. Hunter then reGommended that the vents terminate ouaide of the building. The proponen" of these devic.s say th.y have a failure rate of 4 in 1000 (004%). This may be considered II low faÎlure rate for a mechanical device but it is quite high when compared to a conventional atmospheric vent which has a failure rate of virtu~lIy zero" ", Regrettably AAV's manufacturers fall to addrns all of these very serious concerns raised by Dr. Hunter, plumbing codlleltl:llfliÚ ånd the engineering community but simply say that they al'é designed to be used only where pð.ltlva p.....u.... will not occur. Therefore, the Úlchnical concll,¡sion (as dlacus..d above) .hould b. that they are not to be used on a sanitary plumbing system. In addition, AAV'a create potential probl.ms with misuse and mis- application by homeowners and InstalloB who do not understand the plumbing code or the en911'88ring principles involved. Even the two ASSE standard. (1050 or 1051) add to the problem since they are not truly repre.entative of the actual conditions that the valves will be subjeçtød to In the field. While they are tested against the standarda to provide some short guarantee of longevity (one year). the manufacturer cannot guarantae that the valve will not fall In an open position due ÚI dust (e.peclally new construction dust), bugs or other 1tém8 that are regularly found in a plumbing system a day after they are Installed. DCT-17-1997 15:25 FROM PLUMBERS PIPEFITTERS 230 TO 4257018 P.004/004 ...,..., ........, ........-- 'J_O ....' ..........-.......---. ' . -., .-. ,~ w . p.gs 3 Other problems Include the di8elaimer by the manufacturer that AA V's should not be installed where a discharge of molsturø would be , problem. AAV'. Installed in unventilated attic spaces would seem to be therefore not acceptable. We .,.. then left with other .qually problematic situations: The cod.. and manufacturer's recommendations state that AAV's must be installed either behind SQm9 a~ panel or accessible for servicing" However, the general public may not be aWare that the odor or smell they experience In their house i8'emanatl~g from thlì device before ..rioul health problems develop. The u.. of AAV's for island fixtures, or any installation on indivic!ual fixtures where the AA V is below the overflow rim of the fixture, i. wide open to the potential failure of the device. Especially kitchen sinka are notorious for discharging water up their stacks which could inundate the AAV with soapy discharge or other particles that could seriously affect the o~retjon of the device. " We would hope that responsible public offlclall would take the.. very serious problems and concerns to heart and not accept these devices as an alternative to proper venting of the plumbing system. , Regardless of all other arguments, MY's are mechanical device. that can and will fail in field applications. Public h.alth and safety is not something to gamble with. very truly yours, ~_.p; "77- 4·.."·.....7~ Sidney L. Cavanaugh Director, T.chnical Serviçes CSPTC TOTAL P.004