HomeMy WebLinkAbout1995/10/09 Board of Appeals & Advisors Agenda Packet
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OiUlA VISTA
APPUCATION FOR A CODE MODIFICATION OR USE OF
AN ALTERNATE MATERIAL OR MEmOD OF CONSTRUCTION
la. The Board or Appeals and Advisors is legally empowered to (1) investigate and advise on the suitability or alternate
materials and types of construction, (2) provide reasonable interpretations of the building laws where the meaning may
be obscure, and (3) recommend new legislation to the City Council. The Board may recommend approval or minor
deviations or the building laws in certain cases.
lb. The Director (Building Official) is authorized to permit code modification and to approve the use of alternate
materials and methods of construction.
2. All appeals must be within the scope or authority described above. Only those items requested in writing in this appeal
wiU be considered.
3. Board or Appeals and Advisors hearings are open for public attendance. You wiD be notified or the hearing date.
4. Address aU communications to: 'Director or Building and Housing, City of Chula Vista, 276 Fourth Avenue, Chula
Vista, CA 91910.
APPLICANT FILL IN BELOW lliIS LINE, lliIS SIDE ONL Y . PLEASE PR1NT OR 7YPE
Job Address (please include zip code): (1 Jh.,
T1.er-e is 1\0 &fÇ"~e_ (j;(ì'he_ ,rl.o,..,)", "II I'YI:" ,
Owner's Name: Owner's ~ili~ Address: fre Telephone No.: wk,
¡4:I.l-e", &>ndom ì V\ I ~W\ -;)<U\ is "I ",r-Ç'ord, s. '-!~~-lfOf&,<:;) ~'I-5'5¡¡>fi'
IWm"'owners Asse<!· fc:J.'f J ST, , (I, V, &¡I<}tO
~signer's Name: Telephone No.: Job Status:
( I Propooed
f>4. âisting BuildingS
Existing Use: Proposed Use: ( I Under Construction
( I Compleoe Ne. Building
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Clearly define aU items requested in the appeal. Submit plans and other documents as necessary to explain and support
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State why it is necessary or desirable that this request be approved and what arrangement, device or construction is proposed
as equivalent to that required. '
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(lr addItional space is required. plcose aUnch scpDrnle sheet) Date:
t'~j Z_
THIS SIDE FOR DEPARTMENrS USE ONLY
Case Number:
1-95
Job Address: 624 "J" Street, Chula Vista, CA 91910
1yPeot SIoricI File Use Oocupancy Job SIAl.. Plan File II
CoaIlrUCtioa Zone Zone
V-N ONE 0) N/A N/A R-l FINALED N/A
Additional Information Requested:
Investigated By: Kenneth G. Larsen, C.B.O. TItIe: Director of Building Date: 10/4/95
and Housing
REPORT OF CONDmONS AND APPLICABLE CODE SECTIONS:
Applicant is requesting relief from provisions of Sections 104(b) and 1204 respectfully.
Constructed in accordance wi€h the provisions of the 1955 Uniform Building Code, the
issue of designating specific dimensions for window sill heights was not addressed
until the 1970 Edition of the UBC. At that time, the Code stated that window sill
heights for residential structures, up to the fourth floor, would be limited to a
maximum height of 48" from the finished floor level. In the 1976 Edition of the UBC,
a further reduction from 48" to 44" was incorporated into the Code. Extensive
research and field testing by the City of San Diego Fire and Building Departments
were performed to determine height to width ratios for optimum egress from residential
occupancies as well as accommodating personnel with life-support backpacks for rescue.
The provisions of the 44" window sill height incorporated in the 1976 Edition of the
UBC are still annlicable under the 1991 Edition and will also be found in the 1994 Editi n.
FINDINGS AND RECOMMENDATIONS OF TIlE ßUILDING DEPARTMENT:
The provisions of Section 1204 are specifically intended to address elements of
individual safety for residential occupancies, up to and inclusive of the fourth
floor. While statistical information identifying the number of injuries or fatalities
which may be directly attributed to the window sill height located above 44" are non-
existent, affording optimum occupant safety has been well established by the
recognition and adoption of the 44" window sill height over the past seven editions
of the UBC (1976-1944) . Pursuant to the findings supporting the conclusion that
the maximum dimension of 44" for the window sill height off the finished floor
affords a greater level of egress and access for fire suppression and rescue personnel,
both the Building & Housing and Fire Departments are recommending denial of the
applicant's request for relief from Section 1204.
SUMMARY OF ACTION: Date or Action:
REVISED 3f9S
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p:)S
To: Ken Larson, Director of Building & Housing and
The Board of Appeals and Advisors
From: Karen Condominium Homeowners Association (KCHOA)
Janis Vanderford, President
Re: window Code Variance Appeal, Sec. 1204
Date: October 4, 1995
WINDOWS '95
KAREN CONDOMINIUM SPECIFICS
Louvered windows:
Our 40 units were built originally as apartments in 1956. The
louvered windows that were installed at that time were in compliance
and the choice of that time. The fact that louvered windows and
their hardware are not on the market today makes it impossible for
our homeowners to replace or repair their windows. Louvers aren't
their choice even if they were available.
Close proximitv and little privacv:
We have 2 quadruplexes and the others are all duplexes. We are
lined up right across from each other and/or are facing onto a
sidewalk which affords little privacy. Those units situated around
the pool have no fences to enclose their back bedroom windows like
the other units all do. They have the least privacy.
Also, we are located right on J Street and Madison Ave.
Greenerv:
Probably the most appealing feature about our moderately priced
complex is our shrubbery. We have a variety of shrubs, trees,
plants and ivy that make this place attractive. Most units have
shrubs in front of their bedroom windows providing privacy and
security for the homeowners.
Replacement windows:
The Board of Directors for the KCHOA, after several months of
investigation, decided that there was a need to change all the
windows in our complex. Some homeowners had taken it upon
themselves to replace their windows which left us with a hodgepodge
of windows. There is a need to acquire a uniformity and to replace
all the windows at the same time with the same window. The home-
owners voted unanimously at our August 26th Annual Homeowners
Meeting in favor of replacing our windows. Safe windows are also
one of our priorities.
Sellinq the idea:
We anticipated our biggest problem would be to convince the
homeowners that this expense and change was a good idea. We have
crossed that hurdle. We hope that we will now be able to convince
the Board of Appeals and Advisors that what we plan to do is safe
and workable at the 51" height from the floor that we now have, and
that it won't be necessary to drop our windows to the 44" height
that the code stipulates.
(see next page for comparisons)
fCj lp
(page 2 - Karen Condominiums)
COMPARISONS OF THE 51" WINDOW HEIGHT AND THE 44" WINDOW HEIGHT
(DISTANCE FROM FLOOR TO BEDROOM WINDOWS)
Advantages of keeping the Disadvantages of lowering to
51" hei ht the 44" hei ht
1. Homeowners could bear the 1. Homeowners can't bear the
expense expense
2. Replacement parts are 2. We'd be stuck with the
available for our planned problem of what to do
windows so uniformity can to repair and replace
be maintained our louvered windows
3. It offers more security and 3. It offers less security
privacy and privacy
* foliage would stay intact * foliage would have to
be trimmed or removed
* change not as noticeable * change would draw the
attention of burglars
or molesters
4. Adequate egress space 4. More egress space, but
easier and more invit-
ing for intruders to
enter
5. Better noise protection 5. More exposure to noise
OUR GOAL
We want to replace the two 36" wide windows that are in each
bedroom with one 74" wide window by removing the 2" stud that is
presently between the two windows. This will leave a window opening
of at least 34" wide, which more than adequately meets the 20" width
requirement for egress. Our windows are already 28" high, which is
4" over the 24" minimum requirement for window height.
In so changing our windows, we want to provide the best deal
possible for our Karen Condomimium Homeowners - expense wise, safety
wise, security wise, and appearance wise. We are not in a wealthy
neighborhood, but as homeowners, we are trying to improve upon our
places to keep our property values up. In this way, we can be proud
of where we live and the efforts we are making to improve the
community as a whole.
0':'1,1
KAREN CONDOMINIUM HOMEOWNERS ASSOCIATION
Janis Vanderford, President
624 J Street
Chula Vista, Ca. 91910-5207
422-4065
(37') 74-' (37') 36' 36'
28'
(fixed window) (fixed window)
fIXed
2 bedroom windows with horizontal slide picture
(1 in front bedroom & 1 in back bedroom) 58' window
The 2' center stud that is between the two present 36'
bedroom windows will be removed to allow for the installation
of one single frame 74' window, The windows will slide from
the inside wall of the bedroom towards the outside wall,
2 Uving room windows (side by side)
Choice of: one with vertical slide window and
one with solid glass picture window
or - both with vertical slide windows
(fixed window)
WINDOW SPECIFICATIONS i"nf,,¡"'(,1'Ü-;C(I ~ht?1:T
pro,rQ<èdïc h/;õJ'leN',1ers
1. Bronze anodized aluminum frame approx. 1 1/4" to 2" wide b<Þ þ,-e Ann M.()-I f!1ecT; n J'
2. Window panes are solid glass (no mini window panes)
3, Easy to remove screen and/or window for cleaning
4. All windows dual glazed, thermo-insulated glass to meet code
INFORMATION FOR THE HOMEOWNER
· The options the homeowners will be voting on:
1. clear glass vs bronze tinted glass
2, large front picture window vs 2nd vertical slide front window
· The window company has not been selected by the Board yet, but will be prior to the Annual
Meeting after we do more inquiries into the 5 companies that we have contacted. We want to
make a careful and wise selection, and we will have time to do that.
· The bids we've asked for include installation costs and material costs based on all 40 units in
the complex having their windows installed at one time. We still have a couple contractors com-
ing out to give us their bids on installation only,
We don't know at this time yet how we are going to finance this project, but we will be better
able to present this answer to you at the Annual Meeting as well. (Prices on the 'WINDOW
ASSESSMENT' sheet are an average of all the bids we've received - we still need vour resDonse,)
-
Everything we do regarding the windows depends upon if we win the appeal with the city.
1ê i3 'Oa.dW~ ftUe. ,':::9 '6
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This map shows the changes that were made effective August 1993 and
\ where the fire extinguishers are located throughout the complex.
rental ~
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MADISON AVENUE