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Home My WebLink About1990/11/12 Board of Appeals & Advisors Agenda Packet (2) Item 113A (1) CITY OF CHULA VISTA BUILDING AND HOUSING DEPARTMENT APPLICATION FOR A CODE MODIFICATION OR USE OF AN ALTERNATE MATERIAL OR METHOD OF CONSTRUCTION l. a. The Board of Appeals is legally empowered to (1) investigate and advise on the suitability of 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 of minor deviations of the building laws in certain cases. b. 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 of authority described above. Only those items requested in writing in this appeal will be considered. 3. Board of Appeals hearings are open for public attendance. You wi 11 be notified of the hearing date. 4. Address all communications to: Director, Building and Housing Department, P.O. Box 1087, Chula Vista, California 92012. APPLICANT FILL IN BELOW THIS LINE, THIS SIDE ONLY - PLEASE PRINT OR TYPE Job Address: 2375 Clubhouse Drive Lot 17 Block N/A Tract 88-3 Owner's Name Owner s Ma11ing Address Telephone No. z: 900 Lane Avenue, Suite 100 0 619/421-0127 - EASTLAKE DEVELOPMENT COMPANY 0 I- <OJ:: Designer s Name Telephone No. Job Status ¿ 0:: [i] Proposed H Existing Bldg. 0 714/540-5117 u... Robert Altevers Associates (Currentl n Building Dept. ~ - Existing Use Proposed Use lan File No. D Under ConstructionPlan cb~ck) Golf Clubhouse 0 Complete New Building Clearly define all items requested in the appeal. Submit Other Documents !K] Yes plans and other documents as necessary to explain and Submitted With 0 su ort re uest. Re ues t No I- SEE ATTACHED VI w :=J 0" W '" State why it is necessary or desirable that this request be approved and what arran ement, device or construction is ro osed as e uiva1ent to that re uired. z: 0 - I- <OJ:: u SEE ATTACHED - u... - l- V) :=J ..., Owner or Authorized gent Signature Date ;.-;;; ~ /0'((, ,/0 ace is required, attach separate sheet. THIS SIDE FOR DEPARTMENT'S USE ONLY Case Number 3-90 ress Clubhouse CA Cons t. ccupancy 0 Status V-N/Sprinkled One (1) N/A A-3 Plan Check Additi ona 1 Information Requeste Investigate T,t e Date Director of Kenneth G. C.B.O. Buildin & Housin November 9 1990 CJ V) Applicable Sections: California Administrative Code, Title 24, Section 611(d)-6, z: z: <1:0 Table 33-A - V) I- z: U ow -V) I- _w CJ CJ z: 0 au u w '-'---' 000 <I: I- U e>::_ 0--' "-"- w,,- e>::<I: REQUEST NO. 1 : Staff concurs with applicant's request as identifying designated area V) I- of depressed bar as a specific work station, similar to that of a commercial kitchen z: z: ow which does not require access for physically disabled. Staff believes that the presence -::0: I- I- of entry ramp to work station behind depressed bar would create an obstacle for <1:0:: CJ <I: ambulatory employees due to size, location and vicinity of entry to depressed bar work z: "- ww station. ::0: CJ ::0: 0'-" uz: REQUEST NO. 2: Applicant has revised access to terrace via ramp not exceeding 1:12 slope. w- e>:: CJ Proposed ramp is adjacent to entrance to terrace and complies with CAC 611(d)-6 and --' oð - Table 33-A. No Board action necessary. => V) 00 '-" z: w -:c c:J I- Attachment: CAC T-24, Section 611(d)-6, T-33A z: -'-'- '-'-0 I Date of Action 0 - I- U <I: '-'- 0 >- e>:: <I: :z: :;;: => V) 6-419 (Revised 8/79) Item 1/3A (2) EASTLAKE GREENS GOLF CLUBHOUSE BAR Plan Check Item No.1 Request It has been requested that handicapped accessibility not be required behind the bar. The bar is designed to be depressed 12" to allow patrons greater visibility of the golf course from the Lounge. The location of the bar can be seen on Sheet A2.1 adjacent to the window which looks out over the golf course from the Lounge. Also, Building Section E on sheet A3.2 shows the depressed bar in relationship to the Lounge. Justification We feel that the entire area behind the bar is a specific work station of the Kitchen, though separated from it. Therefore, it should not be required to be accessible, as clarified in the California State Accessibility Standards (Interpretive Manual), Section 61l(d)-6 interpretation. (Attached.) By depressing the Bar 12", it will, in fact, be at a more accessible height for any wheelchair-bound patrons than if the bar were left at a standard height. Eastlake Golf Clubhouse RE: Plan Check Items October 19, 1990 - Page 1 of 2 Item 113A (3) EASTLAKE GREENS GOLF CLUBHOUSE PRIMARY ENTRANCES/EXITS Plan Check Item No.3 Reauest It has been requested that the entrances and exits be reviewed for handicapped accessibility. The entrance/exit at the front of the building has been designed to code requirements as weB as at the Golfer's Entry on the site of the building adjacent to the Pro Shop. These doorways are shown on Sheet A1.3 and the continuation of the walks appear on the Site Plan, Sheet A1.1. Handicap exiting to the Terrace is provided by means of a new ramp accessible from the Lounge near the Bar and from the Pro Shop. It has been requested that the Terrace be reviewed for fulfiBment of the exiting requirements without the addition of a ramp from the Terrace to the Golf Course. Justification Handicapped accessibility has been provided at both entrances/exits at the front and side of the building. Handicapped accessibility to the Terrace has also been provided at the exits adjacent to the Lounge and Pro Shop by means of a new ramp. All occupants are able to exit the building to the Terrace which is an open exterior area. From this "area of refuge," occupants may use the stairs to the Golf Course in an emergency. Handicapped persons can be assisted to the Golf Course from this "area of refuge" in an emergency. A similar analogy would be evacuating the handicapped from a multi-story building. In an emergency, they would not be able to use the elevators, but would go instead to an "area of refuge" on the floor which they are on. From there they would be assisted out of the building. In our situation, we have provided a way of egress for the handicapped from the building. Our Terrace, or "area of refuge," is outside the building in an open accessible area, which would easily permit assisting the handicapped from that point, if necessary. We feel that the access to the building, as well as exiting is sufficiently provided through the various paths described above. Eastlake Golf Clubhouse RE: Plan Check Items October 19, 1990 - Page 2 of 2 ---- ..-- -- Item 113A (4) ,¡ - :¡ ,.... . . DANIE~ MANDERY . PLANS EXAMINER , Z375 Ct.(.)/ð.¡.kN$ó- Drt¿¡'Vt: ~\/~ ICBO CERTIFIED ~{"lA-¡¿¿' d~~ :::....~ ~ BUILDING AND HOUSING .-....,; ................... DEPARTMENT .......""'t--""""""---=-- .......--.:;....- - 276 FOURTH AVENUE Gr<n..F CU.JIS/I.n.J ¡,.!f CIlY OF CHULA VISTA. 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I'/vMihe¡' ..Ifµ/) . ~ O-e411 ., . {;. r/l.u1/ / I.>t ,e.""'F IIA rcß ¡;),;:r,4-J<..../ $¡;'çC; fi<.Ä.r7<W" ... . .... i (AZ.2.) . IÁJt:..,.7'..J'>rr¡e4-r1;i/~ ? 7- Ci~. Ii>, ;I ,44# /S-ð"17/ .siM-Fr:> d· I WIn! Ki nwkN jt.#N5,.. I ~éZA77fr .¡ .................. -.. .... 8. c>~..H (;u.z) 1'k.rV/ C>é pÞ-y¡s,..,.... ,,-¡: ¿!t'JIT"" AI/ö 'Prt!?r,41(... Cd'';1 .. q, PMv I f./z5" ßn.JST74-'c.,r.. oj '" Pt-~¡.t.- frrz- .. /t1~~l;..4..'- ~N JfI. Item 113A (5) Sec. 611 (d) Exception No.3 conlinued ~'''l banquet and bar areas shall be of a common level throughout or connected by ramp, elevator, or lift·. What this really means is that if it is determined that it is a hardship to have 100 percent of the floor area in a dining, banquet, or bar facility accessible, then changes in floor levels can occur without a ramp or lift as long as 75 percent of the floor area is accessible. 1. Primary Entrance. Access to these facilities shall be provided at primary entrances. 2. Functional Activity. Wbeelchair access shall be provided to all areas where each type of func- tional activity occurs. 3. Seating. Each dining, banquet and bar area shall have one wheelchair seaûog space for each twenty seats, with at least one minimum wheelchair seaûog space per each functional area. Such seaûog shall be designed and ammged to penni! use by wheelchair occupants. Access to such seaûog space shall be provided with main aisles not less than 36 inches in clear width. Accessible seating space shall be integmted with general seaûog to allow a reasonable selection of seating area and to avoid having one area specifically highlighted as the handicapped/physically disabled area. The ratio of seating designed for handicapped/physically disabled use is based upon the total number of seats provided. Interprelation In Section 611(d)3 are the requirements for seating. These seating requirements are necessary to insure that once inside an otherwise accessible restaurant, a disabled person can eat at a dining table. Many restaurants provide seating in booths or have other types of fixed seating which are not usable by persons in wheelchairs or persons who use other assistive devices. The intent of these seating regulations is to insure first of all that there is an adequate aisle of 36 inches clear width to all seating areas and that seats are available and accessible to the people with disabilities. It is recommended that tables provide a minimum clearance of 27 inches to the bottom of the table apron. 4. Cafeteria Line Aisles. Cafeteria line aisles shall be a minimum of 36 inches of clear width. Interprelation I Cafeteria aisles should be accessible so that people with disabilities can go through cafeteria lines to view and select foods the same as able-bodied persons do. S. Restrooms. Restrooms and powder rooms shall confonn to requirements in Section 511.1. EXCEPTION: Where the enforcing agency finds that it would result in an unreasonable hardship to require compliance in each toilet facility, then a minimum of one toilet facility shall be acces- sible to and usable by physically handicapped/physically disabled persons when it is detennined that it would not result in handicapped/physically disabled persons experiencing any more difficulty in tenns of travel and accessibility as experienced by others. Interprelation The restroom requirements in restaurants are the same as for all other buildings, see the regulations in Section 511.1 where the requirements for sanitary facilities are described. In addition, there is a special exception to the restroom ¡equirements for restaurants which states ·when the enforcing agency determines that access to each toilet facility in a restaurant would create a hardship then a minimum of one facility can be made accessible to and usable by the disabled.· However, this is only permitted if the accessible toilet room is not located in such a way as to result in people with disabilities having to travel further than the able-bodied or having to travel through undesirable areas. This particular exception is unique to this occupancy chapter. 6. Food Preparation Areas. Access to food preparation areas shall comply with the provisions for entrance doors and doorways, Section 3304. 70 Item 113A (6) Sec. 611 (d) 6 conlinlU!d Inærprelation I Here we ha.ve general access requirements to employee areas that do not include specific work station requirements. Food preparation areas need only comply with entrance doors and doorway regulations. This means that access need not be provided at specific work stations. (e) Religious Facilities. Religipus facilities shall be made accessible to the physically handicapped! physically disabled as provided in this section. Inærprelation . Religious facilities must be made accessible. EXCEPTION: In existing buildings, when the enforcing agency determines that compliance with any regulation under this section would create an unreasonable hardship, an exception shall be granted when equivalent facilitation is provided. Inærprelation I Here it is again folks, the typical exceptions found throughout the regulations dealing with an unreasonable hardship and an allowance for equivalent facilitation if the defined five criteria imply an unreasonabie hardship. See Chapter 4 for the definition of an unreasonable hardship, and the five criteria. 1. Sanctuary. Sanctuary areas shall be made accessible to the physically handicapped/people with physical disabilities. A. Wheelchair seating spaces shall confonn to the requirements in Section 61 I (b)lA. B. Wheelchair access shall be provided to raised p1atfonns, choir rooms, choir lofts, peJfonuing areas and other similar areas. Inærprelation Wheelchair seating spaces in sanctuaries must comply with the same requirements as for theaters. Raised platforms, choir rooms, lofts and other performing areas must be acces- sible. Thisallows a disabled person the ability to participate in religious ceremonies including weddings, funerals, or whatever the case might be. Again, the point here is that the people with disabilities are entitled to enjoy a religion and attend religious activities the same as able- bodied persons, and therefore should be entitled to the same accessibility. EXCEPTION: In existing buildings, these regulations shall not apply to choir lofts when the enforcing agency detennines that such compliance would create an unreasonable hardship. Inærpretation I This exception applies only to existing buildings and it states that when the enforcing agency determines that the provision for access to choir lofts creates an unreasonable hardship the choir loft can be exempted. See Chapter 4 for the definition of unreasonable hardship. 2. Assembly Areas. Assembly areas shall be made accessible to the physically handicapped! physically disabled. Enclosed and unenclosed platfonns and stages in assembly areas shall confonn to these requirements. 3. Classrooms and Offices. Classrooms and offices shall have entry doors that confonn to the requirements in Chapter 33. 4. Sanitary Facilities. Sanitary facilities shall confonn to the requirements in Chapter S. 71 Item 113A (7) . 11188 EDI110N 611 Miscellllneous Sporl-reliJled FacUilies. I. SHcla/or seating. Infacilities with a e A seating capacity of 5000 or less there shall be spaces for people using wheel- e chairs. which conform 10 the requirementsojSeclion 6/ J (b) J A. When, however, A e the number of permanent seating spaces exceeds 5000. the number of wheelchair A e sealing spaces shall conform to the requirements of Sect ion 61 J (b) J Afar thefjrst A 5()(x) seats only and one additional wheelchair searing space shall be providedfor e A each total seating capacity increaseof500 or fraction thereof. Accessible seating e A in places of public amusement and resort, including theaters, concert halls and e stadiums, but not including hotels and motels, shalf be provided in a variet)' of A e locations so as to provide people with physical disabilities a choice of admission A e prices otherwise available to members of the general public. A e 2. licket booth. Customer side shall be. and employee side of ticket booths A C may be. accessible. A e 3. Participation areas. Participation areas shall be accessible to the physi- A cally Iwndicappedlphysically disabled. including the following listed and similar e A activity areas: e A A. Tennis, racquet and lu:mdball courts. e A B. Gymnasiumfloor areas and general exercise rooms. C A C. Basketball. volleyball and badminton courts. bawling lanes. e A D. Swimming pool deck areas must be accessible and an assisting device C A provided to assist physically handicapped/physically disabled persvns in e gaining entry into the pool. A e E. Athletic learn rooms andfacilities. playing field.\· and running traeh. A e 4. Clubrooms. Clubrooms shall be made acces.dble 10 the phy~¡ic:ally ~ e handicapped/physically disabled. A e 5. Sanitary and locker facüities. Where spectator andlor participant sanitary A e andlor locker facilities are provided. they shall conform with the requirements in A e Chapter 5. A EXCEPTIONS: J. Where the enforcing agency determines that compliance e A with these regulations would create an Imreasonable hardship. an exception may be e A granted. when equivalenlfacilitatjon is provided through the use of other methods or e materials. A e 2. In existing buildings. when the enforcing agencY finds that complhmce with A regulations would create an unrea.wnable hardship. an exception may be xranted C A when all of the fallowing minimum cOrlditions are met: e A A. When the total sealing does not exceed 50Q0 at/easl one percent of sllch sealing C shall be accessible to and usable by physically halldicapped/physically disabled A e persons. When the total seating provided exceeds 5000. one additiOl101 seat for A each 2000 seats provided over 5000 shall be accessible to and usable by C A physically handicapped/physically disabled pusons. e B. San¡taryfacilities. ticket booths. clubrooms, concessionsandrefreshmentfaciU- A e ties are accessible. A C. One of each type of participation area is usable arid accessible. e A (d) Dining, Banquet and Bar Facilities. Dining. banquet and bar facilities e A shall be made accessible to lhe physically handicapped/people with phy.\'ical e A 53.2 Item 1/3A (8) 811 UNIFORM BUILDING CODE e disabilities as provided in this section. A e EXCEPTIONS: J. In existing buildings. when the enforcing agency determines A e that compliance with any regulation under this section would create an unrea.wna- A bit hardship, an exception shall be granted when equivalentfacilitation is provided. e A 2. In existing buildings, these regulations shall not apply whtn legal or physical e A constraints would nor allow compliance with lhese regulations or equivalentfaciii- e lation without creating an unreasonable hardship. See Section J lOA (b) J J D. A e 3. For floors and levels in new and existing buildings. see Section 522 (cJ. A 1. Primary entrance.' Access to these facilities shall be provided at primary e A entrances. e A 2. Functional activity. Wheelchair access shall be provided to all areas where e A each rype offunctional.activity occurs, e A 3. Sealing. Each dining, banquet and bar area shall have one wheelchair e A seating space for each 20 seats, with at least one minimum wheelchair seating e space per functional area. Such seating shall be designed and arranged to permit A e use by wheelchair occupants. Access to such seating space shall be provided with A C main aisles not less than 36 inches in clear width. Accessible seating space slwll A be integrated with general seating 10 allow a reasonable selection of seating area e A and to avoid having one area specifically highlighted as the handicappedl e A physically disabled area. The ratio of seating designed for handicapped/ e physically disabled use is based upon the total number of seats provided. A e 4. Cafeteri4 line aisles. Cafeteria line aisles slu:Jll be a minimum of 36 inches A e of clear width. A C 5. Rest rooms. Rest rooms and powder rooms shall conform to requirements A e in Section 511. A e EXCEYTION: Where the enforcing agency finds Ihat il would result in an A unreasonable hardship to require compliance in each toUelfacility. then a minimum e A of one toilet facility shall be accessible to and usable by physically handicapped/ e physically disabled persons when il is determined that it would not result in A e handicapped/physically disabled persons experiencing any more difficulty in terms A o/travel and accessibility as experienced by others. e A 6. Food preparalion areas. Access to food preparation area.I' shall comply e A with the provisions for entrance doors and doorways. Section 3304. e A (e) Religious Facililies. Religious facilities shall be made accessible to the e A physically handicapped/physically disabled as proYided in this section. c A EXCEPTION: /n existing buildings, when-the enforcing agenc." determines that C compliance with any regulation under this section would create an unreasonable A C hardship, an exception shalf be granted when equivalent facilitation is provided. A 1, Sanctuary. Sanctuary areas shall be made accessible to (he physically C A handicapped/people with physical disabilities, e A A. Wheelchair seating spaces shall conform to the requirements in Section 61 I e A (b)J A. e A B. Wheelchair access shall be provided to raised platforms, choir rooms, e A eMir lofts, performing areas and other similar areas. e EXCEPTION: /n existing buildings, these regulations .fhall not apply to choir A 53.3 Item 113A (9) . 33-A UNIFORM BUILDING CODE TABLE NO. 33-A-MINIMUM EGRESS AND ACCESS REQUIREMENTS MINIMUM OF ACCESS BY TWO EXITS MEANS OF A OTHER THAN RAMP OR AN ELEVA1OA8 ARE ELEVATOR MUST REQUIRED ace... Be PROVIDED WHERE PANT FOR THE NUMBER OF LOAD PHYSICALLY OCCUPANTS IS FACTOR2 HANDICAPPED USE1 AT LEAST I". Fl.) AS INDICATED3 I. Aircraft Hangars (no renaÎr) 10 500 Yes 2. Auction Rooms 30 7 Yes 3. Assembly Areas, Concen- trated Use (without fixed seats) 50 7 Yes4~ Auditoriums Churches and Chapels Dance Flool'5 Lobby Accessory 10 Assembly Occupancy Lodge Rooms Revicwins Stands Stadiums Waiting Area 50 3 Ves'" 4. Assembly Areas, Less-con- I centrated Use 50 15 Yes"'b Conference Rooms Dining Rooms Drink.ing Establishments Exhibit Rooms Gymnasiums Lounges Stages i 5. Bowling Alley (assume no occupant load for bowlin2 lanes) 50 " Yes 6, Children's Homes and Homes for the Aged 6 80 Yes~ 7. Classrooms 50 20 Yes~ i 8. Courtrooms 50 40 Yes 9. Dormitories 10 5D Yes7 I 10. Dwellings 10 300 No (Continued) 806.32 Item 113A ( 10) 11188 EDmON J>. ,~'" 33-A IIINIIIUMOF ACCESS BY TWO EXrTS MEANS OF A OTHER THAN RAIIP OR AN ELEVATORS ARE ELEVATOR MUST REQUIRED occo. BE PROVIDED WHERE PANT FORnlE NUMBER OF l.OAD PHYSICALLY OCCUPANTS IS FACTOR2 HANDfCAPPED USE1 AT LEAST (".Ft.) ASINDtCATED3 II. Exercising Rooms 50 50 Yes I 12. Garaoe. Parl<in. 30 200 Yes<J 13. Hospitals and Sanitariums- Nursing Jiomes 6 80 Yes 14. Hotels and Apartments 10 200 YeslO 15. Kitchen-Commercial 30 200 No 16. Librarv Réadin2 Room 50 50 Yes4 17. Locker Rooms 30 50 Yes 18. Malls (see Chapter 56) - - 19. ManufacturinJt Areas 30 200 Yes' 20. Mechanical EQuipment Room 30 300 No 21. Nurseries for Children (Dav care) 7 35 Yes 22. Offices 30 100 Yes' 23. School Shops and Yocational Rooms 50 50 Yes 24. Skating Rinks 50 50 on Yes4 the skating area; 15 on the deck 25. Stora¡;re and Stock Rooms 30 300 No 26. Slores-Retail Sales Rooms ~ Basement " 30 Yes Ground Floor 50 30 Yes UDDer Floors 10 60 Yes ~ 27. Swimming Pools 50 50 for Yes~ the pool area; 15 on the deck 28. Warehouses 30 500 No 29. All others 50 100 (Foornores appear on page 666.34) 666.33 Item 113A (11) 33-A UNIFORM BUILDING CODE FOOTNOTES FOR TABLE NO. 33-A IFor additional provisions on number of exits from Group H and I Occupancies and from rooms containing fuel-fired equipment or cellulose nitrate, see Sections 3320, 3321 and 3322. respectively. Tfhis table shall not be used to determine working space requirements ¡,.:r person. )Elevators shall not be construed as providing a required exit. 4Access to secondary areas on balconies or mezzanines may be by stairs only, except when I such secondary areas contain the only available toilet facilities. ~Reviewing stands. grandstands, bleachers, and folding and telescopic bleachers need not comply. 6Access requirements for conference rooms, dining rooms. lounges and exhibit rooms that are part of an office use 'shall be the same as required for the office use. 7Access to floors other than that closest to grade may be by stairs only. except when the only available toilet facilities are on other levels. aWhen the floor closest to the grade offers the same programs and activities available on other floors. access to the other f100rs may be by stairs only. except when the only available toilet facilities are on other levels. 9Access to floors other than that closest to grade and to garages used in connection with apartment houses may be by stairs only. ¡OSee Section 1214 for access to buildings and facilities in hotels and apartments. ~ IISee Section 3303 for basement exit requirements. 120ccupant load based upon five persons for each alley. including 15 feet of runway. 668.34