HomeMy WebLinkAbout1988/01/11 Board of Appeals & Advisors Minutes
MINUTES OF A REGULAR MEETING
BOARD OF APPEALS AND ADVISORS
CITY OF CHULA VISTA, CALIFORNIA
January ll, 1988 Conference Room 1, Public Services Building 5:00 p.m.
MEMBERS PRESENT: Chairman Welsh, Vice Chairman Nash, Board Members
Winkelman, McArthur and Reynolds
MEMBERS ABSENT: Board Member Lee (Excused)
CITY STAFF PRESENT: Acting Director of Building and Housing Hansell and
Fire Marshal Gove
l. CALL MEETING TO ORDER:
Chairman Welsh called the meeting to order at 5:03 p.m.
2. ROLL CALL: Members present constituted a quorum
3. CLOSED SESSION TO DISCUSS PERSONNEL MATTERS
City Manager Goss stated that there was no need for a closed session because
it was illegal. He then informed the Board that Mr. Kenneth Larsen was
appointed as the new Director of Building and Housing and would be reporting
on February 15, 1988. Mr. Goss further thanked Mr. Leonard Hansell, Acting
Director of Building and Housing for his excellent services in Building and
Housing and for remaining as acting head of the department until the arrival
of the new director.
4. APPROVAL OF MINUTES: MSUC Nash/Winkelman (5-0) to approve the minutes of
December 14, 1988.
5. NEW BUSINESS:
CASE NO. 1-88 - 740 B Edgewater Drive
The applicant requested a waiver from pool fencing ordinance. The jacuzzi
spa is separated from the neighbors on either side by a solid wood fence
which extends from the house to approximately 6 feet from the rear yard at
five feet height. From that point to the rear lot line and across the length
of the rear of the lot, the fence is 34 inches in height. Section l5.48.020
of the Municipal Code requires a 5-foot high enclosure around a pool or spa,
. equipped with self-closing, self-latching gates, or an alternate method of
protection. The applicant wants to use a locking cover for security. There
are alternate methods such as alarms, pool domes, etc. Staff recommended
against the approval of any signaling devices since they are not always
reliably maintained. The applicant proposed to lock the spa cover when not
in use. It was recommended that in addition to locking, the spa cover should
be weighted so that a child could not easily lift the cover.
BOARD OF APPEALS AND ADVISORS
MINUTES OF January 11,1988
Page 2
MSUC Welsh/Reynolds (5-0) to approve the request of the locking cover, but
that the cover require a 20-lb thrust to open and be padlocked shut after use.
This alternative is to apply to this case only.
The Board recommended that staff investigate the possibility of changing
the pool fencing ordinance to exempt portable spas.
CASE NO. 2-88 - 550 Fifth.. Avenue, Chula Vista Center
The applicant requested approval of equivalent measures to accommodate the
rehabilitation of an open mall. The open mall concept is not specifically
covered in Appendix 7 of the Code. The request is for the acceptance of the
equivalencies to meet the requirements of Section 506b of the U.B.C.
The proposed project incorporates an existing shopping plaza. Equivalent
measures have been incorporated into the project's design to ensure that the
level of fire and life safety protection will be sufficient to meet the intent
of Section 506b of the UBC for a Type V, fully sprink1ered building of
unlimited area. These equivalencies and the issues they address are:
Section 506b of the UBC allows unlimited area for a 2-story Type V construc-
tion as long as it is fully sprinklered. The proposed new buildings are of
Type II, non-combustible construction and are fully sprinklered as are the
existing retail buildings. This exceeds the requirements of the Code. The
existing Broadway Department Store, which is 3 stories in height, is of Type I
construction and is fully sprinklered. It is also separated from existing
and proposed buildings on the west and south by 40', on the east by 20', and
is completely open on the north.
The proposed project includes a food court with an outdoor dining area. The
food court kitchens will be separated from the outdoor dining area and from
each other by a l-hour assembly. A l-hour floor assembly will separate the
food court kitchens from the ls~ floor retail as well. This configuration
, isolates the area of hazard, the kitchens, from the rest of the occupancies
by a l-hour envelope. The major food court dining area will be open to the
sky and serviced by 4 exits to grade instead of 2, as would be required by
Code. Where the dining area is covered, it is open entirely on one side and
is fully sprinklered thereby eliminating the possibility of any smoke build-up.
These equivalencies, when taken together, provide adequate fire and life safety
protection for the A2.1 assembly use by isolating the areas of hazard by a
l-hour enclosure; eliminating the possibility of smoke build-up in assembly
area; and providing double the amount of exits to grade that is required by Code.
The existing Sears Tire, Battery and Accessory Building (TBA) is a free-
standing building, open on 3 sides and separated from the proposed retail
building on 1 side by a 40' open area. The existing TBA Building is of non-
combustible construction and is fully sprink1ered. The retail portion of
BOARD OF APPEALS AND ADVISORS
MINUTES of January 11,1988
Page 3
the building faces the 40' yard that separates the TBA from the proposed
new retail building. This retail portion is separated from the garage
repair portion of the building by a l-hour assembly. The wall of the pro-
posed new retail building, which faces the TBA across the 40' separation,
will be fully accessible on all sides for fire equipment, provide an
equivalent level of fire and life safety and separation for the H-4 occupancy
designation required because of the auto repair portion of the TBA.
The Acting Director of Building and Housing recommended that the Board
approve the modification 'described here as meeting the intent of the Code.
MSC Nash/McArthur (3-2) with Winkelman abstaining and Reynolds voting opposed
to approve the applicant's request.
The Board also requested they receive a copy of the fire and life safety
report before issuance of the final Building Permit.
6. COMMUNICATIONS (PUBLIC REMARKS/WRITTEN CORRESPONDENCE) - None
7. STAFF REPORT - None
8. ADJOURNMENT: Chairman Welsh adjourned the meeting to the next regular
scheduled meeting for February 8, 1988.
9 .I J//ntcé'-;td.--- , Secretary
PLEASE NOTE: THIS MEETING HAS BEEN TAPED RECORDED. REFER TO TAPE #1-BA-l/ll/88.
TAPES ARE AVAILABLE IN THE BUILDING AND HOUSING DEPT., PBS, 276 4TH AVE., CV, CA