HomeMy WebLinkAbout6.1 Variance to Building Code Coral Dev r'
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 22,. 1986
SUBJECT: PUBLIC HEARING Variance to Building Code - Coral
Development Corporation
EXHIBITS ATTACHED: 1) Letter from Coral Development dated
September 9 , 1986 with sketch of
construction details .
2 ) Draft Resolution approving the
variance
RECOMMENDATION: Open public hearing; hear presentation
and testimony; pose questions ; close
public hearing; adopt draft resolution
and grant variance
FINANCIAL STATEMENT: No cost to the City.
DESCRIPTION: Section 1709 (a) of the Uniform Building
Code (UBC) requires that the exterior walls of the proposed
townhouses extend thirty inches above the roof . The purpose of
this provision is to minimize the spread of fire from one
building to the next building on the adjoining property.
The developer has requested a variance to this section and is
basing his request on another section of the building code .
Section 505 (e) of the building code requires that area separation
walls extend 30 inches above the roof . However, this section has
an exception which allows the omission of the 30" parapet wall,
if the underside of the roof is fire protected for a distance of
5 feet perpendicular to the wall . The developer contends that
there is enough similarity in the construction of property line
walls and area separation walls to allow construction in
accordance with the exception to Section 505 (e) .
Simply stated, in the case of the townhouses, there will be two
separate one hour fire resistive walls on the property line and
these must extend 30" above the roof . However, in the case of a
single two hour fire resistant area separation, the wall need not
extend 30 inches above the roof if the construction is done in
accordance with the exception in Section 505 (e ) .
The Building Official agrees with the developer ' s contention.
The Building Official submitted a change to the Uniform Building
Code several years ago which would have permitted the
construction as proposed. This proposal was not approved and
consequently the developer has requested this variance .
In order to grant a variance, the City Council must find that the
variance is consistent with the purpose of the building code and
that granting the variance will not lessen the protection to the
people of the City of Dublin and the property situated therein.
The purpose of the code is to minimize the spread of fire from
one building to another across the roof: Construction which will
minimize the spread of fire at a two hour area separation wall
should be equally effective as two one hour walls at a property
line and thus the protection to people and property will be
equivalent.
The City Council previously approved a variance to permit the
identical construction for the Kaufman & Broad Townhouses .
Staff recommends that the City Council conduct a public hearing
and adopt a resolution granting the variance .
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ITEM NO. COPIES TO: Coral Devel . Corp.
James P. Gibbon
CORAL DEVELOPMENT CORP.
Telephone: 415-820-7994
Telex: 336437 coral dev srmn -
y� Lic # 453420
September 9, 1986
Mr.. "Vic Taugher
)1A
Building
Building Inspection Department Vei 0,
CITY OF DUBLIN vs" Ui,
6500 Dublin Boulevard
Suite 101 ✓���T
Dublin, California 94568
RE: : 26-UNIT CORAL GATE PROJECT
8850 Davona Drive
' Dublin, California 94568
Dear-Vic:
We hereby request a variance to the 1982 Uniform Building Code
Section 1709(a) which requires a 30" parapet at one hour prop-
erty line wall .
By substituting the parapet with the requirements of Section
505(e) 3. area separation walls. Exception 2 A. and B. which
allow a two-hour wall to terminate at the underside of the roof
sheathing.
See attached sheet for proposed construction.
Thank you for your prompt attention to this request, and if you
need further information, please call myself or my architect,
James Gibbon.
Sincerely,
CORAL DEVELOPMENT CORPORATION
l
Majid hebi
President
MR/ml
Attachment
101 Park Plac@, Sub B, Sun Ham-on, California 04583, U,S,A
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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GRANT VARIANCE TO SECTION 1709 OF THE UNIFORM BUILDING CODE
WHEREAS, Coral Development Corporation. requested a
variance to Section 1709 of the Building Code so as to waive the '
requirement that the exterior walls at the property lines extend
30 inches above the roof in the Silvergate Highlands Townhouse
development and;
WHEREAS, the City Council did hold a public hearing on
this matter oh -September 22, 1986 and;
WHEREAS, the City Council finds that the variance is
consistant with the purpose of the building code and that the
construction proposed will be equally effective as construction
permitted for two hour area separation walls as set forth in
Section 505 (e) of the building code and therefore will 'not lessen
the protection of the people of the City of Dublin and the
property situated therein;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City
Council approves the variance to Section 1709 of the Building Code
subject to the condition that the walls are constructed in
accordance to the sketches which are part of Exhibit 1 .
PASSED, APPROVED AND ADOPTED this 22nd day of September,
1986 .
AYES :
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk