Loading...
HomeMy WebLinkAbout200 Jefferson St - Appeal/Building Code - 01/05/1982c�i 1sv� BUILDING BOARD OF APPEALS REGULAR MEETING JANUARY 5, 1982 MEMBERS PRESENT: Bill Brenner, Chairman Dick Hollar Randy Larsen Chuck Onstad Dennis Sinnett Chet Smith MEMBERS ABSENT: Harold Miller (excused) STAFF PRESENT: Bill Waldo, Chief Building Official Roy Allen, Senior Plans Examiner Peter Ruggiero, Assistant City Attorney Mark Sprenger, Fire Inspector Debbie Hover, Secretary OTHERS PRESENT: Jim Browning, Architect, General Contractor for Station Masters, Inc. Ed Alberts, President, Station Plasters, Inc. Appeal #346 Application made by Jim Browning, architect, on behalf of Station Masters, Inc. for a variation from the requirements of several code sections of the 1979 U.B.0 1. Section 3303(e) so as to permit an exit door less than three feet in width. The proposed A-3 occupant load is 144 and requires two exits, 2. Section 3304(a) so as to permit a stairway or ladder to a new second floor storage area above the kitchen. The size of the existing building does not permit the installation of a stairway that will comply with Code. Storage area is to be used only by employees and the public does not have access to this area. I. Section 3303(j A k) so as to allow doors that are not exit doors to be blocked off by tables in cold weather and open in the summer. Thee doors could be mistaken for exits as they were the access doors to the train loading area when passenger trains were used on a regular basis. 4. Section 3301(k) so as to allow a change in elevation of less than 12 inches without the use of the required ramp. 5. Section 3302 so as to allow liquor storage in the basement without the required second exit. 6. Section 1711(a) so as to allow wood base on a portion of the public restroom walls. Address:;- 200 Jefferson Additional Information: The building is currently vacant and was used for B-2 retail sales. The building is on the National Historic Buildings Register, thus continued BBA REGULAR MEETING - 1/5/82 PAGE TWO the owners are restricted by what can be changed in the building. The proposed use is a.change of occupancy from a B-2 to an A-3 with approximately 144 occupants inside and future outside seating for 50-75 patrons. fir. Waldo gave an overview of the entire appeal. He stated that this particular historical site is not a local designation. The plans were reviewed by the Board with both Mr. Allen from Building Inspection and Mr. Browning explaining details of the plans. When asked why the exit door in #1 of the appeal could not be widened, Mr. Bro!"'ning explained that this would involve tearing out some brick to increase the door size. He said that the Historical Society is not allowing any exterior changes to the building. It was questioned whether there would be enough room at the base of the proposed stairway in #2 of the appeal, in the case of an emergency with the stair- way being in the down position. In the discussion of #5 of the appeal, Mr. Waldo explained that there are two required exits for a basement which is used for service to that area. He said that square footage is not an issue here. M:r. Browning stated there is an area for the furnaces and electrical units down there. In the discussion of #6 of the appeal, Mr. Browning stated he would like to restore the woodwork in the building as much as possible and has discussed with the Health Department his proposed plans for the bathroom in the building. Mr. 'Waldo stated that he would go along with the opinion of the Health Department in this matter since that is their area of expertise. Each item of the appeal was then taken individually with action by the Board as follows: Item #6 (Section 1711(a) - MOTION MADE by Mr. Hollar to approve the item as presented based on the opinion of the Health Department and the consensus of the Building Division with their opinion. SECONDED by Mr. Smith. MOTION CARRIED (4-1). Item #5 (Section 3302) - MOTION FADE by Mr. Smith to deny the item as presented based on the fact that it does not comply with Code and no other alternatives were presented to the Board at this time. SECONDED by fir. Sinnett. In the dis- cussion, Mr. Browning stated that they did propose, as an alternative, to pull a sprinkler head off of the domestic supply for that basement area. Mr. Larsen stated that that is a large space down there and there is the potential of other things being stored down there. Mr. Waldo clarified that the Code does not allow sprinklers in lieu of exits. MOTION TO DENY CARRIED UNANIMOUSLY. Mr. Brenner informed the applicant that they must either put a second exit in .the basement area or remove the liquor storage from there so that it is only a mechanical/ electrical area. Item #4 (Section 3301(k)- In the discussion, Mr. Browning stated that they are proposing to have each riser lit and that there will be a change in materials on each riser (carpet on the sides with wood in between). Clarification was made that the ramp is required for hazard purposes (of possibly tripping) and not for handicapped requirements. Mr. Browning stated that a ramp would have to be six feet long and would not be feasible in that room. fir. Brenner stated that the applicant would have the options of eliminating the risers (making everything on the same level) or adding a riser. Mr. Browning stated that adding a riser would throw the proporti.ons off for the entire elevation of the room as proposed. continued BBA REGULAR MEETING - 1/5/82 PAGE THREE MOTION MADE by Mr. Larsen to deny the item as presented because no other alternative was offered that is equal to or better than that required by Code and also because it is new construction which has nothing to do with the historical reconstruction of the building interior. SECONDED by Mr. Hollar. MOTION TO DENY CARRIED UNANIMOUSLY. Item #3 (Section 3303(j & k)) - In the discussion, Mr. llollar questioned the appeal stating that he could see no Code requirements which would deny this appeal item. Mr. Sinnett felt that, ts,hen the doors would be in use in the summer months, they would have to comply with exit requiremerh.ts (panic hardware, swinging out, etc.). MOTION MADE by Mr. Onstad,to deny the item as proposed since no acceptable alternative was proposed; any alternative methods could be presented to the Building Inspection Staff for Mr. Waldo's administrative approval without bringing it back to the Board. SECONDED by Mr. Hollar. MOTION TO DENY CARRIED UNANIMOUSLY. Item #2 (Section 3304(a)) - In the discussion, Mr. Larsen said he had a problem with a moveable ladder in a panic situation and that the rise and run would not be as important an issued as the permanency of the stairway/ladder. Mr. Onstad stated a ladder could be locked down when in the down position as long as there was three feet of clear access between the ladder and furniture nearby or the wall. MOTION MIADE by Mr. Hollar to deny the item as presented and that the applicant may make alternative proposals to the Building Inspection Staff with flr. blaldo's approval administratively. In the discussion, Mr. Hollar pointed out that the Board is not here to to the design work for the applicants. MOTION TO DENY CARRIED UNANIMOUSLY. Mr. Sprenger leaves the meeting. Item #1 (Section 3303(e)) - MOTION MADE by Mr. Onstad to deny the item as presented since alternative exiting was being considered (Item #3). SECONDED by Mr. Larsen. In the discussion, Mr. Hollar questioned whether this latter statement should be a consideration in the motion to deny. MOTION AMENDED by Mr. Onstad to deny the item as presented because it does not meet Code requirements. 1;OTION TO DENY CARRIED UNANIMOUSLY. Both Mr. Browning and Mr. Alberts leave the meeting. The proposed code changes to the 1979 U.B.C. and U.M.C. were then discussed. Under the proposed change item #4 (Section 3303(c)), Mr. Waldo stated he had a problem with the word "required". Mr. Ruggiero stated that they may be creating more problems by makino amendments to the Code and that the .Code becomes less effective when more changes are made. to it. He stated that the Code needs to be addressed as a whole. After further discussion on the terms, "egress" and "exit" and the confusion of adding the wording to Section 3303(k), MOTION MADE by Mr. Larsen to approve the proposed code changes (as presented at the special meeting on 12/15/81 with revisions by Mr. Lee) with the exception of Item= #4 and #8. SECONDED by Mr. Onstad. MOTION CARRIED UNANIMOUSLY. The Board reviewed the minutes from the 11/3/81 regular meeting and the 12/15/81 special meeting. MOTION MADE by Mr. Larsen to approve both sets of minutes. SECONDED by Mr. Hollar. MINUTES STAND APPROVED AS READ. The meeting adjourned at 11:20 a.m. Respectfully Submitted, William Brenner, Chairman n J WB/;JEIJ/dl h � C--1.- � t`i(6Z('1 tit) William E. Waldo, Secretary