3A Public Hearing 2008 1201 - Laserfiche WebLink

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Excerpts of the Draft Planning Commission Regular Meeting Minutes Novemher 13, 2008 Agenda No. 08-21 Page 3 of 7 Supervising Building Inspector Keith Weiner indicated that in habitable spaces with sloped ceilings, anything less than 5 feet from floor to ceiling is excluded from the calculations. It is considered "dead space." Commissioner Abero requested conformation that 1) the Library -Historical Commission's recommendation and the Planning Commission's recommendation would both be forwarded to the City Council and 2) that the Planning Commission's recommendation would in no way affect the property's historical register. Planner Penaranda confirmed that Commissioner Abero's understanding on both points is correct. Commissioner Collier referred to the Blacksmith's Shop loft, asking for the minimum height standard for the sleeping area. Inspector Weiner said the San Leandro Building Code specifies a minimum ceiling height of 71/2 feet, but goes into a formula addressing buildings with sloped ceilings. Any portion of the room with less than 5 feet floor -to -ceiling is not included in the computation of the minimal area thereof. Commissioner Collier asked whether the applicant's proposal meets the 71/2 -foot minimum. Inspector Weiner referred to Exhibit Q, Sheet 6, confirming the 71/2 -foot height for the narrow area; he added that it is a mean calculation. After the narrow area, the ceiling slopes down to less than 5 feet. Commissioner Collier asked whether the egress required by the Building Code could be a roof window that opens rather than enlarging the wall window. Inspector Weiner explained that an emergency egress must be usable without any special knowledge on the part of either occupants or emergency personnel. That calls for either a casement, double -hung or awning type window, but would rule out a roof window. Chair Dlugosh noted that Exhibit L contains at least two references to "line of assumed property line typical" and asked what that means. He wondered whether perhaps some subdivision is expected at some point in the future. Inspector Weiner said that he had not seen this plan before, but assumes that language is used to base the type of construction for the walls of the building. The lines to which Chair Dlugosh referred show separation that would obviate the need for more restrictive fire -rated construction. In other words, he explained, it amounts to picking a line between the buildings showing that there is a separation that allows conventional construction. Planner Penaranda confirmed that there are no intentions to subdivide the property and that the references are only for the purpose of showing adequate separation for fire -rating purposes. Chair Dlugosh said that he assumes that there is no way of making the window large enough to meet code without increasing the height of the Blacksmith's Shop. Planner Penaranda said that staff has not assessed that, but would do so if a plan came in from the architect. However, he added, without the increased building height the ceiling height would be insufficient. Commissioner Collier noted that the Carriage House has a shed roof on the back side, which is also proposed for the Blacksmith's Shop. Acknowledging that she does not know when the shed roof was installed, she said she thinks it would look better and be more in character with the historic nature of the property to use roofing in the same context — such as a lower gable — rather than matching what is on the shed now. Then, she added, at some time when the rest of the roof is replaced it too could be appropriate to the period. Planner Penaranda said that according to designer Bruce Bolinger, a pitched roof for the storage room would make the required window impossible.