HomeMy WebLinkAboutV 01-03; Tamarack Manor Variance; Variance (V) (6)DZN PARTNERS
ARCHITECTURE
July 25,2002
Mr. Michael Grim
Senior Planner
City of Carlsbad 1635 Faraday Avenue
Carlsbad, California 92008
SUBJECT: V 01-03 - Tamarack Manor Variance
3890 Margaret Way
Carlsbad, Ca 92008
Dear Mr. Grim:
The Schmoll's detached living unit has an occupancy dassification of R-3 per Section 310 of the Uniform Building
Code. The unit is classified as a type V-N construction type per Section 606 of the Uniform Building Code. The main
residence is also of the same occupancy dassification and construction type as the detached dwelling unit.
Table 5-A of the Uniform Building Code provides the regulations governing exterior wall and opening protection
based on property location. It states that the walls of R-3, V-N structures can be built right to the property line as long
as they are one-hour rated. Also, it states that no openings are permitted in walls closer than 3 feet to the properly tine. Table 3-B of the Uniform Building Code gives the requirements for separation of buildings by occupancy. This
table shows that the UBC does not require a separation between buildings that are both R-3 occupancy. Section 705
of the Uniform Building Code describes what projections are allowed in the area where openings are permitted.
The Schmoll's detached living unit walls have a 7/8" cement plaster exterior finish and a 5/8" type x gypsum board
interior finish. This is a one hour rated wall per table 7-B of the Uniform Building Code using item numbers 17-1.3
and 18-1.3. The only openings in this wall are two very small windows on the east wall. These windows can easily
be removed so that the unit complies with the Uniform Building Code regulations for exterior wall and opening
protection based on property location.
A distance of 3 feet separates the Schmoll's main residence and detached living unit. There is not a requirement for two buildings of R-3 occupancy to be separated in the Uniform Building Code in Table 3-B or Table 5-8. Even if we
assume an imaginary property line between the two structures the detached living unit maintains a one hour rated
wall at that location. This satisfies the Uniform Building Code regulations for exterior wall and opening protection
based on property location.
The existing eave projections, if they do not already meet the requirements of UBC Section 705, could easily be
adapted to meet the necessary regulations.
Rather than basing an entire finding on this issue it would seem that a simple condition of approval of the variance
could be that the detached living unit meet applicable UBC regulations. With some very minor modifications the
Schmoll's detached living unit could easily meet the UBC requirements without being materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. s$ewj&-)&
Bart M. Smith
Architect A.I.A. CA C22557
C: Jeffery and Anastasia Schrnoll
EART MCRlTCHlE SMITH, ARCHITECT A.I.A. 682 SECOND STREET 0 ENCINITAS, CALIFORNIA 92024
TELEPHONE (760) 753-2464 0 FACSIMILE (760) 753-0600 E-MAIL DZNEART@MINDSPRINO.COM