Appeal 33437

Appeal Summary

Status: Decision Rendered

Appeal ID: 33437

Submission Date: 8/26/24 10:36 AM

Hearing Date: 9/18/24

Case #: B-005

Appeal Type: Building

Project Type: commercial

Building/Business Name: Paris Theater

Appeal Involves:

Proposed use: Theater

Project Address: 6 SW 3RD AVENUE

Appellant Name: JOHN WRIGHT

LUR or Permit Application #: Permit 24-005769-CO

Stories: 1 Occupancy: A1, No Change Construction Type: VB

Fire Sprinklers: No

Plans Examiner/Inspector: Robert Keal

Plan Submitted Option: pdf [File 1]

Payment Option: electronic

Appeal Information Sheet

Appeal item 1

Code Section	1208.2 Minimum Ceiling Heights.
Requires	Per 1208.2 Minimum Ceiling Heights. Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches (2286mm) above the finished floor. Bathroom, toilet rooms, kitchens, storage rooms and laundry rooms shall have a ceiling of not than 7 feet (2134 mm) above the finished floor. Exceptions: The height of the mezzanine and space below mezzanines shall be in accordance with Section 505.2. The minimum ceiling height above and below the mezzanine floor construction shall be not less than 7 feet (2134mm) in accordance with Section 505.2. Beams are not permitted to project lower than the minimum ceiling height.
Code Modification or Alternate Requested	Allow the beam on gridline 3 at Level 1 Lobby to protrude 4 inches into minimum ceiling heights of 7 feet.
Proposed Design	The beam on Gridline 3 at Level 1, which supports the new extended mezzanine for additional viewing seating, will have its bottom positioned at 80 inches from the finished floor level.
Reason for alternative	The new beam has been positioned to adhere to the minimum headroom requirement of 80 inches over all circulation paths, ensuring it does not obstruct or pose a hazard to individuals moving through space. This clearance provides adequate headroom for all users, including those with disabilities, and complies with Section 1003.3, which allows protruding objects to extend below the minimum ceiling height required by Section 1003.2 as long as a minimum headroom of 80 inches is maintained over circulation paths. In the lobby, the beam is located at the division between the lobby and the aisles and viewing area, which will be further delineated with theater curtains during performances. This effectively acts as a large, imaginary doorway and serves as a visual separation between these different functions. Furthermore, the beam has been carefully engineered to support the necessary loads while maximizing available clearances, ensuring that the structural integrity of the building is not compromised.

Appeal item 2

Code Section	1208.2 Minimum Ceiling Heights.
Requires	Per 1208.2 Minimum Ceiling Heights. Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches (2286mm) above the finished floor. Bathroom, toilet rooms, kitchens, storage rooms and laundry rooms shall have a ceiling of not than 7 feet (2134 mm) above the finished floor. Exceptions: The height of the mezzanine and space below mezzanines shall be in accordance with Section 505.2. The minimum ceiling height above and below the mezzanine floor construction shall be not less than 7 feet (2134mm) in accordance with Section 505.2. Beams are not permitted to project lower than the minimum ceiling height.
Code Modification or Alternate Requested	Allow the existing and historic roof trusses at the mezzanine to protrude 4 inches into the minimum ceiling heights of 7 feet.
Proposed Design	The proposed alteration involves extending the existing and historic mezzanine area to accommodate additional seating. Due to the constraints of the existing and historic structure, particularly the height of roof trusses, it was necessary to lower the existing mezzanine. This adjustment, which also included the removal of a existing 10x22” beam, resulted in a 4-inch protrusion both above and below the standard 7-foot ceiling clearance.
Reason for alternative	The proposed alternate design is necessary due to the constraints of the existing historic structure, particularly the roof trusses, which limited the options for extending the mezzanine. Lowering the mezzanine was determined to be the most viable solution to accommodate additional seating while preserving the structural integrity of the building. The lowered mezzanine has been carefully positioned to ensure compliance with the minimum headroom requirement of 80 inches over all circulation paths, as specified in Section 1003.2. This configuration ensures that the mezzanine does not impede or pose a hazard to individuals using the space. The 80-inch clearance is sufficient for safe passage and does not present any risk to individuals, including those who use mobility aids. Additionally, the 4-inch protrusion created by the trusses does not obstruct any egress routes or emergency pathways, ensuring that life safety and accessibility standards are fully met.

Appeal Decision

"ITEM 1: Allow reduction of ceiling height at beam at first floor to 80"" A.F.F.: Denied. Proposal does not provide equivalent life safety.
ITEM 2: Allow reduction of ceiling height at trusses to 80"" A.F.F.: Denied. Proposal does not provide equivalent life safety."

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