Appeal 35065

Appeal Summary

Status: Decision Rendered

Appeal ID: 35065

Submission Date: 1/6/26 3:33 PM

Hearing Date: 1/14/26

Case #: R-1

Appeal Type: Building

Project Type: residential

Building/Business Name:

Appeal Involves: Erection of a new structure

Proposed use: ADU

Project Address: 4305 SE Ramona St

Appellant Name: Robby Hottois

LUR or Permit Application #: Permit 25-055428-RS

Stories: 1 Occupancy: Residential Construction Type: Wood Framed

Fire Sprinklers: Yes - TBD

Plans Examiner/Inspector: Christopher Pagnotta

Plan Submitted Option: pdf   [File 1]

Payment Option: electronic

Appeal Information Sheet

Appeal item 1

Code Section

R302.1

Requires

Any element closer than 3’ to the forthcoming implied property line
location must be 1-hour fire-resistance rated. Alterations to the existing
single-family dwelling (if required) shall be via separate, additional building
permit and must be issued prior to or in sequence with this accessory dwelling
permit.

Code Modification or Alternate Requested

Add fire suppression system to proposed ADU, allowing current placement at NE corner of property.

Proposed Design

System: NFPA 13D Residential Fire Sprinkler System
Occupancy: One-Family Dwelling
Water Supply: Municipal – 1" Meter
Valve Type: Full-Port Ball Valve
Inspector's Test / Drain: 1/2" Orifice
Design Basis: Two most demanding sprinklers, 10-minute duration
Main Living Area: 15' × 22'6" – Three (3) sprinklers
Bedroom: One (1) sprinkler
Bathroom: 48 sq ft – Omitted per NFPA 13D
Closets: ?24 sq ft – Omitted per NFPA 13D
Total Sprinklers: Four (4)
Ceiling: Gable vault – 9' eave / 13' ridge
Sprinklers: Residential concealed, 155°F, listed for sloped ceilings
Kitchen: Electric range; sprinkler ?3 ft horizontally

Reason for alternative

Adequate fire separation between the proposed ADU and the existing home does not exist as designed due to setback constraints combined with the location of the existing home. As designed, the ADU has an egress window and the entry door on the south wall, which creates a constraint on the implied property line between the two structures.

Current ADU design and location is desired to avoid stairs leading into the ADU, which is designed for an aging family member to reside in. We also would like to maintain the ability to potentially construct a one car garage in the future, which further constrains the available space.

We propose to add a fire suppression system to the ADU in leu of separation requirements.

Appeal Decision

Provide NFPA 13D sprinklers in lieu of meeting fire separation distance requirements for new ADU and existing home: Granted as proposed.

The Administrative Appeal Board finds that the information submitted by the appellant demonstrates that the approved modifications or alternate methods are consistent with the intent of the code; do not lessen the health, safety, accessibility, life, fire safety or structural requirements; and that special conditions unique to this project make strict application of those code sections impractical.