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ORDINANCE NO. 1813
AN ORDINANCE OF THE CITY OF BURLINGAME AMENDING TITLE 18 OF THE
BURLINGAME MUNICIPAL CODE; ADOPTING BY REFERENCE THE 2007
EDITIONS OF THE CALIFORNIA BUILDING STANDARDS CODE, CALIFORNIA
CODE OF REGULATIONS, TITLE 24 (CCR=T24), STATE HOUSING LAW, THE
CALIFORNIA CODE OF REGULATIONS, TITLE 25, DIVISION 1, CHAPTER 1,
SUBCHAPTER 1, SECTION 32 (CCR, T-25),1997 UNIFORM ADMINISTRATIVE
CODE, AND AMENDMENTS AND MODIFICATIONS THERETO
The City Council of the City of Burlingame ordains as follows:
Section 1. The City of Burlingame is located between the Santa Cruz Mountains foothills
and San Francisco Bay, with a number of substantial creeks flowing through highly developed
residential and industrial areas. It is surrounded by large areas of open space maintained in
natural condition, as well as having a significant natural canyon in the center of the residential
area. Strong winds come down the foothills during both the driest and the wettest parts of the
year. The City is directly east of the San Andreas Fault, and much of the highly developed part
of the City is located along the front of the Bay, much of it on fill. The United States Geologic
Survey, the California Division of Mines and Geology, and the Association of Bay Area
Governments have extensively mapped the area for such earthquake probabilities. The foothill
areas have a variety of soil formations with steep canyons and heavy precipitation. Much of the
City has a high water table. Fires in the community could quickly spread because of the
extensive, natural vegetation throughout the City. The City has a number of highly developed
commercial areas with older buildings, and an industrial area that is filled with mixed uses
utilizing various materials that could be highly hazardous. hi addition, heavily traveled approach
and departure routes for San Francisco International Airport are immediately adjacent or over the
City. The City is also located in a national climate zone that is designated "Very High" on the
Termite Infestation Probability Map. The City has worked with other jurisdictions on the San
Francisco Peninsula to establish consistent standards to minimize the impact that varying
standards might have on development and redevelopment of both residential and commercial
buildings. It is only through strong building standards and effective fire prevention and
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containment programs that citizens will receive the protection they deserve, and that citizens will
be able to obtain reasonably priced insurance for their homes and businesses. In seeking to attain
these goals, the building standards in Title 18 have been and are adopted.
Section 2. In addition, ino er to provide appropriate, clear information to applicants for
construction approvals, Section 18.07.050 is adopted to conform Title 18 to Zoning Code
requirements established in the Municipal Code.
Section 3. The City operates its own sanitary sewer system and water quality control
plant and is subject to State and Federal laws regarding both point and non -point discharges.
Sections 18.07.060, 18.08.010, 18.12.080, 18.12.090, 18.12.100, 18.12.1105 18.12.115,
18.12.120, and 18.12.125 are intended to assist the City in meeting its responsibilities regarding
those laws as well as protecting the public safety and welfare.
Section 4. The City also operates its own water supply system for its citizens. Sections
18.07.060, 18.12.050, 18.12.060, 18.12.070, and 18.12.'no
are intended to provide consistent
policy regarding water service installations and to protect the public's water supply.
Section 5. Section 18.07.080 is amended to read as follows:
18.07.080 Section 304.2 amended -Permit fees.
The second sentence of the second paragraph of Section 304.2 is amended to read as
follows:
The minimum valuation shall be as set forth as the "Building Valuation Data" in the most
recent edition of the Building Safety Journ
al ®as published by the International Code
Council (ICC).
Section 6. Chapter 18.08 is amended in its entirety to read as follows:
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Chapter 18.08
BUILDING CODE
18.08.010 Adoption of California Building Code, Part 2, Volume 1.
18.08.020 Adoption of California Building Code, Part 2, Volume 2.
18.08.010 Adoption of California Building Code, Part 2. Volume 1.
The rules, regulations and requirements published by the International Code Council
(ICC) under the title "2006 International Building Code Volume 1" and adopted as the "2007
California Building Code Volume 1" including Appendix Chapters I and J and State of
California amendments thereto, are adopted as and for the rules, regulations and standards within
this city as to all matters therein contained with the following amendments:
(a) Section 108.8 amended -Appeals.
Section 108.8 is amended to read as follows:
SECTION 108.8 -APPEALS
An appeal of a denial of or a refusal to issue a permit or from any other decision of the building
official may be taken as set forth in section 18.07.040.
(b) Section 501.2 amended -Premises identification required.
Section 501.2 is amended to read as follows:
SECTION 501.2 -Premises Identification
501.2 Address numbers. New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly legible
and visible from the street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters. Said numbers shall
be either internally or externally illuminated in all new construction. Numbers shall be as
follows:
1. Minimum of one- half-inch (''/z") stroke by two and one-half inches (2-1/2") high
2. When the structure is thirty-six (36) to fifty (50) feet from the street or fire deparhnent
access, a minimum of
one-half-inch (%2") stroke by six inches (6") high is required.
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3. When the structure is more than fifty (50) feet from the street or fire apparatus access, a
minimum of one -half-inch ('/z") strike by nine inches (9") high is required.
Multi -Tenant Buildings. Numbers or letters shall be designated on all occupancies within a
building. Size shall be one -quarter -inch (1/4") stroke by two inches (2") high and on a contrasting
background. Directional address numbers or letters shall be provided. Said addresses or numbers
shall be posted at a height no greater than 5 feet, 6 inches (5' 6") above the finished floor and
shall be either internally or externally illuminated in all new construction.
Rear Addressing. When required by the Fire Chief, approved numbers or addresses shall be
placed on all new and existing buildings in such a position as to be plainly visible and legible
from the fire apparatus road at the back of a property or where rear parking lots or alleys provide
and acceptable vehicular access. Number stroke and size shall comply with this section.
(c) 501.3 added -Utility Identification
Subsection 501.3 is added to read as follows:
� 501.3 Utility Identification. In multi -unit commercial and residential buildings, gas and electric
meters, service switches and shut off valves shall be clearly and legibly marked to identify the
unit or spade that they serve.
(d) 501.4 added -Spark Arrestors
Subsection 501.4 is added to read as follows:
501.4 Spark Arrestors. Every chimney shall have a spark arrestor, either internally or
externally mounted. Any spark arrestor to be mounted intemally shall not be installed until
installation plans for such arrestor have been submitted to and approved by the building division.
All chimneys as described in section 603.6 of the 2007 California Fire Code shall be retroactively
protected when one or more of the following conditions exist:
1. Upon the sale or transfer of the real property on which an
y chimney is located the
transfer of title shall not be made until each such chimney contains the required spark
arrestor, properly installed an
d in proper working order, and until an inspection report has
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been filed with the Fire Chief certifying that the work and/or inspection has been
performed.
2. In the event of any construction on such property for which a building permit is
required the final building permit sign off shall not be made until each such chimney a
spark arrestor has been installed.
(e) Section 903.1.2 added -Existing Building and Structures.
Section 903.1.2 is amended to read as follows:
903.1.2 Existing Buildings and Structures. All existing buildings and structures shall be
retroactively protected by an approved automatic extinguishing system when buildings with a
total building floor area in excess of 2,000 square feet, or more than two stories in height when
additions or alterations for which a building permit is required will exceed 1,200 square feet in
area.
Exceptions:
1. Additions or alterations for which the value of a building permit for construction does
not exceed 20% of the building's replacement cost as defined by the Building Valuation
Data (BVD) " in the most recent edition of the Building Safety Journal ® as published by
the International Code Council (ICC).
2. Residential one- and two-family dwellings.
3. The cost of additions and alterations used in calculating the replacement cost value
formula shall be exclusive of the cost to design and install an automatic fire sprinkler
extinguishing system pursuant to this section; building roof repair/replacement; building
heating and/or cooling unit repair/replacement; and any other federal, state and local
construction code upgrade requirements including but not limited to the seismic retrofit
requirements, asbestos, and other hazardous material abatement.
The following provisions apply to all spri
nklered buildings:
1. The size or cost of additions and alterations used in calculating the size or replacement
cost value formula shall not be cumulative with regard to individual additions or
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aIterations in a building unless either of the following two circumstances apply:
a. Where more than one (1) addition or alteration for which building permits are
required are made within a two (2) year period and said additions or alterations are
made to the premises of the same occupant. In such circumstances, the sum of the
size or costs of these additions or alterations during this two (2) year period shall
be aggregated for the purpose of calculating the size or replacement cost value
formula; or
b. Where more than one (1) addition or alteration for which building permits have
been issued have not yet received final Building Division approval. In such
circumstances, the sum of these issued but not yet finalized building additions' or
aIterations' sizes or construction costs shall be aggregated for the purpose of
calculation of the size or replacement cost value formula.
2. When a building is partially retrofitted with an approved automatic sprinkler fire
extinguishing system pursuant to this section, the building owner shall complete the fire
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xtinguishing system retrofit throughout the unprotected building interior areas within six
(6) years of completing the initial partial retrofit or within every tenant space where a
building permit is obtained, whichever is less.
(f) Section 903.1.4 added -Additions and Alterations.
Section 903.1.4 is added to read as follows:
903.1.4 Additions an
d Alterations. The standard for determining the size of addition and/or
alteration for determining the threshold for fire spri
nkler systems shall be determined by the
following:
1. The square footage of every room being added or altered shall be included in the
calculation of total square footage of addition or alteration.
2. The entire square footage of an individual room shall be considered added or altered
when at least fifty percent (50%) or greater of the linear length of interior wall sheering or
ceiling of any one wall within the room is new, removed, or replaced.
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3. The entire square footage of an individual room shall be considered added or altered
when at least fifty percent (50%) or greater of the linear length of concrete, brick or
masonry walls of any one wall within the room is new, removed, or replaced.
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ection 903.2.7 Exception
R7 -
(h) Section 903.2.7.1 added -Existing Group R Occupancies.
Section 903.2.7.1 is added to read as follows:
903.2.7.1 Existing Group R Occupancies. All existing residential one- and two-family dwellings
and structures shall be retroactively protected by an approved automatic extinguishing system
when buildings with a total building floor area in excess of 2,000 square feet, or more than two
stories in height, or when additions or alterations for which a building permit is required will
exceed 750 square feet in area.
Exceptions:
1. Additions or alterations for which the value of a building permit for construction does
not exceed 20% of the building's replacement cost as defined by the Building Valuation
Data (BVD) " in the most recent edition of the Building Safety Journal ® as published by
the International Code Council (ICC).
2. The cost of additions and alterations used in calculating the replacement cost value
formula shall be exclusive of the cost to design and install an automatic fire sprinkler
extinguishing system pursuant to this section; building roof repair/replacement; building
heating and/or cooling unit repair/replacement; and any other federal, state and local
construction code upgrade requirements including but not limited to the seismic retrofit
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requirements, asbestos, and other hazardous material abatement.
The following provisions shall apply to all sprinklered buildings:
aI In the event ata building is partially retrofitted with an approved automatic sprinkler
fire extinguishing system pursuant to this section, the building fire extinguishing system
retrofit shall be completed throughout the unprotected building interior areas within two
(2) years from completing the initial partial retrofit.
bI The size or cost of additions and alterations used in calculating the replacement cost
value formula shall not be cumulative with regard to individual additions or alterations in
a building unless either of the following two circumstances apply:
i. Where more than one (1) addition or alteration for which building permits are
required are made within a two (2) year period and said additions or alterations are
made to the premises of the same occupant. In such circumstances, the sum of the
sizes or costs of these additions or alterations during this two (2) year period shall
be aggregated for the purpose of calculating the size or replacement cost value
formula; or
ii. Where more than one (1) addition or alteration for which building permits have
been issued have not yet received final Building Division approval. In such
circumstances, the sum of these issued but not yet finalized building additions' or
aIterations' sizes or construction costs' shall be aggregated for the purpose of
calculation of the size or replacement cost value formula.
(i) Section 903.3.1.1.1 amended -Exempt Locarions.
Section 903.3.1.1.1 is amended by adding the following exception:
� 903.3.1.1.1 Exempt Locations.
5. At the top of elevator hoistways and elevator machine rooms enclosed by fire barriers
as required by the building code.
(j) Section 903.3.1.4 added -Inspector's Test.
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Section 903.3.1.4 is added to read as follows:
903.3.1.4 Inspectors Test Valves, Inspector Test Valves shall be provided for each system and
located the furthest point away from the sprinkler riser.
(k) Section 903.3.1.5 added -Additional Residential Sprinkler Locations.
Section 903.3.1.5. is added to read as Follows:
903.3.1.5 Additional Residential Sprinkler Locations. The installation of a residential fire
sprinkler system shall conform to the following:
1. Sprinklers shall be required in all restrooms, bathrooms, powder rooms, and toilet
rooms regardless of their size.
2. Sprinklers shall be required throughout carports and garages.
Exception:
Detached carports and garages less than 2,000 square feet in area and separated
from residential buildings complying with Section 503.1.2 of the building code
and assuming a property line between all other structures.
3. Sprinkler coverage shall be provided in the following locations:
a. Attics adjacent to storage, mechanical equipment, electri
cal equipment and attic
access openings.
b. Attics an
d crawl spaces containing mechanical and/or electrical equipment.
(� Section 1505.1 amended -Roof covering requirements.
The first paragraph of Section 1505.1 is amended to read as follows:
1505.1 -General
Roof assemblies shall be divided into the classes defined below. Class A or Class B roof
assemblies and roof coverings required to be listed by this section shall be tested in accordance
with ASTM E 108 or UL 790. In addition, fire -retardant -treated wood roof coverings shall be
tested in accordance with ASTM D 2898. The minimum roof coverings installed on buildings
shall comply with the Table 1505.1 as amended.
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(m) Table
1505.1
- Roof Minimum fire
retardant classes.
Table No.
1505.1
is amended to read as
follows:
Table 1505.1 - Roof Minimum fire retardant classes.
TABLE NO. 1505.1 a
MINIMiJM ROOF COVERING CLASSIFICATION FOR TYPES OF CONSTRUCTION
Type
IA
IB
IIA
IIB
IIIA
IIIB
IV
VA
VB
Roof Covering
B
B
B
B
B
B
B
B
B
a. Unless otherwise required in accordance with Chapter 7A.
(n) Section 1505.1.3
amended -Roof
covering within all other areas
Section 1505.1.3
is
amended to
read as follows:
1505.1.3 -Roof covering within all other areas
The entire roof covering of every existing structure where more than 50 percent of the total roof
area is replaced within any one-year period, the entire roof covering of every new structure, and
any roof covering applied in the alteration, repair or replacement of the roof of every existing
structure, shall be a fire -retardant roof covering that is at least Class B.
(o) Section 1503.4 amended -Roof Drainage.
Section 1503.4 is amended to read as follows:
1503.4 Roof an
d surface drainage requirements.
1503.4.1 In all zones other than R-1, the water from the roof of any building and from any paved
area which would flow by gravity over public sidewalk shall be carried by means of conductors
under the sidewalk and through the curb to the gutter, or other approved location.
1503.4.2 No storm water or underground water draining from any lot, building, or paved area
shall be allowed to drain to adjacent properties nor shall this water be connected to the city's
Sanitary sewer system. Regardless of the slope of the source property, such water shall drain to
either artificial or natural storm drainage facilities by gravity or pumping.
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(p) Table 1507.8 - Wood shingle or shake application.
Sections 1 through 4 of Table 15 07. 8 are amended to read as follows:
TABLE NO, 1507.8
WOOD SHINGLE AND SHAKE APPLICATION
ROOF ITEM
FIRE -RETARDANT
FIRE RETARDANT
PRESSURE TREATED
PRESSURE TREATED
WOOD SHINGLES
WOOD SHAKES
1. Roof Slope
Not permitted below 3:12
Not permitted below 4:12'
2. Deck Requirement
Shingles and shakes shall be applied to roofs with solid
sheathing.
3. Interlayment
No requirements
One 18 -inch wide
interlayment of Type 30 felt
shingled between each course
in such a manner that no felt
is exposed to the weather
below the shake butts OR to
comply with ASTM D 226,
Type 1.
4. Underlayment
Metal foil with Type 30 felt
The above material shall be
liner between courses or
placed over metal foil with
other underlayment that
Type 30 felt liner between
would allow the roof
courses or other
covering and assembly to
underlayment to achieve a
achieve Class B rating.
Class B rating.
' When approved by the Building Official, wood shakes may be installed on a slope of not less
than 3 inches in 12 inches when an underlayment of not less than non -perforated Type 15 felt is
installed.
18.08.020 Adoption of California Building Code, Part 2, Volume 2.
The rules, regulations and requirements published by the International Code Council
under the title "2006 International Building Code Volume 2" and adopted as the "2007 California
Building Code Volume 2" is adopted as and for the rules, regulations and standards within this
city as to all matters therein contained with the following amendments:
section:
(a) Section 1806.1 amended -Retaining wall requirements.
Section 1806.1 is amended by adding the following two paragraphs at the end of the
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When a structure is to support a lateral load which retains fill which supports another structure,
supports the toe of a slope which is over four feet in height measured from the bottom of the
footing, or is required by the city engineer, it shall be designed by a licensed architect or engineer
and approved by the city engineer.
The following types of retaining walls shall be of concrete or other material which shall
have a minimum service life of 75 years for all major support systems and 50 years for all
replaceable support systems: Walls that are engineered, support a lateral load over 18" at property
line, support an engineered surcharge, support a structure, or support a toe of a slope. A fence
structure may not be substituted for a retaining wall.
(b) Section 3006.5 amended -Shunt trip
Section 3006.5 is amended as follows:
3006.5 Shunt trip. Where elevator hoistways or elevator machine rooms containing elevator
control equipment are protected with automatic sprinklers, a means installed in accordance with
NFPA 72, Section 3-9.4, Elevator Shutdown, shall be provided to disconnect automatically the
main line power supply to the affected elevator prior to the application of water. This means
shall not be self -resetting. The activation of sprinklers outside the hoistway or machine room
shall not disconnect the main line power supply. The shunt trip shall not be required when the
provisions of Section 903.3.1.1.1, Item #5 have been complied with.
(c) Section 3403 amended -Additions, alterations or repairs
Section 3403 is amended by adding the following:
3403 -Additions, alterations or repairs
(d) Section 3403.5.1 added -Repairs.
Subsection 3403.5.1 is added to read as follows:
3403.5.1 -Repairs. Repairs of structural elements shall comply with this section.
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(e) Section 3403.5.1.1 added - Seismic evaluation and design.
Subsection 3403.5.1.1 is added to read as follows:
3403.5.1.1 - Seismic evaluation and design. Seismic evaluation and design of an existing
building and its components shall be based on the following criteria.
(f) Section 3403.5.1.1.1 added -Evaluation and design procedures.
Subsection 3403.5.1.1.1 is added to read as follows:
3403.5.1.1.1 -Evaluation and design procedures. The seismic evaluation and design shall be
based on the procedures specified in the building code, ASCE 31 Seismic Evaluation of Existing
Buildings (for evaluation only) or ASCE 41 Seismic Rehabilitation of Existing Buildings. The
procedures contained in Appendix A of the International Existing Building Code shall be
permitted to be used as specified in Section 3403.5.1.1.3.
(g) Section 3403.5.1.1.2 added -CBC level seismic forces.
Subsection 3403.5.1.1.2 is added to read as follows:
3403.5.1.1.2 -CBC level seismic forces. When seismic forces are required to meet the building
code level, they shall be one of the following:
1. 100 percent of the values in the building code. The R factor used for analysis in
accordance with Chapter 16 of the building code shall be the R factor specified for
structural systems classified as "Ordinary" unless it can be demonstrated that the
structural system satisfies the proportioning and detailing requirements for systems
classified as "Intermediate" or "Special".
2. Forces corresponding to BSE -1 and BSE -2 Earthquake Hazard Levels defined in
ASCE 41. Where ASCE 41 is used, the corresponding performance levels shall be those
shown in Table 3403.5.1.1.2.
(h) Table 3403.5.1.1.2 added -TABLE 3403.5.1.1.2
Table 3403.5.1.1.2 is added tore
as follows:
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Table 3403.5.1.1.2 - TABLE 3403.5.1.1.2
ASCE 41 and ASCE 31 PERFORMANCE LEVELS
OCCUPANCY CATEGORY
PERFORMANCE LEVEL
PERFORMANCE LEVEL
FOR USE WITH ASCE 31
FOR
(BASED ON IBC
AND WITH ASCE 41
USE WITH ASCE 41 BSE -2
TABLE 1604.5)
BSE -1 EARTHQUAKE
EARTHQUAKE HAZARD
HAZARD LEVEL
LEVEL
I
Life Safety (LS)
Collapse Prevention (CP)
II
Life Safety (LS)
Collapse Prevention (CP)
III
Note (a)
Note (a)
IV
Immediate Occupancy (IO)
Life Safety (LS)
a. Performance Levels for Occupancy Category III shall be taken as halfway between the
performance levels specified for Occupancy Category II and Occupancy Category IV.
(i) Section 3403.5.1.1.3 added -Reduced CBC level seismic forces.
Subsection 3403.5.1.1.3 is added to read as follows:
3403.5.1.1.3 -Reduced CBC level seismic forces. When seismic forces are permitted to meet
reduced building code levels, they shall be one of the following:
1.75 percent of the forces prescribed in the building code. The R factor used for analysis
in accordance with Chapter 16 of the building code shall be the R factor as specified in
Section 3403.5.1.1.2.
accordance with the applicable chapters in Appendix A of the International Existing
Building Code as specified in Items 2.1 through 2.5 below. Structures or port
ions of
structures that comply with the requirements of the applicable chapter in Appendix A
shall be deemed to comply with the requirements for reduced building code force levels.
2.1. The seismic evaluation and design of unreinforced masonry bearing wall
buildings in Occupancy Category I or II are permitted to be based on the
procedures specified in Appendix Chapter Al.
2.2. Seismic evaluation and design of the wall anchorage system in reinforced
concrete and reinforced masonry wall buildings with flexible diaphragms in
Occupancy Category I or II are permitted tone
based on the procedures specified
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in Appendix Chapter A2.
2.3. Seismic evaluation and design of cripple walls and sill plate anchorage in
residential buildings of light -frame wood construction in Occupancy Category I or
II are permitted to be based on the procedures specified in Appendix Chapter A3.
2.4. Seismic evaluation and design of soft, weak, or open -front wall conditions in
multiunit residential buildings of wood construction in Occupancy Category I or II
are permitted to be based on the procedures specified in Appendix Chapter A4.
2.5. Seismic evaluation and design of concrete buildings and concrete with
masonry infill buildings in all Occupancy Categories are permitted to be based on
the procedures specified in Appendix Chapter A5.
3. In accordance with ASCE 31 based on the applicable performance level as shown in
Table 3403.5.1.1.2.
4. Those associated with the BSE -1 Earthquake Hazard Level defined in ASCE 41 and
the performance level as shown in Table 3403.5.1.1.2. Where ASCE 41 is used, the
design spectral response acceleration parameters Sxs and Sxl shall not be taken less than
75 percent of the respective design spectral response acceleration parameters SDS and
SD 1 defined by the International Building Code and its reference standards.
(j) Section 3403.5.1.2 added -Wind Design.
Subsection 3403.5.1.2 is added to read as follows:
3403.5.1.2 -Wind Design. Wind design of existing buildings shall be based on the procedures
specified in the building code.
(k) Section 3403.5.2 added -Repairs to damaged buildings.
Subsection 3403.5.2 is added to read as follows:
3403.5.2 -Repairs to damaged buildings. Repairs to damaged buildings shall comply with this
section.
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(0 Section 3403.5.2.1 added - Unsafe conditions.
Subsection 3403.5.2.1 is added to read as follows:
3403.5.2.1 -Unsafe conditions. Regardless of the extent of structural damage, unsafe conditions
shall be eliminated.
(m) Section 3403.5.2.2 added -Substantial structural damage to vertical elements of the
lateral -force -resisting system.
Subsection 3403.5.2.2 is added to read as follows:
3403.5.2.2 -Substantial structural damage to vertical elements of the lateral -force -resisting
system. A building that has sustained substantial structural damage to the vertical elements of its
lateral -force -resisting system shall be evaluated and repaired in accordance with the applicable
provisions of Section 3403.5.2.2.1 through 3403.5.2.2.3.
(n) Section 3403.5.2.2.1 added -Evaluation.
Subsection 3403.5.2.2.1 is added to read as follows:
3403.5.2.2.1 -Evaluation. The building shall be evaluated by a registered design professional,
and the evaluation findings shall be submitted to the building official. The evaluation shall
establish whether the damaged building, if repaired to its pre -damage state, would comply with
the provisions of the building code. Wind forces for this evaluation shall be those prescribed in
the building code. Seismic forces for this evaluation are permitted to be the reduced level seismic
forces specified in Code Section 3403.5.1.1.3.
(o) Section 3403.5.2.2.2 added -Extent of repair for compliant buildings.
Subsection 3403.5.2.2.2 is added to read as follows:
3403.5.2.2.2 -Extent of repair for compliant buildings. If the evaluation establishes compliance
of the pre -damage building in accordance with Section 3403.5.2.2.1, then repairs shall be
permitted that restore the building to its pre -damage state, using materials and strengths that
existed prior to the damage.
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(p) Section 3403.5.2.2.3 added - Extent of repair for non-compliant buildings
Subsection 3403.5.2.2.3 is added to read as follows:
3403.5.2.2.3 - Extent of repair for non-compliant buildings. If the evaluation does not establish
compliance of the pre -damage building in accordance with Section 3403.5.2.2.1, then the
building shall be rehabilitated to comply with applicable provisions of the building code for load
combinations including wind or seismic forces. The wind design level for the repair shall be as
required by the building code in effect at the time of original construction unless the damage was
caused by wind, in which case the design level shall be as required by the code in effect at the
time of original construction or as required by the building code, whichever is greater. Seismic
forces for this rehabilitation design shall be those required for the design of the pre -damaged
building, but not less than the reduced level seismic forces specified in Section 3403.5.1.1.3.
New structural members and connections required by this rehabilitation design shall comply with
the detailing provisions of the building code for new buildings of similar structure, purpose, and
location.
(q) Section 3403.5.2.3 added -Substantial structural damage to vertical load -carrying
components.
Subsection 3403.5.2.3 is added to read as follows:
3403.5.2.3 -Substantial structural damage to vert
ical load -carrying components. Vertical
load -carrying components that have sustained substantial structural damage shall be rehabilitated
to comply with the applicable provisions for dead and live loads in the building code.
Undamaged vertical load -carrying components that receive dead or live loads from rehabilitated
components shall also be rehabilitated to carry the design loads of the rehabilitation design. New
structural members and connections required by this rehabilitation design shall comply with the
detailing provisions of the building code for new buildings of similar structure, purpose, and
location.
(r) Section 3403.5.2.3.1 added -Lateral force -resisting elements.
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Subsection 3403.5.2.3.1 is added to read as follows:
3403.5.2.3.1 - Lateral force -resisting elements. Regardless of the level of damage to vertical
elements of the lateral force -resisting system, if substantial structural damage to vertical
load -carrying components was caused primarily by wind or seismic effects, then the building
shall be evaluated in accordance with Section 3403.5.2.2.1 and, if non-compliant, rehabilitated in
accordance with Section 3403.5.2.2.3.
(s) Section 3403.5.2.4 added -Less than substantial structural damage.
Subsection 3403.5.2.4 is added to read as follows:
3403.5.2.4 -Less than substantial structural damage. For damage less than substantial structural
damage, repairs shall be allowed that restore the building to its pre -damage state, using materials
and strengths that existed prior to the damage. New structural members and connections used for
this repair shall comply with the detailing provisions of the building code for new buildings of
similar structure, purpose, and location.
(t) Section 3403.5.3 added -Referenced Standards.
Subsection 3403.5.3 is added to read as follows:
3403.5.3 -Referenced Standards.
Standard
Reference
Number Title
ASCE 31-03 Seismic Evaluation of Existing Buildings
ASCE 41-06 Seismic Rehabilitation of Existing Buildings
Referenced in Code Section
Number
3403.5.1.1.15
TABLE 3403.5.1.1.2,
3403.5.1.1.3
3403.5.1.1.1,
3403.5.1.1.2,
TABLE 3403.5.1.1.2,
3403.5.1.1.3
(u) Section 3403 amended -Suspended ceiling upgrade.
Section 3403 is amended by adding anew Subsection 3403.6 to read as follows:
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3403.6 Suspended Ceiling Upgrade. When an addition, alteration or repair is performed on an
occupancy in which there is an existing suspended ceiling, such suspended ceilings shall be
modified throughout to comply with the provisions of ASTM C 635 and ASTM C 636.
Section 7. Section 18.09.010 is amended to read as follows:
18.09.010 Adoption of California Mechanical Code.
The rules, regulations and standards printed in one volume and published by the
International Association of Plumbing and Mechanical Officials (IAPMO) under the title "2006
Uniform Mechanical Code" and adopted as the "2007 California Mechanical Code," including
the appendices and State of California amendments thereto, hereinafter called "mechanical code,"
is adopted as and for the rules, regulations and standards within this city as to all matters therein
contained, except as otherwise provided in this chapter. The appendices to the mechanical code
shall be enforceable to the same extent as if contained in the body of the code.
Section 8. Chapter 18.12 is amended in its entirety to read as follows:
Chapter 18.12
I�Il�lM1ii•LIL ffl y
18.12.010
Adoption of 2007 Califomia Plumbing Code.
18.12.020
Appeals.
18.12.025
Subsection 311.9 added - Prohibited fittings and practices.
18.12.030
Section 510.7 amended - Water heater safety pans.
18.12.035
Section 604.1 amended - Materials.
18.12.050
Section 605.3.1 added - Water supply shutoff valves.
18.12.060
Section 609.3 amended - Water piping installed in or under a concrete slab.
18.12.070
Section 610.8.1 added- Water service over two inches.
18.12.080
Section 710.1 amended - Drainage piping below main sewer level.
18.12.090
Section 719.7 added - Building sewer clean-out.
18.12.100
Section 807.2 amended - Condensate waste water disposal.
18.12.110
Disposal of rainwater drainage.
18.12.115
Rainwater drainage to paved gutter.
18.12.120
Rainwater drainage across public sidewalk prohibited.
18.12.125
Elimination of existing rainwater drainage required.
18.12.010 Adoption of California Plumbing Code.
The rales, regulations and standards printed in one volume and published by the
International Association of Plumbing and Mechanical Offi
cials (IAPMO) under the title 2006
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Uniform Plumbing Code" and adopted as the "2007 California Plumbing Code" including the
appendices A and D, and State of California amendments thereto, hereinafter called "plumbing
code," is adopted as and for the rules, regulations and standards within this city as to all matters
therein contained, except as otherwise provided in this chapter. The appendices specified herein
shall be enforceable to the same extent as if contained in the body of the plumbing code.
� 18.12.020 Appeals.
An appeal of a denial of or a refusal to issue a permit or from any other decision of the
� building official may be taken as set forth in section 18.07.040.
18.12.025 Section 311.13 added -Prohibited Fittings and Practices.
Section 311.13 is added to read as follows:
311.13 Exterior Pipes. No plumbing drain vent pipe nor water, soil, waste, or gas pipe
shall be installed on, or attached to, the outside face of an exterior wall of a residential building
without the prior written permission of the building official. Such installation shall be enclosed
in such a way as to be obscured from view.
18.12.030 Section 508.4 amended -Water Heater Safety Pans.
Section 508.4 is amended to read as follows:
508.4 Each water heater located in an attic, furred space, living area or other location where
leakage would result in damage to the building or its contents shall have a safety pan with drain.
Safety pans shall be metal and be nominal two inches in diameter larger than the water heater,
with a minimum depth of two inches. The drain pipe shall be three-quarter inch trade size
minimum; shall terminate outside the building foundation or, where this is not practical or
possible, at another location approved by the building inspector; and shall have a continuous
minimum slope throughout its length of one-quarter inch, per foot away from the water heater.
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18.12.035 Section 604.1 amended - Materials.
Section 604.1 is amended by addition of the following exception:
604.1 - Exceptions:
(4) Use of Cross-linked polyethylene (PEX) tubing is not permitted within the City of
Burlingame.
18.12.050 Section 605.3 amended -Water Supply Shutoff Valves.
Section 605.3 is amended to read as follows:
605.3 A gate shutoff valve shall be installed on each water supply pipe at an accessible point
where such supply enters a building. In multi -unit residential buildings, a gate shutoff valve shall
be installed on each water supply pipe at an accessible point where such supply enters each
apartment or dwelling unit; or, where an apartment or dwelling unit is supplied by a vertical riser,
a separate accessible shutoff valve may be provided at each plumbing fixture in the unit in lieu of
the shutoff valve on the main supply to the unit.
18.12.060 Section 609.3 amended -Water Piping Installed In or Under a Concrete Slab.
The first paragraph of Section 609.3 is amended to read as follows:
Water piping shall not be installed in or under a concrete floor slab within a building without
prior written approval of the building official. When such approval is obtained, such piping shall
be installed in accordance with the following requirements:
18.12.070 Section 610.8.1 added -Water Services Over Two Inches.
Subsection 610.8.1 is added to read as follows:
610.8.1 Water Services Over 2 inches. Design details, methods and materials for construction of
water services over 2 inches in diameter shall conform with the specifications for the
construction of such work as compiled by the city engineer. These specifications may be
changed from time to time at the option of the city engineer, but such changes shall in no way
effect the validity of the regulations or requirements contained therein or the regulations and
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requirements of this code.
18.12.080 Section 710.1 amended -Drainage Piping Below the Main Sewer Level.
Section 710.1 is amended to read as follows:
710.1 Drainage piping serving fixture(s) which have flood level rim(s) less than twelve inches
(12") above the elevation of the next upstream manhole and/or flushing inlet cover at the public
sewer system serving such drainage piping shall be protected from backflow of sewage as
follows:
710.1.1 In new buildings and in buildings modified to the extent described in Burlingame
Municipal Code section 18.07.020, these fixtures shall discharge by means of a sewage ejector or
pump in accordance with Section 710.2.
710.1.2 In existing buildings, protection from backflow shall be by means of a backwater valve
approved by the building official supplemented by an approved sewer relief valve installed with
its outlet at least six inches (6") below the flood level rim of the lowest installed drainage unit
fixture. Fixtures above that elevation shall not discharge through the backwater valve without
prior written approval of the building official. As an alternative, the system maybe protected by
installation of an approved sewage ejector or pump.
18.12.090 Section
719.7
added -Building
Sewer Cleanout.
Subsection 719.7
is
added to
read as follows:
719.7 When a building sewer is located under a street, alley or easement, there shall be provided
a cleanout, installed fl
ush with the sidewalk level next to curb; or, if no curb or sidewalk exist,
then the cleanout must be located outside of the lot line. The cleanout riser shall be of materials
specified by the city engineer, shall be the same size as the drain it serves, shall be connected to
the building drain by a wye, shall be brought up to the level of the ground, and shall be
terminated at the top with a cleanout fitting as specified by the city engineer. If the riser
terminates at concrete sidewalk a cast iron sidewalk box with loose cover fitting with brass
screws shall be installed. The minimum size for a cleanout riser shall be four inch trade size
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pipe -
10. ILI I W
ipe.
18.12.100 Section 807.2 amended - Condensate wastewater Disposal.
Section 807.2 is amended to read as follows:
807.2 Condensate from air cooling coils and comfort cooling equipment not intended to be used
for the storage or handling of food or drink shall be collected and discharged to a storm sewer or
other point of disposal approved by the building official.
Termination of such drains shall be made by an air break. Condensate drain lines in sizes
of one and one-quarter inch and larger shall be assembled using approved drainage pipe and
fittings.
Condensate waste water shall not drain over or upon a sidewalk, pedestrian ramp or the
like, or a public way.
18.12.110 Section
812.1
added -Disposal of Rainwater
Drainage.
Subsection 812.1
is
added to read as follows:
read as follows:
812.1 Rainwater from roof or other approved areas exposed to rainwater maybe drained into
the storm drainage system, but shall not drain into any sewer intended for sanitary sewage.
18.12.115 Section
812.2 Rainwater from roofs an
812.2
added -Rainwater
Drainage to Paved Gutter.
Subsection 812.2
is
added to
read as follows:
d other approved areas exposed to rainwater may drain into a
public street gutter, provided that such gutter is paved and runs to a catch basin connected to a
public storm drain, and provided further that such drainage has the approval of the city engineer
or other public authority having jurisdiction over public streets or public storm drains.
18.12.120 Section 812.3 added -Rainwater Drainage Across Public Sidewalk Prohibited.
Subsection 812.3 is added to read as follows:
812.3 No rainwater fr
om roofs, or other rainwater drainage of premises, shall discharge upon a
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public sidewalk. When it is desired to conduct rainwater from a building or premises to a public
street gutter, the outside underground drainage piping shall be vitrified clay pipe, ABS, PVC,
galvanized wrought iron pipe, galvanized steel pipe, approved concrete pipe, asbestos cement
sewer pipe, cast iron pipe or other materials approved by the building official. When clay pipe,
ABS, PVC, asbestos cement sewer pipe or approved concrete pipe is used, such pipe shall be a
minimum of two feet horizontally from the building and one foot below the official grade. Water
leaders connected to such background drainage pipe which are on the outside of the building wall
that abuts on a public thoroughfare, shall be constructed of galvanized wrought iron pipe,
galvanized steel pipe, or cast iron pipe for a distance of not less than five feet vertically above the
Official grade. See Section 18.08.0100) for exception for such drainage in R-1 districts.
18.12.125 Section 812.4 added - Elimination of Nonconforming Rainwater Drainage
Required.
Subsection 812.4 is added to read as follows:
812.4 Every existing system that allows the drainage of rainwater into a sanitary sewer in
violation of the provisions of this chapter shall be altered or terminated or replaced so as to
conform to the provisions of this chapter.
Section 9. Chapter 18.16 is amended in its entirety to read as follows:
Chapter 18.16
ELECTRICAL CODE
18.16.010 Adoption of 2007 California Electrical Code.
18.16.020 Section 230-70(A) amended - Main switch accessible from exterior.
18.16.030 Exterior lighting restricted.
18.16.010 Adoption of California Electri
cal Code.
The rules, regulations and stan
dards printed in one volume and published by the National
Fire Protection Association (NEPA) under the title "2005 National Electri
cal Code" with
amendments as contained in the 2007 California Electrical Code", including the appendices, are
adopted as and for the roles, regulations and standards wn this city as to matters therein
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contained except as provided in this chapter. The mandatory requirements of the appendices to
the code shall be enforceable to the same extent as if contained in the body of the code.
18.16.020 Section 230.70(A) (1) amended -Main switch accessible from exterior.
Section 230.70 (A) (1) is amended to read as follows:
230.70(A) (1) Main Switch Location. The main switch location shall be accessible from the
exterior of a building. If, due to structural or architectural conditions, it is not possible to make
the main switch accessible from the building exterior a shunt trip disconnecting all active
electrical conductors shall be installed at an accessible exterior location.
18.16.030 Article 410 II. Luminaire (Fixture) Locations
Section 410.4 Luminaires in Specific Locations is amended by adding a new subsection
as follows:
410.4 Exterior lighting restricted.
1. Exterior lighting on all residential and commercial properties shall be designed and
located so that the cone of light and/or glare from the lighting element is kept entirely on
the property or below the top of any fence, edge or wall.
2. On all residential properties exterior lighting outlets and fixtures shall not be located
more than nine (9) feet above adjacent grade or required landing; walls or portions of
walls shall not be floodlit; only shielded light fixtures which focus light downward shall
be allowed, except for illuminated street numbers required by the fire department.
3. Variances to the provisions of this section may be approved by the planning
commission, pursuant to the provisions of Chapter 25.16 of this code, except that notice
of the application for the variance shall only be given to property owners within fifty feet.
4. This section shall not apply to signs having an approved permit for an illuminated sign
pursuant to Title 22 of this code.
Section 10. An application for a building permit received after December 31, 2007 must
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comply with this ordinance unless specific land use provisions for the project were approved by
the City of Burlingame before January 1, 2008. If the Planning Commission has approved the
project, the building permit application for that project may use the provisions found in the 2001
California Building Codes including all amendments as adopted in Ordinance 1694,
Section 11. This ordinance shall be published as required by law, and shall be effective
on January 1, 2008, or when the ordinance is filed with the California Building Standards
Commission, whichever occurs later.
Mayor
I, DORIS MORTENSEN, City Clerk of the City of Burlingame, do hereby certify that the
foregoing ordinance was introduced at a regular meeting of the City Council held on the 15"` day
of October, 2007, and adopted thereafter at a regular meeting of the City Council held on the 5'
day of November, 2007 by the following vote:
AYES: COUNCILMEMBERS: BAYLOCK, COHEN, KEIGHRAN, NAGEL, O'MAHONY
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
City Clerk
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