HomeMy WebLinkAboutOrd 17491
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ORDINANCE No. 1749
ORDINANCE OF THE CITY OF BURLINGAME AMENDING CHAPTER 17.04 —
UNIFORM FIRE CODE TO CLARIFY ALARM, FEE, AND SPRINKLER
PROVISIONS
The CITY COUNCIL of the CITY OF BURLINGAME does hereby ordain 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. The
City normally receives no measurable precipitation between May and October, and it can often
extend into late October or early November. During this period, average temperatures average
between 70° F and 90° F, and strong winds comedown the foothills. These conditions eliminate
most of the moisture in the natural vegetation and heavily wooded hillsides. The area also suffers
periodic droughts that extend the dry periods to other months of the year. In addition, many wood
roofs over wood construction predominate the residential areas. 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, some on fill. The foothill areas have a variety of soil formations with steep canyons and
heavy precipitation. 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. In addition, heavily traveled approach and departure
routes for San Francisco International Airport are immediately adjacent or over the City. Much of
the residential areas that are immediately adjacent to woodland and canyon are served by narrow
one- or two-lane roads with confused access caused by the steepness of the terrain. Access by fire
suppression equipment is extremely limited by both topography and improved access. It is only
through strong building standards and effective fire prevention and containment programs that
citizens will receive the protection they deserve, and that citizens will be able to obtain reasonably
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priced insurance for
their homes and businesses.
In
seeking to attain these
goals, the fire
prevention
standards
in Title 17 have been adopted.
The
amendments adopted in
this ordinance
implement important safeguards in
Secfion 2. In addition, in order to provide appropriate, clear information to applicants for
construction approvals, Section 17.04.023 is amended to conform Title 17 to Title 18 and the
Zoning Code requirements established in the Municipal Code.
Section 3. Section 17.04.023 is amended to read as follows:
� 17.04.023 Section 105.9 added -- Fees.
Section 105.9 is added to read as follows:
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105.9 Fees and Special Requirements.
1. The fees for the permits and other services shall be as established by
resolufion of the Burlingame City Council as amended from time to time. The fees
shall be set to cover the cost of the Fire Department to review and inspect the
intended activities, operations or functions. The fees must be paid to the City of
Burlingame prior to engaging in the listed activities, operations, or functions.
EXCEPTION: 1. The applicant for a given permit shall be exempt
from the payment of such fees if they can show proof of non-profit
status.
2. The applicant for a given permit shall be exempt from the
payment when the work to be conducted is for properties or events
owned by the City of Burlingame.
2. In the case of multiple permits for an applicant, the permit applicant will
be charged the single highest listed rate of all the permits required. The other
permitable items will be charged at a rate of 50% of the listed fee as long as the
permits are for the same address.
3. Where processes or in
aterials. are inherent with a permitable item,
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subsequent fees may be waived at the discretion of fire chief.
4. All fire permits and fire construction permits shall have a set number of
inspections per permit as set forth in the fee schedule adopted by the City Council.
Additional inspections and additional re -inspections will be billed at an hourly rate
consistent with the fee schedule.
5. "After Hours" inspections will be invoiced at a rate of one and one-half
times the normal hourly rate. "After Hours" inspections will be billed at a rate of
three (3) hours minimmn. "After Hours" inspections means inspections conducted
outside of normal business hours for the Fire Prevention Division.
6. Any person, group, organization, institution or business failing to pay the
applicable fees under this Article after thirty (30) days of the due date, for either
existing or new permit applicants, shall be issued a citation for non-payment of the
requiredpermit fee. The penalty for all permit payments delinquent after thirty (30)
days shall be a doubling of the original fee.
Section 4. Anew Section 17.04.028 is added as follows:
17.04.028 Sections 1003 13 and 1003 14
added -Installation requirements for fire
sprinkler systems.
Sections 1003.1.3 and 1003.1.4 are added to read as follows:
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1003.1.3 Local Fire Sprinkler Requirements. Inspector Test Valves shall be
provided for each system and located the furthest point away from the sprinkler
�rWal 0
1003.1.4 Additional Fire Sprinkler Requirements in all Residential
Occupancies. 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 carport
s and garages.
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EXCEPTION: Detached carports and garages less than 2,000
square feet in area and separated from residential buildings in
accordance with Table 5A of the Building Code and assuming a
property line between all other structures.
3. Sprinkler coverage shall be provided in attics adjacent to storage,
mechanical equipment, electrical equipment, and attic access openings.
Section 5. Section 17.04.030 is amended to read as follows:
17.04.030 Sections 1003.2.1.1 through 1003.1.4 added—Required installations of
automatic fire extinguisher systems.
Sections 1003.2.1.1 through 1003.2.1.4 are added to read as follows:
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1003.2.1.1 All new buildings with a total building floor area in excess of two
thousand (2,000) square feet or more than two (2) stories in height shall be
protected by an approved automatic sprinkler fire extinguishing system, with the
following provisions:
1. The shut-off valves and the water flow devices shall be supervised, and
their operations shall transmit a signal to an
approved central station.
EXCEPTION: Residential one- an
d two-family dwellings.
2. In all buildings more than two (2) stories in height, shut-off valves and
water flow devices shall be supervised through an annunciator board at a location
approved by the Fire Department,
EXCEPTION: Residential one- and two-family dwellings.
3. If there is a local fire alarm in the building, the operation of the water
flow devices shall activate the local alarm system.
station.
4. Any local fire alarm system shall be designed to be heard by all occupants
of the building and shall, when activated, transmit an alarm to an
approved central
5. Area separation walls maybe used for area increases as per the 1-3rufarm
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Building Code, but shall not be used to separate buildings or structures in lieu of the
automatic sprinkler systems required by this section.
1003.2.1.2 All existing buildings with a total building floor area in excess of two
thousand (2,000) square feet or more than two (2) stories in height shall be
retroactively protected by an approved automatic extinguishing system when the
size of additions or alterations for which a building permit is required will exceed
twelve hundred (1200) square feet in area or the costs of additions or alterations for
which a building permit is required will exceed twenty percent (20%) of the
building's replacement cost as defined by the Building Valuation Data (BVD) table
as published by the International Code Council (ICC), whichever is greater.
EXCEPTION: Residential one- and two-family dwellings.
The following provisions apply to all sprinklered buildings:
1. The shut-off valves and the water flow devices shall be supervised, and
their operations shall transmit a signal to an approved central stafion.
2. 1n all buildings more than two (2) stories in height, shut-off valves and
water flow devices shall be supervised through an
annunciator board at a location
approved by the Fire Department.
3. If there is a local fi
re alarm in the building, the operation of the water
flow devices shall
activate the local alarm system.
4. Any local fi
re alarm system shall be designed to be heard by all occupants
of the building and shall, when activated, transmit an alarm to an approved central
station.
5. Area separation walls may be used for area increases as per the Uniform
Building Code and may be used to divide a port
ion of the building that is not
involved with a remodel or renovation for purposes of this section:
6. In the event that a building is partially retrofitted with an
approved
automatic sprinkler fire extinguishing system pursuant to this section, the building
shall complete the fixe extinguishing system retrofit throughout the unprotected
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building interior areas within six (6) years from completing the initial partial
retrofit.
7. 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 alterations 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
Department approval. In such circumstan
ces, the sum of these issued but
not yet finalized building additions' or alterations' sizes or construction
costs shall be aggregated for the purpose of calculation of the size or
replacement cost value formula.
EXCEPTIONS: The cost of additions and aherations used
in calculating the replacement cost value formula shall be exclusive
of the cost to design and install an automatic fi
re 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 American Disability Act architectural barrier removal
requirements, Title 24 handicap compliance requirements, seismic
retrofit requirements, asbestos and other hazardous material
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abatement.
1003.2.1.3 All existing residential one- and two-family dwellings buildings with
a total building floor area in excess of two thousand (2,000) square feet or more
than two (2) stories in height shall be retroactively protected by an approved
automatic extinguishing system when the size of any combination of addition or
alteration for which a building permit is required will exceed seven hundred fifty
(750) square feet in area or the cost is greater than twenty percent (20%) of the
building's replacement cost as defined by the Building Valuation Data (BVD) table
as published by the International Code Council (ICC), whichever is greater, with
the following specific provisions:
1. In the event that a 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.
2. 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
(a) Where more than one (1) addition or alteration for
alterations
in a building unless
either of the following two
circumstances
apply:
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
(b) Where more than one (1) addition or alteration for which
building permits have been issued have not yet received fi
nal Building
Department approval. In such circumstances, the sum of these issued but
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not yet finalized building additionsor alterations' sizes or construction
costs shall be aggregated for the purpose of calculation of the size or
replacement cost value formula.
EXCEPTIONS: The cost of additions and alterations used in
calculating thereplacement 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.
1003.2.1.4 Additions/Alterations. The standard for determining the size of
addition and/or alteration subject to the provisions of 1003.2.1.2 and 1003.2.1.3
shall be determined by the following:
1.
added or altered when at least fi
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
fty percent (50%) or greater of the linear length of
interior wall sheeting or ceiling of any one wall within the room is new, removed,
or replaced.
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.
Section 6. Section 17.04.035 is added to read as follows:
17.04.035 Section 1006.1.2.1 added—False alarms.
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A new section 1006.1.2.1 is added to read as follows:
100u.1.2.1 False alarms. Any building owner or owner's agent who fails to
properly maintain and service any fire alarm system, smoke detector, or water -flow
detection alarm or fire sprinkler tamper alarm after being notified that service or
maintenance is required, will be subject to payment as provided in the fee schedule
adopted by the City Council,
Section 7. Anew Section 17.04.055 is added to read as follows:
17.04.055 Section 6.1, Item 6.1 added—Building Security
Section 6.1 is amended by adding item 6.1 to read as follows:
Item 6.1 Building Security. All existing high-rise buildings shall provide a
location on the building for installation of a repeater/receiver antenna and supporting
equipment for City communications whenever a permit is secured to replace, modify, or
upgrade any of the building's basic infrastructure utilities. An electrical supply source shall
be provided by building owner or operator at the antenna/equipment location, and
reasonable access shall be provided by the building owner or operator to City staff and/or
city contractors for installation of necessary telephone lines and for purposes of installation,
maintenance, adjustment and repair of the antenna/equipment. This access and location
agreement shall be recorded in terms that convey the intent and meaning of this condition
in a form approved by the City Attorney,
Section 8. Wherever in the Municipal Code or the Uniform Fire Code, as adopted by
the Municipal Code, the term "fire department" or "Burlingame Fire Depart
ment" is used, it shall
mean the Central County Fire Department,
Section 9. This ordinance shall be published as required by law.
r
ayor
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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 November, 2004, and adopted thereafter at a regular meeting of the City Council held on the 6"'
day of December, 2004, by the following vote:
AYES: COUNCILMEMBERS: BAYLOCK, COFFEY, GALLIGAN, NAGEL, O'MAHONY
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
j
City Clerk
11/] 6/2004
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