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HomeMy WebLinkAboutOrd 17101 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. 1710 ORDINANCE OF THE CITY OF BURLINGAME ADOPTING ADDITIONAL REQUIREMENTS FOR INSTALLATION OF BACKWATER PROTECTION ON SANITARY SEWER DRAINAGE SYSTEMS AND FOR CERTIFICATION OF RELATIONSHIP OF DRAINAGE FIXTURES TO SEWER MAIN The City Council of the City of Burlingame ordains as follows: Section 1. (a) Past developments of real property have installed plumbing fixtures below the level of the next upstream manhole on the public sewer, or even below the level of the sewer main itself. Rather than a sewer blockage causing a back-up in the sewer main as the system was intended to provide, the back-up instead seeks the lower point at the private sewer lateral. These situations have led to needless damage to real property, needless expense to the public, and needless increase in risk to public health. All property owners should ensure that their property is properly protected from possible sewer back-ups by installing drainage ejection devices or backwater valves and backwater relief devices, removing unnecessary drainage fixtures, and ensuring that their property insurance provides adequate coverage for such a possibility. This ordinance is intended to confirm the city's authority to require the installation of such backwater valves and relief devices and their maintenance and to further require the filing of information regarding fixture levels in connection with additions of drainage fixtures and each property transfer as designated, so as to determine whether a valve, ejector, or relief device is required under the Municipal Code. (b) This ordinance also amends Chapter 18.12 to require a sewage relief valve between a backwater valve and the structure served by the drainage system and furt her requires use of an ejector or pump system when low-lying fixtures are to be used in new construction or major remodels. A definition of "sewage relief valve" is added. These amendments are required by the location of the City of Burlingame 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 5/19/2003 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 well as having a significant natural canyon in the center of the residential area. The foothill areas have a variety of soil formations with steep canyons and heavy precipitation. Much of the City has a high water table. 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. Citizens will be better able to obtain reasonably priced insurance for their homes and businesses. It is vital to the well-being of both the City and its surrounding area that the City take reasonable steps to protect the creeks, the Bay, and its citizens from unnecessary sewage spills and contamination. Section 2. Anew section 15.10.029 is added as follows: Section 15.10.029 Installation of Backwater Protection. (a) Definitions. (1) "Backwater protection" means a backwater valve, ejector or pump system, or relief valve or a combination of two or more ofthese devices that is approved by the building official and intended to prevent sewage from backflowing into a structure. (2) "Drainage unit fixture" means a drainage unit fixture listed in table 7-3 of the 1998 California Plumbing Code. section. (3) "Inadequate height differential" means thatthe flood level rim of a drainage unit fixture on a property's sanitary sewage drainage system is less than one foot above the next upstream manhole or flushing inlet cover on the sanitary sewer main serving the fi xture's drainage piping. (4) "Licensed professional" means a person authorized under California law to render an applicable certification to the property owner an d the city regarding a specific question under this (b) Ongoing responsibility. In addition to installing backwater protection when required pursuant to title 18, a property owner shall ensure that backwater protection is installed an inadequate height differential situation exists on the propert d fully operable in the building sewer or sewers serving the property owner's real property whenever an 5/I9/2003 y. 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 (c) Addition of drainage unitfixture. Whenever any drainage fixture unit is to be added to real property, the property owner shall obtain and We with the building official at the time of application for a building permit for the fixture unit a written certification by a licensed professional determining whether an inadequate height differential situation exists on the real property. If such a situation exists, the property owner shall provide the backwater protection described in section 18.12.080 or permanently remove the drainage unit fixture or fixtures that have an inadequate height differential before completion of installation of the additional drainage unit fixture. (d) Transfer of property. Whenever real property is to be transferred to or vested in any other person or entity, the property owner shall obtain and file with the building official a written certification by a licensed professional determining whether an inadequate height differential situation exists on the real property. If an inadequate height differential exists, the property owner shall provide the backwater protection described in section 18.12.080 or permanently remove the drainage unit fixture or fixtures that have an inadequate height differential before transferring the property or vesting title in another person or entity. (1) This subsection (d) does not apply to transfers of title that are not subject to or are exempt from the payment of real property transfer taxes pursuan t to chapter 4.24. (e) Proofofpreviousinstallabon. Instead of providing certification pursuan ttosubsections (c) or (d) as applicable, a property owner may file a certification fr om a licensed professional demonstrating that backwater protection as approved by the building official has been installed on the property's sewage drainage system and is fully operable. This certification is subject to inspection confirmation by the city. (f) Maintenance. Property owners are responsible for ensuring that backwater protecti on is properly maintained and functioning at all times. Backwater protection is subject to inspection by the city at any reasonable time, and failure to properly install an 5/l9/2003 d maintain this protection may result in suspension of sewer serv ice. (g) Compliance with titles IS and 18. Any installation of backwater protection or 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 modification to any sewer shall be performed and inspected under the requirements of titles 15 and 18 of this code and established city procedures. Section 3. Anew Section 18.12.023 is added to read as follows: 18.12.023 Section 221.0 amended — Add definition — Sewer relief valve. Secfion 221.0 is amended by adding a definition in alphabetical order to read as follows: Sewage relief valve — An approved device permanently installed on a building sewer in such manner as to allow sewage backflow to relieve to grade outside the building. Section 4. Section 18.12.080 is amended to read as follows: 18.12.080 Section 710.1 amended -Drainage piping below main sewer level. 5/l9/2003 Section 710.1 is amended to read as follows: 710.1 Drainage piping serving fixtures) which have flood level rims) less than twelve inches (1211 ) above the elevation of the next upstream manholeand/or flushing inlet cover at the public sewer system serving such drainage piping shall be protected from backflow of sewage as follows: 710.1E In new buildings and in buildings modifted 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 fr om 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 may be protected by installation of an approved sewage ejector or pump. 4 1 2 3 4 5 6 7 8 9 10 11 12 13� 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Section 5. Tbis ordinance shall be published as required by law. Section 2 shall take effect thirty days after its adoption. Sections 3 and 4 shall take effect thirty days after adoption, or upon filing with the California Building Standards Commission, whichever occurs later. r ayor I, DORIS MORTENSEN, Deputy 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 S' day of May, 2003, and adopted thereafter at a regular meeting of the City Council held on the 19`b day of May, 2003, by the following vote: AYES: COUNCILMEMBERS: BAYLOCK, COFFEY, GALLIGAN, JANNEY, O'MAHONY NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE Z. I/ -0 City Clerk S:AOrdinances\ord1710.ordwpd 5/19/2003