HomeMy WebLinkAboutOrd 17101
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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
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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
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y.
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(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
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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
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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.
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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.
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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