HomeMy WebLinkAboutOrd 1933ORDINANCE NO.1933
AN ORDINANCE OF THE CITY OF BURLINGAME AMENDING TITLE 18 OF
THE BURLINGAME MUNICIPAL CODE; ADOPTING BY REFERENCE THE
2016 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, 1997 UNIFORM HOUSING CODE, 1997
UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS,
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
fonnafions 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. In addition, heavily
traveled approach and departure routes for San Francisco International Airport are
immediately adjacent to 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 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, in order 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, 18.12.110,
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.
8-10-2016 2
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. 100 are intended to
provide consistent policy regarding water service installations and to protect the public's
water supply.
Section 5. Chapter 18.07 is amended by the addition of the following section:
Chapter 18.07
UNIFORM ADMINTISTRATIVE CODE
18.07.120 Section 108 added — Safety assessment placards
Section 108 of the 1997 Uniform Administrative Code is added to read as
follows:
108 Safety assessment placards.
Intent. This section establishes standard placards to be used to indicate the
condition of a structure for continued occupancy. The Section further authorizes the
Chief Building Official and his or her authorized representatives to post the appropriate
placard at each entry point to a building or structure upon completion of a safety
assessment.
Application of Provisions. The provisions of this chapter are applicable to all
buildings and structures of all occupancies regulated by the City of Burlingame. The City
Council may extend the provisions as necessary.
Definition. Safety assessment is a visual, non-destructive examination of a
building or structure for the purpose of determining the condition for continued
occupancy.
Placards.
(a) The following are verbal descriptions of the official jurisdiction placards to be
used to designate the condition for continued occupancy of buildings or structures.
Copies of actual placards are attached.
8-10-2016
INSPECTED - Lawful Occupancy Permitted is to be posted on any building or
structure wherein no apparent structural hazard has been found. This placard is not
intended to mean that there is no damage to the building or structure. (Green)
RESTRICTED USE is to be posted on each building or structure that has been damaged
wherein the damage has resulted in some form of restriction to the continued occupancy.
The individual who posts this placard will note in general terms the type of damage
encountered and will clearly and concisely note the restrictions on continued occupancy.
(Yellow)
UNSAFE - Do Not Enter or Occupy is to be posted on each building or structure that
has been damaged such that continued occupancy poses a threat to life safety. Buildings
or structures posted with this placard shall not be entered under any circumstance except
as authorized in writing by the Chief Building Official, or his or her authorized
representative. Safety assessment teams shall be authorized to enter these buildings at any
time. This placard is not to be used or considered as a demolition order. The individual
who posts this placard will note in general terms the type of damage encountered. (Red or
Orange)
(b) The naive of the jurisdiction, its address, and phone number shall be
permanently affixed to each placard.
(c) Once it has been attached to a building or structure, a placard is not to be
removed, altered or covered until done so by an authorized representative of the Chief
Building Official. It shall be unlawful for any person, firm or corporation to alter,
remove, cover, or deface a placard unless authorized pursuant to this section.
8-10-2016
U
d
U
-6
0
N
Cd
N
cd
rA
0
m
U
c�
ti
U
N
a�
c
WW
F m
7j
N
s
20
U�
r-.
M � N
I+I �
aw06
W � q
OH;
Uva
O�v
� N �
bA
O O sem.
O�
A
W9
O
b 0
Ucu
0
U Y
N G
bq �
F7 .a
N
� o
abi �
aU
4 N
H
M,
e
0
0
11
Cd
�
a
0
U
N
N
m
7dcn
W9
O
b 0
Ucu
0
U Y
N G
bq �
F7 .a
N
� o
abi �
aU
4 N
H
M,
e
0
0
11
M
0
N
O
s
0
u
I
rl
raw
En
This page blank
E-10-2016 10
Section 6. Chapter 18.08 is amended in its entirety to read as follows:
Chapter 18.08
BUILDING CODE
Sections:
18.08.010
Adoption of 2016 California Building Code, Part 2, Volume 1.
18.08.015
Section 501.2 amended — Address identification.
18.08.020
Section 501.3 added — Utility identification.
18.08.025
Section 501.4 added — Spark arrestors.
18.08. 030
Section 903.1.2 added — Additions and alterations.
18.08. 035
Section 903.1.3 added — Applicable to all sprinklered buildings.
18.08. 040
Section 903.2 amended — Where required.
18.08. 045
Section 903.2.19 added — Existing buildings and structures.
18.08. 050
Section 903.2.20 added — Aggregate.
18.08. 055
Section 903.3.1.4 added — Inspector's test valves.
18.08. 060
Section 903.3.1.5 added — Additional residential sprinkler
locations.
18.08.065
Section 903.4.1 amended — Fire Sprinkler Monitoring Systems
18.08.070
Section 1505.1 amended—Fire classification.
18.08.075
Table 1505.1 amended — Roof minimum fire retardant classes.
18.08.080
Section 1505.1.3 amended — Roof covering within all other
areas.
18.08.085
Section 1503.4.4 added —Roof drainage requirements.
18.08.090
Section 1503.4.5 added — Surface drainage requirements.
18.08.095
Adoption of 2016 California Building Code, Part 2,
Volume 2.
18.08.100
Section 1807.2.1 amended —Retaining walls.
18.08.105
Section 3005.5 amended — Shunt Trip
18.08.110
Section 3202 amended — Encroachments
18.08.115 Section 3202.1 amended — Encroachments below grade
18.08.120 Section 3202 amended — Encroachments above grade and
below 8 feet in height
18.08.125 Section 3202.3 amended — Encroachments 8 feet or more above
grade
18.08.130 Section 401.6 added — Suspended ceiling upgrade required.
8-10-2016 11
18.08.010 Adoption of 2016 California Building Code, Part 2. Volume 1.
The rules, regulations and requirements published by the International Code
Council (ICC) under the title "2015 International Building Code Volume 1" and adopted
as the "2016 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:
18.08.015 Section 501.2 amended — Address identification.
Section 501.2 of the 2016 California Building Code is amended to read as
follows:
501.2 Address identification.
Address numbers. Size of numbers shall be as follows:
1. When the structure is thirty-six (36) to fifty (50) feet from the street or fire
apparatus access, a minimum of one-half inch ('/z") stroke by six inches (6") high
is required.
2. When the structure is more than fifty (50) feet from the street or fire apparatus
access, a minimum of one inch (1 ") 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 a minimum of one-half inch (1/2") stroke by
four inches (4") 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
8-10-2016 12
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 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 501.2.
18.08.020 Section 501.3 added — Utility identification.
Section 501.3 of the 2016 California Building Code 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 space that they serve.
18.08.025 Section 501.4 added — Spark arrestors.
Section 501.4 of the 2013 California Building Code 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 internally 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 2013 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 any chimney is located
8-I0-2016 13
the transfer of title shall not be made until each such chimney contains the
required spark arrestor, properly installed and in proper working order.
2. In the event of any construction on such property for which a building permit is
required the final building permit signoff shall not be made until each such
chimney a spark arrestor has been installed and is in proper working order.
18.08. 030 Section 903.1.2 added — Additions and alterations.
Section 903.1.2 of the 2016 California Building Code is added to read as follows:
903.1.2 Additions and alterations. The standard for determining the size of addition
and/or alteration for determining the threshold for fire sprinkler 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 sheeting or ceiling of any one wall within the room is new, removed, or
replaced.
18.08. 035 Section 903.1.3 added — Applicable to all sprinklered buildings.
Section 903.1.3 of the 2016 California Building Code is added to read as follows:
903.1.3 Applicable to all sprinklered buildings.
1. When a commercial building is partially retrofitted with an approved automatic
8-10-2016 14
sprinkler fire extinguishing system pursuant to this section, the building owner
shall complete the fire extinguishing 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.
2. When a residential 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.
3. When a property owner or responsible party of a commercial or residential
building chooses option 1 or 2 from above, the property owner shall file a deed
restriction with San Mateo County Assessor's Office and obtain a performance
bond with Central County Fire Department to ensure compliance with Section
18.08.040. The bond shall be equal to or greater than the estimated cost of
completion, as determined by Central County Fire Department.
18.08. 040 Section 903.2 amended —Where required.
Section 903.2 of the 2016 California Building Code is deleted and replaced with
the following:
Section 903.2 Where required. Approved automatic fire sprinkler systems shall be
installed in all new occupiable and/or habitable buildings and structures. In addition,
approved automatic fire sprinkler systems shall be provided in locations described in
8-10-2016 15
Sections 903.2.1 through 903.2.19.
18.08. 045 Section 903.2.19 added — Existing buildings and structures.
Section 903.2.19 of the 2016 California Building Code is added to read as
follows:
903.2.20 Existing buildings and structures. All existing buildings and structures shall
be retroactively protected by an approved automatic extinguishing system when the
following conditions exist:
1. Commercial and multi -family residential buildings with a total building floor
area in excess of 2,000 square feet or more than two stories in height, and when
additions or alterations for which a building permit is required will exceed 1,200
square feet in area.
2. Residential one- and two-family dwellings and structures with a total building
floor area in excess of 2,000 square feet or more than two stories in height, and
when additions or alterations for which a building permit is required will exceed
750 square feet in area.
Exceptions:
a. Additions or alterations of commercial and multi -family residential
buildings that do not exceed 20% of the completed building's total
replacement cost calculation. The replacement cost calculations for the
additions/alterations and the completed building shall be calculated
utilizing the latest Building Valuation Data (BVD) published by the
International Code Council (ICC).
8-10-2016 16
b. Additions or alterations to residential one- and two-family dwellings
and structures that do not exceed 20% of the total square footage of the
entire completed building.
c. 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; fire damage repair; 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.
18.08. 050 Section 903.2.20 added — Aggregate.
Section 903.2.21 of the 2016 California Building Code is added to read as
follows:
903.2.20 Aggregate. 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 the following circumstance applies:
Where more than one (1) addition or alteration for which building permits are
required are made within a two (2) year period from the final date of the initial
permit,_the sum of the square footage or replacement costs of these additions or
alterations during this two (2) year period shall be aggregated for the purpose of
determining calculations in Section 18.08.050.
8-10-2016
17
18.08. 055 Section 903.3.1.4 added — Inspector's test valves.
Section 903.3.1.4 of the 2016 California Building Code is added to read as
follows:
903.3.1.4 Inspector's test valves. Single-family residential fire sprinkler systems within
buildings greater than 3600 square feet shall be equipped with an inspector's test valve
for each system and located the furthest point away from the sprinkler riser.
18.08. 060 Section 903.3.1.5 added — Additional residential sprinkler locations.
Section 903.3.1.5 of the 2016 California Building Code 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 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 and Table 602 of the building code and assuming a property line
between all other structures.
2. Sprinkler coverage shall be provided in the following locations:
a. Attic access openings
b. Areas of attics and crawl spaces containing storage, mechanical and/or
electrical equipment.
8-10-2016 18
18.08.065 Section 903.4.1 Amended - Monitoring.
Section 903.4.1 CBC is amended by adding the following:
Section 903.4.1 Monitoring. For new fire sprinkler monitoring systems, the
approved supervisory station shall be defined as a UL approved central receiving station.
18.08.070 Section 1505.1 amended — Fire classification.
The first paragraph of Section 1505.1 of the 2016 California Building Code 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.
18.08.075 Table 1505.1 amended — Roof minimum fire retardant classes:
Table No. 1505.1 of the 2016 California Building Code is amended to read as
follows:
Table 1505.1 Roof minimum fie retardant classes.
TABLE NO. 1505.12
MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF
CONSTRUCTION
Type IA IB IIA IIB IIIA I1IB IV VA VB
8-10-2016 19
Roof Covering B B B B B B �B_ B B
a. Unless otherwise required in accordance with Chapter 7A.
18.08.080 Section 1505.1.3 amended — Roof covering within all other areas.
Section 1505.1.3 of the 2016 California Building Code 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.
18.08.085 Section 1503.4.4 added — Roof drainage requirements.
Section 1503.4.4 of the 2016 California Building Code is added to read as
follows:
1503.4.4 Roof drainage requirements. 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.
18.08.090 Section 1503.4.5 added — Surface drainage requirements.
8-10-2016 20
Section 1503.4.5 of the 2016 California Building Code is added to read as
follows:
1503.4.5 Surface drainage requirements. 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.
1808.095 Adoption of 2016 California Building Code, Part 2, Volume 2.
The rules, regulations and requirements published by the International Code
Council under the title "2015 International Building Code Volume 2" and adopted as the
"2016 California Building Code Volume 2" including Part 8 and Part 10 Chapter 1, 2, 3,
4, 15, 16 and all of the appendix chapters are adopted as and for the rules, regulations and
standards within this city and as to all matters therein contained with the following
amendments:
18.08.100 Section 1807.2.1 amended — Retaining walls.
Section 1807.2.1 of the 2016 California Building Code is amended by adding the
following paragraphs at the end of the section:
1807.2.1 General.
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
8-10-2016 21
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.
18.08.105 Section 3005.5 amended — Shunt Trip
Section 3005.5 of the 2016 California Building Code has changed to the
following section:
3005.5 Shunt Trip Prohibited. Where elevator hoistways and/or elevator machine
rooms containing elevator control equipment are located within buildings equipped with
automatic fire sprinklers, the following is required in lieu of a shunt trip:
1. The elevator machine room shall be constructed with the minimum fire rating
as the hoist way.
2. Fire sprinklers at the top of the hoist way and inside the elevator machine room
shall not be installed.
3. Means for elevator shutdown shall not be installed.
18.08.110 Section 3202 amended Encroachments
Section 3202 of the 2016 California Building Code is deleted and replaced with
the following:
8-10-2016 22
18.08.115 3202.1— Encroachments below grade
3201.1 Encroachments below grade. Encroachments below grade that act as temporary
support to build the structure shall be allowed per the City Fee Schedule under "Special
Encroachment Permits" at the time of the building permit issuance. An agreement for the
encroachments shall be in place prior to the commencement of the construction work.
18.08.120 Section 3202.2 is amended — Encroachments above grade and below 8
feet in height
3202.2 Encroachments above grade and below 8 feet in height. Encroachments into
the public right-of-way above grade and below 8 feet in height shall comply with the City
Municipal Code Chapter 22.26 Awning, Canopy and Marquee signs. Doors and windows
shall not open or project into the public right-of-way.
18.08.125 Section 3202.3 is amended - Encroachments 8 feet or more above
grade.
3202.3 Encroachments 8 feet or more above grade. Encroachments into the public
right-of-way 8 feet or more above grade shall comply with the City Municipal Code
Chapter 22.26 Awning, Canopy and Marquee signs. All other encroachments such as, but
not limited to, windows, balconies, architectural features and mechanical equipment shall
not project into the public right-of-way.
18.08.130 Section 401.6 added — Suspended ceiling upgrade required.
8-10-2016 23
Section 401.6 of the 2016 California Existing Building Code is added to read as
follows:
401.6 Suspended ceiling upgrade required. 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:
Chapter 18.09
Mechanical Code
Section: 18.09.010 Adoption of 2016 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
"2015 Uniform Mechanical Code" and adopted as the "2016 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.
8-10-2016 24
Section 8. Chapter 18.10 is added to read as follows:
Chapter 18.10
RESIDENTIAL CODE
Sections:
18.10.010 Adoption of 2016 California Residential Code.
18.10.015 Section R111.4 added — Utility identification.
18.10.020 Section R309.6 deleted — Fire sprinklers.
18.10.025 Section R313.1 amended — Townhouse automatic fire
sprinkler systems.
18.10.030
Section R313.2 amended — One- and two-family dwellings
automatic fire systems.
18.10.035
Section R313.3.1.1 amended — Required sprinkler locations.
18.10.040
Section R313.3.2.7 added — Additions and alterations.
18.10.045
Section R313.3.2.8 added — All sprinklered buildings.
18.10.050
Section R313.3.3.1 amended — Nonmetallic pipe and tubing.
18.10.055
Table R313.3.6.2(9) deleted — Table R313.3.6.2(9) Allowable
Pipe Length for 1 -inch PEX tubing
18.10.060
Section R313.3.6.2.2 amended — Calculation procedure. Step 8
— Determine the maximum allowable pipe length
18.10.065
Section R313.3.8.1 amended — Pre -concealment inspection. #4
18.10.070
Section R313.3.8.1 amended — Pre -concealment inspection. #5
18.10.075
Section R319.1 amended — Address numbers.
18.10.080
Section R902.1 amended — Roof covering materials.
18.10.085
Section R902.1.3 amended — Roof covering in all other
areas.
18.10.090
Section R903.4.2 added — Roof and surface drainage.
18.10.095
Section R1003.9.2.1 added — Spark arrestors.
18.10.100
Appendix C, Figure C amended — Exit Terminals of
Mechanical Draft and Direct -Vent Venting Systems.
8-10-2016 25
18.10.010 Adoption of 2016 California Residential Code.
The rules, regulations and standards printed in one volume and
published by the International Code Council under the title "2015 International
Residential Code" and adopted as the "2016 California Residential Code",
including appendices A, B, C, D, E, G, H, J, K, M, N, and O are adopted as and
for the rules, regulations and standards within this city as to matters therein
contained except as provided in this chapter. The mandatory requirements of
any adopted appendices to the code shall be enforceable to the same extent as if
contained in the body of the code.
18.10.015 Section R111.4 added — Utility identification.
Section R111.4 of the 2016 California Residential Code is added to read
as follows:
R111.4 Utility identification. In all residential buildings, gas and electric
meters, service switches and shut off valves shall be clearly and legibly marked
to identify the unit or space that they serve.
18.10.020 Section R309.6 deleted — Fire sprinklers.
Section R309.6 of the 2016 California Residential Code is deleted in its entirety.
R309.6 Fire sprinklers. The exception for fire sprinklers in garages and carports is
deleted in its entirety.
18.10.025 Section R313.1 amended — Townhouse automatic fire sprinkler
8-10-2016 26
systems.
Section R313.1 Exception of the 2016 California Residential Code is amended by
replacing with the following paragraph:
8313.1. Townhouse automatic fire sprinkler systems.
An automatic residential fire sprinkler system is required when additions
and/or alterations to existing townhouse buildings with a total building floor area
more than 2,000 square feet or more than two stories in height, and when
additions or alterations for which a building permit is required exceeds 750 square
feet in area or 20% of the total square footage of the entire completed building.
18.10.030 Section R313.2 amended — One- and two-family dwellings automatic
fire systems.
Section R312.2 Exception of the 2016 California Residential Code is amended by
replacing with the following:
R313.2. One- and two-family dwellings automatic fire systems.
An automatic residential fire sprinkler system is required when additions
and/or alterations to existing townhouse buildings with a total building floor area
more than 2,000 square feet or more than two stories in height, and when
additions or alterations for which a building permit is required exceeds 750 square
feet in area or 20% of the total square footage of the entire completed building.
18.10.035 Section R313.3.1.1 amended — Required sprinkler locations.
8-10-2016 27
Section R313.3.1.1 of the 2016 California Residential Code is amended by
replacing with the following:
R313.3.1.1 Required sprinkler locations.
1. Sprinklers shall be installed to protect all areas of a dwelling unit.
Exceptions:
a. Clothes closets, linen closets and pantries not exceeding 24 square feet
(2.2m) in area, with the smallest dimension not greater than 3 feet
(915 mm) and having wall and ceiling surfaces of gypsum board.
b. Detached carports and garages less than 2,000 square feet in area and
separated from residential buildings complying with Section R302.1.
2. Sprinkler coverage shall be provided in the following locations:
a. Attic access openings
b. Areas of attics and crawl spaces containing storage, mechanical and/or
electrical equipment.
Inspector Test Valves shall be provided for each system and located the
furthest point away from the sprinkler riser for buildings greater than 3,600 square
feet.
18.10.040 Section R313.3.2.7 added — Additions and alterations.
Section R313.3.2.7 of the 2016 California Residential Code is added to read as
follows:
R313.3.2.7 Additions and Alterations.
8-10-2016 28
1. The standard for determining the size of addition and/or alteration for
determining the threshold for fire sprinkler systems shall be determined by the
following:
a. The square footage of every room being added or altered shall be
included in the calculation of total square footage of addition or alteration.
b. 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 sheeting or ceiling of any one wall within the room
is new, removed, or replaced.
2. The size or cost of additions and alterations used in calculating the size shall
not be cumulative with regard to individual additions or alterations in a building
unless the following circumstance applies:
Where more than one (1) addition or alteration for which building permits
are required are made within a two (2) year period from the final date of
the initial permit, the sum of the size of these additions or alterations
during this two (2) year period shall be aggregated for the purpose of
determining calculations in Section 18.10.025 or Section 18.10.030.
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; fire damage repair; 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
8-10-2016 29
requirements, asbestos, and other hazardous material abatement.
18.10.045 Section R313.3.2.8 added — All sprinklered buildings.
Section R313.3.2.8 of the 2016 California Residential Code is added to read as
follows:
R313.3.2.8 All sprinklered buildings.
When 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. When a property owner or responsible party of a residential building
chooses option 1 above, the property owner shall file a deed restriction with
San Mateo County Assessor's Office and obtain a performance bond with
Central County Fire Department to ensure compliance with Section 18.10.025
or 18.10.030. The bond shall be equal to or greater than the estimated cost of
completion, as determined by Central County Fire Department.
18.10.050 Section R313.3.3.1 amended — Nonmetallic pipe and tubing.
Section R313.3.3.1 of the 2016 California Residential Code is amended to read as
follows:
R313.3.3.1 Nonmetallic pipe and tubing.
Nonmetallic piping and tubing, such as CPVC, shall be listed for use in residential
8-10-2016 30
fire sprinkler systems.
18.10.055 Table R313.3.6.2(9) deleted — Table R313.3.6.2(9) Allowable Pipe
Length for 1 -inch PEX tubing
Table R313.3.6.2(9) of the 2016 California Residential Code is deleted in its
entirety.
Table R313.3.6.2(9) Allowable Pipe Length for 1 -inch PEX tubing is deleted.
18.10.060 Section R313.3.6.2.2 amended — Calculation procedure. Step 8 —
Determine the maximum allowable pipe length
Section R313.3.6.2.2 — Calculation procedure. Step 8 of the 2016 California
Residential Code is replaced with the following:
R313.3.6.2.2 — Calculation procedure. Step 8 — Determine the maximum allowable
pipe length
Use Tables R313.3.6.2(4) through R313.3.6.2(8) to select a material and size for
water distribution piping. The piping material and size shall be acceptable if the
developed length of pipe between the service valve and the most remote sprinkler does
not exceed the maximum allowable length specified by the applicable table. Interpolation
of Pt between the tabular values shall be permitted.
The maximum allowable length of piping in Tables R313.3.6.2(4) through
R313.3.6.2(8) incorporates an adjustment for pipe fittings, and no additional
consideration of friction losses associated with pipe fittings shall be required.
18.10.065 Section R313.3.8.1 amended — Pre -concealment inspection. #4
8-10-2016 31
Section R313.3.8.1 — Pre -concealment inspection. #4 of the 2016 California
Residential Code is amended by replacing with the following:
R313.3.8.1 #4.
The pipe size equals or exceeds the size used in applying Tables R313.3.6.2(4)
through R313.3.6.2(8) or, if the piping system was hydraulically calculated in accordance
with Section R313.3.6.1, the size used in the hydraulic calculation.
18.10.070 Section R313.3.8.1 amended — Pre -concealment inspection. #5
Section R313.3.8.1 — Pre -concealment inspection. #5 of the 2016 California
Residential Code is amended by replacing with the following:
R313.3.8.1 #5
The pipe length does not exceed the length permitted by Tables R313.3.6.2(4)
through R313.3.6.2(8) or, if the piping system was hydraulically calculated in accordance
with Section R313.3.6.1, pipe lengths and fittings do not exceed those used in the
hydraulic calculation
18.10.075 Section R319.1 amended — Address numbers.
Section R319.1 of the 2016 California Residential Code is amended to
read as follows:
R319.1 Address numbers. Size of numbers shall be as follows:
1. When the structure is thirty-six (36) to fifty (50) feet from the street or fire
apparatus access, a minimum of one-half inch ('/2") stroke by six inches (6") high
8-10-2016 32
is required.
2. When the structure is more than fifty (50) feet from the street or fire apparatus
access, a minimum of one inch (1 ") 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 a minimum of one-half inch (1/2")
stroke by four inches (4") 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 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 R319.1.
18.10.080 Section R902.1 amended — Roof covering materials.
Section R902.1 of the 2016 California Residential Code is amended to
read as follows:
R902.1 Roof covering materials. Roofs shall be covered with materials asset
forth in Sections R904 and R905. A minimum Class A or B roofing shall be
installed in areas designated by this section. Class C roofs shall not be allowed
8-10-2016 33
in the City of Burlingame. Classes A and B roofing required by this section to
be listed shall be tested in accordance with UL 790 or ASTM E 108.
18.10.085 Section R902.1.3 amended — Roof covering in all other areas.
Section R902.1.3 of the 2016 California Residential Code is amended to
read as follows:
R902.1.3 Roof covering in 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.
18.10.090 Section R903.4.2 added — Roof and surface drainage.
Section R903.4.2 of the 2016 California Residential Code is added to
read as follows:
R903.4.2 Roof and surface drainage.
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
8-10-2016 34
sidewalk shall be carried by means of conductors under the sidewalk and
through the curb to the gutter, or other approved location.
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.
18.10.095 Section R1003.9.2.1 added — Spark arrestors.
Section R1003.9.2.1 of the 2016 California Residential Code is added to
read as follows:
R1003.9.2.1 Spark arrestors. Every chimney shall have a spark arrestor,
either internally or externally mounted. Any spark arrestor to be mounted
internally 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 2013 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 any chimney is
located the transfer of title shall not be made until each such chimney
contains the required spark arrestor, properly installed and in proper
working order.
8-10-2016 35
2. In the event of any construction on such property for which a building
permit is required the final building permit signoff shall not be made
until each such chimney a spark arrestor has been installed and is in
proper working order.
18.10.100 Appendix C, Figure C amended — Exit Terminals of
Mechanical Draft and Direct -Vent Venting Systems.
The Figure in Appendix C of the 2016 California Residential Code is
amended by adding the following note:
Appendix C Figure. Note: Where the property line is less than ten (10) feet
from the exit terminal of any newly installed or replacement high efficiency
mechanical equipment the pipe size of the final ten (10) feet of any terminal
must be increased to three inches (3") or, as an alternative, manufacturer -
approved baffles must be installed.
Section 9. Chapter 18.12 is amended to read as follows:
Chapter 18.12
PLUMBING CODE
Sections:
18.12.010 Adoption of 2016 California Plumbing Code.
18.12.020 Section 311.13 added — Exterior pipes.
18.12.030 Section 507.5 amended — Water heater safety pans.
18.12.040 Section 606.3.1 added — Water supply shutoff valves.
9-10-2016 36
18.12.050
Section 609.3 amended — Water piping installed in or under a
concrete slab.
18.12.060
Section 610.8.1 added — Water service over two inches.
18.12.070
Section 710.1 amended — Drainage of fixtures below the next
upstream manhole or below the main sewer level.
18.12.080
Section 719.7 added — Building sewer cleanout.
18.12.090
Section 807.2 amended — Condensate waste water disposal.
18.12.100
Section 812.1 added — Disposal of rainwater drainage.
18.12.110
Section 812.2 added — Rainwater drainage to paved gutter.
18.12.120
Section 812.3 added — Rainwater drainage across public
sidewalk prohibited.
18.12.130 Section 812.4 added — Elimination of nonconforming rainwater
drainage required.
18.12.010 Adoption of 2016 California Plumbing 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
"2015 Uniform Plumbing Code" and adopted as the "2016 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 Section 310.13 added—Exterior pipes.
Section 310.13 of the 2016 California Plumbing Code is added to read as follows:
10-7-2013
37
310.13 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 507.5 amended — Water heater safety pans.
Section 507.5 of the 2016 California Plumbing Code is amended to read as
follows:
507.5 Water heater safety pans. 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.
18.12.040 Section 606.3.1 added — Water supply shutoff valves.
Section 606.3.1 of the 2016 California Plumbing Code is added to read as
follows:
606.3.1 Water supply shutoff valves. A gate shutoff valve shall be installed on each
water supply pipe at an accessible point where such supply enters a building. In multi -
10 -7-2013
38
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.
18.12.050 Section 609.3 amended — Water piping installed in or under a concrete
slab.
The first paragraph of Section 609.3 of the 2016 California Plumbing Code is
amended to read as follows:
609.3 Water piping installed in or under a concrete slab. 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 requirements (1) and (2).
18.12.060 Section 610.8.1 added — Water service over two inches.
Section 610.8.1 of the 2016 California Plumbing Code is added to read as
follows:
610.8.1 Water services over two 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
10-7-2013
39
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 requirements of this code.
18.12.070 Section 710.1 amended — Drainage of fixtures below the next
upstream manhole or below the main sewer level.
Section 710.1 of the 2016 California Plumbing Code is amended to read as follows:
710.1 Drainage of fixtures below the next upstream manhole or below the main
sewer level.
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:
2. 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.
3. 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
10-7-2013
40
approval of the building official. As an alternative, the system may be protected
by installation of an approved sewage ejector or pump.
4. Cleanouts for drains that pass through a backwater valve shall be clearly
identified with a permanent label stating "Backwater Valve Downstream".
18.12.080 Section 719.7 added — Building sewer cleanout.
Section 719.7 of the 2016 California Plumbing Code is added to read as follows:
719.7 Building sewer cleanout. When a building sewer is located under a street, alley
or easement, there shall be provided a cleanout, installed flush 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 pipe.
18.12.090 Section 807.4 Added — Condensate waste water disposal.
Section 807.2 of the 2013 California Plumbing Code is amended to read as
follows:
807.4 Condensate wastewater disposal. Condensate from air cooling coils and comfort
cooling equipment not intended to be used for the storage or handling of food or drink
10-7-2013
41
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.
18.12.100 Section 812.1 added — Disposal of rainwater drainage.
Section 812.1 of the 2016 California Plumbing Code is added to read as follows:
812.1 Disposal of rainwater drainage. Rainwater from roof or other approved areas
exposed to rainwater may be drained into the storm drainage system, but shall not drain
into any sewer intended for sanitary sewage.
18.12.110 Section 812.2 added—Rainwater drainage to paved gutter.
Section 812.2 of the 2016 California Plumbing Code is added to read as follows:
812.2 Rainwater drainage to paved gutter. Rainwater from roofs and 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.
10-7-2013
42
18.12.120 Section 812.3 added—Rainwater drainage across public sidewalk
prohibited.
Section 812.3 of the 2016 California Plumbing Code is added to read as follows:
812.3 Rainwater drainage across public sidewalk prohibited. No rainwater from
roofs, or other rainwater drainage of premises, shall discharge upon a 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
18.08.010(0) for exception for such drainage in R-1 districts.
18.12.130 Section 812.4 added — Elimination of nonconforming rainwater
drainage required.
Section 812.4 of the 2016 California Plumbing Code is added to read as follows:
10-7-2013
43
812.4 Elimination of nonconforming rainwater drainage required. 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 10. Chapter 18.16 is amended to read as follows:
Chapter 18.16
ELECTRICAL CODE
Sections:
18.16.010 Adoption of 2016 California Electrical Code.
18.16.020 Section 230.70 (A) (1) amended — Main switch accessible from
exterior.
18.16.030 Section 410.10(G) added — Exterior lighting restricted.
18.16.010 Adoption of 2016 California Electrical Code.
The rules, regulations and standards printed in one volume and published by the
National Fire Protection Association (NFPA), under the title "2014 National Electrical
Code" with amendments as contained in the "2016 California Electrical Code", including
the appendices, are adopted as and for the rules, regulations and standards within this city
as to matters therein 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.
10-7-2013
44
18.16.020 Section 230.70 (A) (1) amended — Main switch accessible from
exterior.
Section 230.70 (A) (1) of the 2016 California Electrical Code is amended to read
as follows:
230.70 (A) (1) Main switch accessible from exterior. The service disconnecting means
location shall be accessible from the exterior of a building. If, due to structural or
architectural conditions, it is not possible to make the service disconnecting means
accessible from the building exterior a shunt trip disconnecting all active electrical
conductors shall be installed at an accessible exterior location.
18.16.030 Section 410.10(G) added — Exterior lighting restricted.
Section 410.10(G) of the 2016 California Electrical Code is added to read as
follows:
410.10(G) 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
10-7-2013
45
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.
Chapter 18.30
Green Building Standards Code
Section: 18.30.010 Adoption of 2016 California Green Building Standards Code.
The rules, regulations and standards printed in one volume and published by the
International Code Council (ICC), under the title "2016 California Green Building Standards
Code" adopted as the 2016 California Green Building Standards Code," including appendix
chapter A4 and the State of California amendments thereto, 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. Appendix chapter 4A of the Green Building Standards Code shall be
enforceable to the same extent as if contained in the body of the code.
10-7-2013
46
Section 11. An application for a building permit received after December 31,
2016 must comply with this Ordinance unless specific land use provisions for the project
were approved by the City of Burlingame prior to 5:00 p.m. on December 31, 2016. If the
Planning Commission has approved the project then the building permit application for
that project may use the provisions found in the 2013 California Building Codes
including all amendments as adopted in Ordinance 1856-2010 and 1889-2013.
Section 12. This ordinance shall be published as required by law.
V`"
Mayor
I, MEAGHAN HASSEL-SHEARER, 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 17th day of October, 2016, and adopted thereafter at a regular
meeting of the City Council held on the 7th day of November, 2016 by the following
vote:
AYES: COUNCILMEMBERS: BEACH, BROWNRIGG, COLSON, KEIGHRAN, ORTIZ
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
10-7-2013
47