HomeMy WebLinkAbout401 ORDINANCE NO. 401
ORDINANCE OF THE TOWN OF LOS ALTOS HILLS
AMENDING TITLE 8. (BUILDING REGULATIONS) OF THE
LOS ALTOS HILLS MUNICIPAL CODE TO ADOPT THE 1997
EDITIONS OF THE UNIFORM BUILDING CODE,. THE
UNIFORM PLUMBING CODE,THE UNIFORM MECHANICAL
CODE, AND THE UNIFORM FIRE CODE, AND THE 1996
EDITION OF THE NATIONAL ELECTRICAL CODE,AND THE
1995 EDITION OF THE CABG' ONE AND TWO FAMILY
DWELLING CODE, WITH AMENDMENTS
WHEREAS, the 1997 Uniform Building Code, Plumbing Code, Mechanical Code
and Fire Code have been.amended and adopted by the California Building Standards
Commission; and
WHEREAS, the 1996 National Electric Code has been amended and adopted by
the California Building Standards Commission; and
WHEREAS, the 1995 CABO.One and Two Family Dwelling Code as published by
the Council of American Building Officials; and
WHEREAS, the Town of Los Altos Hills ("Town") wishes to adopt building
regulations in accordance with law and to use the most .updated regulations in the
processing of development in the Town; and
WHEREAS, because of the Town's unique local climatic, geologic and topographic
conditions, it desires to make amendments and additions to the Building Regulations.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does ORDAIN
as follows:
1. Amendment of Building Code. Chapter 1 (Building Code)of Title .8 [Building
Regulations] of the Town of Los Altos Hills Municipal Code is hereby amended to read as
follows:
CHAPTER 1. BUILDING CODE
8-1.01 —Adoption of Uniform Building Code
8-1.02 = Deletions
8-1.03 —Amendments
8-1.03(1) — Fire retardant roofing
8-1.03(2) — Bracing
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8-1.04—Appendices
8-1.05 Deposits for final inspections
8-1.06 - Expired permits
8-1.07 — Drainage fees
Sec. 8-1.01. Adoption of Uniform Building Code.
(A) The Building Code of the Town of Los Altos Hills, incorporated by reference
herein except as otherwise provided in this chapter, is the Code of rules, regulations and
standards published by the International Conference of Building Officials under the title
"Uniform Building Code, 1997 Edition,Volumes 1, 2, and 3", as amended by the California
Building Standards Commission (designated the "Primary Code"), and the "Uniform
Building Code Standards, 1997 Edition" (designated the "Secondary Code") (collectively
called the "Building Code").
(B) Three (3) copies of the Building Code shall be kept on file in the Office of the
City Clerk.
Sec. 8-1.02. Deletions.
Section 105 of the Building Code (Appeals Board) is hereby deleted.
Sec. 8-1.03. Amendments.
The following amendments are hereby incorporated into the Building Code:
Sec. 8-1.03(1). Fire Retardant Roofing.
Roofs on all new structures and additions to existing structures and any reroofing
involving three hundred (300)square feet or more of an existing structure must have a fire
retardancy classification of A, as defined in the 1997 Uniform Building Code and Uniform
Building Code Standards.
Sec. 8-1.03(2). Bracing.
(A) Section 2326.11.3, item 5 (allowing the use of gypsum board for bracing) is
hereby deleted.
(B) Section 2326.11.3, item 7, is amended as follows:
"Portland cement plaster_ on studs spaced 16 inches on center installed in
accordance with Table No. 25-I. Limited to single story R-3 and U-1
,occupancies."
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Sec. 8-1.04. Appendices.
The following Appendix Chapters of the. 1997 Uniform Building Code are hereby
adopted:
UBC Appendix Chapter 15, Reroofing.
UBC Appendix Chapter 18, Water and Damp Proofing Foundations.
UBC Appendix Chapter 31, Division 111, Patio Covers.
UBC Appendix Chapter 34, Division III, Repair to Buildings and Structures
Damaged by the Occurrence of a Natural Disaster.
Sec. 8-1.05. Deposits for Final Inspections.
For each permit issued for projects with a construction valuation in excess of
$1,000, a deposit, as,established by resolution of the City Council, shall be submitted at
the time of permit issuance, to be refunded not later than 30 days after final project
inspection by the Building Official. If an issued permit expires and is not renewed within
6 months after expiration., the deposit shall be forfeited to the Town.
Sec. 8-1.06. Expired Permits.
Where a permit has been issued but then expires, no new permit shall be issued for
the same site until the expired permit is renewed and a progress inspection is made by the..
Building Official,with final inspection approval if the projectis complete;provided,however,
that if ownership of the property-has changed, a new permit may be issued.
Sec. 8-1.07. Drainage Fees.
For the purpose of providing fees for planned drainage facilities as a condition
precedent to the issuance of any building permit for the construction of any structure upon
any property, the applicant shall pay to the Town a fee, to be determined pursuant to a
resolution adopted by the Council, per square foot forthe total square footage of all roofed
and paved areas required for the completion of the structure or development covered by
the building permit. All monies received by the Town pursuant to the provisions of this
section shall be paid into the Drainage Fund established by the provisions of Article 4 of
Chapter 3 of Title 3 of this Code.
2. Findings for Amendments to the Uniform Building Code.
A. The amendment of the Fire Retardant Roof provision in the Uniform
Building Code set forth in Section 8-1.03(1) of the Los Altos Hills Municipal Code is
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reasonably necessary because of local climatic,geographical, ortopographical conditions
for the following reasons:
(a) In past years fires in Bay Area hillside communities have
caused extensive property damage and, in some cases, injury and death;
(b) The Town of Los Altos Hills is primarily located in an area of
steep hills,with relatively limited access to many residences,and contains areas which are
susceptible to dangerous fire conditions;
(c) The Town of Los Altos Hills was the scene of such a fire in 1985
which resulted in the destruction of property and injury to firefighters;
(d) Roofs which are not fire-retardant contribute to the spread of
fires, and therefore pose a risk to the safety of the Town's citizens and their property.
B. The amendment of the Bracing provision in the Uniform Building Code
set forth in Section 8-1.03(2)of the Los Altos Hills Municipal Code is reasonably necessary
because of local climatic, geographical, or topographical conditions for the following
reasons:
(a) The Town of Los Altos Hills is within a very active seismic area
(Seismic Zone 4);
(b) Gypsum wallboard and exterior Portland cement plaster have.
performed poorly during recent.California seismic events;
(c)- The shear values for gypsum wallboard and Portland cement
stucco contained in the Uniform Building Code are based on monodirectional testing; and
(d) The limitation on the use of these systems as set forth in this.
ordinance is a more restrictive standard_ which will better prevent damage which can result
from local conditions.
3. Amendment of CABG One and Two Family Dwelling Code. Chapter 1.6
(CABO One and Two Family Dwelling Code)of Title 8 [Building Regulations] of the Town
of Los Altos Hills Municipal Code is hereby amended to read as follows:
CHAPTER 1.6 CABO ONE AND TWO FAMILY
DWELLING CODE
8-1.60 —Adoption of CABO One and Two
Family Dwelling Code
8-1.61 — Deletions
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Sec. 8-1.60. Adoption of CABO One and Two Family Dwelling Code.
(A) The Family Dwelling Code forthe Town of Los Altos Hills, incorporated herein
by reference except as otherwise provided in this chapter, is the Code of rules, regulations,
and standards published by the Council of American Building Officials, titled the CABO
One and Two Family Dwelling Code, 1995 Edition.
(B) Three(3)copies of the Family Dwelling Code shall be kept on file.in the office
of the City Clerk.
Sec. 8-1.61. Deletions.
The following Sections are hereby deleted from the Family Dwelling Code:
Section Description
R-101 Title
R-106.3 Penalty
R-107 Right of Appeal
4. Amendment of Electrical Code. Chapter 2 (Electrical Code) of Title 8
[Building Regulation] of the Town of Los Altos Hills Municipal Code is hereby amended to
read as follows:
CHAPTER 2. ELECTRICAL CODE
8-2.01 —Adoption of National Electrical Code
8-2.02 — Underground installations: Electrical
and telephone service lead-in
Sec. 8-2.01. Adoption of National Electrical Code.
(A) The Electrical Code of the Town of Los Altos Hills, incorporated by reference
herein except as otherwise provided in this chapter, is.the Code of rules, regulations and
standards published by the National Fire Protection Association under the title "National
Electrical Code, 1996 Edition", as amended by the California Building Standards
Commission.
(B) Three (3) copies of the Electrical Code shall be kept on file in the Office of
the City Clerk.
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Sec. 8-2.02. Underground installations: Electrical and telephone service lead-in.
Every electrical and telephone and other utility service lead-in constructed or placed
pursuant to this chapter shall be constructed and placed underground so that no portion
thereof shall remain aboveground at any place between the street or easement line supply
and the structure which such lead-in serves. No new utility pole or overhead line shall be
installed, except for repair or maintenance purposes. This provision applies only to utility
work necessitated by applicants for building permits..
5. Amendment of Plumbing Code. . Chapter 3 (Plumbing Code) of Title 8
[Building Regulations] of the.Town of Los Altos Hills Municipal Code is hereby amended
to read as follows:
CHAPTER 3. PLUMBING CODE
.8-3.01 —Adoption of Uniform Plumbing Code
8-3.02—Amendments
8-3.02(1) — Backwater valves
8-3.02(2) — Cleanouts
8-3.03 —Appendices
8-3.04—Alternate facilities or installations
Sec. 8-3.01. Adoption of Uniform Plumbing Code.
(A) The Plumbing Code of the Town of Los Altos Hills, incorporated by reference
herein except as.otherwise provided in this chapter, is the Code of rules, regulations and
standards published by the International Association of Plumbing and Mechanical Officials
under the title "Uniform Plumbing Code, 1997 Edition", as amended by the California
Building Standards Commission.
(B) Three (3) copies of the Plumbing Code shall be kept on file in the Office of
the City Clerk.
Sec. 8-3.02. Amendments.
The following amendments are hereby incorporated into the Plumbing Code:
Sec. 8-3.02(1). Backwater Valves.
Section 710.1 of the Uniform Plumbing Code is amended to read as follows:
(a) Drainage piping serving fixtures which have flood level rims less than twelve
(12) inches (304.8 mm) above the elevation of the next upstream manhole and/or
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flushing inlet cover at the public or private sewer system serving such drainage
piping shall be protected from backflow of sewage by installing an approved type
backwater valve. Fixtures above such elevation shall not discharge through the
backwater valve, unless first approved by the Building Official.
Sec. 8-3.02(2). Cleanouts.
Section 719 of the Uniform Plumbing Code is amended by adding subsection 7 as
follows:
719.7 Cleanouts shall be installed at the property line where the private sewer
system connects to the publicly-maintained sanitary sewer lateral. All such line
cleanouts shall be extended to grade with materials and according to specifications
approved by the sewer agency and shall terminate.within a concrete box.
Sec. 8-3.03. Appendices.
The following Appendix Chapters of the 1997 Uniform Plumbing Code are hereby
adopted:
UPC A endix A Rules for
Appendix.-A, Sizing Water Systems.
UPC Appendix B, Combination Waste and Vent Systems.
UPC Appendix C, Additional Reference Standards.
UPC Appendix D, Rainwater Systems.
UPC Appendix I, Installation Standard.
UPC Appendix K, Private Sewage Disposal Systems.
Sec. 8-3.04. Alternate Facilities or Installations.
No provisions contained in the Plumbing Code shall apply to one and two-family
dwelling private sewage disposal systems and minimum plumbing facilities when alternate
facilities or installations have been-approved by the local health officer, provided that such
alternate facilities or installations provide substantially equivalent protection to health and
safety.
6. Amendment of Mechanical Code. Chapter 4 (Mechanical Code) of Title 8
[Building Regulations] of the Town of Los Altos Hills Municipal Code is hereby amended
to read as follows:
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CHAPTER 4. MECHANICAL CODE
8-4.01 —Adoption of Uniform Mechanical Code
8-4.02 — Deletions
8-4.03 —Amendments
8-4.03(1) — Condensate wastes
Sec. 8-4.01. Adoption of Uniform Mechanical Code..
(A) The Mechanical Code of the Town of Los Altos Hills, incorporated by
reference herein except as otherwise provided in this chapter, is the Code of rules,
regulations and standards published by the International Conference of Building Officials
and the International Association of Plumbing and Mechanical Officials under the title
"Uniform Mechanical Code, 1997 Edition", as amended by the California Building
Standards Commission:
(B) Three (3)copies of the Mechanical Code shall be kept on file in the Office of
the City Clerk. -
Sec. 8-4.02. Deletions.
Sections 203 and 204 of the Mechanical Code are hereby deleted.
Sec. 8-4.03. Amendment.
The following amendment is hereby incorporated into the Mechanical Code:
Sec. 8-4.03(1). Condensate Wastes.
Section 310.1 of the Uniform Mechanical Code is amended by replacing it with the
following:
Condensate from air cooling coils and comfort cooling equipment not intended to
be used for the storage or holding of food or drinks shallbe collected and
discharged to a storm sewer or other approved points of disposal acceptable to the
Building Official. .
Termination of such drains shall be made.by an air break. Condensate drain lines
in sizes 1-1/4" and larger shall be assembled using approved drainage pipe and
fittings. Condensate waste water shall not drain over or upon a public way,
sidewalk, pedestrian ramp or the like. Condensate drains with terminations within
the interior of a building shall not be connected to the building roof drain or overflow
piping systems.
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7. Amendment of Fire Code. Chapter 8(Adoption of Uniform Fire Code)of Title
8 [Building Regulations] of the Town of Los Altos Hills Municipal Code is hereby amended
to read as follows:
CHAPTER 8. FIRE CODE
8-8.01 —Adoption of Uniform Fire Code
8-8.02 — Definitions
8-8.03 — Deletion of Section 103.1.4
8-8.03(1) — Final Inspection
8-8.04 Amendments
8-8.04(1) — Fire Prevention Engineer or Fire Marshal
8-8.04(2)—National Fire Protection Association Standards
8-8.04(3) —Authority to require exposure or to stop work
8-8.04(4) —Abatement of hazard
8-8.04(5) — Permits
8-8.04(6) —Water Supplies and Fire Hydrants
8-8.04(7) — Fire Extinguishing Systems
8-8.05— Establishment of Limits of Districts in Which the
Storage of Explosives and Blasting Agents is
to be Prohibited
8-8.06 — Establishment of Limits of Districts in Which the
Storage of Compressed Natural Gas is to be
Prohibited
Sec. 8-8.01. Adoption of Uniform Fire Code.
(A) The Fire Code of the Town of Los Altos Hills, incorporated by reference
herein except as otherwise provided in this chapter, is the Code of rules, regulations and
standards printed in two volumes and published bythe International Conference of Building
Officials and the Western Fire Chiefs Association under the title "Uniform Fire Code, 1997
Edition", including Appendix Chapters 1 through VI, as amended by the California Building
Standards Commission. The mandatory requirements of the adopted appendices to the
Fire Code shall be enforceable to the same extent as if contained in the body of the Fire
Code.
(B) One (1) copy of the Fire Code shall be kept on file in the Office of the City
Clerk.
Sec. 8-8.02. Definitions.
(A)' Wheneverthe term"Administrator"is used orappears in the Fire Code, such
term shall be deemed and construed to mean the City Manager of the Town of Los Altos
Hills or his or her designated representative.
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(B) Whenever the terms "Chief' or "Fire Chief' are used or appear in the Fire
Code, such term shall be deemed and construed to mean the Fire Chief retained by the
Los Altos Hills County Fire District, or his designated representative.
(C) Whenever the term "Fire Department" is used or appears in the Fire Code,
such term shall be deemed and construed to mean the Fire Department retained by the
Los Altos Hills County Fire District.
(D) Whenever the term"Chief of Police" is used or appears in the Fire Code,
such term shall be deemed and construed to mean the Sheriff of the County of Santa Clara
with whom the Town contracts for police services, or his or her designated representative.
(E) Whenever the term"Police Department" is used or appears in the Fire Code,
such term shall be deemed and construed to mean the Sheriffs Department of the County
of Santa Clara with whom the Town contracts for police service.
(F) Whenever the word "jurisdiction" is used or appears in the Fire Code, such
term shall be deemed and construed to mean the Town of Los Altos Hills.
(G) Whenever the term "Corporation Counsel" is used or appears in the Fire
Code, such term shall be deemed and construed to mean the City Attorney for the Town.
Sec. 8-8.03. Deletion of Section 103.1.4.
Section 103.1.4 of the Uniform Fire Code is hereby deleted, and wherever the term
"Board of Appeals" is used or appears in the Fire Code, such term shall be deemed and
construed to mean the City Council of the Town of Los Altos Hills.
Sec. 8-8.03(l). Final Inspection.
A new Section 103.2.4 is hereby added to the Uniform Fire Code,to read as follows:
Section 103.2.4. Final Inspection.
For other than R-3 one and two-family dwellings, no final inspection as to all or any
portion of a development shall be deemed completed until the installation of the
required fire protection facilities and access ways have been completed and
approved. No final certificate of occupancy may be granted until the Fire
Department issues notice of clearance to the Building Department.
Sec. 8-8.04. Amendments.
The following amendments are hereby incorporated into the Fire Code:
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Sec. 8-8.04(1). Fire Prevention Engineer or Fire Marshal.
Section 103.2.2.2 of the Uniform Fire Code is amended to read as follows:
The Chief of the Los Altos Hills County Fire District may designate a member of the
fire division of the Los Altos Hills County Fire District to exercise the powers and
perform the duties of Fire Prevention Engineer as set forth in this Code.
Sec. 8-8.04(2). National Fire Protection Association Standards.
Section 9001.2 of the Uniform Fire Code is hereby amended by adding thereto
subsection (b) to read as follows:
All National Fire Protection Association Standards referenced in this or the Uniform
Fire Code are those contained in the most current edition of the National Fire
Protection Association Standards published by the National Fire Protection
Association.
Sec. 8-8.04(3). Authority to Require Exposure or to Stop Work.
A new Section 105.10 is hereby added to the Fire Code, to read as follows:
Section 105.10. Authority to Require Exposure or to Stop Work.
Whenever any installation is covered or concealed without first having been
inspected,the Chief may require, by written notice,that such work shall be exposed
for inspection. The work of exposing and recovering shall not entail any expense
to the Town of Los Altos Hills. Whenever any construction or installation work is
being performed in violation of the Plans and Specifications as approved by the
Chief, a written notice shall be issued to the responsible party to stop work on that
portion of the work which is in violation. The notice shall state the nature of the
violation and no work shall be done on that portion until the violation has been
corrected.
Sec. 8-8.04(4). Abatement of Hazard.
A-new Section 105.11 is hereby added to the Fire Code, to read as follows:
Section 105.11. Abatement of Hazard.
(A) It is the intent of this Section to provide a method of hazard abatement on
private property where no owner or responsible person can be found and the
hazard is of a nature requiring immediate action in order to protect the public.
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(B) If any person fails to comply with the order of the Fire Department, or in the
event that the Fire Department is unable to locate the responsible person within a
reasonable time, the Fire Department may take such steps to abate a fire hazard
or health hazard as are necessary for the protection of the public health and safety.
In no event is notice necessary before abatement when the fire hazard constitutes
a clear and present danger to the public welfare.
(C) � The cost of any such abatement is a debt to the Town, of the owner of the
premises or who, by his act or inaction, caused the fire hazard. The cost of the
abatement shall become a lien on the premises when the need for the abatement
and the amount of the cost have been established.
Sec. 8-8.04(5). Permits.
(A) Section 105.8d.3 is hereby added to the Fire Code.to read:
d.3 Day care facility. To operate a business as a day care facility for more than
six (6) people.
(B) Section 105.81.6 is hereby added to the Fire Code to read:
U. Fire protection systems. To install, alter or change any fire hydrant system,
fire extinguishing system or fire alarm system.
(C) Section 105.8.1.1 is hereby added to the Fire Code to read.-
1.1.
ead:i.1. Institutional. To operate, maintain, or use any institutional type occupancy..
For the purpose of this Section, an institution shall be, but is not limited to: hospitals,
children's home, home or institution for insane or mentally retarded persons, home
or institution for the care of aged or senile persons, sanitarium, nursing or
convalescent home, certified family care homes, residential care homes for the
elderly, out of home.placement facilities, halfway house, and day care nurseries or
similar facility of any capacity.
8-8.04(6). Water Supplies and Fire Hydrants.
Section 903.3 of the Fire Code is amended to read as follows:
903.3. Type of Water Supply. Water supply is allowed to consist of reservoirs,
pressure tanks, elevated tanks, water mains or other fixed systems capable of
providing the required fire flow. In setting the requirements for fire flow, the chief
may be guided by Appendix III-A.
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Where water supplies available for fire protection do not meet the requirements of
Appendix III-A, an approved (approved means as approved by the Fire Chief)
automatic fire sprinkler system installed throughout the building will be an
acceptable alternate to all or a portion of the water supply required, as determined
by the Chief, provided that a sprinkler system is not otherwise required by this code
or the Building Code.
8-8.04(7). Fire Extinguishing Systems.
(A) Section 1003.1.2 of the Fire Code. is amended to read as follows:
1003.1.2 Standards. Fire extinguishing systems shall comply with the Building
Code. Fire sprinkler systems required by the Fire Code, as amended, shall be
installed in accordance with NationalFire Protection Association(NFPA)Standards,
as referenced in the Building Code, and Fire Department Standards.
(B) Section 1003.2.2, item 6, of the Fire Code is added to read as follows:
6. In all new buildings, other than R-3 one and two family dwellings, where the fire
flow for the building, in accordance with Appendix III-A, exceeds 2,000 gallons per
minute or is three (3) or more stories in height or the floor area exceeds 10,000
square feet.
(C) Section 1003.2.2, item 7 of the Fire Code is added to. read as follows:
7. In all existing buildings, other than R-3 one and two family dwellings, when
modifications are made that increase the fire flow, in accordance with Appendix III-
A, to more than 2,000 gallons per minute or increase the number of stories to three
(3) or more or increase the floor area to more than 10,000 square feet.
8-8.05. Establishment of Limits of Districts in Which the Storage of Explosives and
Blasting Agents is to be Prohibited.
The limits referred to in Section 7701.7.2 of the Uniform Fire Code, in which the
storage of explosives and blasting agents is prohibited, are hereby established as
the Town limits of the Town of Los Altos Hills.
8-8.06. Establishment of Limits of Districts in Which the Storage of Compressed
Natural Gas is to be Prohibited.
The limits referred to in Section 5204.5.2 of the Uniform Fire Code, in which the
storage of compressed natural gas is prohibited,are hereby established as the town .
limits of the Town of Los Altos Hills.
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9. Environmental Review. Pursuant to CEQA, the City hereby adopts a
negative declaration for this project.
10. Severability. If any part of this ordinance is held to be invalid or inapplicable
to any situation by a court of competent jurisdiction, such decision shall not affect the
validity of the remaining portions of this ordinance or the applicability of this ordinance to
other situations.
11. Effective Date; Posting. . This ordinance shall become effective thirty (30).
days after the date of its adoption and shall'be posted within the Town of Los Altos Hills
in three (3) public places.
INTRODUCED: July 1, 1999
PASSED: July .15 1999
.AYES: Mayor Dauber and Councilnembers Casey, Finn, Johnson
and Siegel
NOES: None
ABSTENTIONS: None
ABSENT: None
BY.
Mayo
TEST:
City Clerk
PROVED A T ORM:
City A orney
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