HomeMy WebLinkAbout588ORDINANCE 588
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING
CHAPTERS 1.2 (RESIDENTIAL CODE) AND 1.8 (FIRE CODE) OF TITLE
VIII OF THE LOS ALTOS HILLS MUNICIPAL CODE WHICH ADOPTS
AND AMENDS BY REFERENCE PROVISIONS OF THE 2019
CALIFORNIA BUILDING STANDARDS CODE AND LOCAL CODE
AMENDMENTS
WHEREAS, the 2019 Edition of the California Building Standards Code, has been amended and
adopted by the California Building Standards Commission; and
WHEREAS, the Town of Los Altos Hills ("Town") has adopted the 2019 Edition of the California
Building Standards Code with amendments, and
WHEREAS, Government Code § 50022.2 authorizes cities to enact ordinances adopting any code
by reference; and
WHEREAS, because of the Town's unique climatic, topographic and geologic conditions, the
Town desires to make amendments and additions to the 2019 California Residential Code and
California Fire Code, as set forth herein; and
WHEREAS, pursuant to California Health and Safety Code sections 18941.5 and 17958, the City
Council of the Town of Los Altos Hills hereby finds that the amendments adopted herein are
reasonably necessary because of the following local climatic, topographic and geologic conditions:
1. The Town of Los Altos Hills experiences low humidity, high winds and warm
temperatures during the summer months creating conditions which are particularly
conducive to the ignition and spread of grass, brush and structure fires.
2. The remoteness and steepness of hillside areas in the Town significantly impacts the
ability of emergency responders to extinguish or control wildland or structure fires.
These factors cumulatively mandate special provisions for Fire Department access, fire
protection water supplies, automatic fire sprinklers, fire retardant roof coverings and
ignition -resistant exterior materials.
The Town of Los Altos Hills is geographically situated adjacent to active earthquake
faults capable of producing substantial seismic events. Since the Town is divided by a
freeway and other major traffic corridors, the occurrence. of a major earthquake would
significantly impact the ability of fire crews to respond to emergencies should one or
more bridges collapse or be substantially damaged.
4. Fire suppression capabilities will be severely limited should the water system be
extensively damaged during the seismic event.
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5. Roofs and exterior materials that are not ignition -resistant contribute to the spread of
fires, and therefore pose a risk to the safety of the Town's citizens and their property.
WHEREAS, prior to the effective date of this ordinance, the City Clerk shall file a copy of the
ordinance, with the California Building Standards Commission; and
WHEREAS, in accordance with Health and Safety Code section 17958.7, the City Council hereby
finds that each of the above findings is applicable to each of the modifications to the 2019 Edition
of the California Building Standards Code described in this ordinance; and
WHEREAS, the City Council of the Town of Los Altos Hills finds that this project is exempt
from the provisions of the California Environmental Quality Act ("CEQA"), pursuant to Section
15061(b)(3) of the CEQA Guidelines, because it can be seen with certainty that there is no
possibility that the ordinance will have a significant effect on the environment.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby ORDAIN as
follows:
1. Title 8, Chapter 1.2, "California Residential Code," is hereby amended to read as follows:
Chapter 1.2 CALIFORNIA RESIDENTIAL CODE
8-1.2.02 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.2.01, the Residential Code is amended as follows:
A. Section R313.2 is amended to read:
R313.2 One and two-family dwellings automatic fire sprinkler systems. An automatic
residential fire sprinkler system shall be installed in one- and two-family dwellings as
follows:
1. In all new one- and two-family dwellings.
2. In existing one- and two-family dwellings where during the process of a remodel
and/or addition, the existing roof structure (joists, rafters, etc.) is removed over an
area that exceeds 75% of the existing dwelling floor area. For any disagreement
on the amount of roof structure being removed, a State of California licensed
architect or structural engineer shall be utilized to calculate the percentage of the
roof to be replaced.
3. In existing one- and two-family dwellings when additions are made that increase
the building area by 50% or more.
4. In all attached Accessory Dwelling Units, additions or alterations to an existing
one- and two-family dwelling that have an existing fire sprinkler system.
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5. In all new basements and in existing basements that are expanded by more than
50%.
Exceptions:
Detached Accessory Dwelling Units, provided that all of the following are met:
a) The unit meets the definition of an Accessory Dwelling Unit as defined in the
Government Code Section 65852.2.
b) The existing primary residence does not have automatic fire sprinklers.
c) The detached accessory dwelling unit does not exceed 1, 200 square feet in
size.
d) The accessory dwelling unit is on the same lot as the primary residence.
e) The accessory dwelling unit meets all access and water supply requirements.
of Chapter 5 and Appendix B and C of the 2019 California Fire Code.
B. Section 8337 - Materials and Construction Methods for Exterior Wildfire Exposure
is hereby adopted in its entirety.
2. Title 8, Chapter 1.8, "California Fire Code," is hereby amended to read as follows:
Chapter 1.8 CALIFORNIA FIRE CODE
8-1.8.02 Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.8.01, the following sections of Fire Code are
amended as follows:
N. Section 105.6.52 is added to read as follows:
105.6.52 Day care facility. An operational permit is required to operate a business as a
day care facility for more than 6 people.
O. Section 105.6.53 is added to read as follows:
105.6.53 Institutional. A permit is required 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.
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P. Section 105.6.54 is added to read:
105.6.54 Lithium Batteries. An operational permit is required to collect or store more than
1,000 pounds (454 kg) of lithium batteries.
Q. Section 315.8 is added to read:
315.8 Lithium Battery Storage and Handling. The storage and handling of lithium ion
and lithium metal batteries or cells in quantities exceeding 1,000 pounds (4086 kg) shall
comply with Section 315.8.1 through 315.8.10, and Chapter 32 where applicable.
315.8.1 Permits. Permits shall be required as set forth in Section 105.6.54.
315.8.2 Maximum quantity in a fire area. The aggregate amount of lithium batteries
stored and handled in a single fire area shall not exceed 9,000 pounds (4086 kg).
315.8.3 Construction requirements. Fire areas shall be separated from each other by fire
barriers having not less than 2 -hour fire resistance rating constructed in accordance with
Section 707 of the Building Code and horizontal assemblies constructed in accordance with
Section 711 of the Building Code.
315.8.4 Number of fire areas. The maximum number of fire areas within a building shall
be four.
315.8.5 Group H, Division 2 occupancy. Storage and handling of more than 9,000 pounds
of lithium batteries per fire area shall be in an approved Group H, Division 2 occupancy
constructed in accordance with the Building Code and provided throughout with approved
automatic smoke detection and radiant -energy detection systems.
315.8.6 Automatic sprinkler system. Buildings containing fire areas used for lithium
battery storage or handling shall be equipped throughout with an approved automatic
sprinkler system in accordance with Section 903.3.1.1. The design of the sprinkler system
within each fire area shall not be less than that required for Extra Hazard Group 2 with a
minimum design area of 2,500 square feet. Where the storage arrangement is required by
other provisions of this code to be provided with a higher level of sprinkler system
protection, the higher level of sprinkler system protection shall be provided.
315.8.7 Automatic smoke detection system. An approved automatic smoke detection
system that activates an approved occupant notification system shall be provided
throughout each fire area in accordance with Section 907.
315.8.8 Radiant energy detection. An approved radiant -energy detection system that
activates an approved occupant notification system shall be installed throughout each fire
area in accordance with Section 907.
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315.8.9 Collection containers. Containers used to collect or store lithium batteries shall
be noncombustible and shall not have an individual capacity exceeding 30 gallons (113.6
L), or be approved for transportation in accordance with the Department of Transportation
(DOT).
315.8.10 Storage configuration. Lithium batteries shall be considered a high -hazard
commodity in accordance with Chapter 32 and where applicable, lithium battery storage
shall comply with Chapter 32 in addition to Section 315.8.
R. Section 316.7 is added to read as follows:
Section 316.7 Roof guardrails at interior courts.
Roof openings into interior courts that are bounded on all sides by building walls shall be
protected with guardrails. The top of the guardrail shall not be less than 42 inches in height
above the adjacent roof surface that can be walked on. Intermediate rails shall be designed
and spaced such that a 12 -inch diameter sphere cannot pass through.
Exception:
Where the roof opening is greater than 600 square feet in area.
S. Section 503.1.1 is amended to read as follows:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided
for every facility, building or portion of a building hereafter constructed or moved into or
within the jurisdiction. The fire apparatus access road shall comply with the requirements
for this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility
and all portions of the exterior walls of the first story. of the building as measured by an
approved route around the exterior of the building or facility.
Exceptions:
1. In other than R-3 or U occupancies, when the building is equipped throughout with an
approved automatic sprinkler system, installed in accordance with Section 903.3.1.1
the dimension may be increased to a maximum of 300 feet when approved by the fire
code official.
2. When there are not more than two Group R-3 or accessory Group U occupancies, the
dimension may be increased to a maximum of 200 feet.
3. When apparatus roads cannot be installed because of topography, waterways,
nonnegotiable grades or other similar conditions, an approved alternative means of fire
protection shall be provided.
T. Section 503.2.2 is amended to read as follows:
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503.2.2 Authority. The fire code official shall have the authority to require or permit
modifications to the required access widths and/or vertical clearance where they are
inadequate for fire or rescue operations or where necessary to meet the public safety
objectives of the jurisdiction.
U. Section 504.5 is added to read as follows:
Section 504.5 Access control devices. When access control devices including bars,
grates, gates, electric or magnetic locks or similar devices, which would inhibit rapid fire
department emergency access to the building, are installed, such devices shall be
approved by the fire code official. All electrically powered access control devices shall
be provided with an approved means for deactivation or unlocking from a single location
or otherwise approved by the fire code official. Access control devices shall also comply
with Chapter 10 Means of Egress
V. Section 510.1 is amended to read as follows:
510.1 Emergency responder radio coverage in new buildings. Approved radio
coverage for emergency responders shall be provided within all buildings meeting any
one of the following conditions:
a. There are more than 3 stories above grade plane (as defined by the Building Code
Section 202);
b. The total building area is 30,000 square feet or more;
c. The total basement area is 5,000 square feet or more;
d. Where required by the fire code official and radio coverage signal strength levels are
not consistent with the minimum levels set forth in Section 510.4.1
Exceptions:
1. Where approved by the fire code official, a wired communication system in
accordance with Section 907.2.12.2 shall be permitted to be installed or maintained
in lieu of an approved radio coverage system.
2. Where it is determined by the fire code official that the radio coverage system is not
needed.
3. In facilities where emergency responder radio coverage is required and such systems,
components or equipment required could have a negative impact on the normal
operations of that facility, the fire code official shall have the authority to accept an
automatically activated emergency responder radio coverage system.
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4. Buildings and areas of buildings that have minimum radio coverage signal strength
levels of the Silicon Valley Regional Interoperability Authority (SVRIA) P25 Phase
2 700 MHz Digital Trunked Radio System within the building in accordance with
Section 510.4.1 without the use of an indoor radio coverage system.
The radio coverage system shall be installed and maintained in accordance with Sections
510.4 through 510.6.4 of this code and with the applicable provisions of NFPA 1221,
Standard for the Installation, Maintenance and Use of Emergency Services
Communications Systems.
The coverage shall be based upon the existing coverage levels of the public safety
communication systems of the jurisdiction at the exterior of the building. This section shall
not require improvement of the existing public safety communication systems.
W. Section 510.1.1 is amended to read as follows:
510.1.1 Obstruction by new buildings. No obstruction of the public safety system
backhaul shall be allowed without an approved mitigating plan.
X. Section 510.2 is deleted.
Y. Section 510.3 is amended to read as follows:
510.3 Permit required. A construction permit, for the installation of, or modification of,
emergency responder radio coverage systems and related equipment is required as
specified in Section 105.7.6. Maintenance performed in accordance with this code is not
considered a modification and does not require a permit. A frequency change made to an
existing system is considered to be new construction and will require a construction
permit.
Z. Section 510.4 is amended to read as follows:
510.4 Technical requirements. Systems, components and equipment required to
provide the emergency responder radio coverage system shall comply with the current
Emergency Responders Radio Coverage Systems Standard Details & Specification
enforced by the Santa Clara County Fire Department.
AA, Section 510.4.1.1 is amended to read as follows:
510.4.1.1 Minimum signal strength into the building. The minimum inbound signal
strength shall be sufficient to provide usable voice communications throughout the
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coverage area as specified by the fire code official. The inbound signal level shall be
sufficient to provide not less than a Delivered Audio Quality (DAQ) of 3.0 for analog
communications and DAQ of 3.4 for digital communications systems or an equivalent
Signal -to -Interference -Plus -Noise Ratio (SINR) applicable to the technology.
BB. Section 510.4.1.2 is amended to read as follows:
510.4.1.2 Minimum signal strength out of the building. The minimum outbound signal
strength shall be sufficient to provide usable voice communications throughout the
coverage area as specified by the fire code official. The outbound signal level shall be
sufficient to provide not less than a DAQ of 3.0 for analog communications and DAQ of
3.4 for digital communications systems or an equivalent SINR applicable to the
technology.
CC. Section 510.5 is amended to read as follows:
510.5 Installation requirement. The installation of the emergency responder radio
coverage system shall be in accordance with NFPA 1221 and the current Emergency
Responder Radio Coverage Systems Standard Details & Specification enforced by the
Santa Clara County Fire Department.
DD. Section 510.5.1 is amended to read as follows:
510.5.1 Approval prior to installation. Amplification systems capable of operating on
frequencies licensed to any public safety agency by the FCC or other radio licensing
authority shall not be installed without prior coordination and approval of the fire code
official and the agency FCC license holder or systems administrator.
EE. The First Paragraph of Section 510.5.3 is amended to read as follows:
510.5.3 Acceptance test procedure. Where an emergency responder radio coverage
system is required, and upon completion of installation, the building owner shall have
the radio system tested to verify that two-way coverage on each floor of the building is
not less than 95 percent. Final system acceptance will require ERRCS power level and
DAQ testing with agency FCC license holder, systems administrators, or designee.
FF. Section 603.4.2.1.1 is amended to read as follows and delete the exception:
603.4.2.1.1 Prohibited locations. The storage or use of portable outdoor gas-fired
heating appliances is prohibited in any of the following locations:
1. Inside of any occupancy where connected to the fuel gas container.
2. Inside of tents, canopies and membrane structures.
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3. On exterior balconies and rooftops in other than R-3 occupancies.
GG. Section 806. 1.1 is amended to read as follows:
806.1.1 Restricted occupancies. The display of natural cut trees and other decorative
vegetation shall be in accordance with the California Code of Regulations, Title 19,
Division 1, §3.08 and Sections 806.1 through 806.4.
HH. Section 901.6.3 is amended to read as follows:
901.6.3 Records. Records of all system inspections, tests and maintenance required by
the referenced standard shall be maintained on the premises for a minimum of five years.
Inspections and tests performed on fire alarm systems shall be documented on NFPA 72
forms
II. Section 903.2 is amended to read as follows:
Section 903.2 Where required. Approved automatic sprinkler systems in new and
existing buildings and structures shall be provided in the locations described in this
Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive.
For the purposes of this section, firewalls and fire barriers used to separate building areas
shall be constructed in accordance with the California Building Code and shall not be
utilized as a means of area reduction for the purposes of circumventing automatic fire
sprinkler system installation requirements.
1. An approved automatic sprinkler system shall be provided throughout all new
buildings and structures.
Exception: Buildings and structures that do not exceed 1,000 square feet of building
area.
2. An automatic sprinkler. system shall be provided throughout existing buildings and
structures when alterations or additions are made that create conditions described in
Sections 903.2.1 through 903.2.18.
3. An automatic sprinkler system shall be provided throughout existing buildings and
structures, when additions are made that increase the existing building area by more
than 50%.
4. An automatic sprinkler system shall be provided throughout all new basements
regardless of size and throughout existing basements that are expanded by more than
50%.
5. Any change in the character of occupancy or in use of any building with a building
area equal to or greater than 3,600 square feet which, in the opinion of the fire code
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official or Building Official, would place the building into a more hazardous division
of the same occupancy group or into a different group of occupancies and constitutes
a greater degree of life safety' or increased fire risk', shall require the installation of
an approved automatic fire sprinkler system.
' Life Safety — Increased occupant load, public assembly areas, public meeting
areas, churches, indoor amusement attractions, buildings with complex exiting
systems due to increased occupant loads, large schools/day-care facilities, large
residential care facilities with non-ambulatory;
' Fire Risks — High -piled combustible storage, woodworking operations, hazardous
operations using hazardous materials, increased fuel loads (storage of moderate to
highly combustible materials), increased sources of ignition (welding, automotive
repair with the use of flammable liquids and open flames).
JJ. Section 903.2.18 is amended to delete the Exception.
KK. Chapter 11 of the 2018 International Fire Code is deleted in its entirety.
LL. Section 3304.9 is added to read:
3304.9 Fire walls. When firewalls are required in combustible construction, the wall
construction shall be completed (with all openings protected) immediately after the
building is sufficiently weather -protected at the location of the wall(s).
MM. Section 3311.1 is amended to read as follows:
3311.1 Stairways required. Each level above the first story in multi -story buildings that
require two exit stairways shall be provided with at least two usable exit stairways after
the floor decking is installed. Exit stairs in new and in existing, occupied buildings shall
be lighted and maintained clear of debris and construction materials at all times.
Exception: For new multi -story buildings, one of the required exit stairs may be
obstructed on not more than two contiguous floor levels for the purposes of stairway
construction (i.e., installation of gypsum board, painting, flooring, etc.).
NN. Section 3311. 1.1 is added to read:
Section 3311.1.1 Required means of egress. All buildings under construction shall have
at least one unobstructed means of egress. All means of egress shall be identified in the
prefire plan see Section 3308.3.
00. Section 5601.1.3 is amended to read as follows:
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5601.1.3 Fireworks. The possession, manufacture, storage, sale, handling, and use of
fireworks, including those fireworks classified as Safe and Sane by the California State
Fire Marshal, are prohibited.
Exceptions: The use of fireworks for firework displays as allowed in Section 5608.
PP. Section 5704.2.7.5.8 is amended to read as follows:
Section 5704.2.7.5.8 Overfill Prevention. An approved means or method in accordance
with Section 5704.2.9.7.5. shall be provided to prevent the overfill of all Class I, II and
IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or terminals regulated
by Sections 5706.4 or 5706.7 shall have overfill protection in accordance with API 2350.
Exception: Deleted
An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided
to prevent the overfilling of Class IIIB liquid storage tanks connected to fuel -burning
equipment inside buildings.
QQ. Section 5704.2.7.5.9 is added to read as follows:
Section 5704.2.7.5.9 Automatic Filling of Tanks. Systems that automatically fill
flammable or combustible liquid tanks shall be equipped with overfill protection,
approved by the fire code official, that sends an alarm signal to a constantly attended
location and immediately stops the filling of the tank. The alarm signal and automatic
shutoff shall be tested on an annual basis and records of such testing shall be maintained
on-site for a period of five (5) years.
RR. Section 5707.3.3 is added to read as follows:
5707.3.3, Site plan. A site plan shall be developed for each location at which mobile
fueling occurs. The site plan shall be in sufficient detail to indicate: all buildings,
structures, lot lines, property lines and appurtenances on site and their use and function;
all uses adjacent to the lot lines of the site; fueling locations, the locations of all storm
drain openings and adjacent waterways or wetlands; information regarding slope,
natural drainage, curbing, impounding and how a spill will be kept on the site property;
and the scale of the site plan.
SS. Section 5809.3.4 is amended to read as follows:
5809.3.4 Site plan. For other than emergency roadside service, a site plan shall be
developed for each location at which mobile gaseous hydrogen fueling occurs. The site
plan shall be in sufficient detail to indicate; all buildings, structures, lot lines, property
lines and appurtenances on site and their use and function, and the scale of the site plan.
Ordinance 588 Page 11
plan shall be in sufficient detail to indicate; all buildings, structures, lot lines, property
lines and appurtenances on site and their use and function, and the scale of the site plan.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby further
ORDAIN as follows:
1. Severability. If any provision of this ordinance or the application thereof to any person
or circumstance is held invalid or unconstitutional, the remainder of this ordinance, including the
application of such part or provision to other persons or circumstances shall not be affected
thereby and shall continue in full force and effect. To this end, provisions of this ordinance are
severable. The City Council of the Town of Los Altos Hills hereby declares that it would have
passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof
irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs,
sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
2. Effective Date; Publication. This ordinance shall take effect thirty (30) days after
adoption. Within fifteen days after the passage of this ordinance the City Clerk shall cause this
ordinance or a summary thereof to be published once, with the names of those City
Councilmembers voting for or against it in a newspaper of general circulation in the Town of Los
Altos Hills, as required by law.
INTRODUCED: December 4, 2019
PASSED: December 19, 2019
AYES: Mayor Spreen, Vice Mayor Wu, Councilmember Corrigan
Councilmember Tankha, Councilmember Tyson
NOES: None
ABSTENTIONS: None
ABSENT: None
BY: L'e'
Ma ,Ar
ATTEST:
City Clerk
APPROVYN AS TO FORM:
City Attorney
Ordinance 588 Page 12