HomeMy WebLinkAbout10/19/2010, PH3 - ADOPTION OF LATEST EDITIONS OF THE CONSTRUCTION, FIRE PREVENTION AND GREEN BUILDING CODES i
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C I TY OF SAN LU I S O B I S P O
FROM: John Mandeville, Community Development Director
Greg West, Acting Fire Chief
Prepared By: Tim Girvin, Chief Building Official
SUBJECT: Adoption of latest editions of the Construction, Fire Prevention and Green
Building Codes
RECOMMENDATION:
Introduce an ordinance in order to:
1. Repeal existing Chapters 15.02 and 15.04 of the San Luis Obispo Municipal Code
2. Adopt new Chapters 15.02, and 15.04 adopting the 2010 edition of the California
Building, Residential, Mechanical, Plumbing, Electrical, Energy, Historical Building,
Fire & Life Safety and Green Building Codes, and the 2009 edition of the International
Property Maintenance Code, with respective amendments.
DISCUSSION:
Introduction
The City is required to enforce the construction and fire safety codes developed by the State
of California, which are routinely updated every three years to implement the latest version of
national codes. The next editions of State codes will automatically become effective January
1, 2011. However, the State makes provisions to allow local jurisdictions to modify the codes
to react to locally unique conditions or special safety needs. The City must adopt these local
amendments in order to guarantee the ability to enforce previously approved local
amendments that must be coordinated with the State's codes. This code adoption will
incorporate all existing special construction requirements unique to the City of San Luis
Obispo into the most recent construction and fire codes established by the State of California,
ensure the enforceability of amendments, and maintain compatibility with the California
Code of Regulations, Title 24.
Background
Every three years, the model codes are updated to incorporate all code changes approved by
the International Code Council, the organization that develops the nationally recognized
codes. The State of California adopts and amends the most recent edition of the codes, which
are subsequently published by the California Building Standards Commission. The State
recently completed its review, approval and publication of the 2010 California Code of
Regulations, Title 24, which will become effective statewide on January 1, 2011.
The California Health and Safety Code allows the City to amend provisions of the California
Building Standards Code due to local climatic, geological, or topographical conditions. The
proposed ordinance includes findings required to support the recommended code
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modifications. By endorsing the recommended action the City Council will ensure continued
enforcement of the City's existing local amendments and adoption of the most recent State
codes to provide for safer buildings, as well as better energy efficiency and sustainability
standards in the first ever green building code. Final passage of the ordinance at the next
regular meeting will ensure that the effective dates of local and statewide codes coincide.
Technical Summary
The proposed ordinance will repeal existing chapters of the Municipal Code and adopt the
2010 codes with amendments, to meet the City's local needs. This ordinance will repeal
existing Chapter 15.02 and adopt new Chapter 15.02 with the appropriate 2010 California
Codes and the 2009 International Property Maintenance Code. Similarly, the ordinance
repeals existing Chapter 15.04 and adopts a new Chapter 15.04 titled "Construction
Regulations and Fire Prevention Regulations", which amends the construction and fire codes
and helps guide our actions related to accessibility, energy and green building laws.
The State has established the 2009 edition of the International Building Code (IBC) as the
basis for the 2010 California Building Code. During the 1990's, the three model code
organizations joined together to become the International Code Council (ICC) and began to
develop the International series of codes; one of the nationally recognized code series.
California uses another nationally recognized code developed and published by the
International Association of Plumbing and Mechanical Officials as the basis of the California
Plumbing and Mechanical codes and the latest edition of the National Electrical Code
developed by the National Fire Protection Association to create the 2010 California Electrical
Code.
CalGreen is Coming
New to this code adoption is the implementation of the new California Green Building
Standards Code also known as the CalGreen Code. CalGreen is intended to incorporate
sustainability standards into the construction regulations which are intended to create a
positive environmental impact and encourage sustainable construction practices in the
following categories:
• Planning and Design
• Energy Efficiency
• Water Efficiency and Conservation
• Material Conservation and Resource Management, and
• Environmental Quality
Additionally, there are proposed modifications to adopt Rainwater Harvesting standards so
community members can tap into this valuable local resource. The Chief Building Official
convened a group of local professionals and other interested community members to review
the proposed code amendments. The organizations invited to participate as a stakeholder
included SLO Green Build, US Green Build, the Sierra Club, Ecoslo, the Surfrider
Foundation, the Home Builder's Exchange, Watersmart, American Institute of Architects and
the International Code Council - Central Coast Chapters. The Rainwater Harvesting Group
helped review and approve standards and guidelines that will result in prescriptive local
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standards to help citizens make use of this water resource and potentially improve our City's
watershed.
Public Outreach
The Building & Safety Division began community outreach in May 2010 as part of Building
Safety Week; a week long event that highlighted building safety and also introduced
sustainable building concepts. The outreach has continued with posting of training
opportunities at the public counter and collaboration with the Home Builder's Exchange and
the local chapters of the American Institute of Architects and the International Code Council..
Building Division staff continues to participate in training opportunities and will be able to
help inform applicants of the new code requirements. Additionally, the Chief Building
Official will provide a notification to the development community regarding the
implementation of the codes and continue with outreach efforts into the New Year.
Summary
Past code adoptions by the City of San Luis Obispo have included administrative and
technical amendments to the construction and fire prevention codes to address special
situations or conditions unique to our city. Staff has determined that most of the local
amendments previously adopted by the City of San Luis Obispo have not become part of the
new edition of the national codes or by State of California amendment. Since there have
been no changes in special "climatic, geologic, or topographic" conditions in San Luis
Obispo, staff recommends that previous amendments be carried over to the new codes.
Additionally, our code adoption process has included the "Demolition and Moving of
Buildings" regulations. These regulations have remained unchanged for several code
adoption cycles. Staff is currently working on revisions of the Historic Preservation
Ordinance and Historic Preservation Guidelines. It is anticipated that some of the
information proposed in those documents should become part of the demolition regulations.
Subsequently, there may be changes to the demolition regulations which will be brought back
for Council review and approval in the near future.
Brief summaries of all proposed code amendments in this adoption cycle are found in
Attachment-3 to this report.
Amendments retained from previous code adoptions with no changes:
CONSTRUCTION CODES
• Requirement for underground utility services.
• Requirement to screen solid waste containers.
• Special fire-resistive construction in the Commercial Fire Zone.
• Requirement for new buildings to be equipped with an automatic fire sprinkler system.
• Additional requirements for fire alarm monitoring.
• Prohibition of wood shake and wood shingle roof coverings.
• Control and drainage of surface water around a new building.
• Depth of footings below grade.
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• Requirements for concrete on-grade concrete slabs.
• Additional safety requirements for swimming pools.
• Regulations regarding demolition and moving of buildings.
• Additional administrative provisions for grading and hillside grading limitations.
• Administrative regulations for unreinforced masonry building mitigation program.
• Installation standards for placement of a building sewer.
• Requirement for location of electrical service disconnect.
• Requirements for well construction.
• A section that clarifies application of the building code to airspace subdivisions
• A section to establish the plan review fees and time of payment.
• Minor modification to fire sprinkler standards to allow flexibility in applying sprinkler
coverage in sensitive electrical equipment areas.
• An amended section requires additional-zones in fire sprinkler system for maintenance.
• An amended section requires a standpipe system in a parking structure.
• An amended section clarifies the relationship between the IPMC and the California
building plumbing, mechanical, electrical, and fire codes.
FIRE CODE
• Clarification of membership of the Board of Appeals.
• Prohibition of open burning.
• Additional requirements for alarm monitoring.
• Additional limitations or revised requirements for fire apparatus access roads.
• Authority to remove obstructions blocking fire department access.
• Authority to require additional safeguards if a building is beyond the 4-minute response
time.
• Fire sprinkler requirements for existing buildings in the Commercial Fire Zone.
• Prohibition on the sale or use of fireworks.
• An amended section requires address numbers to have greater visibility if necessary.
• An amended section requires improved identification of gas meters.
• Minor modification to fire sprinkler standards to allow flexibility in applying sprinkler
coverage in sensitive electrical equipment areas.
• An amended section requires additional zones in fire sprinkler system for maintenance.
• An amended section requires a standpipe system in a parking structure.
• Fire protection at construction sites.
Amendments retained from previous code adoption with minor modification:
CONSTRUCTION CODES
• Coordination between the flood related construction provisions and other City standards.
• An amended section clarifies the time limit and expiration of a permit application.
• Clarification of membership and function of the Board of Appeals.
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FIRE CODE
• Additional limitation on the size and installation of above-ground fuel tanks
• Requirements for safer construction in the City's Wildland—Urban Interface Area.
New amendments with this adoption:
CONSTRUCTION CODES
• Provisions to allow rainwater harvesting.-
o A requirement to provide an audible alarm for residential sprinkler systems.
FIRE CODE
• Amended provisions regarding the permitting of tanks abandoned in place.
Deleted amendments with this adoption: These provisions now exist in the model codes
therefore an amendment is no longer needed.
• A section that clarified the relative hazard between different occupancies where there is a
change of occupancy in an existing building.
• Definition of a dangerous structure.
Attachment 2 illustrates actual text changes for all proposed amendments to the various
codes.
CONCURRENCES:
The City Engineer's office concurs with amended floodproofing and grading provisions. The
Fire Department has assisted with the code amendment process and concur with the report
and support the proposed ordinance.
FISCAL IMPACT:
There are no significant fiscal impacts.
ATTACHMENTS:
1. Proposed Ordinance
2. Illustrated Text Changes for Proposed New Amendments
3. Discussion & Summary of Amendments
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OrdinanceNo. .��. � ,(201( ;ries)
Attachment I
Page 1 of 48
ORDINANCE NO. (2010 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
TITLE 15 OF THE MUNICIPAL CODE TO
ADOPT AND AMEND THE LATEST EDITIONS OF THE
CONSTRUCTION AND FIRE CODES
AND ADOPT FINDINGS OF FACTS TO SUPPORT THE IMPOSITION OF
REQUIREMENTS GREATER THAN
THE REQUIREMENTS ESTABLISHED BY OR PURSUANT
TO THE CALIFORNIA BUILDING STANDARDS CODE
WHEREAS, it is the desire and intent of the City Council of the City of San Luis Obispo
to provide citizens with the greatest degree of fire, life and structural safety in buildings in the
most cost effective manner by adopting that body of regulations referred to as the California
Building Standards Code with amendments specific to the City of San Luis Obispo; and
WHEREAS, the California Health and Safety Code, Section 17958.5 and Section
18941.5, require the City Council, before making any modifications or changes to the California
Building Standards Code pursuant to Health and Safety Code Sections 18941.5 and 17958.5, to
make an express finding that each such modification or change is needed; and,
WHEREAS, the California Health and Safety Code Section 17958.7 requires that such
changes must be determined to be reasonably necessary because of local climatic, geological, or
topographical conditions; and,
WHEREAS, such findings must be made available as a public record and a copy thereof
with each such modification or change shall be filed with the State of California Building
Standards Commission;
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. The findings justifying previous changes and modifications to the adopted
construction and fire codes as contained in Ordinance No. 1033 (1985 Series), Ordinance No.
1105 (1987 Series), Ordinance No. 1169 (1990 Series), Ordinance No. 1170 (1990 Series),
Ordinance No. 1213 (1992 Series), Ordinance No. 1287 (1995 Series), Ordinance No. 1288
(1995 Series), Ordinance No. 1336 (1998 Series), Ordinance No. 1353 (1999 Series), Ordinance
No 1423 (2002 Series), Ordinance No. 1453 (2004 Series) and Ordinance 1510 (2007 Series) are
hereby affirmed.
SECTION 2. The provisions of the State Building Standards Code are hereby modified,
changed and amended, as provided for in this ordinance, based upon the foregoing findings and
those set forth herein and that said Council takes said action because of the public interest in
protecting life and preserving public safety and property. The City Council hereby determines
that Sections 602.1.2, 903.2, 903.3.1.1,903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, 1506.3.1,
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Attachment 1
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1804.3.1, 1809.7, 1910.1-1910.5, Table 1809.7, and Appendix Sections J103.1403.4 of the 2010
California Building Code, Section R313.3.3.5, R322.1, of the 2010 California Residential Code,
Section 315.4 of the 2010 California Plumbing Code, Article 270 (A)(1)of the 2010 California
Electrical Code, and Sections 307.1.1, 307.2, 307.4.1, 307.4.2, 405.7, 503.1.1, 503.1.2, 503.2.5,
507.2, 507.5.1, 603.1.4, 608.1, 901.4.2, 901.4.3, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3, 905.3.1,
907.7.5, 910.3.2.2, 1404.5, 1410.1, 1412.1, 2206.2, 2206.2.3, 2206.2.4, 2206.2.4.1, 2206.2.6,
3301.1, 3404.2.7, 3404.2.8.3, 3404.2.8.11, 3404.2.9, 3404.2.13.1.4, 3406.2.4, 3406.2.5, 3804.2,
and 4901.1, and Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1, D103.6.2,
D104.1, D105.2, D106.2 and D107.1 of the 2010 California Fire Code are required to be
modified due to the findings contained herein to greater requirements than those set.forth in the
California State Building Standards;
SECTION 3 - Findings. The City Council finds that each of the changes or modifications
to measures referred to therein are reasonably necessary because of local climatic, geological, or
topographical conditions in the area encompassed by the boundaries of the City of San Luis
Obispo, and the City Council further finds that the following findings support the local necessity
for the changes or modifications:
FINDING
That the City of San Luis Obispo is situated at the base of a watershed of the Santa Lucia
Mountains and that flooding of San Luis, Chorro, Stenner, Old Garden, and Brizzolara Creeks
results in conditions rendering fire department vehicular traffic unduly burdensome or impossible
as witnessed in major floods that occurred in 1952, 1961, 1969, 1973, 1978, 1982, and 1995.
Furthermore, flood conditions described above create the potential for overcoming the ability of
the fire department to aid or assist in fire control, evacuations, rescues and other emergency task
demands inherent in such situations. The resulting overburdening of fire department personnel
may cause a substantial or total lack of protection against fire for the buildings and structures
located in the City of San Luis Obispo. The afore-described conditions support the imposition of
fire protection requirements greater than those set forth in the California State Building Standards
Code and, in particular, support the imposition of greater requirements than set forth in Sections
602.1.2, 903.2, 903.3.1.1, 903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, and 1506.3.1 of the 2010
California Building Code, Sections R313.3.5 and R322.1 of the 2010 California Residential
Code, Article 230-70 (A)(1) of the 2010 California Electrical Code, and Sections 307.1.1, 307.2,
307.4.1, 307.4.2, 405.7, 503.1.1, 503.1.2, 503.2.5, 507.2, 507.5.1, 603.1.4, 608.1, 901.4.2,
901.4.3, 903.2, 903.2.1, 903.4, 903.4.3, 905.3.1, 910.3.2.2, 907.7.5, 1404:5, 1410.1, 1412.1,
2206.2, 2206.2.3, 2206.2.4, 2206.2.4.1, 2206.2.6, 3301.1, 3404.2.7, 3404.2.8.3, 3404.2.8.111
3404.2.9, 3404.2.13.1.4, 3406.2.4, 3406.2.5, 3804.2, and 4901.1, and Appendix Sections B105.2,
D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1, D105.2, D106.2 and D107.1 of the 2010
California Fire Code.
FINDING
That the City of San Luis Obispo is situated near three major faults each capable of generating
earthquakes with a magnitude of 7.5. These are the San Andreas to the east of the City, the
Nacimiento-Rinconada that crosses Hwy 101 north of the City then parallels the City to the east,
and the Hosgri to the West. Other faults of importance are the Huasna and West Huasna to the
Southeast of the City, the San Simeon to the Northwest, and the Edna and Edna Extended faults
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which enter the southern areas of the City. In as much as these faults are included as major
California earthquake faults, which are subject to becoming active at anytime, the City of San
Luis Obispo is particularly vulnerable to devastation should such an earthquake occur. The
potential effects include isolating the City of San Luis Obispo from the North and South due to
the potential for collapsing of freeway overpasses or a slide on both the Cuesta and Ontario
Grades and the potential for horizontal or vertical movement of the Edna fault rendering surface
travel across the southern extremities of the city unduly burdensome or impossible. Additional
potential situations inherent in such an occurrence include loss of the City's two main water
sources (the Salinas and Whale Rock reservoirs), broken natural-.gas mains causing structure and
other fires, leakage of hazardous materials, the need for rescues from collapsed structures, and
the rendering of first aid and other medical attention to large numbers of people. The protection
of human life and the preservation of property in the event of such an occurrence support the
imposition of fire protection requirements greater than those set forth in the California State
Building Standards Code and in particular support the imposition of greater requirements than set
forth in Sections 602.1.2, 903.2, 903,3.1.1, 903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, and
1506.3.1 of the 2010 California Building Code, Section R313.3.5 of the 2010 California
Residential Code, Article 230-70 (A)(1) of the 2010 California Electrical Code, and Sections
307.1.1, 307.2, 307.4.1, 307.4.2, 405.7, 503.1.1, 503.1.2, 503.2.5, 507.2, 507.5.1, 603.1.4; 608.1,
901.4.2, 901.4.3, 903.2, 903.2.1, 903.4, 903.4.3, 905.3.1, 9.10.3.2.2, 907.7.5, 1404.5, 141.0.1,
1412.1, 2206.2, 2206.2.3, 2206.2.4, 2206.2.4.1, 2206.2.6, 3301.1, 3404.2.7, 3404.2.8.3,
3404.2.8.11, 3404.2.9, 3404.2.13.1.4, 3406.2.4, 3406.2.5, 3804.2, and 4901.1, and Appendix
Sections B105.2, D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1, D105.2, D106.2 and
D107.1 of the 2010 California Fire Code.
FINDING
That the central commercial area in the City of San Luis Obispo consists of mixed conditions that
create the potential for possible conflagration, including congested streets during the business
day, numerous older buildings without adequate internal fire-resistivity, and contemporary
low-rise buildings. Significant spread of fire in said area will actually exceed the fire suppression
capabilities of regional firefighting personnel. The continued development of the San Luis
Obispo commercial area and the current and potential development of high-rise buildings pose a
substantial threat of fire to human life, public safety, and the preservation of property and support
the imposition of fire protection requirements greater than those set forth in the California State
Building Standards Code, and in particular, support the imposition of greater requirements than
set forth in Sections 602.1.2, 903.2, 903.3.1.1, 903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, and
1506.3.1 of the 2010 California Building Code, Section R313.3.3.5 and R322.1 of the 2010
California Residential Code, Article 230-70 (A)(1) of the 2010 California Electrical Code, and
Sections 307.1.1, 307.2, 307.4.1, 307.4.2, 405.7, 503.1.1, 503.1.2, 503.2.5, 507.2, 507.5.1,
603.1.4, 608.1, 901.4.2, 901.4.3, 903.2, 903.2.1, 903.4, 903.4.3, 905.3.1, 910.3.2.2, 907.15,
1404.5, 1410.1, 1412.1, 2206.2, 2206.2.3, 2206.2.4, 2206.2.4.1, 2206.2.6, 3301.1, 3404.2.7,
3404.2.8.3, 3404.2.8.11, 3404.2.9, 3404.2.13.1.4, 3406.2.4, 3406.2.5, 3804.2, and 4901.1, and
Appendix Sections B 105.2, D 103.1, D 103.4, D 103.6, D 103.6.1, D 103.6.2, D 104.1, D 105.2,
D 106.2 and D 107.1 of the 2010 California Fire Code.
FINDING
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That the City of San Luis Obispo is bisected by a major freeway (Hwy 101),traversing in the
north/south direction and a major highway(Hwy 1) traversing in an east/west direction. The City
is also transected by a mainline railroad in the north/south direction. It is a frequent occurrence
for the aforementioned highways and railway to support the transportation of hazardous
materials. The potential for release or threatened release of a hazardous material along one of
these routes is highly probable given the volume of material transported daily. Incidents of this
nature will normally require all available emergency response personnel to prevent injury and
loss of life, and to prevent as far as practicable, property losses. Emergency personnel
responding to said incidents may be unduly impeded and delayed in accomplishing an emergency
response as a result of this situation, with the potential result of undue and unnecessary risk to the
protection of life and public safety,particularly in those buildings or structures without the
protection of automatic fire sprinklers. The above-described problems support the imposition of
fire protection requirements greater than those set forth in the California State Building Standards
Code, and in particular support the imposition of greater requirements than set forth in Sections
602.1.2, 903.2, 903.3.1.1, 903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, and 1506.3.1 of the 2010
California Building Code, Section R313.3.5 of the 2010 California Residential Code, Article
230-70 (A)(1) of the 2010 California Electrical Code, and Sections 307.1.1, 307.2, 307.4.1,
307.4.2, 405.7, 503.1.1,503.1.2, 503.2.5, 507.2, 507.5.1, 603.1.4, 608.1, 901.4.2, 901.4.3, 903.2,
903.2.1, 903.4, 903.4.3, 905.3.1, 910.3.2.2, 907.7.5, 1404.5, 1410.1, 1412.1, 2206.2, 2206.2.3,
2206.2.4, 2206.2.4.1, 2206.2.6, 3301.1, 3404.2.7; 3404.2.8.3, 3404.2.8.11, 34042%
3404.2.13.1.4, 3406.2.4, 3406.2.5, 3804.2, and 4901.1, and Appendix Sections B105.2, D103.1,
D103.4, D103.6, D103.6.1, D103.6.2, D104.1, D105.2, D106.2 and D107.1 of the 2010
California Fire Code.
FINDING 5
That seasonal climatic conditions during the late summer and fall create numerous serious
difficulties in the control and protection against fire situations in the City of San Luis Obispo.
The hot, dry weather in combination with Santa Ana winds frequently results in wildland fires in
the brush-covered slopes on the Santa Lucia Mountains, San Luis Mountain; and the Irish Hills
areas of the City of San Luis Obispo. The aforementioned areas completely surround the City.
When a fire occurs in said areas, such as occurred in 1985 when the Los Pilitas fire burned six
days and entered the City and damaged many structures, the entirety of local fire department
personnel is required to control, monitor, fight and protect against such fire situations in an effort
to protect life and preserve property and watershed land. The same climatic conditions may
result in the concurrent occurrence of one or more fires in the more populated areas of the City
without adequate fire department personnel to protect against and control such a situation.
Therefore, the above-described findings support the imposition of fire-protection requirements
greater than those set forth in the California State Building Standards Code, and in particular
support the imposition of greater requirements than set forth in Sections 602.1.2, 903.2,
903.3.1.1, 903.4, 903.4.3, 905.3.1, 907.7.5, 910.3.2.2, and 1506.3.1 of the 2010 California
Building Code, Section 313.3.3.5 of the 2010 California Residential Code, Article 230-70 (A)(1)
of the 2010 California Electrical Code, and Sections 307.1.1, 307.2, 307.4.1, 307.4.2, 405.7,
503.1.1, 503.1.2, 503.2.5, 508.2, 508.5.1, 603.1.4, 608.1, 901.4.2, 901.4.3, 903.2, 903.2.1, 903.4,
903.4.3, 905.3.1, 910.3.2.2, 907.7.5, 1404.5, 1410.1, 1412.1, 2206.2, 2206.2.3, 2206.2.4,
2206.2.4.1, 2206.2.6, 3301.1, 3404.2.7, 3404.2.8.3, 3404.2.8.11, 3404.2.9, 3406.2.4, 3406.2.5,
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3804.2, and 4901.1, and Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1,
D 103.6.2, D 104.1, D 105.2, D 106.2 and D 107.1 of the 2010 California Fire Code.
FINDING 6
That for the most part, the soils in the City of San Luis Obispo are medium to highly expansive
in nature, and such soils may cause damage to foundations, structures and underground utilities if
not properly mitigated through known construction techniques. Furthermore, a significant part of
the City lies on hills and rolling topography subject to earth slides and movements and present
problems to developments constructed in such areas due to surface water drainage and disposal.
The above-described conditions support the imposition of requirements greater than those set
forth in the California State Building Standards Code and, in particular, support the imposition of
greater requirements than those set forth in Sections 1804.3.1, 1809.7, and 1910.1-1910.5,
3109.8, Table 1809.7, and Appendix Sections J101.1, J101 34101.8, and J103.1- J103.4 of the
2010 California Building Code and Section 315.4 of the 2010 California Plumbing Code.
FINDING
That the more-restrictive modifications requiring automatic fire-sprinkler systems in buildings
evidenced by the afore-described findings allow a trade-off for, and reduction of, other less
effective fire-resistive components of a building support the acceptance of requirements lesser
than those set forth in the California State Building Standards Code and, in particular, support the
imposition of lesser requirements than those set forth in Section 705.11 of the 2010 California
Building Code and Sections 503.1.1, and 503.2.5 of the 2010 California Fire Code.
SECTION 4. Chapter 15.02 of the San Luis Obispo Municipal Code is hereby repealed
in its entirety and new Chapter 15.02 is adopted to read as follows:
SECTION 15.02.010 ADOPTION OF CODES
Eleven documents, three (3) each of which are on file in City offices, identified by the
Seal of the City of San Luis Obispo, marked and designated as the 2010 editions of the
California Building Code (Volumes 1 and 2) and the California Fire Code published by
the International Code Council, the 2010 edition of the California Electrical Code
published by the National Fire.Protection Association, the 2010 editions of the California
Mechanical Code and the California Plumbing Code published by the International
Association of Plumbing and Mechanical Officials, the 2010 edition of California Energy
Code, the 2010 edition of the California Historical Building Code, the 2010 edition of the
California Existing Building Code, the 2009 edition of International Property
Maintenance Code published by the International Code Council are hereby adopted
including chapters, sections and appendices not adopted by agencies of the State of
California. Furthermore, only the chapters, sections and appendices of the 2010
California Residential Code and the 2010 California Green Building Standards Code
adopted by the State of California are hereby adopted. These regulations collectively will
be known as the Building Construction and Fire Prevention Regulations of the City of
San Luis Obispo. The provisions of such are hereby referred to, adopted, and made a part
hereof as if fully set out in this Chapter except as modified hereinafter.
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SECTION 5. Chapter 15.04 of the San Luis Obispo Municipal Code is hereby repealed
in its entirety and new Chapter 15.04 is adopted to read as follows:
SECTION 15.04 CONSTRUCTION AND FIRE PREVENTION REGULATIONS
SECTION 15.04.010 BUILDING OFFICIAL AND FIRE CODE OFFICIAL
DESIGNATED
The Chief Building Oficial is hereby designated as the building official and code official
for the City of San Luis Obispo. The Fire Chief is hereby designated as the fire code
official for the City of San Luis Obispo. Where the "authority having jurisdiction" is
used in the adopted codes, it shall mean the building official or fire code official, as
applicable.
SECTION 15.04.020 AMENDMENTS; CALIFORNIA BUILDING CODE
A. Delete Appendix A, B, D, and K.
B. Amend Chapter 1, Division II, Section 103.1 to read as follows:
103.1 Creation of enforcement agency. The Building and Safety Division is hereby
created and the official in charge thereof shall be known as the building official.
C. Add Chapter 1, Division II, Section 104.12 to read as follows:
104.12 Airspace subdivisions. The building official shall have the authority to
apply the building ordinances of the City of San Luis Obispo and those building
regulations mandated by State law to be enforced by the local agency to buildings and
structures containing one or more airspace lots as defined in this code so as to treat
the entirety of such buildings or structures as if they were on or within a single lot,
provided:
1. That such buildings or structures or portions thereof would otherwise conform
to such ordinances and regulations, but for the creation of such airspace lots;
and
2. That a covenant agreement, in a form designed to run with the land and
satisfactory to the Community Development Director, be recorded with the
Office of County Recorder and a copy filed with the Community Development
Department by the owners binding themselves and future owners and assigns
to keep, preserve and maintain all portions of such buildings or structures in
accordance with and pursuant to such building ordinances and regulations.
D. Amend Chapter 1, Division Il, Section 105.2 to read as follows:
Work exempt from permit.
Building:
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#5. A water tan_k or a group of water tanks intended for storage of irrigation water
only supported directly on grade if the total capacity does not exceed 250 gallons and
the ratio of height to width does not exceed 2:1.
E. Amend Chapter 1, Division II, Section 105.3.2 to read as follows:
105.3.2 Time limitation of application. An application for a permit for any
proposed work shall be deemed to have been abandoned 180 days after the date of
filing, unless such application has been pursued in good faith or a pen-nit has been
issued; except that the building official is authorized to grant one or more extensions
of time for an additional period not exceeding 180 days. The extension shall be
requested in writing and justifiable cause demonstrated. In order to renew action on
an application after expiration, the applicant shall resubmit plans and pay a new plan
review fee.
F. Add Chapter 1, Division H, Section 105.3.3 to read as follows:
105.3.3 Plan review fees. When submittal documents are required by Section 107.1,
a plan review fee shall be paid at the time of submitting the submittal documents for
plan review. Said plan review fee shall be in accordance with the schedule as
established by the applicable governing authority.
Separate plan review fees shall apply to permits,for retaining walls and major
drainage structures in conjunction with grading. For excavation and fill on the same
site, the plan review fee for grading shall be based on the volume of excavation or fill,
whichever is greater.
The plan review fees specified in this section are separate fees from the permit fees
specified in Section 109.2 and are in addition to the permit fees.
Where submittal documents are incomplete or changed so as to require additional
plan review, or where the project involves deferred submittal items as defined in
Section 107.3.4.2, an additional plan review fee may be charged at a rate established
by the applicable governing authority.
G. Add Chapter 1, Division II, Sections 112.4 and 112.5 to read as follows:
112.4 Underground utility services. All new electric, telephone, television, and
other communication service connections, for all new, altered, or enlarged buildings
shall be provided by underground wiring. Extension of electric or communication
distribution lines to serve such projects shall be underground wiring.
Exceptions:
1. A building located in residential or conservation/open space zone
established by the jurisdiction's zoning regulations, provided that there are
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existing buildings on the property that are served by overhead connection
lines.
2. Replacement or relocation of electric service equipment served by existing
overhead wiring.
3. Where determined by the building official to be impractical or infeasible
within the standards and practices of the utility or other companies
providing such services.
Where the utility or other company's distribution system is underground, the service
lines shall terminate at a connection point designated by the utility company. Where
the utility or other company's distribution is overhead, the service lines shall terminate
as a pole riser on a pole designated by the utility company.
112.5 Storage of solid waste containers. All new Group R, Division 3 occupancies
shall provide a space adequate in size to store and screen all solid waste containers
when viewed from the public right-of-way. The storage area shall have minimum
dimensions of feet (914 mm) by 8 feet(2438 mm) or 6 feet (1829 mm) by 6 feet
(1829 mm) and shall not conflict with required parking spaces. If the storage area is
located in the front yard setback established by other ordinances, the storage area shall
be screened by a fence, partition or other enclosure in compliance with maximum
height limitations. In no case shall a partition or enclosure required by this section be
less than 48 inches (1219 mm) above adjacent grade.
H. Amend Chapter 1, Division H, Chapter 113 to read as follows:
113.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the building official, code official or fire code official relative
to the application and interpretations of the California Building Standards Code and
the International Property Maintenance Code, there shall be and is hereby created a
Board of Appeals. Said Board shall also serve as the Housing Appeals Board and the
Local Appeals Board referenced in the California Building Standards Code. The
building official or fire code official shall be an ex officio member and shall act as
secretary to said board but shall have no vote upon any matter,before the board. The
Board of Appeals shall be appointed by the applicable governing authority and shall
hold office at its pleasure. The board shall adopt rules of procedure for conducting its
business.
113.2 Limitations on authority. An application for appeal shall be based on a claim
that the true intent of this code or the rules legally adopted hereunder have been
incorrectly interpreted, the provisions of this code do not fully.apply or an equally
good or better form or construction is proposed. The board shall have no authority to
waive requirements of this code. For appeals relating to accommodations for the
disabled, the authority of the board shall include the ability authorize reasonable
alternatives to disabled access requirements imposed by the California Building
Standards Code.
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113.3 Qualifications. The board of appeals shall consist of seven members, five of
which who are qualified by experience and training to pass on matters pertaining to
building construction and building service equipment,hazards of fire, explosions,
hazardous conditions or fire protection systems and are not employees of the
jurisdiction. For matters subject to the appeal process referenced in H& S Code
19957.5 paragraph(b)regarding accommodations for persons with physical
disabilities, the board of appeals shall include two additional members who shall be
persons with disabilities as defined in the California Building Code.
I. Amend Chapter 1, Division.II, Section 116.1 of to read as follows:
116.1 Conditions. Structures or existing equipment that are or hereafter become
unsafe, unsanitary or deficient because of inadequate means of egress facilities,
inadequate light and ventilation, or which constitute a fire hazard, or are otherwise
dangerous to human life or public welfare, or that involve illegal or improper
occupancy or inadequate maintenance, shall be deemed an unsafe condition Unsafe
structures shall be taken down and removed or made safe,as the building official
deems necessary and as provided for in this section and the 2009 edition of the
International Property Maintenance Code, as adopted. A vacant structure that is not
secured against entry shall be deemed unsafe.
J. Amend Section 202 by addition of the definitions for Airspace Lot and Airspace
Subdivision and Rainwater Harvesting System to read as follows:
Lot, Airspace. A division of the space above or below a lot with finite width, length .
and upper and lower elevation occupied or to be occupied by a use, building or
portion thereof, group of buildings or portions thereof, and accessory buildings or
portions thereof, or accessory uses. An Airspace lot shall be identified on a final map
or a parcel map in the office of the County Recorder with a separate and distinct
number or letter. An Airspace lot shall have access to appropriate public rights of
way by means of one or more easements or other entitlements to use in a form
satisfactory to the Chief Building Official and the City Engineer.
Rainwater Harvesting System. A storm drainage collection system that collects
rainwater from the roof area of a structure or structures in conformance with the
American Rainwater Catchment System Association (ARCSA)guidelines or an
equivalent standard as approved by the Building Official and the San Luis Obispo
County Environmental Health Department.
Subdivision, Airspace. An airspace subdivision shall be as defined in Chapter 16 of
the San Luis Obispo Municipal Code.
K. Amend footnote d to Table 601 to read as follows:
d. An approved automatic sprinkler system in accordance with Section 903.3.1.1
shall be allowed to be substituted for 1-hour fire-resistance-rated construction,
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provided such system is not otherwise required by other provisions of the California
Building Code without local amendments or used for an allowable area increase in
accordance with Section 506.3 or an allowable height increase in accordance with
Section 504.2. The 1-hour substitution for the fire resistance of exterior walls shall
not be permitted.
L. Add Section 602.1.2 to read as follows:
602.1.2 Commercial fire zone. Construction of interior walls, floors, ceilings and
partitions as a part of additions or alterations to any existing building or structure
located within the commercial fire zone shown in Figure 6-A shall be constructed
with 5/8" Type "X" gypsum wallboard or its equivalent regardless of all other lesser
minimum requirements to the contrary.
Exception: Buildings protected throughout by an approved automatic fire
sprinkler system.
FIGURE 6-A—COMMERCIAL FIRE ZONE
Commercial Fire Zone
M. Amend Section 705.11 by addition of item 7 to the Exceptions to read as follows:
7. The building is protected throughout by an approved automatic fire sprinkler
system.
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N. Delete Sections 903.2 through 903.2.10.3. Add new Sections 903.2 and 903.2.1
through 903.2.10.3 to read as follows:
903.2" Where required. An approved automatic fire sprinkler system shall be
installed:
1. Throughout new buildings.
Exceptions:
1. Buildings containing Groups A, B, E, F, H-4, M, S, and U
occupancies where floor area is not more than 1000 square feet
(92.9 m2), unless located in the commercial Are zone shown in
Figure 6-A.
2. Buildings of non-combustible construction located in the
commercial fire zone shown in Figure 6-A containing Groups A,
B, E, F, H-4, M, S, and U occupancies where floor area is not more
than 1000 square feet (92.9 m2).
3. Buildings located in the commercial tire zone shown in Figure 6-A
containing Groups A, B, E, F, H-4, M; S, and U occupancies where
floor area is not more than 1000 square feet(92.9 m2) and the
building is entirely surrounded by yards or public ways not less
than 20 feet(6096 mm) in width.
4. Buildings containing Group R, Division 3 occupancies that are not
considered to be a separate dwelling unit.
2. Throughout an existing building whenever alterations or additions result in an
increase of more than 1000 square feet (92.9 m2) of floor area, including
mezzanines or additional stories, or whenever the cost of alterations to an
existing building having a floor area of more than 1000 square feet (92.9m)
exceeds 50 percent of the replacement cost of the building as determined by
the building official. The cost of alteration and increase in floor area shall
include all corresponding data from permits issued to the building for the
previous five years.
Exception: Group R, Division 3 and Group U occupancies.
3. In additions to existing buildings equipped with an automatic fire sprinkler
system.
4. Throughout an existing building where there is an occupancy classification
change for floor area exceeding 1000 square feet (92.9m2). The provisions of
Section 3406.1 shall not eliminate the requirement for an automatic fire
sprinkler system.
Exceptions:
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1. A Group U occupancy changed to a Group R, Division 3
occupancy, provided the building was constructed before July 7,
1990 and there is no increase in floor area.
2. Occupancy classification changes to Groups F, M, S, and U from
an equivalent category as defined in previous editions of this code.
5. In buildings where cellulose nitrate film or pyroxylin plastics are
manufactured, stored or handled.
For the purpose of requiring the automatic fire sprinkler systems specified in this
chapter, the floor area within the surrounding exterior walls together with the floor
area within the horizontal projection of the roof shall be considered as one building.
903.2.1 through 903.2.10.3 not used. Text continues with Section 903.2.11.
O. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require
that a building or portion thereof be equipped throughout with an automatic sprinkler
system in accordance with this section or where a building is considered as mixed
occupancy due to the presence of two or more uses that are classified into different
occupancy groups, sprinklers shall be installed throughout in accordance with NFPA
13 except as provided in Section 903.3.1.1.1. Sprinkler system designs referenced in
Sections 903.3.5.1.1 and 903.3.5.1.2 shall require special approval by the fire code
official.
9033.1.1.1 Exempt locations. In other than Group 1-2, 1-2.1 and 1-3 occupancies,
automatic sprinklers shall not be required in the following rooms or areas where such
rooms or areas are protected with an approved alternative automatic fire extinguishing
system in accordance with Section 904. Sprinklers shall not be omitted from any room
merely because it is damp, of fire-resistance-rated construction or contains electrical
equipment.
1. Any room where the application of water, or flame and water, constitutes a
serious life or fire hazard.
2. Any room or space where sprinklers are considered undesirable because of the
nature of the contents, when approved by the fire code official, provided such
rooms or areas are separated from the remainder of the building by fire barriers
consisting of not less than 1-hour fire-resistance-rated walls and 2-hour fire-
resistance—rated floor/ceiling assemblies.
3. Generator and transformer rooms separated from the remainder of the building
by walls and floor/ceiling or roof/ceiling assemblies having a fire-resistance
rating of not less than 2 hours.
P. Amend Section 903.4 to read as follows, with Exceptions to remain:
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903.4 Sprinkler system monitoring and alarms. All valves controlling the water
supply for automatic sprinkler systems,pumps,tanks, water levels and temperatures,
critical air pressures, and water-flow switches on all sprinkler systems shall be
electrically supervised by a central station service listed by Underwriters Laboratories
for receiving fire alarms in accordance with NFPA 72. The central station shall
contact and notify the police/fire dispatch center immediately on notification of an
alarm and prior to making contact with the protected premises.
Q. Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Isolation control valves. Approved supervised indicating control valves
shall be provided at the point of connection to the riser on each floor in all buildings
two or more stories in height or in single-story buildings having a gross floor area of
10,000 square feet or more zoned into no more than 5,000 square- foot areas for the
purpose of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in buildings equipped with
an automatic fire extinguishing system installed in accordance with Section
903:3.1.3.
R. Amend Section 905.3.1 to read as follows, with Exceptions to remain:
905.3.1 Building Height. Class III standpipe systems shall be installed throughout
buildings where the floor level of the highest..story is located more than 30 feet(9144
hub) above the lowest level of the fire department vehicle access, or where the floor
level of the lowest story is located more than 30 feet(9144 mm) below the highest
level of fire department vehicle access and in any parking structure exceeding one
level above or one level below grade.
S. Amend Section 907.7.5 to read as follows:
907.7.5 Monitoring. Fire alarm systems required by this chapter or by the California
Building Code shall be monitored by an approved central station service listed by
Underwriters Laboratory for receiving.fire alarms in accordance with NFPA 72. The
central station shall contact and notify the police/fire dispatch center immediately on
notification of an alarm and prior to making contact with the protected premises.
Exception: Supervisory service is not required for:
1. Single and multiple station smoke alarms required by Section 907.2.10.
2. Group I-3 occupancies shall be monitored in accordance with Section
907.2.6.3.4.
3. Automatic sprinkler systems in one and two-family dwellings.
T. Amend Section 910.3:2.2 to read as follows:
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Section 910.3.2.2 Sprinklered buildings. Where installed in buildings equipped
with an approved automatic sprinkler system, smoke and heat vents shall be designed
to operate automatically by actuation of a heat responsive device rated at least.100
degrees above the operating temperature of the sprinkler heads.
i.
U. Add Section 1101.2.1 to read as follows:
1101.2.1 Rainwater Harvesting. Storm water drainage may be directed to an
approved rainwater harvesting system and used as an alternate source of water for
non-potable uses as approved by the Building Official and the San Luis Obispo
County Environmental Health Department. The installation and use of such a.system
or systems must be designed to not interact with the potable water system, the
building sanitary sewer or drainage systems that flow to any creek. Rainwater
harvesting systems must be maintained in such manner as to not cause damage to
property, create a nuisance or be in conflict.with the City of San Luis Obispo's
Stormwater Management Plan.
V. Add Section 1506.3.1 to read as follows:
1506.3.1 Wood shake and shingle roof covering limitations. Wood shake or
shingle roof coverings shall not be installed on any building.
Exception: A wood shake or wood shingle system listed as a Class A-rated roof
covering. i
W. Add Section 1804.3.1 to read as follows:
1804.3.1 Drainage. Provisions shall be made for the control and drainage of surface
water around buildings. Drainage systems necessary shall be adequate to prevent
water from entering and accumulating under the building, Drainage water from
improvements and land contour changes shall not drain onto or across adjacent
properties except in recorded drainage easements or natural waterways.
X. Amend Section 1809.7 to read as follows:
1809.7 Depth of footings. The minimum depth of footings below the undisturbed
ground surface shall be 12 inches (305 mm). Where applicable, the depth of footings
shall also conform to Sections 1805.2.1 through 1805.2.3 and Table 1805.4.2, unless
another depth is recommended by a foundation investigation. Isolated footings and
piers, exterior of perimeter foundation, shall have a minimum depth of 24 inches
(609.6 mm) below the lowest adjacent natural undisturbed grade.
Y. Modify Table 1809.7 to be as follows:
TABLE 1809.7
FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a b c d e
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NUMBER OF FLOORS WIDTH OF FOOTING THICKNESS OF DEPTH BELOW GRADE
SUPPORTED BY THE (inches) FOOTING (inches)
FOOTING f (inches) Perimeter Interior
1 12 6 21 12
2 15 8 24 18
3 18 8s 30 24
a
Depth of footings shall be in accordance with Section 1809.4.
b The ground under the floor may be excavated to the elevation of the top of the footing.
c A grade beam 12"in width shall be provided,at garage openirigs. Depth shall be as specified in this table.
d
Interior stud bearing walls may be supported by:isolated footings: The footing width and length shall be twice
the width shown in this table and the footings shall be spaced not more than 6 feet(1829 mm)on center.
e See.section 1908for additional requirements for footings of structures assigned to Seismic Design Category C, D,
E or F.
f Foundations may support a roof in addition to the stipulated number of floors. Foundations supporting roofs only
shall be as required for supporting one floor. Slabs supported on grade need not be considered a floor for
purposes of footing depths and widths.
g For thickness of foundation walls see section 1807.1.6.
Z. Amend Section 1910 to read as follows:
1910..1 General. The thickness of concrete floor slabs supported directly on the
ground shall be not less than 4 inches (101.6 mm). Concrete floor slabs shall be
underlain with a minimum of 4 inches (101.6 mm) of clean granular material. A 6-mil
(0.006 inch; 0.15 mm) polyethylene vapor retarder with joints lapped not less than 6
inches (152 mm) shall be placed shall be placed between the base course or subgrade
and the concrete floor slab, or other approved equivalent methods or materials shall
be used to retard vapor transmission through the floor slab.
Exception: A vapor retarder is not required:
1. For detached structures accessory to occupancies in Group R-3, such as
garages, utility buildings or other unheated facilities.
2. For unheated storage rooms having an area of less than 70.square feet (6.5
m2) and carports attached to occupancies in Group R-3.
3. For buildings or other occupancies where migration of moisture through
the slab from below will not be detrimental to the intended occupancy of
the building. .
4. For driveways, walks, patios and other flatwork which will not be enclosed
at a later date.
5. Where approved based on local site conditions.
1910.2 Minimum reinforcing. Minimum reinforcing for slabs on grade shall be No.
3 bars at 24 inches (609.6 mm) on center each way placed at midpoint of slab
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thickness. Slab reinforcement shall extend to within 2 inches(50.8 mm) of the
exterior edge of slabs.
1910.3 Slab to foundation connection. Tie bar reinforcing between slabs on grade
and foundation stem walls shall be No. 3 bars at 24 inches (609.6 mm) on center,
placed in foundation walls and bent at least 24 inches (609.6 mm) into the slabs and
tied to the slab reinforcing.
Exception: Floating slabs justified by an engineered design.
1910.4 Moisture content. Moisture content for expansive soils shall be 100 percent
of optimum to a depth of 18 inches (609.6 mm)below slab bottoms and shall be
maintained until slabs are poured. Soils under slabs shall be tested for moisture
content and slabs shall be poured within 24 hours of obtaining the required moisture
content. The area under raised floors need not be premoistened.
1910.5 Penetrations. Openings in slabs on grade for bathtub piping and traps,
planters or other similar uses shall be sealed with concrete not less than 2 inches (50.8
mm) in thickness.
Exception: Plastic tub boxes may be used in lieu of concrete if properly sealed
around all edges and pipe penetrations.
AA. Amend Section 3109 by addition of Subsections 3109.6 through 3109.8 to read as
follows:
3109.6 Access to pool. Pools shall be accessible by means of ladders or steps. There
shall be not less than one such access for each 300 square feet (27.87 m2) of pool area
equally distributed around the perimeter.
3109.7 Lighting. Pools shall be equipped with artificial lighting adequate to
illuminate all underwater areas.
3109.8 Abandoned pools. A pool that is not used, is neglected, and is a hazard to
health and safety, shall be filled to the satisfaction of the building official. Before
filling, holes shall be made in the bottom of the pool to insure proper drainage.
Abandoned pools determined to be unsafe by the building official shall be abated in
accordance with the International Property Maintenance Code.
BB. Amend Appendix Section G102.2 to read as follows:
G102.2 Establishment of flood hazard areas. Flood hazard areas are established in
the current edition of the City of San Luis Obispo's Flood Insurance Rating Map. All
construction work within designated flood hazards areas shall comply with the flood
plain management regulations contained in San Luis Obispo Municipal Code Section
17.84.
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For the enforcement provisions of this appendix for flood resistant construction under
the purview of the City Engineer, building official may mean city engineer.
CC. Amend the title of Appendix Section G501 to read as
"BUILDINGS AND MANUFACTURED HOMES"
DD. Amend Appendix Section G501.1 to read as follows:
G501.1 Elevation. All new and replacement buildings and/or manufactured homes
to be built, placed or substantially improved within a flood hazard area shall comply
with the flood plain management regulations contained in San Luis Obispo Municipal
Code Section 17.84.
EE. Amend Appendix Section G1001.3 to read as follows:
G1003.3 Elevation. Utility and miscellaneous Group U buildings and structures,
including substantial improvement of such buildings or structures, shall comply with
the flood plain management regulations contained in San Luis Obispo Municipal
Code Section 17.84.
FF. Amend Appendix Section G1001.6 to read as follows:
G1001.6 Protection of mechanical and electrical systems. New or replacement
electrical equipment and heating, ventilating, air conditioning and other service
facilities shall be either placed at, or protected in conformance to San Luis Obispo
Municipal Code Section 17.84.
GG. Amend Appendix Section J101.1 to read as follows:
J101.1 Scope. The provisions of this chapter apply to grading, excavation and
earthwork construction, including fills, embankments, and work within waterways.
Where conflicts occur between the technical requirements of this chapter and the soils
report, the soils report shall govern. This appendix recognizes the importance of the
waterways of the city and the need to regulate all changes to these waterways.
For the enforcement provisions of this appendix for grading in new subdivisions
under the purview of the City Engineer, building official shall mean city engineer.
HH. Add'Appendix Sections J101.3 through J101.7 to read as follows:
J101.3 Hazardous conditions. Whenever the building official determines that any
existing excavation or embankment or fill on private property has become a hazard to
life and limb, or endangers property, or adversely affects the safety, use or stability of
a public way or drainage channel, the owner of the property upon which the
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excavation or fill is located, or other person or agent in control of said property, upon
receipt of notice in writing from the building official, shall within the period specified
therein repair or eliminate such excavation or embankment so as to eliminate the
hazard and be in conformance with the requirements of this code.
J101.4 Dust control: All graded surfaces shall be wetted, protected or contained in
such manner as to prevent dust or spill upon any adjoining property or street.
J101.5 Emergency grading. The building official may authorize emergency grading
operations upon any site when necessary for the protection of the public health, safety
and welfare. Other city departments may take emergency action.necessary to protect
public facilities.
J101.6 Special grading standards. The topography of a site proposed for
development shall remain substantially in its natural state. Mass recontouring shall
not be allowed. In all cases,the average cross slope of a site shall be determined prior
to any grading operations or approval of any grading plan. Where a site does not
slope uniformly, the building official or city engineer shall determine average cross
slope by proportional weighting of the cross slopes of uniformly sloping subareas.
The percentage of the site, exclusive of building area,to remain in its natural state (no
grading of any kind allowed) shall be in accordance with Table J 101.6.
All graded planes shall be rounded on all edges to blend with natural slopes. The
rounded edges shall have a radius equal to one-half the height of the cut or fill slope.
J101.7 Approval for building construction. Prior to commencement of any
building construction, pursuant to a building permit for the graded site, a benchmark
shall be provided to verify that the building site is graded in conformance with the
approved grading plan. No building construction shall be started until the building
official or city engineer has verified that the rough grading conforms to the approved
plan, including any interim or permanent erosion control measures deemed necessary.
H. Amend Appendix Section J102 by addition of the following definitions:
AVERAGE CROSS SLOPE shall mean the ratio, expressed as a percentage, of the
vertical difference in elevation to the horizontal distance between two points on the
perimeter of the area, with the line connecting the two points being essentially
perpendicular to the contours between the two points. Different portions of any area
may have different average cross slopes.
WATERWAY shall mean a well-defined natural or manmade channel, creek, river,
lake or swale that conveys surface water, storm runoff, or other natural drainage either
year round or intermittently.
JJ. Amend Appendix Section J 103 to read as follows:
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J103.1 Permits required. Except as exempted in Section J103.2,no grading shall
be performed without first having obtained a permit therefore from the building
official. A grading permit does not include the construction of retaining walls or
other structures. A grading permit shall be required for all work within any waterway,
including, but not limited to, earthwork, construction of drainage devices or erosion
control devices, removal of vegetation and modifications of banks and the bottom of
the waterway which may in the natural course of events lead to changes in flow
characteristics. A grading permit shall be required for all work that will create a
stockpile of any earth material, subject to the surety bond required by Section J103.4
to guarantee restoration of the site to a natural or other condition acceptable to the
building official.
J103.2 Exempted Work. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area, provided there is no danger to the
public, and that such grading will not adversely affect adjoining properties.
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing, or stockpiling of rock, sand,
gravel, aggregate, or clay controlled by other regulations, provided such
operations do not affect the lateral support of, or significantly increase stresses
in, soil on adjoining properties.
7. Exploratory excavations performed under the direction of a registered design
professional.
8. An excavation which does not exceed fifty cubic yards and (1) is less than 2
feet (6 10 mm) in depth or(2) does not create a cut slope greater than 5 feet
(1524 mm) in height and steeper than 1 unit vertical to 2 units horizontal.
9. A fill less than 1 foot (305 mm) in depth and placed on natural terrain with a
slope flatter than 1 unit vertical to 5 units horizontal, or less than 3 feet(914 .
mm) in depth,-not intended to support structures, that does not exceed 50
cubic yards (38.3 m) on any one lot and does not obstruct a drainage course.
10. Routine streambed vegetation control approved by the City Engineer.
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Exemption from the permit requirements of this appendix shall not be deemed to
grant authorization for any work to be done in any manner in violation of the
provisions of this code or any other laws or ordinances of this jurisdiction.
J103.3 Early.grading. A grading permit shall not be issued prior to issuance of a
building permit for the project unless:
1. A tentative minor subdivision or tract map, use permit, architectural review
commission project approval or similar authorization has been granted; and
2. Related street and utility grades have been established; and
3. A surety bond in accordance with Section J103.4 is deposited to guarantee
restoration of the site to a natural or other condition acceptable to the building
official should the project not proceed to completion.
J103.4 Bonds. The building official may require bonds in such form and amounts as
may be deemed necessary to ensure that the work, if not completed in accordance
with the approved plans and specifications, will be corrected to eliminate hazardous
conditions or restore a graded site to the original condition. In lieu of a surety bond,
the applicant may file a cash bond or instrument of credit with the building official in
an amount equal to that which would be required in the surety bond.
The city engineer may require that bonds be posted to recover the full costs of any
damage to public right-of-way which may occur because of the peculiar nature or
large scope of the project, such as transportation of fill or heavy equipment on local
streets not designed to accommodate the traffic.
KK. Amend Appendix Section J104.2 to read as follows:
J104.2 Site plan requirements. In addition to the provisions of Appendix Section
107, a grading plan shall show the existing grade and finished grade in contour
intervals of sufficient clarity to indicate the nature and extent of the work and show in
detail that it complies with the requirements of this code. The plans shall show the
existing grade on adjoining properties.in sufficient detail to identify how grade
changes will conform to the requirements of this code. The plans shall show existing
drainage conditions and drainage devices and all proposed changes thereto. The plans
shall include the location and dimension of all trees on the site which are 3 inches
(76.2 mm) in diameter or larger at the trunk, measured at 4.5 feet(1.37 m) above
ground level, trees to be removed and trees to remain. A preservation plan shall be
submitted for all trees to remain. The plans shall indicate where excess material,
rocks, or rubble will be disposed of.
LL. Amend Appendix Section J110.1 to read as follows:
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J110.1 General. All disturbed surfaces shall be prepared and maintained to control
erosion.
Exception: Erosion control measures need not be provided on cut slopes not
subject to erosion due to the erosion-resistant character of the materials.
Erosion control shall be installed as soon as practicable and prior to calling for final
inspection.
MM. Add Appendix Table J101.6 as follows:
TABLE J101.6
GRADING TO REMAIN IN NATURAL STATE
Percent Average Cross Sloe Percent of Site to Remain In Natural State
0-5 0
6-10 25
11-15 40
16-20 60
21-25 80
26-30 90
Above 30 100
SECTION 15.04.030 AMENDMENTS; CALIFORNIA RESIDENTIAL CODE
Adopt as approved by state agencies and amend the following sections:
A. Amend Section R109.1.2 Exception to read as follows:
Back-filling of ground-source heat pump loop systems tested in accordance with ASTM
Standards prior to inspection shall be permitted.
B. Add Section R313.3.3.5 to read as follows:
R313.3.3.5 Sprinkler Activation Alarm. An alarm audible from all sleeping rooms shall be
provided.
C. Amend Section R322.1 to read as follows:
R322.1 General. Buildings and structures constructed in whole or in part in flood hazard
areas identified in the current edition of the City of San Luis Obispo's Flood Insurance
Rating Map shall be designed and constructed in accordance with the provisions contained in
this section or comply with the flood plain management regulations contained in San Luis
Obispo Municipal Code Section 17.84, whichever is more strict.
SECTION 15.04.040 AMENDMENTS; CALIFORNIA EXISTING BUILDING CODE
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A. Amend Appendix Section A101 to read as follows:
SECTION A101
PURPOSE
The purpose of this chapter is to promote public safety and welfare by reducing the
risk of death or injury that may result from the effects of earthquakes on existing
buildings of unreinforced masonry wall construction.
The provisions of this chapter are intended as minimum standards for structural
seismic resistance established primarily to reduce the risk of life loss or injury.
Compliance with these standards will not necessarily prevent loss of life or injury or
prevent earthquake damage to rehabilitated buildings.
B. Amend Appendix Section A102.1 to read as follows:
A102.1 General. The provisions of this chapter shall apply to all existing buildings
having at least one unreinforced masonry wall. The elements regulated by this
chapter shall be determined in accordance with Table Al-A. Except as provided
herein, other structural provisions of the building code shall apply. This chapter does
not apply to the alteration of existing electrical, plumbing, mechanical or fire safety
systems.
Exceptions:
1. Warehouses or similar structures not used for human habitation unless
housing emergency equipment or supplies.
2. A building having five living units or less.
C. Amend Appendix Section A103 to add the following definitions:
LEVEL A STRENGTHENING of an unreinforced masonry building is compliance
with the provisions of this chapter, limited to the removal of or bracing of parapets,
installation of anchors between walls and roof, and installation of anchors between
walls and floors.
LEVEL B STRENGTHENING of an unreinforced masonry building is compliance
with all provisions of this chapter.
D. Amend Appendix Section A109.2 to read as follows:
A109.2 Selection of Procedure. Buildings shall be analyzed by the General
Procedure of Section A110, which is based on Chapter 16 of the California Building
Code, or when applicable, buildings may be analyzed by the Special Procedure of
Al 11. Buildings with a substantially complete steel or concrete frame capable of
supporting gravity dead and live loads and that utilize unreinforced masonry walls as
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non-bearing infill between frame members shall be analyzed by a procedure approved
by the building official. Qualified historic structures may be analyzed per the
California Building Standards Code, Part 8, California Historical Building Code.
E. Add new Appendix Section A115 entitled "Administrative Provisions" to read as
follows:.
SECTION A115
ADMINISTRATIVE PROVISIONS
A115.1 Compliance Requirements.
A115.1.1 Strengthening deadlines. The owner of a building within the scope of
this chapter shall structurally alter the building to conform to Level B Strengthening
by July 1, 2010 or when one of the following occurs:
1. The value of additions, alterations, and/or maintenance repairs requiring a
building permit, cumulative from March 4, 1992, exceeds 50 percent of the
replacement cost of the building established by the building official per
Appendix Section 108.3 of the Building Code, which may include a certified
appraisal report. The cumulative value of alterations and maintenance repairs
need not include reroofing, Level A Strengthening, and installation of an
automatic fire sprinkler system.
Exception: Buildings containing more than one tenant space if the floor
area of altered tenant spaces, cumulative from March 4, 1992, does not
exceed 50 percent of the total floor area of the building.
2. The use of the building changes to a different division of the same occupancy
group or to a different occupancy group.
Exceptions:
1. Notwithstanding the provisions of Section 3406 of the Building
Code, buildings containing more than one occupancy classification
need not be strengthened if the total floor area for changes in use,
cumulative from March 4, 1992, does not exceed 50 percent of the
floor area of the building.
2. Occupancy classification changes to Groups F, M, S and U from an
equivalent category as defined in the previous editions of this code.
3. An occupancy classification change to a Group R, Division 1
Occupancy with not more than five dwelling units.
4. An occupancy classification change to a Group S Occupancy used
exclusively as a warehouse with no human habitation.
3. If Level A strengthening work is completed by July 1, 2007, completion of the
remaining work to satisfy Level B strengthening requirements may be delayed
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until July 1, 2012. If Level A work is not completed by July 1, 2007, the City
Council will set a Level B completion deadline for each building on the basis
of relative hazard,but not later than July 1, 2010.
Exception: The building official, on a case-by-case basis, may approve an
alternate strengthening plan deemed equivalent to Level A strengthening
if.
1.' A greater than 50 percent reduction in the unreinforced masonry
hazard for the building is accomplished by July 1, 2007; and,
2. A written agreement includes an acceptable work plan and
timeline; and,
3. The plan completes Level B strengthening by July 1, 2012.
A115.1.2 Permits. The owner of a building within the scope of this chapter shall
submit a complete application for a building permit to the building official to
strengthen the building to Level B requirements by July 1, 2005. The building permit
shall be obtained by January 1,2006, and shall remain valid until required Level B
strengthening work is completed per Section A115.1.1.
Exception: For seismic strengthening or demolition projects that require
approval of a planning application by a City process,the planning application
shall be submitted to the Community Development Department by July 1, 2005.
The application for building or demolition permit shall be submitted following
approval of the planning application, and a building or demolition permit shall be
obtained by January 1, 2006.
Al 15.1.3 Posting of sign. The owner of a building within the scope of this chapter
shall post, at a conspicuous place near the primary entrances to the building, a sign
provided by the building official stating"This is an unreinforced masonry building.
Unreinforced masonry buildings may be unsafe in the event of a major earthquake".
The sign shall be posted within 60 days of receipt by the building owner per
installation standards established by the building official.
A115.2 Notice and Order
A115.2.1 General. The building official shall, within 30 days of the determination
that a building is of unreinforced masonry construction issue a notice and order as
provided in this section to the owner of a building within the scope of this chapter.
A115.2.2 Service of notice and order. A notice or order issued pursuant to this
section shall be in writing and shall be served either personally or by certified or
registered mail upon the owner as shown on the last equalized assessment roll, and
upon the person, if any, in apparent charge or control of the building. The failure of
any such person to receive such notice or order shall not affect the validity of any
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proceedings taken under this chapter or relieve any such person from any duty or
obligation imposed on him by the provisions of this chapter.
A115.2.3 Content of notice and order. The notice shall specify that the building
has been determined by the building official to be within the scope of this chapter
and, therefore, is subject to the minimum seismic standards of this chapter. The order
shall direct the owner to obtain a building or demolition permit as required by this
chapter and cause the building to be structurally altered to conform to the provisions
of this chapter, or cause the building to be demolished. The notice or order shall be
accompanied by a copy of Section A115.1, which sets forth the owner's
responsibilities.
A115.3 Appeal. The owner of the building may appeal the building official's initial
determination that the building is within the scope of this chapter to the Board of
Appeals established by Appendix Section 112 of the California Building Code, as
adopted. Such appeal shall be filed with the Board within 60 days from the service
date of the order described in Section Al 15.2. Any appeal shall be decided by the
Board no later than 90 days after filing and the grounds thereof shall be stated clearly
and concisely. Appeals or requests for modifications from any other determinations,
orders or actions by the building official pursuant to this chapter shall be made in
accordance with the procedures established in Appendix Section 104.10 of the
California Building Code.
A115.5 Recordation. At the time that the building official serves the
aforementioned notice, the building official shall also file and record with the office
of the county recorder a certificate stating that the subject building is within the scope
of this chapter and is a potentially earthquake hazardous building. The certificate
shall also state that the owner thereof will be ordered to structurally analyze the
building to determine compliance with this chapter.
If the building is either demolished, found not to be within the scope of this chapter,
or is structurally capable of resisting minimum seismic forces required by this chapter
as a result of structural alterations or an analysis, the building official shall file and
record with the office of the county recorder a form terminating the status of the
subject building as being classified within the scope of this chapter.
A115.6 Enforcement. If the owner in charge or control of the subject building fails
to comply with any order issued by the building official pursuant to this chapter
within the time limit set forth in Section A115.1, the building official shall verify that
the record owner of this building has been properly served. If the order has been
served on the record owner, then the following provisions apply:
1. The building official may order that the entire building be vacated and that the
building remain vacated until such order has been complied with. If
compliance with such order has not been accomplished within 90 days after
the date the building has been ordered vacated or such additional time as may
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have been granted by the Board of Appeals,the building official may order its
demolition in accordance with the provisions of Sections 107, 108, and 109 of
the International Property Maintenance Code.
2. Any person who violates any provision of this chapter is guilty of a
misdemeanor,and is subject to the penalty as provided for in Chapter 1.12 of the
City of San Luis Obispo Municipal Code. The City may also pursue alternative
civil remedies as set forth in Section 1.12.090 of the Municipal Code.
A115.7 Program monitoring and annual report. During January of each year, the
building official shall submit a report to the City Council outlining the progress to
date concerning reduction of the hazards presented by the unreinforced masonry
building inventory for the City. The report shall include:
1. The number of unreinforced masonry buildings strengthened, demolished, or
otherwise eliminated from the inventory;
2. The number of unreinforced masonry buildings remaining on the inventory,
including the status of orders issued pursuant to this Chapter that are not
resolved.
A115.8 Automatic Fire Sprinkler Systems. Buildings within the scope of this
chapter located in the commercial fire zone shown in Figure 9-A of the California
Fire Code, as amended, shall install an automatic fire sprinkler system in conjunction
with level B strengthening deadlines in accordance with Section 903.2.1 of the
California Fire Code, as amended in Municipal Code Section 15.04.090, unless a later
installation date is granted by both the building official and fire code official.
NN. Add Appendix Chapter A2 to read as follows:
Appendix Chapter A2
DEMOLITION AND MOVING
OF BUILDINGS
SECTION 201
GENERAL
A201.1 Purpose. The purpose of this appendix is to establish minimum standards
and procedures for the demolition and relocation(moving) of buildings and structures
to safeguard life, property, health and public welfare. It is also intended to ensure that
moved buildings are structurally sound,sanitary, habitable, and that they will
harmonize with existing development in the area to which they are to be moved.
A201.2 Scope. This appendix sets forth rules and regulations to control demolition
and relocation operations, establishes the administrative procedures for review of an
application to demolish or move a building, and provides for the issuance of permits.
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A201.3 Appeals. Any person aggrieved by a decision made under the terms of this
chapter may appeal such decision. For matters concerning the technical provisions of
this code, such appeal shall be subject to the provisions of the Chapter 1, Division II
Section 113 of the California Building Code; for all other matters,the appeal
provisions of Chapter 1.20 of the Municipal Code shall apply.
SECTION 202
DEFINITIONS
Section A202 General. For the purposes of this appendix, certain terms, words and
their derivatives shall be defined as specified in this section.
ARC means the Architectural Review Commission appointed by the City Council.
CHC means the Cultural Heritage Committee appointed by the City Council.
Demolition means the complete or partial removal of a structure.
Foundation means the structure, usually of concrete, resting on or in the ground,
including the footing, on which a building is erected.
Foundation wall means the walls of concrete or masonry that support a building.
Inventory of Historical Resources is the Master List of Historic Resources and the
Listing of Contributing Properties within Historical Preservation Districts approved
by the City Council.
Municipal Code means the San Luis Obispo Municipal Code.
Potential Historic Resource means a building which may meet the Criteria for
Historic Listing found in the City of San Luis Obispo Historic Preservation Program,
but which has not been evaluated or listed as an historic resource.
Slab means a4at piece of material, usually of concrete, placed on the ground for use
as a building floor, patio, driveway, walk, ball court and/or similar uses.
Structure means any human made site feature, including signs, walls, fences,
buildings, monuments, or similar features.
Substructure means the foundation of a building or structure including the piers and
piles.
SECTION A203
PERMIT REQUIREMENTS
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A203.1 Permit required. The demolition or relocation (moving) of any building or
structure shall not commence until a permit has been issued by the building official in
accordance with the provisions of this chapter and Chapter 1, Division II of the
California Building Code.
Exception: Temporary construction offices.
A permit to move a building shall be a building permit when the building is relocated
within the limits of the city. A permit to move a building shall be a demolition permit
when the building is relocated to a site outside of the city limits.
A203.2 Moving and Relocation of Buildings.
A203.2.1 Inspection of buildings to be moved. All buildings to be moved into or
within the city shall be inspected by the building official to determine compliance
with this code and suitability for moving prior to permit issuance.
A203.2.2 Transportation and building permits required. For moving projects, a
transportation permit shall be obtained from the public works director subsequent to
issuance of a moving permit. Building,plumbing, electrical, and mechanical permits
shall be required for all work necessary for the placement of a moved or relocated
building.
A203.3 Procedure for permit application processing. Prior to issuance of a permit
to demolish or relocate a building or structure,the permit application shall be subject.
to the following:
1. Demolition or relocation of historical resource. For any structure located
on a property listed on the Inventory of Historical Resources, an application
for Architectural Review shall be submitted and require approval prior to
issuance of a permit for building relocation or demolition. The application
shall include plans for replacement structures, at the discretion of the
Community Development Director.
2. Demolition or relocation of structure not designated historical. For any
structure that is not located on a property listed on the Inventory of Historical
Resources and that is over 50 years old, the Community Development
Director shall determine if the structure or structures proposed for demolition
are a potential historic resource. If the Community Development Director
determines that the structure or structures is/are a potentially historic
resource(s), the applicant shall submit an application for Architectural
Review. If the Community Development Director determines the structure or
structures not to be a potential historic resource, the applicant shall provide
evidence that for a period of not less than 90 days from date of permit
application, the building was advertised in a local newspaper on at least 3
separate occasions not less that 15 days apart, as available to any interested
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person to be moved; and submit historic documentation for the structure in
accordance with criteria established by the Community Development Director
and the Cultural Heritage Committee.
Exceptions for Structures Not Designated Historical:
1. A building or structure determined by the building official to be a
dangerous building as defined in the International Property Maintenance
Code which poses an imminent, serious threat to the health, safety or
welfare of community residents or people living or working on or near the
site, and for which historic documentation acceptable to the Community
Development Director has been submitted.
2. Accessory buildings, sheds, garages and similar structures, unless
determined to be a potential historic resource by the Community
Development Director.
A203.4 Guarantee. Prior to issuance of a permit to demolish or move a building or
structure, the applicant shall provide the city with a guarantee in such form and ;
amount as may be deemed necessary by the building official to assure completion of
demolition or moving, removal of all debris, cleanup of the site, repair of damage to
public improvements, erection of barricades when required and filling of depression
below adjacent grade. The amount of the guarantee for demolition shall be not less
than one thousand dollars or twenty percent of the value of the demolition contract
price, whichever is greater. The amount of the guarantee for moving a building or
structure shall be twenty percent of the total value of all work to be accomplished and
associated with moving of the building, but not less than five thousand dollars. Work
required to comply with this section may be completed by the city after the time limits
stated have expired and shall be paid from the deposit. The deposit shall not be
released until such work is completed.
Exceptions:
1. No guarantee will be required when the demolition permit is issued at the
same time as a building permit for a redevelopment project.
2. When the structure to be moved is to be relocated outside the limits of the
city, the amount of the guarantee may be reduced when approved by the
building official, but in no case shall be less than one thousand dollars.
r,
A203.5 Indemnity. Every person, firm or corporation to whom permission has been
granted under the terms of this chapter and other ordinances to utilize public property
for the demolition or moving of any building or structure shall at all times assume
responsibility for any damage to public property. Such permission shall be further
conditioned that any person, firm or corporation shall, as a consideration for the use
of public property, at all times release, hold harmless and indemnify the city and all of
its agents and employees from any and all responsibility, liability, loss or damage
resulting to any persons or property caused by or incidental to the demolition or
moving work. Written indemnification in a form acceptable to the city attorney shall
be provided.
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A203.6 Damage to public property. As a condition of obtaining a permit to demol-
ish or move any building or structure,the permittee shall assume liability for any
damage to public property occasioned by such moving, demolition, or removal
operations. Applicants for demolition permits shall provide information and plans
when requested for protection of public property. Information and plans shall be
specific as to type of protection, structural adequacy and location. Approval to use or t
occupy public property shall be obtained before proceeding with demolition work.
A203.7 Insurance. Prior to the issuance of a permit to demolish or move any
building or structure, the permit applicant shall deposit with the building official a
certificate of liability insurance naming the city as an additional insured party on the
insurance policy. Such insurance shall be valid at all times during demolition or
moving operations. The liability insurance coverage shall be in an amount of at least
five hundred thousand dollars per occurrence for injuries, including accidental death
to any one person, and subject to the same limit for each additional person, in an
amount at least one million dollars on account of any one accident: and property
damage in an amount at least five hundred thousand dollars.
Exception: Demolition of a wood frame building not greater than two stories or
twenty-five feet in height,measured to the top of the highest point of the roof,
provided the building is not less than twenty feet from public property lines or, if
less than twenty feet from public property lines, adequate protection is provided
for pedestrians and public property to the satisfaction of the building official.
A203.8 Disconnecting service lines. Prior to the issuance of a permit to demolish or
relocate a building or structure, the permit applicant shall complete the following to
the satisfaction of the building official:
1. Electrical service. The power to all electric service lines shall be shut-off and
all such lines cut or disconnected outside the property line. Prior to the cutting
of such lines, the property owner or his agent shall notify and obtain the
approval of the electric service agency.
2. Other service. All gas, water, steam, storm, sanitary sewers, and other service
lines shall be shut-off and/or abandoned as required by the public works
director, utilities director, or other agency
SECTION A204
PUBLIC SAFETY REQUIREMENTS
A204.1 General. The demolition or moving of any building shall not commence
until structures required for protection of persons and property are in place. Such
structures and the demolition work shall conform to the applicable provisions of
Chapter 33 of the California Building Code. Prior topermit issuance, a schedule of
operations shall be submitted to the building official for review and approval, and
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shall set forth a sequence of work on the building, the need to barricade public streets,
details of travel to and from the site for hauling operations, route of moving,
estimated completion date, and any other significant work which may require
inspection or coordination with city departments.
A204.2 Dust and debris. During demolition operations, all material removed shall
be wet sufficiently or otherwise handled to control the dust incidental to removal.
All adjacent streets, alleys and other public ways and places shall be kept free and
clear of all rubbish, refuse and loose material resulting from the moving, demolition
or demolition removal operations, except as allowed by temporary encroachment
permits approved by the public works director.
SECTION A205
REMOVAL OF MATERIALS
A205.1 General. All building rubble and debris shall be removed from the
demolition site to an approved point of disposal.
A205.2 Foundations. All foundations,concrete slabs and building substructures
shall be removed to the satisfaction of the building official.
Exception: Foundations, concrete slabs on grade and building substructures may
remain if the site is fenced to the satisfaction of the building official.
A205.3 Completion. Upon completion of the removal of a building or structure by
either demolition or moving, the ground shall be left in a smooth condition free of
demolition debris. Holes in the ground, basements or cellars, shall be filled to
existing grade.
Exception: The filling of such excavation may not be required when a building
permit has been issued for a new building on the site and the construction thereof
is to start within sixty days after the completion of demolition or moving
operations and the permittee provides a temporary barricade protecting the
excavation on all sides to the satisfaction of the building official.
SECTION 15.04.050 AMENDMENTS; CALIFORNIA MECHANICAL CODE
A. Delete Chapter 1, Division II and Table 1-1. Administration of the mechanical code
shall be as set forth in Chapter 1, Division II of the California Building Code.
SECTION 15.04.060 AMENDMENTS; CALIFORNIA.PLUMBING CODE
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A. Delete Chapter 1, Division H, Table 1-1 and Appendix Chapters F, and L.
Administration of the plumbing code shall be as set forth in Chapter 1, Division II of
the California Building Code.
B. Amend Section 315.4 to read as follows:
315.4 All excavations shall be completely backfilled as soon after inspection as
practicable. A layer of sand or fine gravel shall be placed in all sewer trenches to
provide a leveling and laying bed for pipe. Adequate precaution shall be taken to
insure proper compactness of backfill around piping without damage to such piping.
Trenches shall be backfilled in thin layers to twelve (12) inches (.3 m) above the top
of the piping with clean earth which shall not contain stones, boulders, cinderfill,
frozen earth, construction debris or other materials which would damage or break the
piping or cause corrosive action. Mechanical devices such as bulldozers, graders,
etc., may then be used to complete backfill to grade. Fill shall be properly compacted.
Suitable precautions shall be taken to insure permanent stability for pipe laid in filled
or made ground.
SECTION 15.04.070 AMENDMENTS; CALIFORNIA ELECTRICAL CODE
A. Administration of the electrical code shall be as set forth in Chapter 1, Division H of
the California Building Code.
B. Amend Article 230-70(A)(1) to read as follows:
(1) Readily Accessible Location. The service disconnecting means shall be
installed at a readily accessible location either outside the building or other structure,
or inside nearest the point of entrance of the service conductors. The disconnecting
means shall be accessible to emergency personnel, either directly or by a remote
actuating device, without requiring transit of the building interior. Dedicated
electrical equipment rooms located at the building perimeter and providing direct
access to the outside shall satisfy accessibility for emergency personnel.
SECTION 15.04.080 AMENDMENTS; INTERNATIONAL PROPERTY
MAINTENANCE CODE
A. Amend Section 10 1.1 to read as follows:
101.1 Title. These regulations shall be known as the Property Maintenance Code of
the City of San Luis Obispo,hereinafter referred to as "this code".
B. Amend Section 102.3 to read as follows:
102.3 Application of other codes. Repairs, additions or alterations to a structure, or
changes of occupancy, shall be done in accordance with the procedures and
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provisions of the California Building Standards Code and other applicable laws and
ordinances.
C. Amend Section 103.1 to read as follows:
103.1 General. The office of property maintenance inspection is hereby created and
the executive official in charge thereof shall be known as the code official.
D. Amend Section 103.5 to read as follows:
103.5 Fees. The fees for activities and services performed by the code official under
this code shall be in accordance with the schedule as established by the applicable
governing authority.
F. Amend Section 111.2 to read as follows, and delete Sections 111.2.1 through 111.2.5.
111.2 Membership of board. The board of appeals shall be the board of appeals
established in Chapter 1, Division II Section 113 of the California Building Code
amended in Section 15.04.020 of the San Luis Obispo Municipal Code.
SECTION 15.04.090 PERMITS REQUIRED FOR WELL CONSTRUCTION
A. No person shall construct, repair, modify, abandon or destroy any water well without
first obtaining a permit from the City. As used herein, "water well" shall mean an
artificial excavation constructed by any method for the purpose of extracting water
from, or injecting water into, the underground.
B. All work performed pursuant to each such permit shall be in conformance with all
State laws and standards including applicable portions of Department of Water
Resources Bulletin No. 74-81, all City ordinances, resolutions and policies relating
thereto, and such.permit conditions as may be imposed by the City.
C. Any water well constructed, repaired, modified, destroyed, abandoned, or operated in
violation of this section or the permit requirements shall constitute a public nuisance
which may be abated by the City. A person who digs, drills, excavates, constructs,
owns or controls any well and abandons such well and a person who owns, occupies,
possesses or controls any premises on which an abandoned well exists shall cap or
otherwise securely cover, cap or protect the entrance to the well. The capping or
covering shall be so constructed and installed as will prevent any human being from
suffering any bodily injury or death, through accident or inadvertence, by reason of
the existence of the well.
15.04.100 AMENDMENTS; CALIFORNIA FIRE CODE
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A. Delete Appendix Chapter A.
B. Amend Chapter 1, Division II, Section 1.1.1 to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the City of San Luis
Obispo, may be cited as such and will be referred to herein as "this code".
C. Amend Chapter 1, Division II, Section 105.1.1 to read as follows:.
105.1.1 Permits required. Permits required by this code shall be obtained from the fire
code official. A fee for each permit shall be paid prior to issuance of the permit, in
accordance with the schedule as established by the applicable governing authority. Issued ,
permits shall be kept on the premises designated therein at all times and shall be readily
available for inspection by the fire code official.
D. Amend Chapter 1, Division II, Section 108 to read as follows:
108 Board of appeals established. In order to hear and decide appeals of orders, decisions
or determinations made by the fire code official relative to the application and interpretation
of this code,there shall be and is hereby created aboard of appeals. The board of appeals
shall be established as set forth in Chapter 1, Division II Section 113 of the California
Building Code, as amended in Section 15.04.020 of the San Luis Obispo Municipal Code.
The fire code official shall be an ex officio member of said board but shall have no vote on
any matter before the board. The board shall adopt rules of procedure for conducting its
business, and shall render all decisions and findings in writing to the appellant with a
duplicate copy to the fire code official.
E. Amend Chapter 1, Division II, Section 109.3 to read as follows:
109.3 Violation penalties. Persons who shall violate a provision of this code or shall fail to
comply with any of the requirements thereof or who shall erect, install, alter, repair or do
work in violation of the approved construction documents or directive of the fire code
official, or of a permit or certificate used under provisions of this code, shall be guilty of a
misdemeanor, punishable by a fine of not more than 1,000 dollars or by imprisonment not
exceeding one year, or both such fine and imprisonment. Each day that a violation continues
after due notice has been served shall be deemed a separate offense.
F. Amend Chapter 1, Division II, Section 111.4 to read as follows:
111.4 Failure to comply. Any person who shall continue any work after having been served
with a stop work order, except such work as that person is directed to perform to remove a
violation or unsafe condition, shall be liable to a fine of not less than that established by
Municipal Code Section 1.12.040.
G. Amend Section 307.1.1 and 307.2 to read as follows:
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307.1.1 Prohibited open burning. No waste matter, combustible material or refuse shall be
burned in the open air within the city. Agricultural, ceremonial or similar types of fires may
be approved when authorized by the fire code official..
307.2 Permit required. A permit shall be obtained from the fire code official in accordance
with Section 105.6 prior to kindling a fire for recognized silvicultural or range or wildlife
management practices,prevention or control of disease or pests. Application for such
approval shall only be presented by and permits issued to the owner of the land upon which
the fire is to be kindled.
H. Amend Sections 307.4.1 and 307.4.2 to read as follows:
307.4.1 Bonfires. Bonfires shall be prohibited.
307.4.2 Recreational fires. Recreational fires shall be prohibited.
Exception: Recreational fires may be permitted in approved, non-combustible
commercially built containers, measuring no more than 3 feet in diameter and 2 feet tall,
raised at least 6 inches off the ground with non-combustible legs and having a non-
combustible spark arrester screen with holes no larger than '/4 inch. The ground beneath
this container shall be clear of combustible material for 10 feet in diameter, and 10 feet
away from combustible construction. The material being burned shall be wood only, and
shall not include pressure treated lumber. A pre-connected garden hose shall be
accessible.
I. Amend Section 405.7 to read as follows:
405.7 Initiation. Where a fire alarm system is provided, emergency evacuation drills shall
be initiated by activating the fire alarm system. Prior to initiating an alarm, the person
initiating the alarm shall contact the fire alarm monitoring company and advise the
company's dispatcher of the fire drill. In cases where the fire alarm system is not monitored
by a central station, notification shall be provided to the fire department dispatch center.
J. Amend Section 503.1.1 and 503.1.2 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 of 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.
Exception: The fire code official is authorized to increase the dimension of 150 feet
(45720 mm) to 300 feet (91440 mm) where:
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1. The building is equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of topography, waterways,
nonnegotiable grades or other similar conditions, and an approved alternative
means of fire protection is provided.
3. There are not more than two Group R-3 or Group U Occupancies,provided, in the
opinion of the fire code official, fire-fighting or rescue operations would not be
impaired.
503.1.2 Additional access. The fire code official is authorized to require more than one fire
apparatus access/egress road based on the potential for impairment of a single road by vehicle
congestion, condition of terrain, climatic conditions of other factors that could limit
access/egress.
K. Amend Section 503.2.5 to read as follows:
503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm)
in length shall be provided with an approved area for turning around fire apparatus.
Exception: Where buildings along the dead-end road are protected by an approved fire
sprinkler system throughout, the distance may be increased to 300 feet(91 440 mm).
L. Amend Section 505.1 to read as follows:
505.1 Address numbers. New and existing buildings shall have approved address numbers,
building numbers or approved building identification.placed in a position that is plainly
legible and visible from the street or road fronting the property. These numbers shall contrast
with their background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 4 inches (102 mm) high with a minimum stroke width of 0.5
inch(12.7 mm) or as otherwise determined necessary by the fire code official. Where access
is by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
M. Amend Section 507.2 to read as follows:
507.2 Type of water supply. A water supply shall consist of reservoirs,pressure tanks,
elevated tanks, water mains or other fixed systems connected to the municipal water system
and capable of providing the required fire-flow.
N. Amend Section 507.5.1 and delete Exceptions 1 and 2 to read as follows:
507.5.1 Where required. Where a portion of the facility or building hereafter constructed
or moved into or within the jurisdiction is more than 300 feet 91440 mm) from a hydrant on
a fire apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required by the
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fire code official.
O. Add Section 507.5.4.1 to read as follows:
507.5.4.1 Authority to remove obstruction. The fire code official and his authorized
representatives shall have the power and authority to remove or cause to be removed, without
notice, any vehicle, or object parked or placed in violation of the California Fire Code. The
owner of any item so removed shall be responsible for all towing, storage and other charges
incurred.
Q. P. Amend Section 603.1.4 to read as follows:
603.1.4 Fuel Oil. The grade of fuel oil used in a bumer shall be that for which the burner is
approved and as stipulated by the burner manufacturer. Oil containing gasoline shall not be
used.
R. Amend Section 603.9 to read as follows:
603.9 Gas meters. Above-ground gas meters, regulators and piping subject to damage shall
be protected by a barrier complying with Section 312 or otherwise protected in an approved
manner. Gas meters shall be permanently marked and identified as to the building or system
served.
S. Amend Section 608.1 to read as follows:
Section 608.1 Scope. Stationary storage battery systems having an electrolyte capacity of
more than 50 gallons (189 L) for flooded lead acid, nickel cadmium(Ni-Cd) and valve-
regulated lead acid (VRLA), or 1,000 pounds (454 kg) for lithium-ion, used for facility
standby power, emergency power, or uninterrupted power supplies or the indoor storage of
electric carts, cars, fork-lifts and similar equipment, shall comply with this section and Table
608.1.
T. Amend Section 901.4.2 and Section 901.4.3 to read as follows:
901.4.2 Non-required fire protection systems. Any fire protection system or portion
thereof not required by this code or the California Building Code may be allowed, when
approved by the fire code official, to be furnished for partial or complete protection provided
such installed system meets the requirements of this code and the California Building Code.
901.4.3 Additional fire protection systems. In occupancies of a hazardous nature, where
special hazards exist in addition to the normal hazards of the occupancy, or where the code
official determines that access for fire apparatus is unduly difficult, or the location is beyond
the four-minute response time of the fire department, the fire code official shall have the
authority to require additional safeguards. Such safeguards include, but shall not be limited
to, the following: automatic fire detection systems, fire alarm systems, automatic fire
extinguishing systems, standpipe systems, or portable or fixed extinguishers. Fire protection
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equipment required under this section shall be installed in accordance with this code and
applicable referenced standards.
U. Amend Section 901.6 to read as follows:
Section 901.6 Inspection, testing and maintenance. Fire detection, alarm and
extinguishing systems shall be maintained in an operative condition at all times, and shall be
replaced or repaired where defective. Non-required fire protection systems and equipment
shall be inspected, tested and maintained or removed. No person shall cause a response of
emergency personnel due to failure of notifying police/fire dispatch of any drill, testing,
maintenance, installation of, repair or alteration to any fire protection system
V. Amend Section 903.2 and delete Sections 903.2.1 through 903.2.10.3 and add new Section
903.2.1 and 903.2.2 to read as follows:
903.2 General. An automatic fire-extinguishing system shall be installed in new buildings
as set forth in Section 903.2 of the California Building Code as amended by Section
15.04.020 of the San Luis Obispo Municipal Code.
903.2.1 Existing buildings in commercial fire zone. Existing buildings located in the
commercial fire zone shown in Figure 9-A that are provided with an underground fire
sprinkler lateral, shall have an automatic fire sprinkler system installed and operational within
24 months of the approval and acceptance of the lateral by the City.
Exceptions:
1. The installation of an automatic fire sprinkler system required by Section 903.2.1
in a building of unreinforced masonry construction not strengthened by July 1,
2007 shall coincide with the strengthening dates established by Resolution#9890
(2007). City Council established dates range from 2008 to 2010 based on the
relative hazard of the building.
2. An automatic fire sprinkler system required by Section 903.2.1 in a building of
unreinforced masonry construction strengthened as required by Appendix Chapter
1 of the 1997 Uniform Code for Building Conservation, as amended, prior to July
15 2007, shall be completed and operational by July 1, 2012.
3. An automatic fire sprinkler system required by Section 903.2.1 in a building of
unreinforced masonry construction strengthened as required by Appendix Chapter
1 of the 1997 Uniform Code for Building Conservation, as amended, prior to
October 1, 2004, shall be completed and operational by January 1, 2017.0
FIGURE 9-A—COMMERCIAL FIRE ZONE
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am ��
Commercial Fire Zone
903.2.2 Notification. Whenever the fire code official determines that a building is subject to
the minimum requirements of Section 903.2.1, the building owner shall be notified in writing
that an automatic fire-sprinkler system shall be installed in the building.
The notice shall specify in what manner the building fails to meet the minimum requirements
of Section 903.2.1. It shall direct that plans be submitted, that necessary permits be obtained,
and that installation be completed by the specified date. The fire department shall serve the
notice, either personally or by certified or registered mail, upon the owner as shown on the
last-equalized assessment roll and upon the person, if any, in real or apparent charge or
control of the building.
Section 903.2.3 through Section 903.2.10.3 not used. Text continues with Section
903.2.11.
W. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA. 13 sprinkler systems. Where other provisions of this code require that a
building or portion thereof be equipped throughout with an automatic sprinkler system in
accordance with this section and where a building is considered as mixed occupancy due to the
presence of two or more uses that are classified into different occupancy groups, sprinklers
shall be installed throughout in accordance with NFPA 13 except as provided in Section
903.3.1.1.1.
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903.3.1.1.1 Exempt locations. In other than Group I-2, I-2.1 and I-3 occupancies,automatic
sprinklers shall not be required in the following rooms or areas where such rooms or areas are
protected with an approved alternative automatic fire extinguishing system in accordance with
Section 9041 Sprinklers shall not be omitted from any room merely because it is damp, of fire-
resistance-rated construction or contains electrical equipment.
1. Any room where the application of water, or flame and water, constitutes a serious life
or fire hazard.
2. Any room or space where,sprinklers are considered undesirable because of the nature
of the contents, when approved by the fire code official.
3. Fire service access elevator machine rooms and machinery spaces.
4. Spaces or areas in telecommunications buildings used exclusively for
telecommunications equipment, and associated electrical power distribution
equipment, provided those spaces or areas are equipped throughout with an alternative
automatic fire extinguishing system in accordance with Section 904 and are separated
from the remainder of the building by not less than 2 hour fire barriers constructed in
accordance with Section 707 of the California Building Code or not less than 2-hour
horizontal assemblies constructed in accordance with Section 712 of the California
Building Code, or both.
X. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system monitoring and alarms. All valves controlling the water supply for
automatic sprinkler systems,pumps, tanks, water levels and temperatures, critical air
pressures, and water-flow switches on all sprinkler systems shall be electrically supervised by
a central station service listed by Underwriters Laboratories for receiving fire alarms,in
accordance with NFPA 72. The central station shall contact and notify the police/fire
dispatch center immediately on notification of an alarm and prior to making contact with.the
protected premises.
Y, Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Isolation control valves. Approved supervised indicating control valves shall be
provided at the point of connection to the riser on each floor in all buildings two or more
stories in height or in single-story buildings having a gross floor area of 10,000 square feet or
more zoned into no more than 5,000 square- foot areas for the purpose of maintaining system
integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in building equipped with an
automatic fire extinguishing system installed in accordance with Section 903.3.1.3.
Z. Amend Section 905.3.1 to read as follows:
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905.3.1 Height. In other than Group R-3 and R-3.1 occupancies, Class III standpipe
systems shall be installed throughout at each floor where any of the following occur.
1. Buildings where the floor level of the highest story is located more than 30 feet(9144
mm) above the lowest level of fire department vehicle access.
2. Buildings that are four or more stories in height.
3. Buildings where the floor level of the lowest story is located more than 30 feet(9144
mm) below the highest level of fire department vehicle access.
4. Buildings that are two or more stories below the highest level of fire department
vehicle access.
S� In`any�pazking-strwcture exeeeduig orie'level'above or one level below�gra_e.
AA. Amend Section 907.7.5 to read as follows:
907.7.5 Monitoring. Fire alarm systems required by this chapter or by the California
Building Code shall be monitored by an approved central station service listed by
Underwriters Laboratory for receiving fire alarms in accordance with NFPA 72 and this
section. The central station shall contact and notify the police/fire dispatch center
immediately on notification of an alarm and prior to making contact with the protected
premises.
Exception: Monitoring by a central station service is not required for:
1. Single- and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section 907.2.6.3.4.
3. Automatic sprinkler systems in one- and two-family dwellings.
BB. Amend Section 910.3.2.2 to read as follows:
Section 910.3.2.2 Sprinklered buildings. Where installed in buildings equipped with an
approved automatic sprinkler system, smoke and heat vents shall be designed to operate.
automatically by actuation of a heat responsive device rated at least 100 degrees above the
operating temperature of the sprinkler heads.
CC. Delete Section 1404.3 and amend Section 1404.5 to read as follows.
Section 1404.5 Fire watch. When required by the fire code official for construction,
alteration or building demolition that is hazardous in nature, qualified personnel shall be
provided to serve as on-site fire watch. Fire watch personnel shall be provided with at least
one approved means for notification of the fire department and their sole duty shall be to
perform constant patrols and watch for the occurrence of fire.
DD. Amend Section 1410.1 to read as follows:
Section 1410.1 Required access. Approved vehicle access for firefighting shall be
provided to all construction or demolition sites. Vehicle access shall be provided to within
150 feet of all combustible material. Vehicle access shall be provided by either temporary or
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permanent roads, capable of supporting vehicle loading under all weather conditions.
Vehicle access roads shall be maintained until permanent fire apparatus access roads are
available.
EE. Amend Section 1412.1 to read as follows:
Section 1412.1 When required. An approved water supply for fire protection, either
temporary or permanent, shall be made available prior to combustible material arriving on the
site.
FF. Amend Section 2206.2 to read as follows:
2206.2 Method of storage. Approved methods of storage for Class I, II and III liquid fuels
at motor fuel-dispensing facilities shall be in accordance with Sections 2206.2.1 through
2206.2.5.
GG. Amend Section 2206.2.3 to read as follows:
2206.2.3 Protected aboveground tanks located outside, above grade. Above-ground r.
tanks she not be used for the storage and dispensing of Class I, H, or III liquid motor fuels
when approved by the fire code official and in accordance with this Section, Section 3404.2.7
and Sections 3404.2.9.5.1 through Section 3404.2.9.5.3, and fuel shall not be offered for
resale.
1. Above-ground tanks used for outside, above-grade storage of Class I liquids shall be
listed and labeled as protected above-ground tanks and be in accordance with Chapter
34. Such tanks shall be located in accordance with Table 2206.2.3.
2. Above-ground tanks used for above-grade storage of Class II or IIIA liquids are
allowed to be protected above-ground tanks or, when approved by the fire code
official, other above-ground tanks that comply with Chapter 34. Tank locations shall
be in accordance with Table 2206.2.3.
3. Tanks containing fuels shall not exceed 8,000 gallons (30 274 L) in individual
capacity or 16,000 gallons (60 549 L) in aggregate capacity. Installations with the
maximum allowable aggregate capacity shall be separated from other such
installations by not less than 100 feet (30 480 mm).
F,
4. Tanks located at farms, construction projects, or rural areas shall comply with Section
3406.2
HH. Amend Sections 2206.2.4 and 2206.2.4.1 to read as follows, and delete Section 2206.2.4.2:
2206.2.4 Above-ground tanks located in above-grade vaults or below-grade vaults.
Above-ground tanks used for storage of Class 1, II, or III liquid motor fuels are allowed to be
installed in vaults located above grade or below grade in accordance with Section 3404.2.8
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and shall comply with Sections 2206.2.4.1 and 2206.2.4.2. Tanks in above-grade vaults shall
also comply with Table 2206.2.3 and the fuel shall not be offered for resale.
2206.2.4.1 Tank capacity limits. Tanks storing Class I, H or III liquids at an individual site
shall be limited to a maximum individual capacity of 8,000 gallons(30 274 L)and an
aggregate capacity of 16,000 gallons (60 549 L).
II. Amend Section 2206.2.6 items 1 and 6 to read as follows:
1. The special enclosure shall be liquid tight and vapor tight. A leak detection-
monitoring system capable of detecting liquid and providing an audible and visual
alarm shall be installed and tested annually.
6. Tanks containing Class I, II, or III liquids inside a special enclosure shall not exceed
2,000 gallons (7569 L) in individual capacity or 6,000 gallons (22706 L) in aggregate
capacity.
JJ. Amend Section 3301.1 and add to read as follows:
3301.1 Scope. Manufacture, possession, storage, sale, transportation,handling or use of
explosive materials and the manufacture of explosive material and/or all fireworks, including
Safe and Sane as designated by the Office of the State Fire Marshal, is prohibited within the
City.
Exceptions:
1. The Armed Forces of the United States, Coast guard or National Guard.
2. Explosives in forms prescribed by the official United States Pharmacopoeia.
3. The possession, storage or use of small arms ammunition when packaged in
accordance with DOTn packaging requirements.
4. The use of explosive materials by federal, state and local regulatory, law
enforcement and fire agencies acting in their official capacities.
5. Items preempted by federal regulations.
6. Use and handling of fireworks for display in accordance with Section 3308.1
when authorized by the fire code official and in full compliance with Chapter 33.
KK. Amend Section 3404.2.7 and Delete the Exception to Section 3404.2.7.5.8 to read as
follows:
3404.2.7 Design, construction and general installation requirements for tanks. All tanks
shall be protected tanks as defined in Section 3402. The design, fabrication, and construction
of tanks shall comply with NFPA 30. Tanks shall be of double-walled construction and listed
by Underwriters Laboratories (UL). Each tank shall bear a permanent nameplate or marking
indicating the standard used as the basis of design.
3404.2.7.5.8 Over-fill prevention. An approved means or method in accordance with
Section 3404.2.9.7.6 shall be provided to prevent the over-fill of all Class I, II
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and IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or
terminals regulated by Sections 3406.4 or 3406.7 shall have over-fill protection
in accordance with API 2350.
An approved means or method in accordance with Section 3404.2.9.7.6 shall be
provided to prevent the overfilling of Class HIB liquid storage tanks connected to
fuel-burning equipment inside buildings
LL. Amend 3404.2.8.3 to read as follows:
3404.2.8.3 Secondary containment. Vaults shall be liquid tight and there shall be no
backfill around the tank or within the vault. The vault floor shall drain to a sump. For pre-
manufactured vaults, liquid tightness shall be certified as part of the listing provided by a
nationally recognized testing laboratory. For field-erected vaults, liquid tightness shall be
certified in an approved manner.
MM. Amend Section 3404.2.8.11 to read as follows:
3404.2.8.11 Monitoring and detection. Activation of vapor detection systems shall also
shut off dispenser pumps. Monitoring and detection systems shall be inspected and tested
annually.
NN. Amend Sections 3404.2.9 to read as follows:
3404.2.9 Above-ground tanks outside of buildings. Above-ground tanks outside of
buildings shall comply with Section 3404.2 and Sections 3404.2.9.1 through 3404.2.9.6.10
and Section 2206.2.3, condition 3.
00. Amend Section 3404.2.13.1.4 to read as follows:
3404.2.13.1.4 Tanks abandoned in place. A tank owner/operator proposing to abandon a
tank in place shall submit a permit application to the fire department for assessment of soil
contamination around the tank and product, vent and vapor piping. If contamination is
confirmed, a work plan for additional assessment or remediation shall be submitted to the fire
department within 30 days. If a tank is approved for abandonment in place, the property
owner will be required place a deed notice on the property. The deed notice shall be notarized
and recorded with the San Luis Obispo County Clerk Recorder's Office within 30 days of
tank abandonment. Tanks abandoned in place shall be as follows:
PP. Amend 3406.2.4 and the Exception to Section.3406.2.4 to read as follows:
3406.2.4 Permanent and temporary tanks. The capacity of permanent above-ground tanks
containing Class I, II or III liquids shall not exceed 1,100 gallons (4164L). The capacity of
temporary aboveground tanks containing class I, II, or III liquids shall not exceed 8,000
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gallons (30 274 L). Tanks shall be of the single-compartment design, double-walled
construction and shall be listed by Underwriters Laboratory(UL).
Exception: Permanent aboveground tanks of greater capacity which meet the
requirements of 3404.2, as amended,may be permitted when approved by the fire code
official.
QQ. Amend Section 3406.2.5 to read as follows:
3406.2.5 Type of tank Tanks shall be listed for use by Underwriters Laboratory(UL),
provided with top openings only, and overfill protection, and approved hoses/nozzles. Tanks
shall be of double-walled construction or be provided with secondary containment. Elevated
gravity discharge tanks shall be permitted only by approval of the fire code official.
RR. Amend Section 3804.2 to read as follows:
3804.2 Maximum capacity within established limits The installation of any liquid
petroleum gas tank over 500 gallons (1892 L) water capacity is prohibited unless approved by
the fire code official.
SS. Amend Section 4901.1 to read as follows:
4901.1 Scope. The mitigation of conditions where a wildfire burning in vegetative fuels
may readily transmit fire to buildings and threaten to destroy life, overwhelm fire suppression
capabilities, or result in large property losses shall comply with this chapter. In determining
requirements for properties located within the wildland-urban interface fire area, the fire code
official may be guided by the requirements of the International Wildland-Urban Interface
Code and National Fire Protection Association Standards.
TT. Amend Section 4902.1, definition of Wildland-Urban Interface Fire Area to read as
follows:
Wildland-Urban Interface Fire Area: is a geographical area identified by the state as a
"Fire Hazard Severity Zone" in accordance with the Public Resources Code Sections 4201
through 4204 and Government Code Section 51175 through 51189, or other areas designated
by the enforcing agency to be at a significant risk from wildfires. Within the City of San Luis
Obispo this includes those areas designated by the State or local government as high or very
high fire hazard severity zones, or in the 1,000 foot buffer adjacent to high or very high fire
hazard severity zones as designated in the City of San Luis Obispo General Plan, Fire Safety
Element .
UU. Amend the Exception to Appendix Section B 105.2 to read as follows:
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B105.2 Buildings other than one-and two-family dwellings. The minimum fire-flow and
flow duration for buildings other than one- and two-family dwellings shall be as specified in
Table B105.1.
Exception: A reduction in required fire-flow of up to SO percent, as approved by the fire
code official, may be allowed when the building is provided with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. The
resulting fire-flow shall not be less than 1,500 gallons per minute (5678 L/min) for the
prescribed duration as specified in Table B 105.1.
VV. Amend Appendix Section D103.1 to read as follows:
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire
apparatus road, the minimum road width shall be 26 feet(7925 mm). See Figure D103.1.
Exceptions to Figure D103.1: Cul-de-sac diameter maybe a minimum of 80 feet as
approved by the fire code official. Parking in cul-de-sacs of less than 96 feet in diameter
shall be approved by the fire code official.
WW. Amend Appendix Section D103.4 to read as follows:
D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Exception: Where buildings along the dead-end road are protected by an approved fire
sprinkler system throughout, the distance may be increased to 3,00 feet (91 440 mm).
XX. Amend Appendix Section D103.6 through D103.6.2 to read as follows:.
D103.6 Signs. Where required by the fire code official, fire apparatus roads shall be marked
with NO PARKING--FIRE LANE signs city standards. Signs shall be posted on one or both
sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
D103.6.1 Roads less than 28 feet in width. Fire apparatus roads 20 toless than 28 feet wide
shall be posted on both sides as a fire lane.
D103.6.2 Roads 28 or greater feet in width. Fire apparatus roads 28 to less than 36 feet
wide shall be posted on one side of the road as a fire lane.
YY. Amend Appendix Section D104.1 to read as follows:
D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities
exceeding 30 feet (9144 mm) or three stories in height shall have adequate means of fire
department access for each structure as approved by the fire code official.
ZZ. Amend the Exception to Appendix Section D104.2 to read as follows:
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D104.2 Buildings exceeding 62,000 square feet in area. Buildings or facilities having a
gross building area of more than 62,000 square feet(5760 m2) shall be provided with two
separate and approved fire apparatus access roads.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-A of this
code may be provided with fire apparatus access roads having a minimum width of 20
feet when approved by the fire code official.
AAA. Amend Appendix Section D105.2 by adding an exception to read as follows:
D105.2 Width. Aerial fire apparatus roads shall have a minimum unobstructed width of 26
feet (7925 mm) in the immediate vicinity of any building or portion of a building more than
30 feet (9144 mm) in height.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-A of this
code may be provided with fire apparatus access roads having a minimum width of 20
feet when approved by the fire code official.
BBB. Amend Section D106.1 to read as follows:
D106.1 Projects having more than 100 dwelling units. Multiple-family residential
projects having more than 100 dwelling units shall be equipped throughout with two separate
and approved fire apparatus roads.
CCC. Delete Appendix Section D106.2.
DDD. Amend Appendix Section D107.1 to read as follows:
D107.1 One- or two-family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided with
separate and approved fire access roads and shall meet the requirements of D104.3. Where
the number of dwelling units is less than 30, the fire code official may require additional
access in accordance with Section 503.1.2.
Exception: The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future development, as
determined by the fire code official.
SECTION 6. The Chief Building Official and Fire Code Official are hereby authorized
and directed to transmit a copy of this ordinance to the California Building Standards
Commission as required by California Health and Safety Code Section 17958.7.
SECTION 7. If any provision of this Ordinance is for any reason held to be invalid by a
court of competent jurisdiction, the City of San Luis Obispo hereby declares that it would have
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passed each and every remaining provision irrespective of such holding in order to accomplish
the intent of this ordinance.
SECTION 8. A summary of this ordinance, approved by the City Attorney, together with
the ayes and noes shall be published at least 5 days prior to its final passage in the Tribune, a
newspaper published and circulated in said City, and the same shall go into effect at the
expiration of 30 days after its final passage, but not before January 1, 201 L. A copy of the full
text of this ordinance shall be on file in the Office of the City Clerk on and after the date
following introduction and passage to print and shall be available to any member of the public.
INTRODUCED on the 16th day of October, 2010, AND FINALLY ADOPTED
by the Council of the City of San Luis Obispo on the day of 2010, on the
following roll call vote:
AYES: Council Members
NOES:
ABSENT:
MAYOR Dave Romero
ATTEST:
Elaina Cano, City Clerk
APPROVED AS TO FORM:
*Christine_Daie_tn_rck, City Attorney
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Attachment 2
ILLUSTRATED TEXT CHANGES FOR PROPOSED AMENDMENTS
CHAPTERS 15.02 & 15.04 OF THE SAN LUIS OBISPO MUNICIPAL CODE
Shaded texfr'epresents-'dmendrrie'nt the'tnodeZcode:fo 8e:ddo"tM.. Text with a line through it
will be deleted.
SECTION 15.02.010 ADOPTION OF CODES
Eleven documents, three (3) each of which are on file in City offices, identified by the
Seal of the City of San Luis Obispo, mafked and designated as the 200:7 editiens e
Califiamia Building Cede (Velumes I and 2) and the Co—ali-fern—i a F-i—rea Cede published by
the Wemlational Cede Getmeil,the 2007 editien of Galikaga Eleetrieal Cede publis
by the Nafiena4 Fife Pr-eteefien Asseeiatien, the 2007 editions of the CalikTnia
MeeharAeal Cede, and the GalifiaFrAa Piwnbing Cede published by the Wemational
Enerty Gede,the 2007 edifien of-the GalikTaia 14ister-iea4.Bt1i!dif1g Cede, the-2007
!'',.,]cvae Cei c.-ii, marked and designated as the 2010 editions of the California Building
Code (Volumes 1 and 2) and the California Fire Code published by the International
Code Council, the 2010 edition of the California Electrical Code published by the
National Fire Protection Association, the 2010 editions of the California Mechanical
Code and the California Plumbing Code published by the International Association of
Plumbing and Mechanical Officials, the 2010 edition of California Energy Code, the
2010 edition of the California Historical Building Code, the 2010 edition of the
California Existing Building Code,the 2009 edition of International Property
Maintenance Code published by the International Code Council are hereby adopted
including chapters, sections and appendices not adopted by agencies of the State of
California. Furthermore, only the chapters, sections and appendices of the 2010
California Residential Code and the 2010 California Green Building Standards Code
adopted by the State of California.are hereby adopted. These regulations collectively will
be known as the Building Construction and Fire Prevention Regulations of the City of
San Luis Obispo. The provisions of such are hereby referred to, adopted, and made a part
hereof as if fully set out in this Chapter except as modified hereinafter.
SECTION 15.04 CONSTRUCTION AND FIRE PREVENTION REGULATIONS
SECTION 15.04.010 BUILDING OFFICIAL AND FIRE CODE OFFICIAL
DESIGNATED
The Chief Building Official is hereby designated as the building official and code official
for the City of San Luis Obispo. The Fire Chief is hereby designated as the fire code
official for the City of San Luis Obispo. Where the "authority having jurisdiction' is
used in the adopted codes, it shall mean the building official or fire code official, as
applicable.
SECTION 15.04.020 AMENDMENTS; CALIFORNIA BUILDING CODE
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A. Delete Appendix A, B, D, and K.
B. Amend Chapter 1, Division II, Section 103.1 to read as follows:
103.1 Creation of enforcement agency. The Building and Safety Division is hereby
created and the official in charge thereof shall be known as the building official.
C. Add Chapter 1, Division II, Section 104.12 to read as follows:
104.12 Airspace subdivisions. The building official shall have the authority to
apply the building ordinances of the City of San Luis Obispo and those building
regulation mandated by State law to be enforced by the local agency to buildings and
structures containing one or more airspace lots as defined in this code so as to treat,
the entirety of ngs such buildior structures as if they were on or within a single lot,
p –
rovide ; - -- — — - ------- -- -- --- -
— dd
1. That such buildings or structures or portions thereof would otherwise conform_,
to such ordinances and regulations, but for the creation of such airspace lots,_
and
2. That a covenant agreement, in a form designed to run with the land and
satisfactory to the Community Development Director,be recorded with the
Office of County Recorder and a copy filed with the Community Development
Department by the owners binding themselves and future owners and assigns_
to keep, preserve and maintain all portions of such buildings or structures in
accordance with andpursuant to such building ordinances and regulations._
D. Amend Chapter 1, Division II, Section 105.2 to read as follows:
Work exempt from permit.
Building:
#5. A water tanks-or agroup of water tanks intended for storage of irrigation water
only supported directly on grade if the total capacity does not exceed 3-,WG 250
gallons and the ratio of height to width does not exceed 2:1.
E. Amend Chapter 1, Division II, Section 105.3.2 to read as follows:
105.3.2 Time limitation of application. An application for a permit for any
proposed work shall be deemed to have been abandoned 180 days after the date of
filing, unless such application has been pursued in good faith or a permit has been
issued; except that the building official is authorized to grant one or more extensions
of time for an additional period not exceeding 90 180 days. The extension shall be
requested in writing and justifiable cause demonstrated. In order to renew action on
an application after expiration,the applicant shall resub_m_itplans and pay a new plan.
review fee.
F. Add Chapter 1, Division II, Section 105.3.3 to read as follows:
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105.3.3 Plan review fees. When submittal documents are required by Section 107.1,-
a plan review fee shall be paid at the time of submitting the submittal documents for
plan review. Said plan review fee shall be in accordance with the schedule as!
established by theapplicable governin authon
Separate plan review fees shall apply to permits for retaining walls and major
drainage structures in conjunction with grading. For excavation and fill on the same
site, the plan review fee_fo_r.grading shall_be b_aced on the-volume_ of-excavation or fill,.
whichever is greater.
The plan review fees specified in this section are separate fees from the permit_fees
specified in Section 109.2 and are in addition to the permit-fees.
Where submittal documents are incomplete or changed so as to require additional
plan review, or where the project involves deferred submittal items as defined in
Section 107.3.4.2, an additional plan review fee may be charged at a rate established
by the applicableog verning authority;
G. Add Chapter 1, Division II, Sections 112.4 and 112.5 to read as follows:
112.4 Underground utility services. All new electric, telephone,television, and
other communication service connections, for all new, altered, or enlarged buildings
shall be provided by underground wiring. Extension of electric or communication'
distribution lines to serve such projects shall be underground wiring.
Exceptions:
1. -A building located in residential or conservation/open space zone
established by the jurisdiction's zoning regulations,provided that there are
existing buildings on the property_that are served by overhead connection
lines.
2. Replacement or relocation of electric service equipment served by_existing
overhead -
3._Where determined by the building official to be impractical or infeasible
within the standards andrp actices of the utility or other companies
providing such services.
Where the utility or other company's distribution system is underground,the service
dines shall terminate at a connection point designated by the utility company. Where
the utility or other company's distribution is overhead,the service lines shall terminate
as a.pole riser on a pole designated by the ult Iity company]
1125 Storage of solid waste containers. All new Group R,Division 3 occupancies_
shall provide a space adequate in size to store and screen all solid waste containers
when viewed from the public right-of-way. The storage area shall have minimum
dimensions of 3 feet(914 mm) by 8 feet(2438 mm) or 6 feet(1829 mm) by 6 feet
(1.829 mm) and shall not conflict with required parking spaces. If the storage area is
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located in the front yard setback established by other ordinances, the storage area shall
be screened by a fence, partition or other enclosure in compliance with maximum
height limitations. In no case shall a partition or enclosure required by this section be
less than 48 inches (1219 mm)above adjacent grade.
H. Amend Chapter 1, Division II, Chapter 113 to read as follows:
113.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the building official, code official or fire code official relative
to the application and interpretations of this eede the California Building Standards
Code and the International Property Maintenance Code,there shall be and is hereby
created a Board of Appeals. Said Board shall also serve as the Housing Appeals
Board and the Local Appeals Board referenced in the California Building Standards
Code. The building official or fire code official shall be an ex officio member and
shall act as secretary to said board but shall have no vote upon any matter before the_
board. The Board of Appeals shall be appointed by the applicable governing
authority and shall hold office at its pleasure. The board shall adopt rules of
procedure for conducting its business.
113.2 Limitations on authority. An application for appeal shall be based on a claim
that the true intent of this code or the rules legally adopted hereunder have been
incorrectly interpreted, the provisions of this code do not fully apply or an equally
good or better form or construction is proposed. The board shall have no authority to
waive requirements of this code. dor appeals relating to accommodations for the,
disabled,the authority of the board shall include the ability authorize reasonable
alternatives to disabled access requirements imposed by the California Building
Standards Code,
113.3 Qualifications. The board of appeals shall consist of five seven members,
five of which who are qualified by experience and training to pass on matters
pertaining to building construction and building service equipment, hazards of fire,
explosions,hazardous conditions or fire protection systems and are not employees of
the jurisdiction. For matters subject to the appeal process referenced in H& S Code
19957.5 paragraph(b)regarding accommodations for persons with physical
disabilities,the board of appeals shall include two additional members who shall be-
persons-with
e,personswith disabilities as defined in the California Building Code,
I. Amend Chapter 1, Division II, Section 116.1 of to read as follows:
116.1 Conditions. Structures or existing equipment that are or hereafter become
unsafe, unsanitary or deficient because of inadequate means of egress facilities,
inadequate light and ventilation, or which constitute a fire hazard, or are otherwise
dangerous to human life or public welfare, or that involve illegal or improper
occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe
structures shall be taken down and removed or made safe, as the building official
deems necessary and as provided for in this section and the-2009 edition of the
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International Proper_ Maintenance Code, as adopted, A vacant structure that is not
secured against entry shall be deemed unsafe.
J. Amend Section 202 by addition of the definitions for Airspace Lot and Airspace
Subdivision and Rainwater Harvesting System to read as follows:
Lot,Airspace. A division of the space above or below a lot with finite width, length,
and upper and lower elevation occupied or to be occupied by a use,building or -
portion thereof, group of buildings or portions thereof, and accessory buildings or
portions thereof, or accessory uses. An Airspace lot shall be identified on a final m_ap
or a parcel map in the office of the County Recorder with a separate and distinct
number or letter. An Airspace lot shall have access to appropriate public rights of
way by means of one or more easements or other entitlements to use in a form:
satisfactory to the Chief Building_Official and the City Engineer.
Rainwater Harvesting System. A storm drainage collection system that collects_
rainwater from the roof area of a structure or structures in conformance with the
American Rainwater Catchment System Association(ARCSA)guidelines or an
equivalent standard as approved by the BuildingU cial an_d_the San Luis Obispo
County Environmental Health D�artment
Subdivision,Airspace. An airspace subdivision shall be as defined in Chapter 16 of
the San Luis Obispo Municipal Code_
K. Amend footnote d to Table 601 to read as follows:
d. An approved automatic sprinkler system in accordance with Section 903.3.1.1
shall be allowed to be substituted for 1-hour fire-resistance-rated construction,
provided such system is not otherwise required by other provisions of the Califonua
Building Code without local amendments or used for an allowable area increase in
accordance with Section 506.3 or an allowable height increase in accordance with
Section 504.2. The 1-hour substitution for the fire resistance of exterior walls shall
not be permitted.
L. Add Section 602.1.2 to read as follows:
602.1.2 Commercial fire zone. Construction of interior walls, floors, ceilings and
partitions as a part of additions or alterations to any existing building or structure
located within the commercial fire zone shown in Figure 6-A shall be constructed
with 5/8" Type "X" gypsum wallboard or its equivalent regardless-of all other lesser
minimum requirements to_the contrary.
Exception: Buildings protected throughout by an approved automatic fire
sprinkler system.
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FIGURE 6-A - COMMERCIAL FIRE ZONE
Commercial Fire Zone
M. Amend Section 705.11 by addition of item 7 to the Exceptions to read as follows:
7. The building is protected throughout by an approved automatic fire sprinkler
system.
N. Delete Sections 903.2 through 903.2.10.3. Add new Sections 903.2 and 903.2.1
through 903.2.10.3 to read as follows:
Note: Existing Sections 903.2 through 903.2.10.31ist fire sprinkler requirements
for each individual occupancy in a separate section (approximately 4 pages of
code text). Since the amended section establishes fire sprinkler requirements for
all buildings in one section, the "strikeout"sections are not reprinted here.
903.2 Where required. An approved automatic fire sprinkler system shall be
installed:
1. Throughout new buildings.
Exceptions:
1. Buildings containing Groups A, B, E, F,H4, M, S, and U
occupancies where floor area is not more than 1000 square feet
(92.9 m2), unless located in the-commercial fire zone shown in
Figure 6-A.
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2. Buildings of non-combustible construction located in the',
commercial fire zone shown in Figure 6-A containing Groups A,
B, E,F,H-4, M, S, and U occupancies where floor area is not more
__than 1000 square feet(92.9 M2). __ __ _
3. Buildings located in the commercial fire zone shown in Figure 6-A'
containing Groups A, B,E,F,H-4, M, S, and U occupancies where.
floor area is not more than 1000 square feet(92.9 mZ) and the
building is entirely surrounded by_y_ards qUiiblic ways not less
_ than 20 feet(6096 mm) in width.
4. Buildings containing Group R, Division 3 occupancies that are not,
oonsidered to be a separate dwelling unit:
2. Throughout an existing building whenever alterations or additions result in an
increase of more than 1000 square feet(92.9 m2) of floor area, including'.
mezzanines or additional stories, or whenever the cost of alterations to an
I building having a floor area of more than 1000 square feet(92.9m2)
exceeds 50 percent of the replacement cost of the building as determined by
the building official. The cost of alteration and increase in floor area shall
include all corresponding data frompermits issued to the building for the,
previous five years,
Exce�tion:_Group R,_Division 3.and Groff U occupancies.
3. In additions t� o existing buildings equipped with an automatic fire sprinkler
'system.
.Throughout an existing building where there is an occupancy classification
change for floor area exceeding 1000 square feet(92.9m2). The provisions of
Section 3406.1 shall not eliminate the requirement for an automatic fire
sprinkler systema
.Exceptions:_________
1. A Group U occupancy changed to a Group R,Division 3
occupancy, provided the building was constructed before July 7,
1990 and there is no increase in floor area.^
2. Occupancy classification changes to Groups F, M, S, and U from
an_e ui ent category as defined in previous editions of this code:
5. In buildings, or portions thereof, where cellulose nitrate film or pyroxylin
plastics are manufactured, stored or handled in quantities o.ieeedi g 100
peunds (fig).
For the purpose of requiring the automatic fire sprinkler systems specified in this
chapter,the floor area within the surrounding exterior walls together with the floor
area within the horizontal protection of the roof shall be considered as one buildin .
903.2.1 through 903.2.10.3 not used. Text continues with Section 903.2.11.
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O. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require
that a building or portion thereof be equipped throughout with an automatic sprinkler
system in accordance with this section and where a building is considered as mixed_
occupancy due to thepresence of two or more uses that are classified into different
occupancy groups, sprinklers shall be installed throughout in accordance with NFPA
13 except as provided in Section 903.3.1.1.1.
903.3.1.1.1 Exempt locations. In other than Group 1-2, 1-2.1 and I-3 occupancies,
automatic sprinklers shall not be required in the following rooms or areas where such
rooms or areas are protected with an approved atAefnalie fire deteetien system,
eembustie alternative automatic fire extinguishing system in accordance with Section
904. Sprinklers shall not be omitted from any room merely because it is damp, of fire-
resistance-rated construction or contains electrical equipment.
1. Any room where the application of water, or flame and water, constitutes a
serious life or fire hazard.
2. Any room or space where sprinklers are considered undesirable because of the
nature of the contents, when approved by the fire code official, provided such
rooms or areas are separated from the remainder of the building by fire barriers_
consisting of not less than 1-hour fire-resistance-rated walls and 2-hour fire-
resistance—rated floor/ceiling assemblies.
3. Generator and transformer rooms separated from the remainder of the building
by walls and floor/ceiling or roof/ceiling assemblies having a fire-resistance
rating of not less than 2 hours.
4. In rooms er-areas that are of neneembustible eeastraefieaAith whelly
P. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system monitoring and alarms. All valves controlling the water
supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures,
critical air pressures, and water-flow switches on all sprinkler systems shall be
electrically supervised by a central station service listed by Underwriters Laboratories
for receiving fire alarms in accordance with NFPA 72. The central station shall
contact and notify the police/fire dispatch center immediately on notification of an
alarm and prior to making contact with the protected premises.
Q. Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Floe>r Isolation control valves. Approved supervised indicating control
valves shall be provided at the point of connection to the riser on each floor in higlr
fig gin all buildings two or more stories in height or in single-story buildings
having a gross floor area of 10,000 square feet or more zoned into no more than 5,000
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square-foot areas for the purpose of maintaining system_ integrity for life safety, and
evacuation.
Exception: Isolation control valves may be omitted in buildings equipped with
an automatic fire_extinguishing system installed in accordance with Section
903.3.1.3.
R. Amend Section 905.3.1 to read as follows, with Exceptions to remain:
905.3.1 Building Height. Class III standpipe systems shall be installed throughout
buildings where the floor level of the highest story is located more than 30 feet(9144
mm) above the lowest level of the fire department vehicle access, or where the floor
level of the lowest story is located more than30 feet(9144 mm) below the highest
level of fire department vehicle access grid in any_parking structure exceeding one
level above or one level below__g_rade.
S. Amend Section 907.7.5 to read as follows:
907.7.5 Monitoring. Fire alarm systems required by this chapter or by the California
Building Code shall be monitored by an approved central station service listed by
Underwriters Laboratoryfor receiving fire alarms in accordance with NFPA 72. The
central station shall contact and notify the police/fire dispatch center immediately on
notification of an alarm and prior to making contact with the protected premises.
Exception: Supervisory service is not required for:
1. Single- and multiple station smoke alarms required by Section 907.2.10.
2. Group I-3 occupancies shall be monitored in accordance with Section
907.2.6.3.4.
3. Automatic sprinkler systems in one- and two-family dwellings.
T. Amend Section 910.3.2.2 to read as follows:
Section 910.3.2.2 Sprinklered buildings. Where installed in buildings equipped
with an approved automatic sprinkler system, smoke and heat vents shall be designed
to operate automatically by actuation of a heat responsive device rated_at_least 100_
degrees above the operating temperature of the sprinkler heads.
U. Add Section 1101.2.1 to read as follows.
1101.2.1 Rainwater Harvesting. Storm water drainage may be directed to an
approved rainwater harvesting system and used as an alternate source of water for
non-potable uses as approved by the Building Official and the San Luis Obispo
County Environmental Health Department. The installation and use of such a system'
or systems must be designed to not interact with the potable water system, the
building sanitary sewer or drainage systems that flow to any creek. Rainwater
harvesting systems must be maintained in such manner as to not cause damage to
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property, create a nuisance or be in conflict with the City of San Luis Obispo's.
Stormwater Management Plan:
V. Add Section 1506.3.1 to read as follows:
1506.3.1 Wood shake and shingle roof covering limitations. Wood shake or_
shingle roof coverings-shall not be installed on any building_
Exception A wood shake or wood shingle system-listed as a Class A-rated roof
- - - - - -
covering.
W. Add Section 1804.3.1 to read as follows:
1804.3.1 Drainage. Provisions shall be made for the control and drainage of surface
water around buildings. Drainage systems necessary shall be adequate to prevent
water from entering and accumulating under the building. Drainage water from
improvements and land contour changes shall not drain onto or a_cross_adjacenf
properties except in recorded drainage easements or waterways.
X. Amend Section 1809.7 to read as follows:
1809.7 Depth of footings. Where a specific design is not provided, concrete or
masonry-unit footings supporting walls of light frame construction shall be permitted
to be designed in accordance with Table 1809.7. Isolated footings and piers, exterior_
of perimeter foundation, shall be 18 inches by 18 inches and have a minimum depth
of 24 inches (609.6 mm)below the lowest adjacent natural undisturbed grade and be
provided with 3 #4 reinforcing-bars each way within 3 inches of the base of the
footing.
Y. Modify Table 1809.7 to be as follows:
TABLE 1809.7
FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a b c d e
NUMBER OF FLOORS WIDTH OF FOOTING THICKNESS OF DEPTH BELOW GRADE
SUPPORTED BY THE (inches) FOOTING __Jinches)_
FOOTING{ (inches) Perimeter Interior',
1 12 6 21 12
2 15 8 24 18
3 1 18 89 30 24
a Depth of footings shall be in accordance with Section 1809.4.
b The ground under the floor may be excavated to the elevation of the top of the footing.
c A grade beam 12 in width shall be provided at garage openings. Depth shall be as specified in this table.
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d Interior stud bearing walls may be supported by isolated footings. The footing width and length shall be twice
the width shown in this table and the footings shall be spaced not more than 6 feet(1829 mm)on center.
e See section 1908 for additional requirements for footings of structures assigned to Seismic Design Category C,
D.E or F.
f
Foundations may support a roof in addition to the stipulated number of floors. Foundations supporting roofs only
shall be as required for supporting one floor. Slabs supported on grade need not be considered a floor for
purposes of footing depths and widths.
g . For thickness of foundation
walls see section 1807.1.6.
Z. Amend Section 1910 to read as follows:
1910.1 General. The thickness of concrete floor slabs supported directly on the
ground shall be not less than 33 4 inches (89-» 101.6 mm). Concrete floor slabs
shall be underlain with a minimum of 4 inches (101.6 mm) of clean granular material.
A 6-mil (0.006 inch; 0.15 mm)polyethylene vapor retarder withjoints lapped not less
than 6 inches (152 mm) shall be placed shall be placed between the base course or
subgrade and the concrete floor slab, or other approved equivalent methods or
materials shall be used to retard vapor transmission through the floor slab.
Exception: A vapor retarder is not required:
1. For detached structures accessory to occupancies in Group R-3, such as
garages, utility buildings or other unheated facilities.
2. For unheated storage rooms having an area of less than 70 square feet(6.5
m 2) and carports attached to occupancies in Group R-3.
3. For buildings or other occupancies where migration of moisture through
the slab from below will not be detrimental to the intended occupancy of
the building.
4. For driveways, walks, patios and other flatwork which will not be enclosed
at a later date.
5. Where approved based on local site conditions.
1910.2 Minimum reinforcing. Minimum reinforcing for slabs on grade shall be No.
3 bars at 24 inches (609.6 mm) on center each way placed at midpoint of slab
thickness. Slab reinforcement shall extend to within 2 inches(50.8 mm) of the
exterior edge of slabs.
1910.3 Slab to foundation connection. Tie bar reinforcing between slabs on grade
and foundation stem walls shall be No. 3 bars at 24 inches (609.6 mm) on center,
placed in foundation walls and bent at least 24 inches (609.6 m_m)into the slabs and,
tied to the slab reinforcing.
Exception: Floaring slabs justified by an engineered design.
1910.4 Moisture content. Moisture content for expansive soils shall be 100 percent
of optimum to a depth of 18 inches (609.6 mm)below slab bottoms and shall be
maintained until slabs are poured. Soils under slabs shall be tested for moisture
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content and slabs shall be poured within 24 hours of obtaining the required moisture
content. The area under raised floors need not be premoistened.
1910.5 Penetrations. Openings in slabs on grade for bathtub piping and traps, __ _
planters or other similar uses shall-be sealed with concrete not less than 2 inches(50.8
mm) in thickness, — ---- - - ----- — -- —
Exce tion: Plastic tub boxes may be used in lieu of concrete if properl sealed
around all edges and pjpepenetrations,
AA. Amend Section 3109 by addition of Subsections 3109.6 through 3109.8 to
read as follows:
3109.6 Access to pool. Pools shall be accessible by means of ladders or steps. There
shall be not less than one such access for each 30.0_ square feet(27.87 m2)of pool area
equally distributed around the Qerimeter.
3109.7 Lighting. Pools shall be_egj4ped with artificial lighting adequate to_
illuminate all underwater areas.
3109.8 Abandoned pools. A pool that is not used, is neglected, and is a hazard to
health and safety, shall be filled to the satisfaction of the building official. Before
filling, holes shall be made in the bottom of the pool to insure proper drainage.
Abandoned pools determined to be unsafe by the building official shall b_e_ab_a_t_e_d in
accordance with the International Property Maintenance Code:
aete....,:..ea : aeeerdaneeA4*t, the eateReFy speei-fie a :n Tables 3406.1.2, 2410( i 31,
—And- 34.0-6-4.4. Surch-dease-PER—in—Mien shall be the basis fer-the eefiens
��nc , 1►f ,. a ., ner-al. Haz .a eateg -ies in K t life afi. nd
. �e..,.ess 1,..tt be in aeqer-a.,..,.e.,,;.t, 'r..t,t, 1 24141(6 n' ----- — - - -
t7v�V�V�r1-+aY
Ralatova
� d --0GGUPaAGY Cu6stificafiens,
141-1-2
TAI
� L' T 1 D 1 D 7 D A
s v s M> > e
4 9, F 1 D 2 e 1'
r--i �no e rr
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3406.1.2.1 Means of egress for- ehange to higher-hazard eategoFy. A
..F eeeapane<. elassifivet;e« : made to a higher.hazard e tege.... (lower.«...«hem\ ..
34
2.2 Means of egFess feF ehange of ase to equal or-leweFhazar-d
When• • ehe e f e ride to ael «lesser-hazard ete ./h;,,he '
.llvu u Vlllifl� ^•,«•.«�.<.:.. w. « IY/. w
«.he.\ e she<..•, in Table 3406.4.2, :..t:«..,elefae«te of the Means e4•ve.egg ehell lI
i1 W11 V,.1/ {AJ J11V YT 31Z11Z RV3\r e
net be rv"eed below the level esmblished by the eede Hader--A.4mied; ahe building 7I
r
1
...Mui—reffi�1Qom{*�ZLT
1;3 Heights and areas. ki regard
• «de«ve...;th Tehle ll
1A � 1 2 1 ---_shall
__ .
..
�Heoghts and Areas Wan;; "
]]Zelabive Hamar4
T3
IA 1 A '1 A 3 A A 1,R i D 2-,R-4
s o i e e x
BB-4 1 C 1 M
-44 v-1�I�i
est Hazar-djfl, D D 7 Q 2 A [ D 2 TY.
s f � i , i
3186�3�-1-4-eight and arae ehange to higher-hazard eeiregeFy. When a ehenge e€
f1F; rJ 3..µd`to a higher-vete e as she„ « Table 3406 1 Z heights d ti
«laaa.ly�VMiYLi.•Vl� W Jllp♦••' � _J
i
6 ele si fie tie made to 1 levee,.he..e,.d terra h •
"y•' e� 'i cgcim vi xeooer�ueetmarviceee6vx7-uT�a-ar
Table 3406 1 3 the he;..ht..«d e e eF the a :..t;«..h .;ld' h it h d d` ---�
_i_____77`r b
3AA"J AL 1F4r_e ha"_r Whey
cxxxsv ox oovapmzv�-cxsv�ixzv�uva-xo-niaaccc-a-
higher-he.z ffd ..,.tea. J, a she<,.« :« Tehle 3406 1 3, 1;«e ht d . d
..
14";P, h ;ld:«fi.. ..hall " w ply .:th the fffe ate to of the G 1•C iJ
�lldHe
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T_--_-_— _--^---- --__ ----- - e.7 to 1+e , ,,e ..F,« -.
a�n�.aYszvu e 4
1
34n�1 4 Ytpi all r_ r-esistanee ratings. Ha aEd eategeries in- - a t fire_.
«ar:ste to 17 t, 11 be or-d a :tt, Table 2406 1 4
xcoxaxxaxse-1•at:i�gs e�e3Ecc:xei'vi axx$oxxazx� ravxc-a�vo=x�;
Relative Hazard
.4(14igheS414ffiiaFO 14
1.44 ExteFier-wall rating for-ehange of oempan", elassifiefition to a highff
hazaf;d eateger-y as sheyva in Table 3 4 96.1.4, eK4er-ier-walls shall haw a fffe r-esistenee.
e rr
rzvt�
—
dots net emceed dffee ctefie.. :.. height ..n : elassi fi at, F
c ytit _TZJ
- end A 3yA4h an ore-.,.a-.,t le„a eFle s tt, yon 133-_> x�r4 e
- - r -- - - - — '
enc I42 Extea.._..all .....ing e,... ,.h..nge of e,.,. ...ne e fi u
made to an a el ..lesser-ha «.i ategery as shown in T-ble 2406 , 4 e3cisting,
r
1
ed by the G'a1i€era Building Gede Where epemingsffe _ a ._ be —
aar iaacshell t i en«e«ee«t eF the 1 f —
cnx noc eiceeea vv�;rcxcccxc ox axe t:e�ca coca ox axc ormx xxx cacxx ocorr
r..l:c ..B.+il: ,.n,.,ae- -:,,.----- : - ---
tpe
L - ---- --- - - -- - ---
eee ,Ye .+y thm de eta l,«e e
ed tst n height and tw t ArQ lArFited
fiet less dma 3 feet(914 Hun) f0em the pfepeFty line.-
L_
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CC. Amend Appendix Section G102.2 to read as follows:
G102.2 Establishment of flood hazard areas. Flood hazard areas are established in
en [P. S rn•r D -E the current edition of the City of San Luis Obispo's Flood
Insurance Rating Map. All construction work within designated flood hazards areas
shall comply with the flood plain management r_e� ati_on_s contained in San Luis
Obispo Municipal Code Section 17.84.
For the enforcement provisions of this appendix for flood resistant construction under_'
the purview of the City Engineer,building official may mean city engineer,
DD. Amend the title of Appendix Section G501 to read as:
`BUILDINGS AND MANUFACTURED HOMES
EE. Amend Appendix Section G501.1 to read as follows:
G501.1 Elevation. All new and/or replacement buildings and manufactured homes
to be built,placed or substantially improved in within a flood hazard area shall be-
elevated s ,eh thet the Iewest fleew efthe fn u f et,.wed heme : elevated tea abeve
the design fleed elevatien comply with the flood plain management regulations_
contained in San Luis Obispo Municipal Code Section 17.84.
FF. Amend Appendix Section G1001.3 to read as follows:
G1003.3 Elevation. Utility and miscellaneous Group U buildings and structures,
including substantial improvement of such buildings or structures, shall be eV elevated
VV\1-IrV ceet:e 16i2 efthe «te at:e ei n, :ld: g Gede.
1TZ
comply with the flood plain management regulations contained_in San Luis Obispo_
Municipal Code Section 17.84.
GG. Amend Appendix Section G1001.6 to read as follows:
G1001.6 Protection of mechanical and electrical systems. Meehanisal,plumbing
«d eleet..:eal systems, eluding plumbing fi..t..wen shall he eleyMed tee abeve the
i4llbi ll\r{r G11V4i1 JTJC�.1T , , ,
design flood elevatie«. New or replacement electrical equipment and heating,
ventilating, air conditioning and other service facilities shall be either protected or
elevated to at least 1 foot above base flood elevation in conformance with San Luis
Obispo Municipal Code Section 17.84.
eenditiening, and plumbing applianees, plumbing fixtuFes, duet systems and ether-
to be leeated belew the design good
eleya ion provided that they are designedtal
and :«sled to « 4.t water-
4IV1�
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..F fm to the pFevisieas e f NFP A 70
HH. Amend Appendix Section J101.1 to read as follows:
J101.1 Scope. The provisions of this chapter apply to grading, excavation and
earthwork construction, including fills, embankments, and work within waterways.
Where conflicts occur between the technical requirements of this chapter and the
geotechnical report, the geotechnical report shall-govern. This appendix recognizes,
the importance of the waterways of the cid and the need to regulate all changes to
these waterways.
For the enforcement provisions of this appendix for grading in new subdivisions1.1
`
underthepurview of the City ERgineer, building official shall mean city engineer'
II. Add Appendix Sections J101.3 through J101.7 to read as follows:
J101.3 Hazardous conditions. Whenever the building official determines that any
existing excavation or embankment or fill on private property has become a hazard to
life and limb, or endangers property, or adversely affects the safety,use or stability of
a public way or drainage channel, the owner of the property upon which the
excavation or fill is located, or other person or agent in control of said property, upon
receipt of notice in writing from the building official, shall within the period specified
therein repair or eliminate such excavation or embankment so as to eliminate the
hazard and be in conformance with the requirements of this code.
J101.4 Dust control. All graded surfaces shall be wetted,protected or contained in
such manner as to_prevent dust or spill upon any-adjoining property or street.
J101.5 Emergency grading. The building official may authorize emergency grading
operations upon any site when necessary for the protection of the public health, safety_
and welfare. Other c_itydepartments may take emerge_n action necessary toprotect'
public facilities.
J101.6 Special grading standards. The topography of a site proposed for
development shall remain substantially in its natural state. Mass recontouring shall
not be allowed. In all cases, the average cross slope of a site shall be determined prior
to any grading operations or approval of any grading plan. Where a site does not
slope uniformly,the building official or city engineer shall determine average cross
slope by proportional weighting of the cross slopes of uniformly sloping subareas.
The percentage of the site, exclusive of building area, to remain in its natural_state_(no
.
grading of any kind allowed) shall be in accordance with Table J 101.6.
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All graded planes shall be rounded on all edges to blend with natural slopes. The
rounded edges shall have a radius equal to one-half the height-of the cut or fill slime.
J101.7 Approval for building construction. Prior to commencement of any
building construction,pursuant to a building permit for the graded site, a benchmark
shall be provided to verify that the building site is graded in conformance with the
approved grading plan. No building construction shall be started until the building
official or city engineer has verified that the rough grading conforms to the approved
plan, including anyinterim_opermanent erosion_control measures deemed necessary.
JJ. Amend Appendix Section J 102 by addition of the following definitions:
AVERAGE CROSS SLOPE shall mean the ratio, expressed as a percentage, of the
vertical difference in elevation to the horizontal distance between two points onthe
perimeter of the area, with the line connecting the two points being essentially
perpendicular to the contours between the two points._Different portions of any area
may have different average cross slopes.
WATERWAY shall mean awell-defined natural or manmade channel, creek, river,
lake or swale that conveys surface water, storm runoff or other_natural drainage either
year round or intermittently_.
KK. Amend Appendix Section J 103 to read as follows:
J103.1 Permits required. Except as exempted in Section J103.2, no grading shall
be performed without first having obtained a permit therefor from the building
official. A grading permit does not include the construction of retaining walls or
other structures. A grading permit shall be required for all work within any waterway_,
including, but not limited to, earthwork, construction of drainage devices or erosion
control devices,removal of vegetation and modifications of banks and the bottom_of
the waterway which may in the natural course of events lead to changes in flow'
characteristics. A grading permit shall be required for all work that will create a
stockpile of any earth material, subject to the surety bond required by Section J103.4-,
to guarantee restoration of the site to a natural or other condition acceptable to the
building official;
J103.2 Exempted Work. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area, provided there is no danger to the
public, and that such grading will not adversely affect adjoining properties.
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
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5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing, or stockpiling of rock, sand,
gravel, aggregate, or clay controlled by other regulations, provided such
operations do not affect the lateral support of, or significantly increase stresses
in, soil on adjoining properties.
7. Exploratory excavations performed under the direction of a registered design
professional.
8. An excavation which does not exceed fifty cubic yards and (1) is less than 2
feet(610 mm) in depth or(2) does not create a cut slope greater than 5 feet
(1524 nun)in heightand steeper than 1 unit vertical to 2 units horizontal.
A fill less than 1 foot (305 mm) in depth and placed on natural terrain with a
slope flatter than 1 unit vertical to 5 units horizontal, or less than 3 feet(914
mm)in depth,not intended to support structures, that does not exceed 50 1
cubic yards (38.3 m3) on any one lot and does not obstruct a drainage ourse.'
10. Routine streambed vegetation controlapQroved by_the City Engineer:
Exemption from the permit requirements of this appendix shall not be deemed to
grant authorization for any work to be done in any manner in violation of the
provisions of this code or any other laws or ordinances of this jurisdiction.
1103.3 Early grading. A grading permit sha_ll_no_t-be-is-sued-prior-to issu_a c_ a of a
buildina permit for the vroiect unless:
1. A tentative minor subdivision or tract map, use permit, architectural review;
commissionprolect apal provor similar authorization has beengd ranteand
2. Related street and utility gades have been established-and
3. A surety bond in accordance with Section J103.4 is deposited to guarantee
'restoration of the site to a natural or other condition acceptable to the building
official should the project not proceed to completion.
1103.4 Bonds. The building official may require bonds in such form and amounts as
may be deemed necessary to ensure that the work, if not completed in accordance
with the approved plans and specifications,will be corrected to eliminate hazardous'
conditions or restore a graded site to the original condition. In lieu of a surety bond,
the applicant may file a cash bond or instrument of credit with the building official in
an amount equal to that which would be required in the surety bond.
The city engineer may require that bonds be posted to recover the full costs of any:
damage to public ri t-of-wa which may occur because of the peculiar nature or
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large scope of the project, such as transportation of fill or heavy eq_ui_pment on_local
streets not designed to accommodate the traffic.-
LL.
raffic,LL. Amend Appendix Section J104.2 to read as follows:
J104.2 Site plan requirements. In addition to the provisions of Appendix Section
107, a grading plan shall show the existing grade and finished grade in contour
intervals of sufficient clarity to indicate the nature and extent of the work and show in
detail that it complies with the requirements of this code. The plans shall show the
existing grade on adjoining properties in sufficient detail to identify how grade
changes will conform to the requirements of this code. The plans shall show existing
drainage conditions and drainage devices and all proposed changes thereto. The plans
shall include the location and dimension of all trees on the site which are 3 inches
(76.2 mm) in diameter or larger at the trunk, measured at 4.5 feet(1.37 m) above
ground level, trees to be removed and trees to remain. A preservation plan shall be
submitted for all trees to remain. The plans shall indicate_wh_ere excess material,
rocks, or rubble will be disposed of.
MM. Amend Appendix Section J110.1 to read as follows:
J110.1 General. The aces ,.f eta and fill slopes shall be. _ea and ntai.,oa to
All
disturbed surfaces shall beprevared and maintained to control erosion.
Exception: Erosion control measures need not be provided on cut slopes not
subject to erosion due to the erosion-resistant character of the materials.
Erosion control shall be installed as soon as practicable and prior to calling for final
inspection.
NN. Add Appendix Table J101.6 as follows:
TABLE J1o1.6
GRADING TO REMAIN IN NATURAL STATE
Percent Average Cross Sloe Percent of Site to Remain in Natural State
0-5 0
6-10 25
11-15 40
16-20 60
21-25 SO
26-30 90
Above 30 100
SECTION 15.04.030 AMENDMENTS; CALIFORNIA RESIDENTIAL CODE
Adopt as approved by state agencies and amend the following sections:
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A. Amend Section R109.1.2 Exception to read as follows:
Back-filling of ground-source heat pump loop systems tested in accordance with ASTM
Standards prior to inspection shall be permitted.
B. Add Section R313.3.3.5 to read as follows:
8313.3.3.5 Sprinkler Activation Alarm. An alarm audible from all sleeping rooms
shall be provided.
C. Amend Section R322.1 to read as follows:
8322.1 General. Buildings and structures constructed in whole or in part in flood
hazard areas identified.in the current;edition of the City of 'Luis,Obispds Flood
Insurance.Rating Map 6ifirI .a'-o, ^ e-v !zmes) . established in Table R30 2(i)
. _ -
shall be designed and constructed in accordance with the provisions contained in this
section or'comply with the floodplain management regulations"contained in San_Luis
Qb si po Municipal_Code Section 17:84, whichever isinore stiicfr
SECTION 15.04.040 AMENDMENTS; CALIFORNIA EXISTING BUILDING CODE
A. Amend Appendix Section A 10 1 to read as follows:
SECTION A101
PURPOSE
The purpose of this chapter is to promote public safety and welfare by reducing the
risk of death or injury that may result from the effects of earthquakes on existing
buildings of unreinforced masonry bearing wall construction.
The provisions of this chapter are intended as minimum standards for structural
seismic resistance established primarily to reduce the risk of life loss or injury.
Compliance with these standards will not necessarily prevent loss of life or injury or
prevent earthquake damage to rehabilitated buildings.
B. Amend Appendix Section A102.1 to read as follows:
A102.1 General. The provisions of this chapter shall apply to all existing buildings
having at least one unreinforced masonry bear-ing wall. The elements regulated by
this chapter shall be determined in accordance with Table AI-A. Except as provided
herein, other structural provisions of the building code shall apply. This chapter does
not apply to the alteration of existing electrical, plumbing, mechanical or fire safety
systems.
Excea i no sti no st
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1. Warehouses or similar structures not used for human habitation unless
housing emergency equipment or supplies.
2. A building having five living units or less.
C. Amend Appendix Section A103 to add the following definitions:
LEVEL A STRENGTHENING of an unreinforced masonry building is compliance
with the provisions of this chapter, limited to the removal of or bracing of parapets,
installation of anchors between walls and roof, and installation of anchors between
walls and floors..
LEVEL B STRENGTHENING of an unreinforced masonry building is compliance
with all provisions of this chapter.
D. Amend Appendix Section A109.2 to read as follows:
A109Z Selection of Procedure. Buildings with rigid diaphFagms shall be analyzed
by the General Procedure of Section A110, which is based on Chapter 16_ofthe
California Building Code. Buildings with Pexible diapiffagms shall anal yZed by
the Gee e_d Pr-eeedur-e or, when applicable, buildings - be analyzed b the Special
- — – –may - Yz y- Pecial
Procedure of A 111. Buildings- with a substan-tially complete steel or concrete frame.
capable of supporting gravity dead and live loads and that utilize unreinforced
masonry walls as non-bearing infill between frame members shall be analyzed by a
procedure approved by the building official. Qualified historic structures may be
analyzed per the California Building Standards Code,Part 8, California Historical
Building Code. - – - - –
E. Add new Appendix Section A115 entitled "Administrative Provisions" to read as
follows:
SECTION A115
ADMINISTRATIVE PROVISIONS
A115.1- Compliance Requirements.
A115.1.1 Strengthening deadlines. The owner of a building within the scope of
this chapter shall structurally alter the building to conform to_Le_vel B Strengthening
by July 1,_2010 or-when one of the following occurs:
1. The value of additions, alterations, and/or maintenance repairs requiring a
building permit, cumulative from March 4, 1992, exceeds 50 percent of the.
replacement cost of the building established by the building official per
Appendix Section 108.3 of the Building Code, which may include a certified
appraisal report. The cumulative value of alterations and maintenance repairs_
need not include reroofing, Level A Strengthening, and installation of an
automatic fire sprinkler system.-
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Exception: Buildings containing more than one tenant space if the floor
area of altered tenant spaces, cumulative from March 4, 1992, does not!
exceed 50 percent of the total floor area of the building.
2. The use of the building changes to a different division of the same occupancy;
grouuRor to a different occupancy group
Exceptions:
1. Notwithstanding the provisions of Section 3406 of the Building'
Code, buildings containing more than one occupancy classification'
need not be strengthened if the total floor area for changes in use,
cumulative from March 4 1992, does not exceed 50 percent of the
floor area of the building. _
2. Occupancy classification changes to Groups F, M, S and U from ati
_ equivalent category as defined in the previous editions of this code.
3. An occupancy classification change to a Group R,Division 1
Occupancy with not more than five dwelling units:
4. An occupancy classification change to a Group S Occupancy used;
exclusively as a warehouse with no human habitation.
3. If Level A strengthening work is completed by July 1,2007, completionof eth
remaining work to satisfy Level B strengthening requirements may be delayed
until July 1, 2012. If Level A work is not completed by July 1, 2007, the City,
Council will set a Level B completion deadline for each building_on the basis
of relative hazard, but not later than July 1,20 1_0.j"
Exception: The building official, on a case-by-case basis, may approve an,
I strengthening plan deemed equivalent to Level A strengthening r
J. A greater than 50 percent reduction in the unreinforced masonry
_hazard for the building is accomplished by July 1, 2007; and
2. A written agreement includes an acceptable work plan and'
timeline; and,
3. The plan completes Level B strengthening by July 1, 2012.
,115.1.2 Permits. The owner of a building within the scope of this chapter shall-.
submit a complete application for a building permit to the building official to
strengthen the building to Level B requirements by July 1, 2005. The building permit
shall be obtained by January 1, 2006, and shall remain valid until required Level B
strengthening work is completedTer Section A115.1.1
Exception: For seismic strengthening or demolition projects that require
approval of a planning application by a City process, the planning application
shall be submitted to the Community Development Department by July 1, 2005,]
The application for building or demolition_permit shall be submitted following
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approval of the planning application, and a building or demolition permit shall be
obtained by January 1, 2006.
A115.13 Posting of sign. The owner of a building within the scope of this chapter
shall post, at a conspicuous place near the primary entrances to the building, a sign i
provided by the building official stating"This is an unreinforced masonry building
Unreinforced masonry buildings may be unsafe in the event of a major earthquake". ;
The sign shall be posted within 60 days of receipt by the building owner per
installation standards established by the building official.
A115.2 Notice and Order
A115.2.1 General. The building official shall, within 30 days of the determination)
that a building is of unreinforced masonry construction issue a notice and order as
provided in this section to the owner of a building within the scope of this chapter.
A115.2.2 Service of notice and order. A notice or order issued pursuant to this
section shall be in writing and shall be served either personally or by certified or
registered mail upon the owner as shown on the last equalized assessment roll, an7
upon the person, if any, in apparent charge or control of the building. The failure of
any such person to receive such notice or order shall not affect the validity of any;
proceedings taken under this chapter or relieve any such person from an_y duty or
obligation imposed on him by the provisions of this chapter:
A115.2.3 Content 0f notice and order. The notice shall specify that the building;
I been determined by the building official to be within the scope of this chapter
and, therefore, is subject to the minimum seismic standards of this chapter. The order,
shall direct the owner to obtain a building or demolition permit as required by this,
chapter and cause the building to be structurally altered to conform to the provisions
of this chapter, or cause the building to be demolished. The notice or order shall be
accompanied by a copy of Section A115.1, which sets forth the owner's
'responsibilities:
A115.3 Appeal. The owner of the building may appeal the building official's initial
determination that the building is within the scope of this chapter to the Board of
Appeals established by Appendix Section 112 of the California Building Code, as
adopted. Such appeal shall be filed with the Board within 60 days from the service'
date of the order described in Section Al 15.2. Any appeal shall be decided by the;
Board no later than 90 days after filing and the grounds thereof shall be stated clearly,
and concisely. Appeals or requests for modifications from any other determinations,,'
orders or actions by the building official pursuant to this chapter shall be made in
accordance with the procedures established_i_n_Appendix Section 104.10 of the
California Building Code.
A115.5 Recordation. At the time that the building official serves the
aforementioned notice,the building official shall also file and record with the office
of the county_recorder_a certificate stating that the subject building is within the scone
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of this chapter and is a potentially earthquake hazardous building. The certificate
shall also state that the owner thereof will be ordered to structurally_analyze the
building to determine compliance with this chapter:
If the building is either demolished,found not to be within the scope of this chapter,'
or is structurally capable of resisting minimum seismic forces required by this chapter
as a result of structural alterations or an analysis,the building official shall file and
record with the office of the county recorder a form terminating the status of the
subject building as being classified within the scope of this chapter..
A115.6 Enforcement. If the owner in charge or control of the subject building fails
to comply with any order issued by the building official pursuant to this chapter'; _
within the time limit set forth in Section Al 15.1,the building official shall verify that
the record owner of this building has been properly served. If the order has_been r
served on the record owner,then the followingproy_isions apply_:
1. The building official may order that the entire building be vacated and that the
building remain vacated until such order has been complied with. If
compliance with such order has not been accomplished within 90 days afterl
the date the building has been ordered vacated or such additional time as may
have been granted by the Board of Appeals,the building official may order its
demolition in accordance with the provisions of_Sections 107, 108, and 109 of
the International Property Maintenance Code,
2. Any person who violates any provision of this chapter is guilty of a
misdemeanor, and is subject to the penalty as provided for in Chapter 1.12 of the
City of San Luis Obispo Municipal Code. The City may also pursue alternative
civil remedies as set forth in Section 1.12.090 of the Municipal-Code,
A115.7 Program monitoring and annual report. During January of each year, the
building official shall submit a report to the City Council outlining the progress to
date concerning reduction of the hazards presented by the unreinforced masonry,
builder inventory for the City. The report shall include-:
1. The number of unreinforced masonry buildings strengthened, demolished or
otherwise eliminated from the inventory; F.
2. The number of unreinforced masonry buildings remaining on the inventory_
including_the_status of orders issued pursuant to-this Chapter that are-not-
resolved:
A115.8 Automatic Fire Sprinkler Systems. Buildings within the scope of this
chapter located in the commercial fire zone shown in Figure 9-A of the California
Fire Code, as amended, shall install an automatic fire sprinkler system in conjunction
with level B strengthening in accordance with Section 90 3.2.1 of the California Fire
Cod, as amended in Municipal Code Section 19.04.090:
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00. Add Appendix Chapter A2 to read as follows:
Appendix Chapter A2
DEMOLITION AND MOVING
OF BUILDINGS
SECTION A201
GENERAL
A201.1 Purpose. The purpose of this appendix is to establish minimum standards'.
and procedures for the demolition and relocation(moving) of buildings and structures!
to safeguard life,property, health and public welfare. It is also intended to ensure that'
moved buildings are structurally sound, sanitary, habitable, and that they will
harmonize with existing development in the area to which they are to be moved
A201.2 Scope. This appendix sets forth rules and regulations to control demolition
and relocation operations, establishes the administrative procedures for review of an
plication to demolish or move a building, and provides for the issuance of permits!
A201.3 Appeals. Any person aggrieved by a decision made under the terms of this
chapter may appeal such decision. For matters concerning the technical provisions o�
this code, such appeal shall be subject to the provisions of the Chapter 1,Division II
Section 113 of the California Building Code; for all other matters, the appeal
provisions of Chapter 1.20 of the Municipal Code shall apply_:
SECTION A202
DEFINITIONS
Section A202 General. For the purposes of this appendix, certain terms, words and
their derivatives shall be defined as specified in this section)
ARC means the Architectural Review Commission appointed by the City_Council.
CHC means the Cultural Heritage Committee appointed by the City Co--uncil�
Demolition means the complete or artial removal of a structure.
Foundation means the structure, usually of concret_e,_resting on or in the ground
including the footing, on which a building is erected!
Foundation wall means the walls of concrete or masonry that supporta building_
Inventory of Historical Resources is the Master List of Historic Resources and the i
;Listing of Contributipg Properties within Historical Preservation Districts approved
by the City Council.
Municipal Code means the San Luis Obispo Municipal Code:
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Potential Historic Resource means a building which may meet the Criteria for
Historic Listing found in the City of San Luis Obispo Historic Preservation_Pnogram
,
but which has not been evaluated or listed as an historic resource:
Slab means a flat piece of material, usually of concrete,placed on the ground_for use
as-a building floor,patio, driveway, walk, ball court and/or similar uses,
Structure means any human made site feature includingsi nps walls, fences,
buildings,, monumentssor similar features.
Substructure means the foundation of a building or structure including the piers and
piles. � --- - � — � -
_SECTION A203
PERMIT REQUIREMENTS
A203.1 Permit required. The demolition or relocation(moving) of any building or'
structure shall not commence until a permit has been issued by the building official in'
accordance with the provisions of this chapter and Chapter 1, Division II of the
California Building Code.
Exec tion: Temporary construction offices;
A permit to move a building shall be a building permit when the building is relocated
within the limits of the city. A permit to move a building shall be_a demolition permit
when the building is relocated to a site outside of the city limits:
- -2- - - _-- -
A20-3. Movin----g-_and Relocation of Buildi--_ -
ngs.
A203.2.1 Inspection of buildings to be moved. All buildings to be moved into or
within the city shall be inspected by the building official to determine compliance
with this code and suitability for moving,priior to permit issuance.
A203.2.2 Transportation and building permits required. For moving projects, a
transportation permit shall be obtained from the public works director subsequent to r
issuance of a moving permit. Building, plumbing, electrical, and mechanical permits
shall be reqtuired for all work necessary for the pjgcement of a moved or relocated
building, - - - - - - ---- -- - -
A203.3 Procedure for permit application processing. Prior to issuance of a permit
to demolish or relocate a building or structure, the_ permit application shall be subject
to the following:,
1. Demolition or relocation of historical resource. For any structure located
on a property listed on the Inventory of Historical Resources, an application
for Architectural Review shall be submitted and approved. The application
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shall include plans for replacement structures, to the discretion of the j
Community Development Directors
2.—Demolition or relocation of structure not designated historical. For any
structure that is not located on a property listed on the Inventory of Historical)
Resources and is over 50 years old, the Community Development Director
shall determine if the structure or structures proposed for demolition are a'
potential historic resource. If the Community Development Director' _
determines that the structure or structures are a potentially historic resource
the applicant shall submit an application for Architectural Review. If the _
Community Development Director determines the structure or structures not
to be a potential historic resource, the applicant shall provide evidence that for;
a period of not less than 90 days from date of permit application, the building
was advertised in a local newspaper on at least 3 separate occasions not less'
that 15 days apart, as available to any interested person to be moved; and
submit historic documentation for the structure in accordance with criteria
established by_the Community Development Director and the CHC:—
Exceptions to Section A203.3
1. A building or structure determined by the building official to be a_
dangerous building as defined in the International Property Maintenance
Code which poses an imminent, serious threat to the health, safety or
welfare of community residents or people living or working on or near t1e
site, and for which historic documentation acceptable to the communi '
development director has been submitted: _
2. Accessory buildings, sheds, garages and similar structures,unl se s
determined to be a potential historic resource by the community
development director.
A203.4 Guarantee. Prior to issuance of a permit to demolish or move a building or
structure, the applicant shall provide the city with a guarantee in such form and l
amount as may be deemed necessary by the building official to assure completion of
demolition or moving,removal of all debris, cleanup of the site,repair of damage to
public improvements, erection of barricades when required and filling of depression
below adjacent grade. The amount of the guarantee for demolition shall be not less
than one thousand dollars or twenty percent of the value of the demolition contract
price, whichever is greater. The amount of the guarantee for moving a building or
structure shall be twenty percent of the total value of all work to be accomplished and
associated with moving of the building,but not less than five thousand dollars. Work
'required to comply with this section may be completed by the city after the time limits
stated have expired and shall be paid from the deposit. The deposit shall not be
'released until such work is completed!
Exceptions•
1. No guarantee will be required when the demolition permit is issued at the
same time as a building permit_for_a redevelopmentproject.
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2. When the structure to be moved is to be relocated outside the limits of the
city,the amount of the guarantee may be reduced when approved by the
building official but in no case shall be less_than one thousand dollars._;
A203.5 Indemnity. Every person, firm or corporation to whom permission has been
granted under the terms of this chapter and other ordinances to utilize public property
for the demolition or moving of any building or structure shall at all times assume
responsibility for any damage to public property. Such permission shall be further
conditioned that any person, firm or corporation shall, as a consideration for the use
of public property, at all times release, hold harmless and indemnify the city and all of
its agents and employees from any and all responsibility, liability, loss or damage
resulting to any persons or property caused by or incidental to the demolition or
moving work. Written indemnification in a form acceptable to the city attomey-shall
be�rovided.
A203.6 Damage to public property. As a condition of obtaining a permit to demol-
ish or move any building or structure, the permittee shall assume liability for any_
damage to public property occasioned by such moving, demolition, or removal
operations. Applicants for demolition permits shall provide information and plans
when requested for protection of public property. Information and plans shall be _
specific as to type of protection, structural adequacy and location. Approval to use or
r
occupy_public�roRertyshall be obtained before proceeding with demolition work.,
A203.7 Insurance. Prior to the issuance of a permit to demolish or move any,
building or structure, the permit applicant shall deposit with the building official a
certificate of liability insurance naming the city as an additional insured party on the
insurance policy. Such insurance shall be valid at all times during demolition or,
moving operations. The liability insurance coverage shall be in an amount of at least
five hundred thousand dollars per occurrence for injuries, including accidental death'
to any one person, and subject to the same limit for each additional person, in an
amount at least one million dollars on account of any one accident_: and prime_ _
damage in an amount at least five hundred thousand dollars.
Exception: Demolition of a wood frame building not greater than two stories or,
twenty-five feet in height, measured to the top of the highest point of the roof,
provided the building is not less than twenty feet from public property lines or, if
less than twenty feet from public property lines, adequate protection is provided,
for pedestrians and public property to the satisfaction of the building-official.
A203.8 Disconnecting service lines. Prior to the issuance of a permit to demolish or
relocate a building or structure, the permit applicant shall complete the followin�to
the satisfaction of the-building official
1. Electrical service. The power to all electric service lines shall be shut-off and
all such lines cut or disconnected outside the property line. Prior to the cutting
of such lines,the property owner or his agent shall notice and obtain the
approval of the electric service agency; -
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2._Other service. All gas, water, steam, storm, sanitary sewers, and other service.
lines shall be shut-off and/or abandoned as required by the public works'
director, utilities director,_or other agency-
SECTION A204
PUBLIC SAFETY REQUIREMENTS
A204.1 General. The demolition or moving of any building shall not commence'
until structures required for protection of persons and property are in place. Such
structures and the demolition work shall conform to the applicable provisions of
Chapter 33 of the California Building Code. Prior to permit issuance, a schedule of
operations shall be submitted to the building official for review and approval, and —
shall set forth a sequence of work on the building, the need to barricade public streets
details of travel to and from the site for hauling operations, route of moving,
estimated completion date, and any other significant work which Mayr uire
inspection or coordination_with city departments.
A204.2 Dust and debris. During demolition operations, all material removed shall
be wet sufficiently or otherwise handled to control the dust incidental to removal.
All adjacent streets, alleys and other public ways and places shall be kept free and
clear of all rubbish,refuse and loose material resulting from the moving, demolition
.or demolition removal operations, except as allowed by temporary encroachment
permits improved by the public works director.
_ jSECTION A205
REMOVAL OF MATERIALS
A205.1 General. All building rubble and debris shall be removed from the,
demolition site to an approvedpoint of disposal:
A205.2 Foundations. All foundations, concrete slabs and building substructures
shall be removed to-the satisfaction of the building official,
Exception: Foundations, concrete slabs on grade and building substructures may
remain if the site is-fenced to the satisfaction of the building official._
A205.3 Completion. Upon completion of the removal of a building or structure by
either demolition or moving,the ground shall be left in a smooth condition free of
demolition debris._Holes in the-ground,-basements or cellarsbe-filled-to
, shall existing
grade.-- - - - - -- -- - - -- —
Exception: The filling of such excavation may not be required when a building
permit has been issued for a new building on the site and the construction thereof,
is to start within sixty days after the completion of demolition or moving;
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operations and the permittee provides a temporary barricade protecting the,
excavation on all sides to the satisfaction of the building official.
SECTION 15.04.050 AMENDMENTS; CALIFORNIA MECHANICAL CODE
A. Delete Chapter 1, Division II and Table 1-1. Administration of the mechanical code.
shall be as set forth in Chapter 1, Division H of the California Building Code.
SECTION 15.04.060 AMENDMENTS; CALIFORNIA PLUMBING CODE
A. Delete Chapter 1, Division 11, Table 1-1 and Appendix Chapters F, and L.
Administration of the plumbing code shall be as-set forth_ in Appendix Chapter 1 of
the California Building Code.
B. Amend Section 315.4 to read as follows:
315.4 All excavations shall be completely backfilled as soon after inspection as
practicable. A layer of sand or fine gravel shall be placed in all sewer trenches to
provide a leveling and laying bed for pipe. Adequate precaution shall be taken to
insure proper compactness of backfill around piping without damage to such piping.
Trenches shall be backfilled in thin layers to twelve (12) inches (.3 m) above the top
of the piping with clean earth which shall not contain stones, boulders, cinderfill,
frozen earth, construction debris or other materials which would damage or break the
piping or cause corrosive action. Mechanical devices such as bulldozers, graders,
etc., may then be used to complete backfill to grade. Fill shall be properly compacted.
Suitable precautions shall be taken to insure permanent stability for pipe laid in filled
or made ground.
SECTION 15.04.070 AMENDMENTS; CALIFORNIA ELECTRICAL CODE
A. Administration of the electrical code shall be as set forth in Chapter 1, Division II of
the California Building Code.,
B. Amend Article 230-70(A)(1)to read as follows:
(1) Readily Accessible Location. The service disconnecting means shall be
installed at a readily accessible location either outside the building or other structure,
or inside nearest the point of entrance of the service conductors. The disconnecting
means shall be accessible to emergency personnel, either directly or by a remote
actuating device, without requiring transit of the building interior. Dedicated
electrical equipment rooms located at the building perimeter and providing direct
access to the outside shall satisfy accessibility for emergency Personnel.
SECTION 15.04.080 AMENDMENTS; INTERNATIONAL PROPERTY
MAINTENANCE CODE
A. Amend Section 10 1.1 to read as follows:
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101.1 Title. These regulations shall be known as the Property Maintenance Code of
the City of San Luis Obispo, hereinafter referred to as "this code".
B. Amend Section 102.3 to read as follows:
1023 Application of other codes. Repairs, additions or alterations to a structure, or
changes of occupancy, shall be done in accordance with the procedures and
provisions of the h4ematienal Building Gede, latematiepA Fuel Gas Cede,
k4emmienal Meehanieal Cede, and the WC EleetFieal Cede California Building
Standards Code and other applicable laws and ordinances. Ned9fig in this eede shall
Code.
C. Amend Section 103.1 to read as follows:
103.1 General. The depaFtmet office of property maintenance inspection is hereby
created and the executive official in charge thereof shall be known as the code
official.
D. Amend Section 103.5 to read as follows:
103.5 Fees. The fees for activities and services performed by the depaFtment in
ag e,.+ its - sibil:+:e., code official under this code shall be as intdieated-in
in accordance with the schedule as established by the
applicable governing authority.
E. Add See+:e« 108.1.5 to rend as r rleyis
408.1.5 >n..«,.,........str-..,tur- - - — For-the,.twpese e f this eedn
st fuetuFe a pr-e ll of then «d:+:emer-def e deseFibed below
shall be eensideffed-dangereUs,
i1. Any dee. aisle passagevqiy, W...,,n.. e.. + ether-raeans
-e f egress dee.. fie!
d building f fe ede ef+t,e : d: + t . d to-
the............. .... .,... »t.t.;n.`v'ca v'ctzccrai6ei-r __. _ .___ - . '•'_amceroiz-csi•eeracva
+the
2. The wallangs�€aee a€any aisle, psn3agc�iir�> +n:r-wa. cnzc•+vr-vcxvrzz:ccaxscP
of ste e+« .:de
egress J aJ Jvwarped, , n
building, stmetwe,
by fife ea Ahgtta e «d fleeeer-efee« «e„lee+ abandonment,
i s ,' s� d + +: e ,
«del:...« n..by n et er-n e+e s ,eh e xtent tW:+ is libel„to pai4 all,. e
.•MALY{.1.LLJLLL Vl V� Yil' VYLYZ�RYJ n
the a tori ,r thefeef is net of e„f�e:e«+ ..+..e«e+t, stability, t se
vl Juauvl�u.uY vri , e
aaeher-ed
, Y
attached er-fiistefied in as +e benn ..pable ofe..:e+:ng« +. 1
b _
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any-
other-lne.-L\rGWV«, �nlikely to es:nil. «letely elle eJ e seine ..et:e of
Vl=
give way.
l leeFl.r....nnF f r.:4n
H13e 191�1$g-9 'st'Hs #'e,_e3'a�33Lge e_ eFem,—i xcmz7--unsaf zvx-rc
��E3` -- - - - -- -
71...:1.7:«.. .. ntfuetwe : egleete.i damaged, dilapidated, t- - r-ed e
11�• V{4114113�. Vl J , J • e
A.� building tFi t. L b tFi.eted + } d '
g. YiSf� erSaacccQeircvvee$-wir�a�cvlca�crizvso-ox-Lazxxmxxxnsncazxa-
Vlill{i111£,TJrJ
ur-isd:et;e ere r in e.e..a:«e« } w + + + } •41
�... ,. ... ..:. :. .. ..:Lj ».:.,1 ..1..aut{L1V��e-�ua�rr-on-�vircvnr-aTcv-Prc�cerr�can:c�z'.
s bsta ti l Fink of fi..eJ building elln eche f ttn.. t 4e life F +.
,.,
eenstrdetien a affangemefg, . n...adeete 1;..1.+ ventilation,
ntilatioJ Fine ehanivel
is detefmined by the eede effieieA to be
Y b system, etheF%ise,
unsapit unfit f humem habitet:eer- h dit:e« tl. } ' 1'1 1 +�
' _ rsia;�cx-ir�ixcicxmz4liz A-z•S-r accr,��v-
10. Any build. e.e+Fi.etu e 1.e e of l..ek of su ffi ««of p —fire
V. 1111' Vi111Yllli.,V1 JG[ , resistive
ee«ntn..e+:en, f:.. pr-eteetie sysmems, eleet.4ee1 systmeffi; f: 1 sennee* —
'mee] an;eel s rnte..n plumbing n ,n4e.r, a OW_aemse is ,7 + fm .7 1, +L. q4
efX'.e:el to be ., dffeet to life e..health
11 Amy e..t;e of 1...:1d ng ns A-nn;+e eFte..41.e A 1•t'- -rw a- twt' --
- - -- —
4@zafd te theke:
F. Amend Section 111.2 to read as follows, and delete Sections 111.2.1 through 111.2.5.
111.2 Membership of board. The board of appeals shall
'1'}ie eerie effie;el shell be a ex eFfie' member-b t shall have no t en any +t
ef
before the beard «4ea 1...t1.e (eln:efeppe� } _authewity.-
shall sefve stagger-ed and
a
_ever-lapping teFms be the board of appeals established in
Chapter 1 Division II Section 113 of the California Building Code amended in
Section 15.04.020 of the San Luis ObiMunicpal Code.
1 7 1 Alt.. t: , the«:t, shall t t.
z->?rrrscFE�e members �'l3e Fl33ef appoiixc:ixg asisxxvrxrrsrnarappvrrr�cvnrvx-
dtifing absentee er-disqualifieatiee of a member Alteraai:e members shall-gem
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� .
e
111.2.3 Disqua-fifi- P—AtiAM A-f- membeF. A Fnember.shall net hear-an appeal in whieh
}}},2,4 Seeretent—T The eliead-niin-iSFr-alzive—offleer-shall de SibxAe iqualified
pefse te sef:%xe as seefetafy to the bear-d. The seer-etaI5,shall file a detailed r-eeeFd &f-
111.2.5 Compensation of membeFS. Gempeasafien ef member-s shall be as
detefmined by
SECTION 15.04.090 PERMITS REQUIRED FOR WELL CONSTRUCTION
A. No person shall construct, repair, modify, abandon or destroy any water well without
first obtaining a permit from the City. As used herein,."water well" shall mean an
artificial excavation constructed by any method for the purpose of extracting water
from, or injecting water into, the underground.
B. All work performed pursuant to each such permit shall be in conformance with all
State laws and standards including applicable portions of Department of Water
Resources Bulletin No. 74-81, all City ordinances, resolutions and policies relating
thereto, and such permit conditions as may be imposed by the City.
C. Any water well constructed, repaired, modified, destroyed, abandoned, or operated in
violation of this section or the permit requirements shall constitute a public nuisance
which may be abated by the City. A person who digs, drills, excavates, constructs,
owns or controls any well and abandons such well and a person who owns, occupies,
possesses or controls any premises on which an abandoned well exists shall cap or
otherwise securely cover, cap or protect the entrance to the well. The capping or
covering shall be so constructed and installed as will prevent any human being from
suffering any bodily injury or death, through accident or inadvertence, by reason of
the existence of the well.
SECTION 15.04.100 AMENDMENTS; CALIFORNIA FIRE CODE
A. Delete Appendix Chapter A.
B. Amend Chapter 1, Division I1, Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the Ci : of Sati
Luis O is ob ,hereinafter referred to as "this code".
C. Amend Chapter 1, Division II, Section 105.1.1 to read as follows:
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105.1.1 Permits required. Permits required by this code shall be obtained from the
fire code official. ne_mit fees, i f aa3� A fee for each permit shall be paid prior to
issuance of the permit, in accordance with the schedule as established by the
applicable governing authority. Issued permits shall be kept on the premises
designated therein at all times and shall be readily available for inspection by the fire
code official.
D. Add Chapter 1, Division II, Section 105.1.4 to read as follows:
105.1.4 Construction permit consolidation. As approved by the fire code official,
construction permits required under Appendix Section 105.7 may be included with a
construction permit issued by the building official under Appendix Chapter 1 of the
California Building Code. All applicable construction permit fees shall be included in
the consolidated construction permit issued by the building official,
E. Amend Chapter 1, Division II, Section 108 to read as follows:
108 Board of appeals established. In order to hear and decide appeals of orders,
decisions or determinations made by the fire code official relative to the application
and interpretation of this code,there shall be and is hereby created a board of appeals.
The board of appeals shall be appointed by the g body and ..hall hold ^fee �•
As pleasuEe established as set forth in Chapter 1, Division II Section 113 of the
California Building Code, as amended in Section 15.04.020 of the San_Luis Obispo
Municipal Code. The fire code official shall be an ex officio member of said board
but shall have no vote on any matter before the board. The board shall adopt rules of
procedure for conducting its business, and shall render all decisions and findings in
writing to the appellant with a duplicate copy to the fire code official.
F. Amend Chapter 1, Division II, Section 109.3 to read as follows:
109.3 Violation penalties. Persons who shall violate a provision of this code or
shall fail to comply with any of the requirements thereof or who shall erect, install,
alter, repair or do work in violation of the approved construction documents or
directive of the fire code official, or of a permit or certificate used under provisions of
this code, shall be guilty of a misdemeanor, punishable by a fine of not more than
1,000 dollars or by imprisonment not exceeding one_year, or both such fine and
imprisonment. Each day that a violation continues after due notice has been served
shall be deemed a separate offense.
G. Amend Chapter 1, Division II, Section 111.4 to read as follows:
111.4 Failure to comply. Any person who shall continue any work after having
been served with a stop work order, except such work as that person is directed to
perform to remove a violation or unsafe condition, shall be liable to a fine of not less
than that established by Municipal Code Section
1.12.040.
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H. Amend Section 307.1.1 and 307.2 to read as follows:
307.1.1 Prohibited open burning. Open 1..... ing that: ^cam nsiv^ ^ ebjeet:^,.^l ,v
No waste matter,,
combustible material or refuse shall be burned in the open air within the city.
Agricultural, ceremonial or similar types of fires may be approved when authorized
by the fire code official.
307.2 Permit required. A permit shall be obtained from the fire code official in
accordance with Section 105.6 prior to kindling a fire for recognized silvicultural or
range or wildlife management practices, prevention or control of disease or pests or-a
ben€rre. Application for such approval shall only be presented by and permits issued
to the owner of the land upon which the fire is to be kindled.
I. Amend Sections 307.4.1 and 307.4.2 to read as follows:
307.4.1 Bonfires. A beafir-^ shall not be^ .ducted. .:thin cn rot n 5 240 ..,m) o f^
Bonfires shall be prohibited.
307.4.2 Recreational fires. Recreational fires shall rte4 be eeadu^t^a ..a> a 25 feet
prohibited.
eause a fire te spread%4hia 25 feet (7620 EnEn) ef a stF&offe shall be eliminated.
Exception: Recreational fires may be permitted in approved, non-combustible
commercially built containers, measuring no more than 3 feet in diameter and 2
feet tall, raised at least 6 inches off the ground with non-combustible legs and
having a non-combustible spark arrester screen with holes no larger than 1/4 inch.
The ground beneath this container shall be clear of combustible material for 10
feet in diameter, and 10 feet away from combustible construction. The material
being burned shall be wood only, and shall not include pressure treated lumber. A
pre-connected garden hose shall be accessible.
J. Amend Section 405.7 to read as follows:
405.7 Initiation. Where a fire alarm system is provided, emergency evacuation drills
shall be initiated by activating the fire alarm_ system. prior to initiating an alarm, the
person initiating the alarm shall contact the fire alarm monitoring company and advise
the company's dispatcher of the fire drill. In cases where the fire alarm system is not
monitored by a central s_tation,_notification_shall be provided to the fire department
dispatch center.
K. Amend Section 503.1.1 and 503.1.2 to read as follows:
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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 of 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.
Exception: The fire code official is authorized to increase the dimension of 150
feet 45720 mm to 300 feet 91440 mm where:
1. The building is equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1, 903.3.1.2 or
903.3.1.3.
2. Fire apparatus access roads cannot be installed because of topography,
waterways, nonnegotiable grades or other similar conditions, and an
approved alternative means of fire protection is provided.
3. There are not more than two Group R-3 or Group U Occupancies,
provided, in the opinion of the fire code official, fire-fighting or rescue
operations would not be impaired.
503.1.2 Additional access. The fire code official is authorized to require more than
one fire apparatus access/egress road based on the potential for impairment of a single
road by vehicle congestion, condition of terrain, climatic conditions or other factors
that could limit access/egress.
L. Amend Section 503.2.5 to read as follows:
503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet(45
720 mm) in length shall be provided with an approved area for turning around fire
apparatus.
Exception: Where buildings along the dead-end road are protected by an
approved fire sprinkler system throughout,the distance may be increased to 300
feet(91 440 mm).
M. Amend Section 505.1 to read as follows:
505.1 Address numbers. New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position
that is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Address numbers shall be Arabic
numerals or alphabet letters. Numbers shall be a minimum of 4 inches (102 mm)
high with a minimum stroke width of 0.5 inch(12.7 mm) or as otherwise determined
necessary by the fire code officil. Where access is by means of a private road and
the building cannot be viewed from the public way, a monument,pole or other sign or
means shall be used to identify the structure.
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N. Amend Section 507.2 to read as follows:
507.2 Type of water supply. A water supply shall consist of reservoirs,pressure
tanks, elevated tanks,water mains or other fixed systems connected to the municipal
water system and capable of providing the required fire-flow.
O. Amend Section 507.5.1 and delete Exceptions 1 and 2 to read as follows:
507.5.1 Where required. Where a portion of the facility or building hereafter
constructed or moved into or within the jurisdiction is more than 408 300 feet(1'�
91440 mm) from a hydrant on a fire apparatus access road, as measured by an
approved route around the exterior of the facility or building, on-site fire hydrants and
mains shall be provided where required by the fire code official.
E*eepfion*.t
903.3. 1 er-903.3.1-2, the dis4anee requirement shall be net ., a than 600
-
feet183
P. Add Section 507.5.4.1 to read as follows:
507.5.4.1 Authority to remove obstruction. The fire code official and his
authorized representatives shall have the power and authority to remove or cause to be
removed, without notice, any vehicle, or object parked or placed in violation of the
California Fire Code. The owner of any item so removed shall be responsible for all
towing, storage and other charges incurred.
Q. Amend Section 603.1.4 to read as follows:
603.1.4 Fuel Oil. The grade of fuel oil used in a burner shall be that for which the
burner is approved and as stipulated by the burner manufacturer. Oil containing
gasoline shall not be used. Waste ' it shaH bee eptable fuel in r
Mand 8 eeetipaneies, when utilized in equipment listed fef use M� Aeste eil and
,
and the teffns ef its listing.
R. Amend Section 603.9 to read as follows:
603.9 Gas meters. Above-ground gas meters, regulators and piping subject to
damage shall be protected by a barrier complying with Section 312 or otherwise
protected in an approved manner. Gas meters shall be permanently marked and
identified as to the buildingor system served.
S. Amend Section 608.1 to read as follows:
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Section 608.1 Scope. Stationary storage battery systems having an electrolyte
capacity of more than 50 gallons (189 L) for flooded lead acid; nickel cadmium(Ni
Cd) and valve-regulated lead acid (VRLA), or 1,000 pounds (454 kg) for lithium-ion,
used for facility standby power, emergency_power, or uninterrupted power supplies rR
Eh ind torage of.electric carts; cars;.folk-liffsand similar eguipm ne i, shall
comply with this section and Table 608.1.
T. Amend Section 901.4.2 and Section 901.4.3 to read as follows:
901.4.2 Non-required fire protection systems. Any fire protection system or
portion thereof not required by this code or the California Building Code shall�be
allowed,whe p��ed'by the'fire code'official, to be furnished for partial or
complete protection provided such installed system meets the requirements of this
code and the California Building Code.
90 1.4.3 Additional fire protection systems. In occupancies of a hazardous nature,
where special hazards exist in addition to the normal hazards of the occupancy, or
where the code official determines that access for fire apparatus is unduly difficult, Wrr
the location is'bevorid`the,four-miritteresponse time o£the fire department, the fire
code official shall have the authority to require additional safeguards. Such
safeguards include, but shall not be limited to, the following: automatic fire detection
systems, fire alarm systems, automatic fire extinguishing systems, standpipe systems,
or portable or fixed extinguishers. Fire protection equipment required under this
section shall be installed in accordance with this code and applicable referenced
standards.
U. Amend Section 901.6 to read as follows:
Section 901.6 Inspection, testing and maintenance. Fire detection, alarm and
extinguishing systems shall be maintained in an operative condition at all times, and
shall be replaced or repaired where defective. Nonrequired fire protection systems
and equipment shall be inspected, tested and maintained or removed. No person shall
cause a response of emergency personnel due to failure of notifying-police/fire
dispatch of any drill,.testing 4naintenance installation of,:repair or alteration toS-aany
fire protection system
V. Amend Section 903.2 and delete Sections 903.2.1 through 903.2.10.3 and add new
Section 903.2.1 and 903.2.2 to read as follows:
Note: Existing Sections 903.2.1 through 903.2.10.31ist fire sprinkler
requirements for each individual occupancy in separate section (approximately
4pages of code text). Since the amended section establishes fire sprinkler
requirements for all buildings in one section, the "strikeout"sections are not
reprinted here.
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903.2 General. An automatic fire-extinguishing system shall be installed in new"
buildings as set forth in Section 903.2 of the California Building Code as amended
Section 15.04.020 of the San Luis Obispo Muni44Code.
903.2.1 Existing buildings in commercial fire zone. Existing buildings located in
the commercial fire zone shown in Figure 9-A that are provided with an underground
fire sprinkler lateral, shall have an automatic fire sprinkler system installed and
operational within 24 months of the approval and acceptance of the lateral by the
City_.
Exceptions; _
1. The installation of an automatic fire sprinkler system required by Section
903.2.1 in a building of unreinforced masonry construction not L
strengthened by July 1, 2007 shall coincide with the strengthening dates
established by Resolution#9890 (2007). City Council established dates
--.range from 2008 to 2010 based on the relative hazard of the building!
2. An automatic fire sprinkler system required by Section 903.2.1 in a
building of unreinforced masonry construction strengthened as required by.
Appendix Chapter 1 of the 1997 Uniform Code for Building Conservation
as amended,prior to July 1, 2007,shall be completed and operational
July 1, 2012!_
3. An automatic fire sprinkler system required by Section 9-0-31-2.1 in a
building of unreinforced masonry construction strengthened as required by
Appendix Chapter 1 of the 1997 Uniform Code for Building Conservation;
as amended,prior to October 1, 2004 shall be colleted and operational!
by January 1,2017.
FIGURE 9-A—COMMERCIAL FIRE ZONE
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Commercial Fire Zone
903.2.2 Notification. Whenever the fire code official determines that a building is
subject to the minimum requirements of Section 903.2.1,the building owner shall be
notified in writing that an automatic fire-sprinkler system shall be installed in the
building,
The notice shall specify in what manner the building fails to meet the minimum
requirements of Section 903.2.1. It shall direct that plans be submitted, that necessary;
permits be obtained, and that installation be completed by the specified date. The fire
department shall serve the notice, either personally or by certified or registered mail,
upon the owner as shown on the last-equalized assessment roll and upon the Verson, if
an�in real o=a arent char a or control of the building
Section 903.2.3 through Section 903.2.10.3 not used. Text continues with Section
903.2.11. —`–_-- --- -
W. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require
that a building or portion thereof be equipped throughout with_ an automatic sprinkler
system in accordance with this section and where a building is considered as mixed
occupancy due to the presence of two or more uses that are classified into different
occupancy groups, sprinklers shall be installed throughout in accordance with NFPA
13 except as provided in Section 903.3.1.1.1.
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9033.1.1.1 Exempt locations. In other than Group I-2, 1-2.1 and 1-3 occupancies,
automatic sprinklers shall not be required in the following rooms or areas where such
rooms or areas are protected with an approved aulematie fire detee4ien system
aeeer-danee A4$-h Seftt—iea 90-7.2, that m�H r-espead te visible ef invisible paAieles ef
eembtesfie alternative automatic fire extinguishing system in accordance with Section
904. Sprinklers shall not be omitted from any room merely because it is damp, of fire-
resistance-rated construction or contains electrical equipment.
1. Any room where the application of water, or flame and water, constitutes a
serious life or fire hazard.
2. Any room or space where sprinklers are considered undesirable because of the
nature of the contents, when approved by the fire code official.
3. Fire service access elevator machine rooms and machinery spaces.
4. Spaces or areas in telecommunications buildings used exclusively for
telecommunications equipment, and associated electrical power distribution
equipment, provided those spaces or areas are equipped throughout with an
alternative automatic fire extinguishing smeke deteefien system in accordance
with Section 907.2 904 and are separated from the remainder of the building by
not less than 2 4-hour fire barriers constructed in accordance with Section 707
of the California Building Code or not less than 2-hour horizontal assemblies
constructed in accordance with Section 712 of the California Building Code, or
both.
X. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system monitoring and alarms. All valves controlling the water
supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures,
critical air pressures, and water-flow switches on all sprinkler systems shall be
electrically supervised by a central station service listed by Underwriters Laboratories
for receiving fire alarms in accordance with NFPA 72. The central station shall
contact and notify the police/fire dispatch center immediately on notification of an
alarm and prior to making contact with the protected premises.
Y. Amend Section 903.4.3 and add Exception to read as follows:
903.43 lyleer Isolation control valves. Approved supervised indicating control
valves shall be provided at the point of connection to the riser on each floor in high-
rise buildings and 12 e s 1..,..:ng a ed fleer-s 1eeated f a than 75 Feet
(22860 mm) above the lewest level ef fire depa#fnentvehiele in all buildings,
two or more stories in height or in single-story buildings having a gross floor area of
10,000 square feet or more zoned into no more than 5,000 square-foot areas for the
purpose of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in building equipped with an
automatic fire extinguishing system installed in accordance with Section
903.3.1.3.
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Z. Amend Section 905.3.1 to read as follows:
905.3.1 Height. In other than Group R-3 and R-3.1 occupancies, Class III
standpipe systems shall be installed throughout at each floor where any of the
following occur.
1. Buildings where the floor level of the highest story is located more than 30 feet
(9144 mm) above the lowest level of fire department vehicle access.
2. Buildings that are four or more stories in height.
3. Buildings where the floor level of the lowest story is located more than 30 feet
(9144 mm) below the highest level of fire department vehicle access.
4. Buildings that are two or more stories below the highest level of fire department
vehicle access.
5. _In any parking structure exceeding one level above or one level below grade..
AA. Amend Section 907.7.5 to read as follows:
907.7.5 Monitoring. Fire alarm systems required by this chapter or by the California
Building Code shall be monitored by an approved supef central station
service listed by Underwriters Laboratory for receiving fire alarms in accordance with
NFPA 72 and this section. The central station shall contact and notify the police/fire
dispatch center immediately on notification of an alarm_ an_dprior to making contact
with the protected premises.
Exception: Monitoring by a supe ris3ng statie central station service is not
required for:
1. Single- and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section
907.2.6.3.4.
3. Automatic sprinkler systems in one- and two-family dwellings.
BB. Amend Section 910.3.2.2 to read as follows:
Section 910.3.2.2 Sprinklered buildings. Where installed in buildings equipped
with an approved automatic sprinkler system, smoke and heat vents shall be designed
to operate automatically by actuation of a heat responsive device rated at least 100
degrees above the operating temperature of the sprinkler heads.
CC. Delete Section 1404.3 and amend Section 1404.5 to read as follows.
Section 1404.5 Fire watch. When required by the fire code official for construction,,
alteration or building demolition that is hazardous in nature, qualified personnel shall
be provided to serve as on-site fire watch. Fire watch personnel shall be provided
with at least one approved means for notification of the fire department and their sole
duty shall be to perform constant patrols and watch for the occurrence of fire.
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DD. Amend Section 1410.1 to read as follows:
Section 1410.1 Required access. Approved vehicle access for firefighting shall be
provided to all construction or demolition sites. Vehicle access shall be provided to
within inn (3 04 80 ..mi 0 feet of
e�eetien-s all co tible material. Vehicle access shall be provided by either
temporary or permanent roads, capable of supporting vehicle loading under all
weather conditions. Vehicle access roads shall be maintained until permanent fire
apparatus access roads are available.
EE. Amend Section 1412.1 to read as follows:
Section 1412.1 When required. An approved water supply for fire protection,
either temporary or permanent, shall be made available as seen as aa
combustible material awes a rn—vin on the site..
FF. Amend Section 2206.2 to read as follows:
2206.2 Method of storage. Approved methods of storage for Class I, II and IIIA-
liquid fuels at motor fuel-dispensing facilities shall be in accordance with Sections
2206.2.1 through 2206.2.5.
GG. Amend Section 2206.2.3 to read as follows:
2206.2.3 Protected aboveground tanks located outside,above grade. Above-
ground tanks shall not be used for the storage and dispensing of Class I, II, or IIIA
liquid motor fuels when approved by'thd fire code of c"W and'
in accordance with this Section, Se t oic n 3404'21 and Secti r 3404.2.9.5..1 through
Section.3404.2.9..5.3Viand fuel shall not:be offered for resale.
1. Above-ground tanks used for outside, above-grade storage of Class I liquids
shall be listed and labeled as protected above-ground tanks and be in
accordance with Chapter 34. Such tanks shall be located in accordance with
Table 2206.2.3.
2. Above-ground tanks used for above-grade storage of Class II or IIIA liquids
are allowed to be protected above-ground tanks or, when approved by the fire
code official, other above-ground tanks that comply with Chapter 34. Tank
locations shall be in accordance with Table 2206.2.3.
3. Tanks containing fuels shall not exceed 12.000 8; 00 0 gallons (43429 30 7
L) in individual capacity or 48,0001`6 000 gallons (1816806 450 9 L) in
aggregate capacity. Installations with the maximum allowable aggregate
capacity shall be separated from other such installations by not less than 100
feet(30 480 mm).
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4. Tanks located at farms, construction projects, or rural areas shall comply with
Section 3406.2
HH. Amend Sections 2206.2.4 and 2206.2.4.1 to read as follows, and delete Section
2206.2.4.2:
2206.2.4 Above-ground tanks located in above-grade vaults or below-grade
vaults. Above-ground tanks used for storage of Class I, II, or IIIA liquid motor fuels
are allowed to be installed in vaults located above grade or below grade in accordance
with Section 3404.2.8 and shall comply with Sections 2206.2.4.1 and 2206.2.4.2.
Tanks in above-grade vaults shall also comply with Table 2206.2.3 and the fuel shall
not be offered for resale.
2206.2.4.1 Tank capacity limits. Tanks storing Class I, and Class II liquids at an
individual site shall be limited to a maximum individual capacity of X000 8,000
gallons (66 75 30 274 L) and an aggregate capacity of 48,088 16,000 gallons (4S4-
690 60 549 L).
2206.2.4.2 Fleet vehiele motor-fuel dispensing fheilities. Tep& ster-ing Class 14
and Class 1RA liquids at a fleetvehiele meter-fuel dispensing faeili4y shig! be liffited
to a maximum individual eapaeky ef 20,090 gallons (75 700 L) and an aggr-egate-
H. Amend Section 2206.2.6 items 1 and 6 to read as follows:
1. The special enclosure shall be liquid tight and vapor tight. A leak detection-
monitoring system capable of detecting liquid and providing an audible and
visual alarm shall be installed and tested annually.
6. Tanks containing Class I, II, or IIIA liquids inside a special enclosure shall not
exceed&,ON 2,000 gallons (22710 7569 L) in individual capacity or 18,000
6,000 gallons (68 138 22706 L) in aggregate capacity.
JJ. Amend Section 3301.1 and add to read as follows:
3301.1 Scope. Fef a ..wives . e.« oe Title 19 Ga4i f r..;.. Cede e f
Califefaia Cede ef Repla4ieas, Title 19, Chapter- . Manufacture,possession,
storage, sale, transportation,handling or use of explosive materials and the
manufacture of explosive material and/or all fireworks, including Safe and Sane as
designated by the Office of the State Fire Marshal, is prohibited within the City.
Exceptions:
1. The Armed Forces of the United States, Coast guard or National Guard.
2. Explosives in forms prescribed by the official United States
Pharmacopoeia.
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3. The possession, storage or use of small arms ammunition when packaged
in accordance with DOTn packaging requirements.
4. The use of explosive materials by federal, state and local regulatory, law
enforcement and fire agencies acting in their official capacities.
5. Items preempted by federal regulations.
6. Use and handling of fireworks for-display to accordance v jth Section
G308.1 when authon_ zed_ by the fire code official and in fulif comp iance
with Chapter 33:
KK. Amend Section 3404.2.7 and Delete the Exception to Section 3404.2.7.5.8 to read as
follows:
3404.2.7 Design, construction and general installation requirements for tanks.
All tanks'anks shall be-protected tanks as defined-:in'Section:3401 The design, fabrication,
and construction of tanks shall comply with NFPA 30 (ranks shall be ofdouble-'
walled construction and listed by.Underw"Jiers Laboratories(UL). Each tank shall
bear a permanent nameplate or marking indicating the standard used as the basis of
design.
3404.2.7.5.8 Overfill prevention. An approved means or method in accordance
with Section 3404.2.9.7.6 shall be provided to prevent the overfill of all Class I, H and
IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or terminals
regulated by Sections 3406.4 or 3406.7 shall have overfill protection in accordance
with API 2350.
o
LL. Amend 3404.2.8.3 to read as follows:
3404.2.8.3 Secondary containment. Vaults shall be substw4iaR liquid tight and
there shall be no backfill around the tank or within the vault. The vault floor shall
drain to a sump. For premanufactured vaults, liquid tightness shall be certified as part
of the listing provided by a nationally recognized testing laboratory. For field-erected
vaults, liquid tightness shall be certified in an approved manner.
MM. Amend Section 3404.2.8.11 to read as follows:
3404.2.8.11 Monitoring and detection. Vaults shall be pr-evidedAith appr-eved
..d liquid deteet:en systems and equipped %4th a site audible and . 1
" ♦LLl./Vl W1M liquid YYLV VGIV31
wanting deviees %4t-h baac4y baekttp. Vaper-daeration systems Sh—all -Se-iffind- iffin alafm
when the • s}tem detects .s gie reach a exeeed 25 «eent of t1, lewer-explesive
.e.�.+ .e+Yv �Y�YYY.t�.✓ ��avYl
litni;{1rEL) e€the liquid stared. Vaper deteet:ers shall be leeatev nee aghe'to Baca 12
inehes (305 mm) abeve the lowest peint in thevault. Liquid deteefien systefas shall
vapef nr liquid deteetion .J signal
stems sheti t b setmded t d
r 7 e
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..stand.,a#ended lee..t:en yAthi the f e:l:t., senring the taf,Es e at a appr-eved
leeatieft. Activation of vapor detection systems shall also shut off dispenser pumps.
Monitoring-and-detection systems shall be inspected and tested annually.
NN. Amend Sections 3404.2.9 to read as follows:
3404.2.9 Above-ground tanks outside of buildings. Above-ground sterage of
flanmnable and sembustible liquids in tanks outside of buildings shall
comply with Section 3404.2 and Sections 3404.2.9.1 through 3404.2.9.6.10
and Section 2206.2.3, condition 3.
00. Amend Sections 3404.13.1.4 to read as follows:
3404.2.13.1.4 Tanks abandoned in place. A tank owner/operator proposing to
abandon a tank in place shall submit a permit application to the fire department for
assessment of soil contamination around the tank and product, vent and vapor piping.
If contamination is confirmed, a work plan for additional assessment or remediation
shall be submitted to the fire department within 30 days. If a tank is approved for
abandonment in place,the property owner will be required place a deed notice on the a
property. The deed notice shall be notarized and recorded with the San Luis Obispo_
County Clerk Recorder's Office within 30 days of tank abandonment Tanks
abandoned in place shall be as follows:
PP. Amend 3406.2.4 and the Exception to Section 3406.2.4 to read as follows:
3406.2.4 Permanent and temporary tanks. The capacity of permanent above-
ground tanks containing Class I, II or III liquids shall not exceed 1,100 gallons
(4164L). The capacity of temporary aboveground tanks containing class I, II, or III
liquids shall not exceed 10,000 8,000 gallons (37 854 30 274.Q. Tanks shall be of the
single-compartment design, double-walled_construct-ion and shall be listed-by_
Underwriters Laboratory(UL).
Exception: Permanent aboveground tanks of greater capacity which meet the
requirements of 3404.2, as amended,may be permitted when approved by the fire.
code official.
QQ. Amend Section 3406.2.5 to read as follows:
3406.2.5 Type of tank. Tanks shall be listed for use by Underwriters Laboratory
(UL), provided with top openings only^ shall be elevated for-gr- .ity a:ae,,a-ge, and
overfill protection, and approved hoses/nozzles. Tanks shall be of double-walled
construction or be provided with secondary containment. Elevated gravity discharge
tanks shall be permitted only by approval of the fire code official.
RR. Amend Section 3804.2 to read as follows:
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3804.2 Maximum capacity within established limits. 4Athia the lifnits established
exeeed a water-eapaeity ef 2,000 galleas (7570L) (see Seetien 3 ef the Sample-
The installation of
any liquid petroleum gas tank over 500 gallons (1892 L) water capacity is prohibited
unless approved by the fire code official.
Emeeption, In paffietilar-installations,this eapaeity limit shall be determined by-
leeal fire depaftment..
SS. Amend Section 4901.1 to read as follows:
4901.1 Scope. The mitigation of conditions where a wildfire burning in vegetative
fuels may readily transmit fire to buildings and threaten to destroy life, overwhelm
fire suppression capabilities, or result in large property losses shall comply with this
chapter. In determining requirements for properties located within the wildland-urban
interface fire area,the fire code official may be guided by the requirements of the
International Wildland-Urban Interface Code and National Fire Protection
Association Standards.
TT. Amend Section 4902.1, definition of Wildland-Urban Interface Fire Area to read as
follows:
Wildland-Urban Interface Fire Area is a geographical area identified by the state as a"Fire
Hazard Severity Zone" in accordance with the Public Resources Code Sections 4201 through
4204 and Government Code Section 51175 through 51189, or other areas designated by the
enforcing agency to be at a significant risk from wildfires. Within the City of San Luis
Obispo this includes See A f fiele 86B c.the plira ble_e f r-en ed seetiens e fthe -
G....,.._..neat Gede and the n..blie De......_ee Geese t pose areas designated by the State or
local government as high or very high fire hazard severity zones, or in the 1,000 foot buffer
adjacent to high or very high fire hazard severityzones as_designated in the City of San Luis.
Obispo General Plan, Fire Safety Element ,
UU. Amend the Exception to Appendix Section 13105.2 to read as follows:
B105.2 Buildings other than one- and two-family dwellings. The minimum fire-
flow and flow duration for buildings other than one- and two-family dwellings shall
be as specified in Table B 105.1.
Exception: A reduction in required fire-flow of up to 73 50 percent, as approved
by the fire code official, may be allowed when the building is provided with an
approved automatic sprinkler system installed in accordance with Section
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903.3.1.1 or 903.3.1.2. The resulting fire-flow shall not be less than 1,500 gallons
per minute (5678 L/min) for the prescribed duration as specified in Table B105.1.
VV. Amend Appendix Section D103.1 to read as follows:
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire
apparatus road, the minimum road width shall be 26 feet (7925 mm). See Figure
D103.1.
Exceptions to Figure D103.1: Cul-de-sac diameter may be a minimum of 80 feet
as approved by the fire code official. Parking in cul-de-sacs of less than_ 96 feet in
diameter shall be approved by the fire code official.
WW.Amend Appendix Section D103.4 to read as follows:
D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table D103.4.
Exception: Where buildings along the dead-end road are protected by an
approved fire sprinkler system throughout, the distance may be increased to 300
feet(91 440 mm).
XX. Amend Appendix Section D103.6 through D103.6.2 to read as follows:
D103.6 Signs. Where required by the fire code official, fire apparatus roads shall be
marked with NO PARKING--FIRE LANE signs complying with Figufe P103.6.
Signs shall have a minimtffn dimension ef 12 inehes(305 nffa) ,Aide b5, 18 inehes (457
city standards.. Signs
shall be posted on one or both sides of the fire apparatus road as required by Section
D103.6.1 or D103.6.2.
D103.6.1 Roads less than 28 feet in width. Fire apparatus roads 20 to 2-6 less than
28 feet wide shall be posted on both sides as a fire lane.
D103.6.2 Roads 28 or greater feet in width. Fire apparatus roads faer-e th 2628,
to less than 32 36 feet wide shall be posted on one side of the road as a fire lane.
YY. Amend Appendix Section D104.1 to read as follows:
D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or
facilities exceeding 30 feet(9144 mm) or three stories in height shall have atleast e
means ef fire appar-atias adequate means,of fire department access for each structure as
approved by the fire code official.
ZZ. Delete the Exception to Appendix Section D104.2.
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D104.2 Buildings exceeding 62,000 square feet in area. Buildings or facilities
having a gross building area of more than 62,000 square feet(5760 mZ) shall be
provided with two separate and approved fire apparatus access roads.
Exeeption, Pr-ejeets having a gr-ess Wilding area ef up to 124,000 sqtwe feetfH-
520 m) that have a single appr-eved fire appafa4us aeeess read When a4l buildings
AAA. Amend Appendix Section D105.2 by adding an exception to read as follows:
D105.2 Width. Aerial fire apparatus roads shall have a minimum unobstructed
width of 26 feet (7925 mm) in the immediate vicinity of any building or portion of a
building more than 30 feet (9144 mm) in height.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-
A of this code may be provided with fire apparatus access roads having a
minimum width of 20 feet when approved by the fire code official.
BBB. Amend Appendix Section D106.1 by deleting the exceptionlete Appendix Section
D106.2.
D106.1 Projects having more than 100 dwelling units. Multiple-family residential
projects having more than 100 dwelling units shall be equipped throughout with two
separate and approved fire apparatus roads.
aeeeFdanee Ai� Seefien 903.34A per-90-33.1.2.
CCC. Delete Appendix Section D106.2.
14106.2 Projeets hai,ing more than 200 dwelling units. Niltdtiple fatRily FesideRtial
e Its w.,,.:.,,.mere «w.,., 2100 a,.,ellia.of its shall be pr--..idea A4, two separ-eAe and
appr-eved fire appamtus reads regardless ef whether-dwy are equipped%4h M
DDD. Amend Appendix Section D107.1 and delete Exceptions 1 to read as follows:
D107.1 One- or two-family dwelling residential developments. Developments of
one- or two-family dwellings where the number of dwelling units exceeds 30 shall be
provided with separate and approved fire access_ roads and shall meet the
requirements of D104.3. Where the number of dwelling units is less than 30, the fire
code official may require additional access in accordance with Section 503.1.2.
Exceptions:
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6.VAefe thefe afe inefe than 30 dwelling units on 4 single p4lie ef pr-ivate
a t,.....,ti i i to a thee,fie., 903.34. -.4-,
u�7rvccccZistcvriancxc.�ITrIIQG2 STj[GixTIiI GooOi CL�iGG-`viiR.c o v.avu
903.3.1.2.or-903.3.1.3, aeeess f m t...,, dir-ee fie,.. ..hall ..,.t be feEIdired.
7.The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
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DISCUSSION OF AMENDMENTS
PROPOSED CHAPTERS 15.02 and 15.04
OF THE SAN LUIS OBISPO MUNICIPAL CODE
SECTION 15.02.010 ADOPTION OF CODES
The 2010 editions of the California Building Code, California Residential Code,
Electrical Code, Mechanical Code, Plumbing Code, Fire Code, Energy Code, Historical
Building Code, Existing Building Code and Green Building Standards Code are adopted
in this section. The 2009 edition of the International Property Maintenance Code is also
adopted in this section.
SECTION 15.04 CONSTRUCTION AND FIRE PREVENTION REGULATIONS
SECTION 15.04.010 BUILDING OFFICIAL AND FIRE CODE OFFICIAL
DESIGNATED
This section names the responsible staff person referenced throughout the construction,
fire and property maintenance codes.
SECTION 15.04.020 AMENDMENTS; CALIFORNIA BUILDING CODE
A. Appendix Chapters involving qualifications of building inspectors and plans
examiners, appointment of and qualifications for members of the Board of Appeals,
establishment of fire districts and regulations related to the Flood Protection Plan of
the Central Valley are not adopted.
B. Chapter 1, Division II, Section 103.1 is modified to reference the entity within the
jurisdiction organization responsible for administering the construction codes.
C. Chapter 1, Division H, Section 104.12 is added to clarify the application of codes to
airspace subdivisions, which will be necessary for reasonable application of building
code provisions to the proposed downtown redevelopment projects..
D. Chapter 1, Division II, Section 105.2 amends the work exempt from a permit section
to clarify water tank storage capacity for storage of irrigation water. This is intended
to exempt small capacity rainwater harvesting systems.
E. Chapter 1, Division II, Section 105.3.2 has been modified to allow more flexibility
with time extensions of construction permit applications.
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F. Chapter 1, Division II, Section 105.3.3 establishes the plan check fee assessment
criteria found in the previous code, but inadvertently missing in the new code.
G. Chapter 1, Division II, Section 112.4 establishes the requirement for all new electric
and telecommunication utilities to be underground, continuing a local amendment that
has been in place for over 25 years. Appendix Section 112.5 establishes requirements
to screen solid waste containers from street view at all new single-family residential
proj ects.
H. Chapter 1, Division H, Sections 113.1, 113.2 and 113.3 are modified to allow one
Board of Appeals to serve as the appeals board for all of the adopted codes. This
combination provision will reduce the number of volunteer board members required,
which is often a difficult recruiting process. This section also sets the number of
Board members at five, or seven for disabled access issues.
I. Chapter 1, Division II, Section 116.1 is modified to reference the sections in the
International Property Maintenance Code that provide more complete tools to the
building official for addressing unsafe building conditions.
J. Section 202 is amended to add definitions necessary for application of building code
requirements to airspace subdivisions and add a definition of Rainwater Harvesting
Systems.
K. Footnote "e"to Table 601 is modified to clarify the substitution of fire sprinklers for
1-hour fire-resistive construction.
L. Section 602.1.2 is added to require alterations and additions in the Commercial Fire
Zone to be constructed with fire-resistive gypsum board.
M. Section 705.11 is amended is amended to allow the.deletion of parapets if the
building is equipped with an automatic fire sprinkler system.
N. Section 903.2 amends the requirement for an automatic fire sprinkler system. All new
buildings and dwelling units shall have afire sprinkler system except for a number of
uses where the building are is 1000 square feet or less. Except in the case of single-
family dwellings existing buildings shall have a fire sprinkler system if additions or
alterations increase floor area by more than 1000 square feet, or if remodeling cost
exceeds 50 percent of the replacement cost of the building. A fire sprinkler system is
also required where there is an occupancy classification change. The amended fire
sprinkler requirements are unchanged from the previous code adoption.
O. Section 903.3.1.1 is amended to clarify that the fire sprinkler system in a building
containing different occupancy classifications shall comply with the NFPA 13
standard. Section 903.3.1.1.1 is amended allow an alternate fire extinguishing system
in institutional occupancies.
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P. Section 903.4 is amended to require a central station service.for alarm monitoring.
Q. Section 903.4.3 is amended to require control valves that allow portions a fire
sprinkler system to be shut down for maintenance with deactivating the entire system,
except for systems installed in single-family dwellings.
R. Section 905.3.1 is amended to require standpipe system for fire protection in parking
structure of more than one story or containing a level below grade.
S. Section 907.7.5 is amended to establish criteria for notifying dispatch when a central
station receives an alarm.
T. Section 910.3.2.2 establishes the criteria for actuation of smoke and heat vents.
U. Section 1101.2.1 adds a section allowing the use of storm water drainage to be used
for rainwater harvesting purposes.
V. Section 1506.3.1 is amended to prohibit the installation of wood shingles or wood
shakes, unless it is a Class A fire-resistance-rated system.
W. Section 1804.3.1 is amended to clarify that all surface drainage around a building
project shall be designed so that drainage water does not drain across adjacent
properties except in recorded easements and natural waterways.
X. Section 1809.7 is amended to establish a greater footing depth due to the expansive
soils throughout the City.
Y. Table 1809.7 is modified to establish a minimum depth of perimeter footings due the
existence of expansive soils throughout the City.
Z. Section 1910.1 is amended to require a minimum thickness of 4 inches for on-grade
concrete slabs and a granular underlayment. Section 1910.2 establishes minimum
slab reinforcement. Section 1910.3 requires tie bar reinforcement between a slab and
the perimeter footing. Section 1910.4 requires pre-moistening of the underslab area
to bring the soil up to maximum expansion. Section 1910.5 requires an appropriate
seal at slab penetrations for bathtub piping and traps. The amendments to Section
1910 are due to the expansive soil conditions encountered throughout the City.
AA. Sections 3109.6, 3109.7 and 3109.8 are amended to require ladder access and
underwater lighting at swimming pools, and to establish criteria for proper
abandonment of swimming pools.
BB. Sections 3406.1.1 through 3406.1.4.3 have been eliminated because the new codes
now have provisions that are equal or greater to previous amendments that dealt with
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occupancy changes for existing buildings. The new codes now contain criteria that
will allow many existing buildings to change to another use without fully complying
with the code provisions for the new use, thereby encouraging reuse and preserving
architectural features.
CC. Appendix Section G102.2 is amended to reference the City's Flood Insurance Rating
Map in order to establish the flood zones in the City of San Luis Obispo.
DD. Adding the word "Buildings" to the title of Appendix Chapter G501 will help better
define the structures subject to the flood protection regulations.
EE. Appendix Section G501.1 is amended to reference construction standards in flood
zones that are found in another section of the Municipal Code.
FF. Appendix Section 1003.3 is amended to ensure utility and miscellaneous structures
will also conform to the flood protection standards found in another section of the
Municipal Code.
GG. Appendix Section G1001.6 is amended to ensure mechanical and electrical systems
within flood zones are in conformance with the flood protection standards found in
another section of the Municipal Code.
HH. Appendix Section J101.1 is amended to clarify that the grading provisions of
Appendix J also apply to work within waterways. This section also clarifies that the
City Engineer can enforce the grading provisions for new subdivision.
II. Appendix Sections J101.3 through J101.7 are added to provide authority over
hazardous grading conditions, dust control, emergency grading, and limits on mass
recontouring, The last section requires that a graded site be certified to verify
compliance with the grading plan prior to commencement of building construction.
JJ. Appendix Section J102 is amended by addition of definitions to enable regulation of
mass recontouring and application of this chapter to waterways.
KK. Appendix Section J103.1 is amended to clarify that a grading permit is required for
work with any waterway, and that grading for a work involving a stockpile requires a
bond to guarantee restoration of the site. Appendix Section J103.2 clarifies that a
grading permit is not required for work that does not exceed 50 cubic yards of,
excavation less than 2 feet, and fill less than 1 foot, subject to limitations. Appendix
Sections J103.3 and J103.4 are added to require a guarantee (bond) for grading prior
to the issuance of a building permit to ensure elimination of hazardous conditions or
restoration of the graded site if the project fails to proceed to the issued building
permit stage.
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LL. Appendix Section J104.2 is amended to require that a grading plan include drainage
conditions and devices and the location of existing trees on the site that are 3 inches
or greater in diameter,together with a tree preservation plan.
MM. Appendix Section J110.1 is amended to limit the use of planting to control erosion if
the building official or City Engineer determines this method unsuitable.
NN. Table J101.6 is added to establish the minimum area of a sloping site that must
remain in a natural state as part of a grading project.
SECTION 15.04.030 AMENDMENTS; CALIFORNIA RESIDENTIAL CODE
A. Section R109.1.2 is amended to reference the appropriate standard related to
installation of a ground source heat pump loop system.
B. Section R313.3.3.5 is added to require an audible alarm on a residential fire sprinkler
system consistent with NFPA 13D.
C. Section R322.1 is amended to ensure utility and miscellaneous structures will also
conform to the flood protection standards found in another section of the Municipal
Code.
SECTION 15.04.040 AMENDMENTS; CALIFORNIA EXISTING BUILDING CODE
A. Appendix Section A 101 is amended to clarify that a building with any unreinforced
masonry wall is subject to the unreinforced masonry building hazard mitigation
criteria.
B. Section A102.1 is amended to add exceptions for those unreinforced buildings which
are exempt from compliance with this chapter. These exceptions are based on the
exceptions contained in State law mandating a potentially hazardous building
mitigation program.
C. Appendix Section A103 is amended to add definitions for Level A and B
strengthening.
D. Appendix Section A109.2 is amended to restrict the method used for analyzing an
unreinforced masonry building, and to allow the building official to approve an
alternate procedure for analysis of unreinforced masonry infill walls.
E. Appendix Section A115 is added to establish provisions for administering the
unreinforced masonry building hazard mitigation program. Appendix Section A115.1
establishes the deadlines for compliance with strengthening or demolition
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requirements. Appendix Sections A115.2 through 115.6 provide the enforcement
tools to achieve compliance. Appendix Section Al 15.7 requires monitoring and
annual reports on strengthening progress to the City Council. Appendix Section
Al 15.8 is added to coordinate the fire sprinkler requirements of the Commercial Fire
Zone in the Fire Code with the strengthening deadlines.
F. Addition of Appendix Chapter A2 allows for the continued enforcement of the
"Demolition and Moving of Buildings" regulations.
SECTION 15.04.040 AMENDMENTS; CALIFORNIA MECHANICAL CODE
A. Chapter 1, Division II of the California Mechanical Code is deleted because Chapter
1, Division II of the California Building Code includes administrative provisions that
are compatible with all adopted codes. Establishing one administrative chapter that is
applicable to all codes avoids confusion and conflict between code sections.
SECTION 15.04.050 AMENDMENTS; CALIFORNIA PLUMBING CODE
A. Chapter 1, Division II of the California Plumbing Code is deleted because Chapter 1,
Division II of the California Building Code includes administrative provisions that are
compatible with all adopted codes. Establishing one administrative chapter that is
applicable to all codes avoids confusion and conflict between code sections.
B. Section 315.4 is amended to require a layer of sand in all sewer trenches leveling and
laying pipe because of the expansive soils throughout the City.
SECTION 15.04.060 AMENDMENTS; CALIFORNIA ELECTRICAL CODE
A. The Electrical Code does not contain an administrative chapter. This Section
establishes Appendix Chapter 1 of the California Building Code as such, since it is
compatible with all adopted codes. Establishing one administrative chapter that is
applicable to all codes avoids confusion and conflict between code sections.
B. Article 230-70(A)(1) is amended to require installation of a new electrical service to
be located or equipped such that emergency personnel are not required to undertake a
lengthy transit of a building disconnect electric power.
SECTION 15.04.070 AMENDMENTS; INTERNATIONAL PROPERTY.
MAINTENANCE CODE (IPMC)
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A. Section 101.1 is modified to clarify applicability of the IPMC to the City of San Luis
Obispo.
B. Section 102.3 is modified to clarify that all work done to an existing building shall
comply with all parts of the California Building Standards Code and all other related
laws of the jurisdiction.
C. Section 103.1 establishes the office responsible for enforcement of the property
maintenance code in the jurisdiction.
D. Section 103.5 clarifies that fees for activities performed by the code official are
established under a separate action by the governing authority.
E. Section 108.1.5 is added to establish criteria for classifying a building as dangerous.
This section is taken from the 2007 Supplement to the International Property
Maintenance Code (IPMC), and is similar to the provisions in the 1997 Uniform Code
for the Abatement of Dangerous Buildings. Section 108.1.5 as adopted here will
appear in the 2009 edition of the IPMC.
F. Section 111.2 is amended to refer to Appendix Chapter 112 of the California Building
Code for the appeals board required under the International Property Maintenance
Code.
SECTION 15.04.080 WELL CONSTRUCTION
This municipal code section requires a permit for establishing a new well or abandoning
an existing well.
SECTION 15.04.9010 AMENDMENTS; CALIFORNIA FIRE CODE
A. Appendix A, which establishes qualification s for the board of appeals, is deleted.
The board of appeals established under Chapter 1 of the California Building Code
will serve as the board of appeals for fire code matters. As discussed under Section
112 of the California Building Code, a multi-function board reduces the number of
volunteer board members required and simplifies an often difficult recruiting process.
B. Appendix Section 10 1.1 is modified to clarify applicability of the adopted fire code to
the City of San Luis Obispo.
C. Appendix Section 105.1.1 is amended to clarify that applicable permit fees are
contained in a schedule established by a separate City Council action.
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D. Appendix Section 105.1.4 is modified to clarify that construction permits issued by
the building official at that building permit counter may include construction-related
permits under the fire code as long as all applicable fees are paid. This provision
enhances the"one-stop"permit process. .
E. Appendix Section 108 is amended to establish the board of appeals to be the board of
appeals created in Appendix Section 112 of the California Building Code as amended
in Section 15.04.020 of the San Luis Obispo Municipal Code. This "shared board"
will reduce the number of volunteer board members required, which is often a
difficult recruiting process.
F. Appendix Section 109.3 is amended to repeat the penalty provisions found elsewhere
in the municipal code.
G. Appendix Section 111.4 is amended to relate penalties to other provisions of the
municipal code.
H. Section 307.1 is amended to prohibit open burning. Section 307.2 is amended to
provide for special permits for certain types of open burning, such as range
management..
I. Sections 307.4.1 and 307.4.2 are amended to prohibit bonfires and recreational fires,
except in small containers designed for a recreational fire.
J. Section 405.7 is amended to establish procedure for notifying the alarm monitoring
company and/or the fire department prior to a fire drill.
K. Section 503.1.1 is amended to increase the maximum length of a fire apparatus access
road to 300 feet subject to approval of the fire code official.
L. Section 503.2.5 is amended to extend the length of a dead-end fire apparatus access
road to 300 feet if all buildings along the road are equipped with an automatic fire
sprinkler system.
M. Section 505.1 is amended to allow the fire code official to require larger address
numbers if visibility for emergency personnel is a concern.
N. Section 508.2 is amended to amended to clarify connection to the municipal water
supply is the required source of water supply for maintaining fire flow.
O. Section 508.5.1 is amended to reduce the maximum distance of a building from a fire
hydrant from 400 to 300 feet.
P. Section 508.5.4.1 is added to provide authority for the fire code official to remove
vehicles and other obstacle blocking access to a fire hydrant.
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Q. Section 603.1.4 is amended to prohibit the use of waste crank case oil as a fuel source
for a bumer in a building.
R. Section 603.9 is amended to require permanent marking of gas meters to identify the
building or space served.
S. Section 608.1 is amended to include the indoor storage of electric carts, cars, forklifts
and similar equipment as subject to the special provisions for stationary storage
battery systems.
T. Section 901.4.2 allows the fire code official to approve or disapprove the acceptability
of a non-required fire protection system.
U. Section 901.6 is amended to clarify responsibility to notify dispatch of a drill,
maintenance or test of a detection, alarm or extinguishing system.
V.. Section 903.2 is amended to require that automatic fire sprinkler systems be installed
as set forth in Section 903.2 of the California Fire Code as amended by Section
15.04.020 of the Municipal Code. This amendment recognizes that the "triggers" for
installation of fire sprinklers are best found in the document that contains the primary
building construction requirements, and avoids confusion in application and
interpretation of these requirements.
Section 903.2.1 is established to require that all existing buildings in the Commercial
Fire Zone be equipped with an automatic fire sprinkler system. This retroactive
program was first established with the 1988 code adoption process.
W. Section 903.3.1.1 is amended to clarify that the fire sprinkler system in a building
containing different occupancy classifications shall comply with the NFPA 13
standard. Section 903.3.1.1.1 is amended allow an alternate fire extinguishing system
in institutional occupancies.
X. Section 903.4 is amended to require a central station service for alarm monitoring.
Y. Section 903.4.3 is amended to require control valves that allow portions a fire
sprinkler system to be shut down for maintenance with deactivating the entire system,
except for systems installed in single-family dwellings.
Z. Section 905.3.1 is amended to require standpipe system for fire protection in parking
structure of more than one story or containing a level below grade.
AA. Section 907.14 is amended to establish criteria for notifying dispatch when a central
station receives an alarm.
PH3-112
Discussion of Amendments-2010 Code Adoption �ATTACHMENT 3
Page 10
BB. Section 910.3.2.2 establishes the criteria for actuation of smoke and heat vents.
CC, Section 1404.5 is amended include fire watch provisions for certain construction or
alteration projects when required by the fire code official.
DD. Section 1410.1 is amended to require fire department access to within 150 of
combustible material on a construction site.
EE. Section 1412.1 is amended to required availability of an approved water supply prior
to any combustible construction material arriving on a construction site.
FF. Section 2206.2 is amended to apply to all Class III motor fuels.
GG. Section 2206.2.3 is amended to apply to aboveground fuel tanks that are used for the
storage of any liquid motor fuel and to specify that fuel in such tanks shall not be
offered for resale.
HE Section 2206.2.4 is amended to require that above-ground storage tanks in vaults shall
be subject to limitations and the fuel shall not be offered for resale. Section
2206.2.4.1 substantially reduces the maximum individual tank and aggregate tank
capacity allowed.
II. Section 2206.2.6 is amended to require a leak detection and monitoring system in an
enclosure for a motor fuel storage tank. The amendment further limits the maximum
individual tank size and aggregate capacity..
JJ. Section 3301.1 is amended to prohibit storage, sale of use of fireworks.
KK. Section 3404.2.7 is amended to require that storage tanks be of double-ewalled
construction and listed by Underwriters Laboratories (UL).
LL. Section 3404.2.8.3 is amended to delete the word "substantially" from the
requirement that the tank be liquid tight.
MM. Section 3404.2.8.11 is amended to require that the vapor detection system for a
storage tank in a vault be inspected and tested annually.
NN. Section 3404.2.9 is amended to require that an above-ground storage tank also
comply with Section 2206.2.3, condition 3 (maximum tank size limitations).
00. Section 3406.2.4 is amended to further limit the maximum size of temporary above-
ground storage tanks, and requires that the tanks be of double-walled construction and
listed by UL.
PH3-113
n ATTACHMENT 3
Discussion of Amendments-2010 Code Adoption
Page 11
PP. Section 3406:2.5 is amended to require that tanks for special operations such farm
operations and construction sites be of double-walled construction, UL listed, and not
elevated for gravity discharge,
QQ. Section 3804:2 is amended to limit any liquid petroleum gas tank to 500 gallons
unless approved by the fire code official.
RR. Section 4701.1 is amended to reference the International Wildland.Urban Interface
Code as a guide to fire code official for establishing requirements in the Wildland-
Urban Interface Area.
SS. Section 4702.1 is amended to reference the Fire Hazard Severity Zone in the City of
San Luis Obispo General Plan.
TT. Appendix Section B105.2 is amended to modify the reduction in fire flow from 75
percent to 50 percent in the exception when all buildings are equipped with fire
sprinklers.
UU. Appendix Section B103.1 is allow parking on a cul-de-sac only when the diameter is
satisfactory to the fire code official.
W. Appendix Section D103A is amended to increase the length of a dead-end fire
apparatus access road from 150 feet to 300 feet of all buildings along the road are
equipped with an automatic fire sprinkler system.
WW.Appendix Section D103.6 is amended to require No Parking-Fire Lane signs to
comply with city standards. Appendix Section D103.6.1 is amended to increase the
road width to less than 28 feet where parking is prohibited on both sides.. Appendix
Section D103.6.2 is amended to limit parking to one side of the road where width is
28 to 36 feet.
XX. Appendix Section D104.1'is amended to allow the fire code official to establish
adequate means of fire department access to buildings exceeding 30 feet or three
stories in height.
YY. Appendix Section D104.2 is amended to eliminate the exception which allows a
single fire apparatus access road to a building over 62,000 square feet that is equipped
with an automatic fire sprinkler system.
ZZ. Appendix Section D 105.2 is amended to allow a reduction in minimum width of a
fire apparatus road in the Commercial Fire Zone.
AAA. Appendix SectionD 106.1 is amended to delete the exception that allows a single fire
apparatus access road to a project having up to 200 dwelling units equipped with
automatic fire sprinkler systems.
PH3-114
Discussion of Amendments-2010 Code Adoption
ATTACHMENT 3
Page 12
BBB. Appendix Section D 107.1 is amended to allow the fire code official to require
additional fire access roads to projects of less than 30 dwelling units if warranted.
PH3-115
a&zr2 eopy1 L
COUNCIL MCDD DIR
" 2T.Ae•'CM p'FIN DIR
2oAGAG 4c4n C'1'FIRE CHIEF
2'ATTORNEY E2'Pw DIR
From:Jenny Ferguson [mailto:jennylferg@gmail.com] I 12CLERK/MG InOLICE CHF
t ❑ DEPT HEADS �08C DIR
Sent:Tuesday,October 19,201010:58 AM i! Pib L;UT-16 DIR
To: 'klichtig@slocity.org' `�77u_ Ru"�� ZHR5A
Subject: FW:ARCSA guidelines being made mandatory a bad idea v-w nes �x+nic`C
SLt&r NC-wS ewfy M6e
Could you please urgently pass on this email to Council members in relation to item 3 on «c
tonight's agenda regarding codifying rainwater harvesting legislation
Dear Council members
PIs find attached the email from myself to Tim Girvin regarding proposed code changes you will
be examining tonight. I am out of state and am unable to attend but hope you may take into
consideration my written comments.
One of the most difficult things with having the Chief Building Inspector developing the code is
that the public consultation process may be impinged upon by fear from participants of
retribution when they put in their next permit application if they speak out against aspects. I
know this is a difficult situation for the city as I expect Tim is best equipped with the city's
limited resources to head this process. All members of the committee involved in this process
regularly interact with SLO building department—which is to be expected if they have expertise
on the topic. If legislation is overly prescriptive the result is likely to be a flourishing of illegal
systems. (as California experienced with greywater systems where, until the rolled the code
back recently, the stats were: 1.7 million illegal Californian greywater systems) It would also be
difficult politically to 'crack down' on something as important to the environment as rainwater
harvesting by prosecuting'illegals'.This makes for an environment where legislation should be
very carefully developed and the creating of a matrix of guidelines combined with code is
crucial. I can speak with some authority on this topic as one of my specialties in my career in
Australia was developing legislation as a policy person,and it is a chief area of my academic
studies.
Some core issues which make this proposed code change unworkable:
• The ARCSA guidelines which Tim is asking be codified as mandatory are 38 pages long.
Imagine the permitting process!They are meant as guidelines, not to be codified as
legislation. I spoke yesterday with one of the co-authors of the document about the
situation in SLO and he confirmed the inappropriateness of codifying the guidelines. His
direct contact (Tim Pope) is 360 317 4192 —he will be teaching a workshop throughout
the day but you may be able to reach him. He plans to call Tim directly to discuss.
• The big difference between guidelines and code is that guidelines are broad and not
meant to be prescribed for all situations. Legislation should be highly specific and
limited to dealing with 'actual issues' and needs.There are many specific instances I
could bring up as problematic with the ARCSA guidelines, but to limit myself to a couple:
o '3.3.2.All cistern openings shall be protected from unintentional entry-manhole
covers shall be provided.' Manhole covers will not work in most installations.An
example of where it will not work at all is if you have a bladder cistern (like a
large plastic bag that lies under your house
RECEIVE Do '1-1-2. ..'lined metal' is prescribed to stop algae growth.A galvanized steel tank
is opaque without a liner.Sunlight does not penetrate which is a concern for
OCT 19 2010 RED FILE
SLO CITY CLERK MEETING AGENDA
DA %° 19 0 ITEM #-8k1-
A
I
algae growth. This would require rainwater harvesters to install a costly and
expensive liner for no scientific reason.
e There was significant input from constituents against limiting unpermitted RHS
installations to less than 250 gallons in the public consultation process (there was just a
week to get back to Tim). The guidelines Tim has drawn from recommend the more
typical 5000 gallons as the limit. In summary,the reasons given by Tim for'the
committee' deciding on the 250 gallon limit were in my opinion weak, not based on
scientific data or based on false assumptions. I had strongly encouraged discussion
between Tim and other jurisdictions to look at the topic with others looking after the
same public interests and safety matters as him. It was only after the public comment
against the 250 gallon proposal that Tim told me he had contacted local counties to
discuss the limit. No-one San Francisco and up was talked with. I gleaned from my
conversation yesterday with Tim that the major premise for retaining the limit was so
that the city could have enough control over placement of large tanks such as he
described occurs in Marin county so that the city could stop residents putting large
tanks in their front yard. Regulating for aesthetics in people's front yards is highly
politically charged. I don't imagine SLO residents would look at that kind of intrusion
lightly.Safety issues,yes.The building department's opinion as to what is aesthetically
pleasing.-.that is a can of worms I would not like to see the city open. How in the world
would you regulate that fairly?Tim is suggesting a blanket ban on large cisterns in front
yards. Many situations might be more than appropriate for situating tanks in that
situation. I have attached a picture of a residence where I grew up that is a typical large
tank in a front yard situation.
I respectfully ask Council to not support the proposal being presented by the City tonight. As
discussed in email below to Tim, making changes retrospectively is highly problematic (the
proposition that anything is better than nothing is not sound).This does not meet the stated
needs that drove this process(facilitating implementation of the Awahnee principles, stopping
the Building department from rejecting applications for flushing toilets with rainwater on the
basis of'no code'in place,facilitating a basis for which Building could make objective
judgments).Tim's suggestion that this will help 'little' rainwater harvesters purchasing from
Home Depot legally get their RHS in place is erroneous—he has not been approached by
constituents to rheet this need. Those systems are clearly being installed without any reference
to anything (it is not illegal as there is no specific code).
Respectfully
Jenny Ferguson
805 602 8206
From:Jenny Ferguson [mailto:jennylferg@gmail.com]
Sent: Monday,October 18, 2010 7:21 PM
To: 'Girvin,Tim'
Cc: 'Randy Dettmer,AIA'; 'anns@wallacegroup.us'; 'ScottB@wallacegroup.us';
'jlmichael@rrmdesign.com'; 'Peter Danciart-CRSA Architecture'; 'info @sierraclubslo.org;
'info @ecoslo.org'; 'jbunin@hbacc.org'; 'Rustin Messenger'; 'jcwilliams@co.slo.ca.us';
'Henderson, Gary'; 'Armet; Robert'; 'Mladen Bandov'
Subject:ARCSA guidelines being made mandatory a bad idea
Tim,
I'm sorry to hear that you will not be adjusting your position on the limit at which permitting will
begin on rainwater harvesting systems for SLO above 250 gallons despite public comment urging
otherwise.
There is an additional pressing concern with your intention to codify the.38-page ARCSA
guidelines.These are guidelines and are not meant to be ad hoc incorporated into code.
Regulating all the aspects of the guidelines would mean an extensive permitting process,
therefore expensive and create great hardship for rainwater harvesters wishing to go 'legal'. It is
a strong discouragement.
In some cases the guidelines would not work. For example:section 3.3.2 describes how"a
manhole cover should be installed on every tank". This would require say a 300 gallon tank to
have a manhole affixed to it—which is not feasible. Entry points should be secured but it should
not be mandatory to have a manhole cover.
I just spoke with one of the co-authors of the ARCSA document,Tim Pope, and he confirmed
that the guidelines are not
appropriate for adoption as code. He will be calling you tomorrow to discuss. He can also be
reached on cell 360 317 4192.
1 apologize for the lateness of bringing up this aspect. My initial response rejecting the idea of
the 250 gallon limit was after a quick read as I am up in Wa state (Tim Pope lives over on the
next island).
Tim, please reconsider your position to 'get anything in place as that is better than nothing'. It is
much harder to shift code once put into.place and it is a misapplication of council resources. It
would be much cleaner to make adjustments now.
Jenny
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council mcmoRAnoum
DATE: October 19, 2010 LAA
TO: City Council OUNCIL Rr CDD CdIDIR
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VIA: Katie Lichtig, City Manager ATTORNEY C/l'FIRE CHIEF
CLERKlORIG nOLICE CHF
DEPT HEADS 21'REC DIR
FROM: John Mandeville, Community Develc ment Director i Pi_gL"UTIL DIR
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BY: Tim Girvin, Chief Building Official T11 %uoc
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SUBJECT: Rainwater Harvesting Code Changes
Some of our local rainwater harvesting advocates have questioned the proposed code changes
related to the amount of water storage that would be exempt from permit requirements. They
support exempting permits for up to 5,000 gallons of storage. Staff has considered this and
studied the potential impacts of such large amounts of water storage in the context of San Luis
Obispo. The recommended limit of 250 gallons being exempt from a permit has been reviewed
and approved by the San Luis Obispo Health Department, the City of San Luis Obispo's Water
Division Manager and members of the Rainwater Harvesting Stakeholder Group which includes
design professionals from RRM, other Architects and Engineers that are also affiliated with local
chapter of US Green Build and EcoSLO. Research has been done and the results indicate these
proposed changes are consistent with the standards specified in other communities in California.
If Council chooses, continued efforts to develop a more robust Rainwater Harvesting Program
may result in more liberal amounts of water storage, but it is recommended that the City of San
Luis Obispo first incorporate necessary provisions into the zoning regulations to ensure there
will be no adverse impacts to neighborhoods.
The proposed language is listed below in legislative draft form with references to the page
numbers of the report where the sections can be found.
Section 105. Work Exempt from permit. (PH3-12, PH3-55, PH3-104)
5. A water tanks-or a group of water tanks intended for storage of irrigation water only
supported directly on grade if the total! capacity does not exceed 5-,NA 250 gallons and
the ratio of height to width does not exceed 2:1.
RED FILE
Chapter 2 Definitions (PH3-14, PH3-58, PH3-105)
MEETING AGENDA
DA 10I ITEM # P143
Section 220 (Added Definition)
Rainwater Harvesting System. A storm drainage collection system that collects rainwater from
the roof area of a structure or structures in conformance with the American Rainwater Catchment
System Association (ARCSA) guidelines or an equivalent standard as approved by the Building
Official anchg_$ fi�Obiso County Environmental Health Department.
�-jtOCT i 9 200110 Council Memo RedFile_Rmnwuter
SLO CITY c,L
Chapter 11 —Storm Drainage (PH3-19, PH3-62, PH3-106)
1101.2.1 (Add Section) _
Rainwater Harvesting. Storm water drainage may be directed to an approved rainwater
harvesting system and used as an alternate source of water for non-potable uses as approved by
the Building Official and the San Luis Obispo County Environmental Health Department. The
installation and use of such a system or systems must be designed to not interact with the potable
water system, the building sanitary sewer or drainage systems that flow to any creek. Rainwater
harvesting systems must be maintained in such manner as to not cause damage to property,
create a nuisance or be in conflict with the City of San Luis 0bispo's Stormwater Management
Plan,
Note:
Strikethrough indicates proposed deleted text.
Highlighted areas indicate proposed added code language.