HomeMy WebLinkAboutOrd. 1480-2014ORDINANCE NO. 1480 -2014
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE REPEALING CHAPTERS 15.06 (UNIFORM
ADMINISTRATIVE CODE), 15.08 (CALIFORNIA BUILDING
CODE), 15.12 (CALIFORNIA PLUMBING CODE), 15.16
(CALIFORNIA MECHANICAL CODE), AND 15.20
(CALIFORNIA ELECTRICAL CODE); AND ADDING
CHAPTERS 15.06 (UNIFORM ADMINISTRATIVE CODE),
15.08 (CALIFORNIA BUILDING CODE), 15.12 (CALIFORNIA
PLUMBING CODE), 15.14 (CALIFORNIA RESIDENTIAL
CODE), 15.16 (CALIFORNIA MECHANICAL CODE), 15.20
(CALIFORNIA ELECTRICAL CODE), 15.22 (CALIFORNIA
GREEN BUILDING STANDARDS CODE), AND 15.26
(CALIFORNIA ENERGY CODE) OF THE SOUTH SAN
FRANCISCO MUNICIPAL CODE IN ORDER TO ADOPT BY
REFERENCE AND AMEND PROVISIONS OF THE 2013
EDITION OF THE CALIFORNIA BUILDING STANDARDS
CODE, TITLE 24, CALIFORNIA CODE OF REGULATIONS
WHEREAS, the 2013 California Building Standards Code has been amended and
adopted by the California Building Standards Commission; and
WHEREAS, the City of South San Francisco ( "City ") wishes to adopt building code
regulations in accordance with law and to use the most updated regulations in the processing
of development in the City;
WHEREAS, Government Code § 50022.2 authorizes cities to enact ordinances
adopting any code by reference; and
WHEREAS, because of the City's unique climatic, geologic, and topographic
conditions, the City desires to make amendments and additions to the building and fire code
regulations, as set forth herein; and
WHEREAS, pursuant to California Health and Safety Code sections 18941.5 and
17958, the City Council of the City of South San Francisco hereby finds that the amendments
adopted herein are reasonably necessary because of local climatic, geologic and topographic
conditions; and
WHEREAS, in accordance with Health and Safety Code Section 17958.7, the City
Council hereby finds that the findings attached and incorporated as Exhibit A are applicable to
the modifications described in this Ordinance; and
WHEREAS, prior to the effective date of this Ordinance, the City Clerk shall file a
copy of the Ordinance, including the findings, with the California Building Standards
Commission.
NOW THEREFORE, the City Council of the City of South San Francisco does hereby
ordain as follows:
SECTION 1 Repeal
Chapters 15.06, 15.08, 15.12, 15.16 and 15.20 of the South San Francisco Municipal
Code are hereby repealed in their entirety. This repeal shall not affect or prevent the
prosecution or punishment of any person for any act done or omitted in violation of this
chapter prior to the effective date of this ordinance.
SECTION 2 Findings
The City Council of the City of South San Francisco finds that in order to best protect the
health, safety and welfare of the citizens of the City of South San Francisco, the standards of
building within the City must conform with state law except where local climatic, geological,
and topographic conditions warrant more restrictive regulations. Therefore, the City Council
should adopt the current state building codes, contained in California Building Standards Code
Title 24, and other uniform codes governing the construction and regulation of buildings and
structures with the modifications and amendments contained herein.
Pursuant to California Health and Safety Code Section 17958.7, the City Council makes
the factual findings set forth in "Exhibit A" attached hereto and incorporated herein by reference,
and finds that the amendments made in this ordinance to the California Building Standards Code
Title 24, Parts 1, 2, 2.5, 3, 4, 5, 6 and 11, are reasonably necessary because of the local climatic,
geological or topographical conditions described in Exhibit A.
SECTION 3.A Adopt Chapter 15.06 - California Administrative Code
Chapter 15.06 of the South San Francisco Municipal Code, entitled "California
Administrative Code, 2013 Edition" is hereby added to read as follows:
Section 15.06.010 California Administrative Code, 2010 Edition, adopted by
reference
The California Administrative Code, 2013 Edition, published by the International Code
Council, is hereby adopted by reference as the California Administrative Code for
uniform codes of the City of South San Francisco, and may be cited as such.
SECTION 3.B Adopt Chapter 15.08 - California Building Code
Chapter 15.08 of the South San Francisco Municipal Code, entitled "California
Building Code" is hereby added to read as follows:
California Building Code
Sections:
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Section 15.08.010
Section 15.08.020
Section 15.08.030
Section 15.08.040
Section 15.08.050
Section 15.08.060
Section 15.08.070
California Building Code Vols. 1 and 2 and California
Referenced Standards Code, 2013 Edition, adopted by
reference
Amendments, General
Means of Egress Illumination
Weather Protection
Concrete Slab Design
Moved Buildings and Temporary Structures
Spark Arresters
Section 15.08.010 California Building Code Vols. 1 and 2 and California
Referenced Standards Code, 2013 Edition, adopted by
reference
The California Building Code volumes 1 and 2 2013 Edition, including the California
Referenced Standards Code, 2013 Edition, published by the International Code Council,
and as modified by the amendments, additions and deletions set forth hereinafter, is
hereby adopted by reference as the California Building Code of the City of South San
Francisco, and may be cited as such.
Section 15.08.020 Amendments, General
Set forth below are the amendments, additions and deletions to the 2013 California
Building Code, volume 1 and 2 2013 Edition. Chapter, section and table numbers used
herein are those of the California Building Code and California Referenced Standards
Code.
Section 15.08.030 Means of Egress Illumination.
The following exception to Section 1006.3.1 Illumination level under emergency power
is amended to read as follows:
EXCEPTION: Exit stairways in structures 3 or more stories in height shall maintain a
minimum of 1 footcandle for the first 30 minutes of initiation and shall be permitted to
decline to 0.6 footcandle at the end of the emergency lighting time duration.
Section 15.08.040 Weather Protection.
Section 1403.2.1 Exterior Metal Hardware Galvanizing Required is added to read as
follows:
Metal railings, cabinets, bolts, nails, hinges, locks and any similar parts exposed to
weather on residential buildings located west of Interstate Highway 280 shall be
galvanized.
Galvanizing of products fabricated from rolled, pressed and forged steel shapes, plates,
bars and strip 1/8 -inch thick or thicker, shall conform to the specifications of ASTM
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Designation: A123. Except for pregalvanized standard pipe, galvanizing of material 1/8-
inch thick or thicker shall be performed after fabrication into the largest practical
sections. Material thinner than 1/8-inch shall either be galvanized before fabrication in
conformance with the requirements of ASTM Designation; A525, Coating Designation:
G210 or after fabrication, in conformance with the requirements of ASTM Designation:
A123, whichever results in the greatest resistance to rust, except that the weight of zinc
coating shall average not less than 1.2 ounces per square foot of actual surface area with
no individual specimen having a weight of less than 1.0 ounce.
Galvanized surfaces that are abraded or damaged at any time after the application of the
zinc coating shall be repaired by thoroughly wire brushing the damaged areas and
removing all loose and cracked coating, after which the cleaned areas shall be painted
with 2 applications of Zinc -Rich Primer without thinner.
Galvanizing is not required for stainless steel, non - ferrous metals and similar equally
corrosion resistant metals.
Section 15.08.050 Concrete Slab Design.
Section 1907.1.2 Slab on Grade is added to read as follows:
New concrete slabs supported directly on the ground within the foundation perimeter and
used as a finished floor or as a base for other floor finishes shall meet the following
requirements:
1. Steel reinforcement equivalent to #3 deformed steel bars @ 18 inches on center
each way placed approximately mid -depth within the concrete slab. Blocks or
chairs shall be provided in order to maintain the reinforcement in the center of the
slab.
Section 15.08.060 Moved Buildings and Temporary Structures.
Section 3410.2 Moved Buildings is added to read as follows:
Buildings or structures moved into or within the jurisdiction shall comply with the
provisions of this code for new buildings or structures. In addition to all other
requirements of the building code relative to the moving of buildings and structures, no
permit for the moving of a building or structure shall be granted until the applicant has
filed with the Chief Building Official:
1. A performance bond in favor of the city, of not less than one thousand dollars
($1,000.00) nor more than one hundred thousand dollars ($100,000.00), as the
Chief Building Official may determine, shall be conditioned to require the
applicant to strictly comply with all conditions and provisions of this chapter, and
of any provision of the municipal code relating to the moving of buildings or
structures, and of any order, rule or regulation which may be hereafter passed or
adopted by the City Council. The applicant also shall be required to pay any and
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all damages to any fence, hedge, tree, pavement, sidewalk, street, curb, gas, sewer
or water pipe, electric wire or pole supporting the same, or to any public or
private property which may result from moving the building or structure; and
2. An undertaking to indemnify, defend and hold harmless the city and its elective
officers, agents and employees against all liabilities, claims, actions, judgments,
cost or any expense which may for any reason arise out of the issuance of said
permit or moving of such buildings or structures.
All removals made under any permit granted for such moving shall be done over and
along only the street or streets designated in such permit, and at the times therein
specified, and shall be done in a careful manner to the satisfaction of the Chief Building
Official, Superintendent of Public Works and the City Engineer.
No person owning or having charge of the removal of any building or structure being
moved over any street, shall permit such building or structure to be, or stand, on any
street within the limits of any one block for a period of more than twenty -four (24) hours.
No person owning or having charge of the removal of any building or structure being
moved over any street, shall allow or cause injury to any fence, hedge, tree, pavement,
street, sidewalk, curb, gas pipe, water pipe, sewer pipe, electric wire or pole supporting
same, or any other public or private property by reason of such removal.
Temporary structures such as reviewing stands and other miscellaneous structures, sheds,
construction trailers, canopies or fences used for the protection of the public and /or in
conjunction with construction work may be erected by special permit from the Chief
Building Official for a limited period of time. Such buildings or structures need not
comply with the type of construction or fire - resistive time periods required by this code.
Temporary buildings or structures shall be completely removed upon the expiration of the
time limit stated in the permit.
Section 15.08.070 Spark Arresters.
Section 1510.7 Spark Arresters Required is added to read as follows:
Chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped
with an approved spark arrester. The net free area of the spark arrester shall not be less
than 4 times the net free area of the outlet of the chimney. The spark arrester screen shall
be heat and corrosion resistant equivalent to 12 gage wire, 19 -gage galvanized or 24 -gage
stainless steel. Openings shall not permit the passage of spheres having a diameter larger
than %2 inch and shall not block the passage of spheres having a diameter of less than 3/8
inch.
SECTION 3.0 Adopt Chapter 15.12 — California Plumbing Code
Chapter 15.12 of the South San Francisco Municipal Code, entitled "California
Plumbing Code" is hereby added to read as follows:
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Section 15.12.010 California Plumbing Code, 2013 Edition, adopted by reference
Section 15.12.020 Amendments, General
Section 15.12.030 Materials
Section 15.12.010 California Plumbing Code, 2013 Edition, adopted by reference
The California Plumbing Code, 2013 Edition, and appendix I, published by the
International Association of Plumbing and Mechanical Officials, as modified by the
amendments, additions and deletions set forth hereinafter, is hereby adopted by reference
as the California Plumbing Code of the City of South San Francisco, and may be cited as
such.
Set forth below are the amendments, additions and deletions to the California Plumbing
Code, 2013 Edition. Section numbers used herein are those of the California Plumbing
Code.
Section 15.12.020 Amendments, General
Set forth below are the amendments, additions and deletions to the 2013 California
Plumbing Code. Chapter, section and table numbers used herein are those of the
California Building Code and California Referenced Standards Code.
Section 15.12.030 Materials
Section 701.1(2)(a) is amended to read as follows:
The use of ABS and PVC piping materials for drainage and sewer installations shall be
limited to residential structures not exceeding two (2) stories in height, as defined in
Section 202 of the California Building Code, 2013 edition.
EXCEPTION: Upon approval of the Chief Building Official, ABS and PVC piping may
be used for underground drainage and sewer applications, in other than residential
structures, when it can be shown that unusual soil conditions would cause corrosion of
metal piping materials.
Section 903. 1.1 is amended to read as follows:
The use of ABS and PVC piping for venting shall be limited to residential structures not
exceeding two (2) stories in height, as defined in Section 202 of the California Building
Code, 2013 edition.
SECTION 3.13 Adopt Chapter 15.14 — California Residential Code
Chapter 15.14 of the South San Francisco Municipal Code, entitled "California
Residential Code" is hereby added to read as follows:
Section 15.14.010 California Residential Code, 2013 Edition, adopted by reference
Chapter 15.14 of the South San Francisco Municipal Code is hereby added to the South
San Francisco Municipal Code to read as follows:
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Section 15.14.010
California Residential Code Part 2.5, 2013 Edition adopted by
reference
Section 15.14.020
Amendments, General
Section 15.14.030
Weather Protection
Section 15.14.040
Concrete Slab Design
Section 15.14.050
Moved Buildings and Temporary Structures
Section 15.14.060
Spark Arresters
Section 15.14.070
Evacuation and Grading
Section 15.14.080
Work Hours
Section 15.14.090
Amendments to Appendix K
Section 15.14.010 California Residential Code Part 2.5, 2013 Edition, adopted by
reference.
The California Residential Code Part 2.5, 2013 Edition, and appendices E, J, and K,
published by the International Code Council, and as modified by the amendments,
additions and deletions set forth hereinafter, is hereby adopted by reference as the
California Residential Code of the City of South San Francisco, and may be cited as such.
Section 15.14.020 Amendments, General
Set forth below are the amendments, additions and deletions to the 2013 California
Residential Code, Part 2.5, 2013 Edition. Chapter, section and table numbers used herein
are those of the California Residential Code.
Section 15.14.030 Weather Protection
Section R903.5: Exterior Metal Hardware Galvanizing Required is added to read as
follows:
Metal railings, cabinets, bolts, nails, hinges, locks and any similar parts exposed to
weather on residential buildings located west of Interstate Highway 280 shall be
galvanized.
Galvanizing of products fabricated from rolled, pressed and forged steel shapes, plates,
bars and strip 1/8 -inch thick or thicker, shall conform to the specifications of ASTM
Designation: A123. Except for pregalvanized standard pipe, galvanizing of material 1/8-
inch thick or thicker shall be performed after fabrication into the largest practical
sections. Material thinner than 1/8 -inch shall either be galvanized before fabrication in
conformance with the requirements of ASTM Designation; A525, Coating Designation:
G210 or after fabrication, in conformance with the requirements of ASTM Designation:
A123, whichever results in the greatest resistance to rust, except that the weight of zinc
coating shall average not less than 1.2 ounces per square foot of actual surface area with
no individual specimen having a weight of less than 1.0 ounce.
Galvanized surfaces that are abraded or damaged at any time after the application of the
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zinc coating shall be repaired by thoroughly wire brushing the damaged areas and
removing all loose and cracked coating, after which the cleaned areas shall be painted
with 2 applications of Zinc -Rich Primer without thinner.
Galvanizing is not required for stainless steel, non - ferrous metals and similar equally
corrosion resistant metals.
Section 15.14.040 Concrete Slab Design
Section R506.3 Slab on Grade in Conditioned Areas is added to read as follows:
New concrete slabs supported directly on the ground and used as a finished floor or as a
base for other floor finishes in conditioned rooms shall meet the following requirements:
1. Steel reinforcement equivalent to #3 deformed steel bars @ 18 inches on center
each way placed approximately mid -depth within the concrete slab. Blocks or
chairs shall be provided in order to maintain the reinforcement in the center of the
slab.
Section 15.14.050 Moved Buildings and Temporary Structures
Section 1.8.10.3 Moved Structures is added to read as follows:
Buildings or structures moved into or within the jurisdiction shall comply with the
provisions of this code for new buildings or structures. In addition to all other
requirements of the building code relative to the moving of buildings and structures, no
permit for the moving of a building or structure shall be granted until the applicant has
filed with the Chief Building Official:
A performance bond in favor of the city, of not less than one thousand dollars
($1,000.00) nor more than one hundred thousand dollars ($100,000.00), as the
Chief Building Official may determine, shall be conditioned to require the
applicant to strictly comply with all conditions and provisions of this chapter, and
of any provision of the municipal code relating to the moving of buildings or
structures, and of any order, rule or regulation which may be hereafter passed or
adopted by the City Council. The applicant also shall be required to pay any and
all damages to any fence, hedge, tree, pavement, sidewalk, street, curb, gas, sewer
or water pipe, electric wire or pole supporting the same, or to any public or
private property which may result from moving the building or structure; and
2. An undertaking to indemnify, defend and hold harmless the city and its elective
officers, agents and employees against all liabilities, claims, actions, judgments,
cost or any expense which may for any reason arise out of the issuance of said
permit or moving of such buildings or structures.
All removals made under any permit granted for such moving shall be done over and
along only the street or streets designated in such permit, and at the times therein
specified, and shall be done in a careful manner to the satisfaction of the Chief Building
Official, Superintendent of Public Works and the City Engineer.
No person owning or having charge of the removal of any building or structure being
moved over any street, shall permit such building or structure to be, or stand, on any
street within the limits of any one block for a period of more than twenty -four (24) hours.
No person owning or having charge of the removal of any building or structure being
moved over any street, shall allow or cause injury to any fence, hedge, tree, pavement,
street, sidewalk, curb, gas pipe, water pipe, sewer pipe, electric wire or pole supporting
same, or any other public or private property by reason of such removal.
Section 15.14.060 Spark Arresters
Section R907.7 Spark Arresters Required is added to read as follows:
Upon completion of a reroofing project, an approved spark arrestor meeting the criteria as
set forth in section R1003.9.2 shall be installed on any chimney attached to an appliance
or fireplace that burns solid fuel.
Section 15.14.070 Excavation and Grading
See California Building Code 2013 Part 2 volume 2
Section 15.14.080 Work Hours
Section 1.8.10.4 Hours is added to read as follows:
No construction, delivery, servicing or operation of tool and equipment, shall be
conducted on weekdays between the hours of 8:00 p.m. and 8:00 a.m., on Saturdays
between the hours of 8:00 p.m. and 9:00 a.m., and on Sundays and holidays between the
hours of 6:00 p.m. and 10 a.m.
Section 15.14.090 Amendments to Appendix K
Section AK 102.1 is amended to read as follows:
Section AK102 Air -Borne Sound.
Section AK102.1 General: Amended
Walls, partitions and floor - ceiling assemblies separating dwelling units from each other
or from public or service areas shall have a sound transmission class (STC) of not less
than 50 (45 if field tested) for air -borne noise when tested in accordance with ASTM E
90. Penetrations or openings in construction assemblies for piping; electrical devices;
recessed cabinets; bathtubs; soffits; or heating, ventilating or exhaust ducts shall be
sealed, lined, insulated or otherwise treated to maintain the required ratings. This
requirement shall not apply to dwelling unit entrance doors; however, such doors shall
be tight fitting to the frame and sill.
Section AK 103.1 is amended to read as follows:
E
Section AK103 Structural -Borne Sound.
Section AK103.1 General: Amended.
Floor- ceiling assemblies between dwelling units or between a dwelling unit and a public
or service area within the structure shall have an impact insulation class (IIC) rating of
not less than 50 (45 if field tested) when tested in accordance with ASTM E 492.
SECTION 3.E Adopt Chanter 15.16 — California Mechanical Code
Chapter 15.16 of the South San Francisco Municipal Code, entitled "California
Mechanical Code" is hereby added to read as follows:
Section 15.16.010 California Mechanical Code, 2013 Edition, adopted by reference
Section 15.16.020 Amendments, General
Section 15.16.030 Access to Equipment
Section 15.16.010 California Mechanical Code, 2013 Edition, adopted by reference
The California Mechanical Code, 2013 Edition, published by the International
Association of Plumbing and Mechanical Officials, as modified by the amendments,
additions and deletions set forth hereinafter, is hereby adopted by reference as the
California Mechanical Code of the City of South San Francisco, and may be cited as
such.
Section 15.16.020 Amendments, General
Set forth below are the amendments, additions and deletions to the California Mechanical
Code, 2013 Edition. Section numbers used herein are those of the California Mechanical
Code.
Section 15.16.030 Access to Equipment
Section 304.1.1 Access to Equipment is added to read as follows:
Installation of equipment or appliances installed more than 9 feet above the finished floor
shall have access by means of a permanent ladder, see Section 304.2.1.12.
EXCEPTION: By other means acceptable to the Authority Having Jurisdiction.
SECTION 3.17 Adopt Chapter 15.20 — California Electrical Code
Chapter 15.20 of the South San Francisco Municipal Code, entitled "California
Electrical Code" is hereby added to read as follows:
Section 15.20.010 California Electrical Code, 2013 Edition, adopted by reference
Section 15.20.020 Amendments, General
Section 15.20.030 Nonmetallic- Sheathed Cable
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Section 15.20.010 California Electrical Code, 2013 Edition, adopted by reference
The California Electrical Code, 2013 Edition, published by the National Fire Protection
Association, as modified by the amendments, additions and deletions set forth
hereinafter, is hereby adopted by reference as the California Electrical Code of the City
of South San Francisco, and may be cited as such.
Section 15.20.020 Amendments, General
Set forth below are the amendments, additions and deletions to the California Electrical
Code, 2013 Edition. Article and section numbers used herein are those of the California
Electrical Code.
Section 15.20.030 Nonmetallic Sheathed Cable
Article 334.10 Uses Permitted item (1) is amended to read as follows:
(1) Type NM, Type NMC, and Type NMS cables shall be permitted to be used in one
and two - family dwellings, and multi - family dwellings not exceeding 3 stories above
grade and U occupancies accessory to residential occupancies.
SECTION 3.G Adopt Chapter 15.22 — California Green Building Standards Code
Chapter 15.22 of the South San Francisco Municipal Code, entitled "California Green
Building Standards Code" is hereby added to read as follows:
Section 15.22.010 California Green Building Standards Code 2013 Edition,
adopted by reference
The California Green Building Standards Code 2013 Edition, published by the California
Building Standards Commission, as modified by the amendments, additions and deletions
set forth hereinafter, is hereby adopted by reference as the California Green Building
Standards Code 2013 Edition of the City of South San Francisco, and may be cited as
such.
SECTION 3.H Adopt Chapter 15.26 — California Energy Code
Chapter 15.26 of the South San Francisco Municipal Code, entitled "California Energy
Code" is hereby added to read as follows:
Section 15.26.010 California Energy Code 2013 Edition, adopted by reference
The California Energy Code 2013 Edition, published by the International Code Council,
as modified by the amendments, additions and deletions set forth hereinafter, is hereby
adopted by reference as the California Energy Code 2013 Edition of the City of South
San Francisco, and may be cited as such.
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SECTION 4 Severability
In the event any section or portion of this ordinance shall be determined invalid or
unconstitutional, such section or portion shall be deemed severable and all other sections or
portions hereof shall remain in full force and effect.
SECTION 5 Publication and Effective Date
Pursuant to the provisions of Government Code Section 36933, a summary of this
Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council
meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish
the summary, and (2) post in the City Clerk's office a certified copy of this Ordinance. Within
fifteen (15) days after the adoption of this ordinance, the City Clerk shall (1) publish the
summary, and (2) post in the City Clerk's office a certified copy of the full text of this
Ordinance along with the names of those City Council members voting for and against this
Ordinance or otherwise voting. This ordinance shall become effective thirty (30) days from
and after its adoption.
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Introduced at a regular meeting of the City Council of the City of South San Francisco,
held the 11th day of December, 2013.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the 8th day of January, 2014 by the following vote:
AYES: Councilmembers Mark N. Addiego, Pradeep Gupta, and Liza Normandy
Vice Mayor Richard A. Garbarino and Mayor Karyl Matsumoto
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Deputy City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this 8th day of January, 2014.
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Y(U� L
atsumoto, Mayor
EXHIBIT A
FINDINGS OF FACT AND NEED FOR CHANGES OR MODIFICATIONS TO THE
CALIFORNIA BUILDING STANDARDS CODE TITLE 24, PARTS 1, 2, 2.5, 3, 4, 5, 6 and
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CHANGES OR MODIFICATIONS: Pursuant to Section 17958 of the State of California
Health and Safety Code, the governing body of the City of South San Francisco in its ordinance
adopting and amending the 2013 Editions of the California Building Standards Administrative
Code; California Building Code; California Residential Building Code; California Electrical
Code; California Mechanical Code; California Plumbing Code; California Energy Code;
California Green Building Standards Code and California Reference Standards Code, changes or
modifies certain provisions of the California Building Standards Code as it pertains to the
regulation of buildings used for human habitation. A copy of the text of such changes or
modifications is attached.
FINDINGS: Pursuant to Sections 17958.5 and 17958.7 (a) of the State of California Health and
Safety Code, the governing body of the City of South San Francisco has determined and finds
that all the attached changes or modifications are needed and are reasonably necessary because
of local climatic, geological and topographic conditions as discussed below.
LOCAL CONDITIONS: Local conditions have an adverse effect on the prevention of (1)
major loss fires, (2) major earthquake damage, and (3) the potential for life and property loss,
making the changes or modifications in the California Building Standards Code necessary in
order to provide a reasonable degree of property security, and fire and life safety in the City of
South San Francisco.
Below are adverse local climatic, geological and topographic conditions that necessitate the
modifications to the California Building Standards Code.
CLIMATIC
Precipitation: Precipitation averages 18.83 inches/ year eighty percent (80 %) falls during the
months of November through April, and twenty percent (20 %) from May through October.
Severe flooding occurred during the months of January and March, 1995 and in 1998 and 2006.
Relative Humidity: Humidity generally ranges from sixty two percent (62 %) during daytime and
eighty -six percent (86 %) at night. It occasionally drops lower during the months of September
through November.
Temperatures: Temperatures have been recorded as high as 106 degrees Fahrenheit. Average
summer highs are in the 70 -73 degree range.
Winds: Summer prevailing winds are from the North -West direction. However, winds are
experienced from virtually every direction at one time or another. Velocities are generally in the
5 -10 mph range, gusting to 23 mph, particularly during the summer months. Extreme winds, up
to 50 mph, have been known to occur.
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Summary: These local climatic conditions affect the acceleration intensity, and size of fires in
the community. Times of little or no rainfall, of low humidity and high temperatures create
extremely hazardous conditions, particularly as they relate to wood shake and shingle roof fires
and conflagrations. The winds experienced in this area also adversely impact structure fires in
buildings in close proximity to one another. Winds can carry sparks and burning branches to
other structures, thus spreading the fire and causing conflagrations. In building fires, winds can
literally force fires back into the building and create a blowtorch effect, in addition to preventing
"natural" ventilation and cross - ventilation efforts. South San Francisco's downtown and
surrounding areas contain numerous historic and older buildings that are located very close
together, which exacerbates the fire danger from dry conditions, wind, and shake /shingle roofs.
This finding refers to and supports modifications to or the addition of Sections 1403.2 and
1510.7 of the California Building Code, Sections R903.5 and R907.7 of the California
Residential Code, Section 701.1(2)(a) and 903. 1.1 of the California Plumbing Code, and Section
334.10 of the California Electrical Code.
TOPOGRAPHIC
The City is made up of open terrain with scattered obstructions having heights generally less
than 30 feet, including flat open country, grasslands, hillsides and bay exposure.
This finding refers to and supports modifications to or the addition of Sections 1006.3.1, 1403.2,
3410.2 and 1510.7 of the California Building Code, and Sections R903.5 and R907.7 of the
California Residential Code.
GEOLOGICAL
The above local topographic conditions enhance the magnitude, exposure, accessibility
problems, and fire hazards presented to the City of South San Francisco. Fire following an
earthquake has the potential of causing greater loss of life and damage than the earthquake itself.
The San Andreas fault is located between 0 and 3 miles from any point within the City.
This finding refers to and supports modifications to or the addition of Sections 1006.3.1, 1403.2
and 1907.1.2 of the California Building Code, Sections R903.5 and R506.3 of the California
Residential Code, Sections 701.1(2)(a) and 903. 1.1 of the California Plumbing Code, Section
304.1.1 of the California Mechanical Code, and Section 334.10 of the California Electrical Code.
2191513.5
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