HomeMy WebLinkAboutOrdinances_2194_CCv0001.pdf ORDINANCE NO. 2194
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
REDLANDS AMENDING CHAPTER 15. 04 OF TITLE 15 OF THE
REDLANDS MUNICIPAL CODE RELATING TO THE ADOPTION OF
THE UNIFORM ADMINISTRATIVE CODE, 1991 EDITION, THE
UNIFORM CODE FOR ABATEMENT OF DANGEROUS BUILDINGS,
1991 EDITION, AND THE UNIFORM BUILDING CODE, 1.991
EDITION
WHEREAS, Health and Safety Code Section 18941. 5 and
Government Code Section 50022 . 2 empower the City to adopt by
reference various uniform building codes and other codes,
including the Uniform Administrative Code, Uniform Housing
Code, Uniform Code for Abatement of Dangerous Buildings and
the Uniform Building Code; and
WHEREAS, Health and Safety Code Section 18941. 5
authorizes the City to make amendments to said uniform
building codes on the basis of local climatic, geological, or
topographical condition; and
WHEREAS, the City Council is informed and finds that
the area in which the City is located receives relatively low
amounts of precipitation, experiences low humidity levels and
high temperatures all of which are conducive to the spread
of fire; and
WHEREAS, the City Council is informed and finds that
the area in which the City is located is subjected to
extremely strong winds, commonly referred to as Santa Ana
winds, which reach speeds of 80 miles per hour in the City
and results in extensive damage and is also conducive to the
spread of fire; and
WHEREAS, the City Council is informed and finds that
within the City four earthquake faults are present and three
other faults are immediately adjacent creating the potential
for catastrophic damage and fire hazards; and
WHEREAS, the City Council is informed and finds that
because the City is subject to the above referenced climatic,
geological and topographical conditions that amendments to
the Uniform Building Code, 1991 Edition, are necessary to
protect life and property, and that such amendments are to
deal with the following issues: (1) Appeals, (2) Permits and
Inspection, (3) Framing Inspection, (4) Roofing and Roof
Inspection, (5) Occupancy Certificates, (6) Fire Retardency,
(7) Automatic Fire Extinguishing Systems, (8) Street use, (9)
Awnings, and (10) Smoke Detectors,
NOW, THEREFORE, the City Council of the City of
Redlands does ordain as follows:
Section 1: Chapter 15. 04 of Title 15 of the Redlands
Municipal Code is hereby amended to read as follows:
Chapter 15. 04
"UNIFORM BUILDING CODE
Sections:
15.04. 010 Documents adopted by reference
- Copies on File.
15.04. 020 UBC Section 204 amended -
Board of Appeals.
15. 04. 030 UBC Chapter 3 sections amended
-- Permits and inspections.
15.04 .040 UBC Section 1101 amended --
Group M Occupancies.
5. 4 . 05 UBC Section 1807 (a) amended --
Sprinkler systems.
15. 4. 060 UBC Chapter 32 sections
amended -- Roof construction.
15. 04 . 70 UBC Chapter 38 sections
amended -- Fire Extinguishing
systems.
15.04. 080 UBC Section 4402 amended
Temporary use of streets and
alleys.
15. 04.090 UBC Section 4506 amended
Awnings.
15.04 .100 UBC Appendix Chapter 1 amended
-- Section 115 Smoke detectors.
15. 04. 110 Violation -- Penalty.
That certain documentation, at least one copy of
which is on file in the Office of the City Clerk of the City,
and is marked and designated as the "Uniform Administrative
Code, 1991 Edition," "Uniform Housing Code, 1991 Editionill
the "Uniform Code for Abatement of Dangerous Buildings, 1991
Edition" and the "Uniform Building Code, 1991 Edition, "
including Chapters 2, 3, 11, 18, 32, 38, 44 and 45 (as
amended) of the Uniform Building Code, and the Uniform
Building Code Appendix Chapters 1, 32, 35, 38, 49, 51,
57 and 70 are adopted as the Building Code of the City and
all of the regulations, provisions, conditions and terms of
such Uniform Codes and amendments are referred to and are
adopted and made part of the ordinance codified in this
Chapter.
15.04.020 UBC Section 204 Amended -- Board of
Appeals.
Uniform Building Code Chapter 2, organization and
Enforcement, is amended by revising Section 204, Board of
Appeals, to read as follows:
Section 204. Board of Appeals. There shall be and
is hereby created and established a Board of Appeals
consisting of not less than five members who are qualified by
experience and training to pass upon matters pertaining to
building construction.
(a) Membership and organization. Thea members shall be
appointed by the Mayor subject to the approval of the City
Council. Terms of office will be for five (5) years with
terms staggered so that one member's term expires each year.
Any member 'may be removed by the Mayor with the approval of
the City Council. The board will elect a chairman and other
officers they may deem necessary, except the secretary who
shall be the Building Official as defined in this Building
Code. The Community Development Administrator and the Fire
Chief of the City of Redlands shall serve in an advisory
capacity when requested to do so. Board members will
disqualify themselves and will not sit on the Board in any
case in which they have an interest.
(b) Tasks of the Board of Appeals. The Board of
Appeals shall provide reasonable interpretations of the
Building Code, determine the suitability of alternate
construction materials and kinds of construction, and
recommend to the City Council new legislation when conditions
so require it.
(c) Procedures. All requests for use of alternate
materials and kinds of construction and appeals from actions
and directions served on the Building Official shall at once
be transferred to the Board of Appeals. After notice to such
parties as the Board may, by majority vote, approve or deny
requests for alternate materials or construction, and affirm,
annul or modify the action and/or direction of the Building
Official. This will be done in writing to the Building
official with a copy to the appellant and may recommend to
the City Council such action as is consistent therewith. If
the appellant disagrees with the findings of the< Appeals
Board, he may appeal the decision to the City Council. Such
appeal shall be filed with the Building Official within
thirty (30) days of the decision by the Board of Appeals.
(d) Limitations of Authority. The Board of Appeals
shall have no authority relative to interpretation of the
administrative provisions of this Code nor shall the Board be
empowered to waive requirements of this Code.
15.04. 030 UBC Chapter 3 Sections amended -- Permits
and Inspections.
Certain Sections and Subsections of the Uniform Building
Code Chapter 3, Permits and Inspections, are amended by
revising section 301(b) , Exempted work; by revising section
303 (4) , Expirations; by adding a new paragraph 303 (f) ,
Demolition; by adding a paragraph 304 (g) , Special Inspection
Fee, to Section 304 ; by amending Section 305(e) -3, Frame
Inspection by adding a new paragraph 305 (h) , Roofing
Inspection, by amending Section 307 (d) , Temporary
Certificate, by adding a new paragraph 307 (g) , Certificate of
Occupancy; and by adding a new Section 308, approvals for
Utility Connections as follows:
SECTION 301
(b) (1) One-story detached accessory buildings used as
tool and/or storage sheds, playhouses and similar uses,
provided the projected roof area does not exceed 100 square
feet.
(b) (2) "Fences not over six (6) feet high, " shall be
revised to read: "Fences or block walls not more than three
(3) feet in height, and retaining walls not over` 2 feet in
height shall not require a building permit. "
(b) (7) Shall be deleted.
SECTION 303
(d) Expiration. Every permit issued by the Chief
Building Official under the provisions of this code shall
expire by limitation and become null and void if the building
or work authorized by such permit is not commenced within 180
days from date of such permit, or if the building or work
authorized by such permit is suspended or abandoned for a
period of 180 or more days after work is commenced. Before
such work can be recommenced a new permit shall be first
obtained, and the fee therefore shall be one-half the amount
required for a new permit for such work, providing no changes
have been made or will be made in the original plans and
specifications for such work; and providing further that such
suspension or abandonment has not exceeded one year.
Any permittee holding an unexpired permit may apply
for extension of time within which he may commence work under
that permit when he is unable to commence work within the
time required by this section for good and satisfactory
reasons (unforseeable causes beyond the control and without
fault or omission of the permittee, including but not
restricted to, Acts of God, strikes, fires, floods,
epidemics, or severe weather) , provided further, that any fee
imposed by the City as a condition of the issuance of a
building permit which was established or increased subsequent
to the issuance of the original permit shall be paid in the
amount as required for a new permit at the date of the
extension of the permit. The Chief Building Official may
extend the time for commencement of work by the permittee for
a period not exceeding 180 days upon written request by the
permittee providing evidence of the circumstances beyond the
control of the permittee which has prevented work from
commencing. No permit shall be extended more than once. In
order to renew action on a permit after expiration, the
permittee shall pay a new full permit fee.
For the purpose of this section "Start of construction"
means the placement of permanent construction of a structure
on a site, such as the pouring of slabs or footings or any
work beyond the stage of excavation, placement of steel-
reinforcement,
teelreinforcement, and/or temporary concrete forming. Permanent
construction does not include land preparation, such as
clearing, grading and filling, nor does it include the
installation of streets driveways or walkways; nor does it
include the excavation for a basement, footings, piers or
foundations; nor the placement of plumbing, electric wiring,
or reinforcing steel; nor does it include the installation on
the property of accessory buildings such as garages or sheds
not occupied as dwelling units or not as a part of the main
structure.
For a structure without a basement or poured footings,
the "start of construction" includes the first permanent
framing or assembly of the structure or any part thereof on
its piling and foundation.
It shall be the responsibility of the permittee to
show evidence of "start of construction" by arranging for
building inspections within 180 days after issuance of permit
and to verify non-suspension or abandonment of work by
arranging for building inspections which will show the work
is progressing within any 180 day time period.
(f) Demolition and/or Remodeling Permits. The
Building official may require that a detailed schedule be
provided to insure that demolition or remodeling work
progresses expeditiously and debris is hauled from the site
as generated.
Failure to keep the site clear of debris may cause the
site to be found a public nuisance and abated as provided by
law. Failure to continually pursue demolition work during
normal working hours, after once started, may cause the site
to be declared a public nuisance and abated by procedures as
provided by appropriate sections of this code or any other
effective ordinance of the City of Redlands.
SECTION 304
(g) Special Inspections. The fee for each special
inspection, requested for any purpose shall be $30. 00 when
the department is required to furnish a written report of the
inspection.
SECTION 305
(e) (-) 3 Frame Inspection: To be made after all
framing, fireblocking and bracing are in place; and after all
pipes, chimneys and vents are complete and the rough
electrical, plumbing and heating wires, pipes and ducts are
approved; and after the exterior walls and roofs are wrapped
or covered with weather-proof materials; and before the
insulation is installed. After Framing Inspection has been
approved, insulation may be installed, but such insulation
must be approved prior to the installation of interior wall
covering.
(h) Roofing Inspections. The following minimum
inspections shall be made by the Building official or his
representative.
(1) New construction. Inspection shall be made with
the Construction Superintendent or his representative
present and at the following periods:
(a) After the roof sheathing is in place and
properly fastened and all other work preliminary to
application of the roof covering has been
completed.
(b) Upon completion of the roof work, including
the installation of all flashings and
counter-flashings.
(2) Re-roofing work. The Building Official will be
notified at least one day in advance of the start
of any re roofing work.
The following inspections will be made at the discretion
of the Building Official.
(a) Prior to the initiation of the work.
(b) In progress inspection.
(c) Final inspection after all work has been
completed.
SECTION 307
(d) Temporary Certificate. If thea Building Official
finds that no substantial hazard will result from occupancy
of any building or portion thereof before the same is
completed, he may issue a Temporary Certificate of Occupancy
for the use of a portion or portions of a building or
structure, provided a non-refundable fee is paid for that
temporary certificate of occupancy in the minimum amount of
$1,000. 00 or as determined by the Building Official to cover
the City's costs in issuing the certificate.
(g) Certificate of occupancy, a requirement for issuing
a city business license. No license to conduct a business,
occupation or profession in a particular building or
structure in the City of Redlands shall be issued by the City
Treasurer of said city in accordance with Chapters 5.04 and
5.08 of the Redlands Municipal Code until the Building
Official has certified that a valid certificate of occupancy
exists as required by this code.
SECTION 308
Approval of Utility Connections: The Building Official
may withhold approval of any or all utility connections
for any building if the building has not received
approval of its final inspection or if the site work has
not been completed, or if the property does not comply
with all applicable code provisions, laws, ordinances or
conditions of approval by the Mayor and City Council or
by the Planning Commission, unless it can be determined
that the withholding of any utility would be detrimental
to health, property or public welfare. No building or
structure is to be occupied or used without the approval
of the Building Official or without the issuance of a
Certificate of occupancy.
15. 04. 040 UBC Section 1101 Amended -- Group M
occupancies.
Uniform Building Code Chapter 11 is amended by requiring
Section 1101 as follows:
SECTION 1101.
GROUP M OCCUPANCIES shall be:
DIVISION 1. Private garages, carports, sheds and
agricultural buildings.
DIVISION 2 ® Fences and block walls more than three (3)
feet high, retaining walls more than two (2) feet high, tanks
and towers.
DIVISION 3 _ ;Agricultural buildings as defined in
Chapter 11 of the appendix.
15.04. 050 UBC Section 1807 (a) Amended -- Sprinkler
Systems.
Uniform Building Code Chapter 18 is amended by
rewriting Section 1807 (a) to read as follows:
SECTION 1807 (a) Scope. This section shall apply to all
buildings having floors used for human occupancy located
more than 45 feet above the lowest level of Fire
Department vehicle access, or containing four or more
stories. Such buildings shall be provided with an
approved automatic sprinkler system in accordance with
Section 1807 (c) and Chapter 38, 1991, Uniform Building
Code.
15- 04 . 060 UBC Chapter 32 Sections Amended -- Roof
Construction.
Uniform Building Code Chapter 32, Roof Construction, is
amended by adding Section 3201(b) Fire Retardency, as
follows:
SECTION 3201 (b) FIRE RETARDENCY, WHEN REQUIRED - Roof
coverings shall be fire retardant, with the following
exception:
(a) In areas located outside the boundaries of the high
fire hazard areas as designated by the Chief of the Redlands
Fire Department on an official map titled "Roof
Classification Zone Map, : ordinary roof coverings may be
installed in buildings of Groups R-3 and M occupancies,
except that wood roof coverings shall have a minimum Class C
rating for those occupancies.
The Roof Classification Zone Map shall be filed in the
Office of the City clerk and copies of said map shall be on
file in the office of the Department of Building and Safety
and the Central Fire Station.
The Chief of the Redlands Fire Department shall review
the Roof Classification zone map each year during the month
of June and shall update said map as required using a
distance of approximately 1, 000 feet from concentrations of
natural growth of plants such as brush or trees which would
propagate fire as a criteria for said Roof Classification
Zone Map.
15. 04.070 UBC Chapter 38 Sections Amended -- Fire
extinguishing systems.
Uniform Building Code Chapter 38 is amended by com-
pletely rewriting Section 3802 , as follows:
SECTION 3802 Automatic Fire-Extinguishing systems.
(a) Where Required. Every structure, except Group R,
Division 3 and M-1, hereafter constructed, erected or moved
onto a property, regardless of separation walls as outlined
in Chapter 5, Uniform Building Code; and any structure,
except from Group R, Division 3 and M-1, hereafter remodeled,
rebuilt or renovated where such costs exceed fifty percent
(50%) of the original square footage as determined by the San
Bernardino County Tax Assessor or 5, 000 square feet,
whichever occurs first, shall have an approved automatic
sprinkler system installed throughout therein.
(b) Where Required. Every Group R, Division 3 ,
structure hereafter constructed, erected or moved onto a
property, and any result of fire, earthquake, or other
disaster which requires complete demolition and
reconstruction of the structure, in its entirety, shall have
an approved automatic sprinkler system installed herein.
(c) Exceptions:
(1) Outdoor, detached storage facilities of 200 square
feet or less.
(2) Any work for which a building permit is not
required.
(3) Block Walls.
(4) Swimming pools and spas.
(5) Patio Covers
(i) All lattice patio covers
(ii) on existing houses, any patio that meets the
definition of Chapter 49 of the Uniform
Building Code.
(6) Reroofing.
(7) Grading.
(8) Driveways.
(9) Satellite Dishes.
(10) Decks.
Except a covered deck built as part of new
house construction.
(11) Gazebos.
(d) For special provisions on hazardous chemicals
and magnesium, and calcium carbide, see
Sections 10. 301 and 45.209 and Articles 48 , 49
and 80 of the Uniform Fire cede,,_
ode, 1988 Edition.
(e) For other provisions dealing with automatic
fire extinguishing systems, see Redlands
Municipal Code Section 15.20.025.
15.04 .080 UBC< Section 4402 Amended -- Temporary use of
streets and Alleys.
Uniform Building Code Chapter 44 , Protection of
Pedestrians During Construction or Demolition, is amended by
rewriting Section 4402. Temporary Use of Streets and Alleys,
to read as follows:
SECTION 4402 . Temporary Use of Streets and Alleys.
Public streets and alleys shall not be utilized by persons
doing construction or demolition until proper clearance has
been obtained from the City Engineer of the Public Works
Department of the City of Redlands as required by the City of
Redlands Ordinance No. 909. Whenever requested, plot plans
and construction details shall be submitted to the City
Engineer for his review. The City Engineer may approve,
modify or deny a request to utilize public streets by persons
during construction and/or demolition and his decision shall
be based on findings relative to hazards to life and limb,
traffic safety and/or to excessive traffic or pedestrian
congestion. Where damage to public property could result,
proper bonds and insurance as specified by the City Engineer
may be required. Failure to obtain proper clearance for use
of public property may result in a finding that the materials
constitute a public nuisance and a hazard to persons or
property and are subject to abatement and/or removal as
provided by law.
15. 04. 090 UBC Section 4506 Amended -- Awnings.
Chapter 45 of the Uniform Building Code, 1991 Edition,
is revised by rewriting Section 4506, Awnings, as follows:
SECTION 4506.
(a) GENERAL. This section shall apply to awnings
projecting over public and/or private property.
(b) DEFINITIONS. For the purpose of this section:
AWNING is either a fabric covered appendage or a
temporary collapsible shelter of non-combustible materials
supported entirely from the exterior wall of a building.
LADDER ACCESS AREA is the air space required for a
ladder to rest upon the ground, street, or sidewalk and be
supported by a building window sill, permanent appendage,
parapet or roof eaves at an angle of 75 degrees from the
horizontal.
COLLAPSIBLE is the property of an awning which will
enable it to be readily collapsible, retractable or capable
of being folded against the face of the supporting building
without the use of a tool, special effort or special
knowledge.
(c) CONSTRUCTION. Awnings shall have non-combustible
frames but may have fabric coverings. Every awning with
non-combustible coverings and every fabric covered
awning which projects into the ladder access area, as
defined above, shall be collapsible.
EXCEPTION; A fixed awning not more than ten (10) feet
in length may be erected over a doorway to the building.
(d) PROJECTION. Awnings may extend over public or
private property not more than seven (7) feet from the face
of the supporting building, but no portion shall extend
nearer than two (2) feet to the face of the nearest curb or
edge of the traffic way measured horizontally. In no case
shall the awning extend over public property greater than
two-thirds of the distance from the property line to the
nearest curb in front of the building or shall any portion of
the awning be closer to the side or rear property lines than
would be permitted by the current edition of the Uniform
Building Code for eave overhang.
(e) All portions of an awning shall be at least eight
(8) feet above any public or private walkway.
EXCEPTION: Any valance attached to an awning shall not
project above the roof of the awning at the point of
attachment and shall not extend more than twelve (12) inches
below the roof of the awning at the point of attachment, but
in no case shall any portion of a valance be less than seven
(7) feet in height above a public or private way.
15.040. 100 UBC Appendix Chapter 1 A-mended -- Section 115
Smoke Detectors.
Chapter 1, Section 115 of the Appendix to the Uniform
Building Code is amended by adding paragraphs 5, 6, 7 and 8.
5. Smoke Detectors--Every dwelling unit in an apartment
house and every guest room in a hotel,- motel or lodging
house (all R-1 group occupancies) used for sleeping
purposes shall have been furnished with smoke detectors
on or before the eighteenth day of May, 1956. In
addition, every single family dwelling, manufactured
home, mobilehome, and every" ether building used for
sleeping ;purposes shall be provided with smoke detectors
within six Months of the effective date of this
ordinance.
. The smoke detector shall be approved and listed by the
Stage Fire Marshall pursuant to California Health and
Safety Cade 13114, and shall conform to the Uniform
Building Code Standard No. 43- . All detectors shall b
installed in accordance with approved manufacturer's
instructions.
7. In new construction, required smoke detectors shall
receive their primary power from the building wiring
when such wiring is served from a commercial source..
Wiring shall be permanent and: without a disconnecting
switch other than those required for overcurrent
protection. Smoke detectors may be battery operated
when installed in existing buildings, orinbuildings
without commercial power.
S. The owner of the dwelling or sleeping units shall b
responsible for testing and maintaining smoke detectors.
The smoke detector shall be operable at the time a
tenant takes possession of a living or sleeping unit. A
tenant shall be responsible for notifying the owner if
the tenant becomes aware of an inoperative smoke
detector within his or her dwelling or sleeping unit.
The owner or authorized agent shall: correct any reported
deficiencies in the smoke detector and shall not be in
violation of this section when she or he has not
received notice of the: deficiency.
1 . 04. 110 violation--penalty.
It is unlawful for any person, firm or corporation to
do or permit to be done the following= Erect, construct,
enlarge, alter, repair, move, improve, remove, convert,
demolish, equip, use or maintain any building in violation of
this code, as amended. by Chapter 15. 04 of the Redland
Municipal Code. Every person who violates any of the
provisions of this code, as amendedby Chapter 15. 04 of the
Redlands Municipal Code, is guilty of a misdemeanor. Such
person shall be deemed guilty of a separate offense for each
and every day or portion thereof during which any violation
of any of the provisions of this chapter is committed,
continued or permitted- Upon conviction, such person may be
punished by a fine not exceeding one; thousand dollars
($1, 000.00) , or by imprisonment in the county jail for a
period not exceeding six ( months, or by both such fine and
imprisonment. '*
Section 2 . The Mayor shall sign this ordinance and the
City Clerk shall certify to the adoption of this ordinance
and shall cause it, or a summary of it, to be published once
the Redlands Daily Facts, a newspaper of general circulation
within the City, and thereafter, this ordinance shall take
effect in accordance with law.
Mayor,,
ATTEST:
Ci, ler k o , City of
Red nds
I, Lorries Poyzer, City Clerk of the City of Redlands, hereby
certify that the foregoing ordinance was duly adopted by the
City Council at a regular meeting thereof held on the 20th
day of Qctober , 1992 , by the following vote:
AYES: Councilmembers Larson, Cunningham, Milson, Foster;
Mayor DeMirjyn
NOES: None
ABSTAIN: None
ABSENT: None
CRY Clerk, i
Redlands