HomeMy WebLinkAboutOrdinances_2407_CCv0001.pdf ORDINANCE NO. 2407
AN ORDINANCE OF THE CITY OF REDLANDS AMENDING CHAPTER 15.04 OF THE
REDLANDS MUNICIPAL CODE RELATING TO THE ADOPTION OF THE UNIFORM
BUILDING CODE, 1997 EDITION, UNIFORM ADMINISTRATIVE CODE, 1997 EDITION,
UNIFORM CODE FOR ABATEMENT OF DANGEROUS BUILDINGS, 1997 EDITION AND
MAKING AMENDMENTS THERETO
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 Administration 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 codes on the basis of local climatic, geological,ortopographical
condition; and
WHEREAS, the City Council of the City of Redlands ("this City Council") is informed
and finds that the area in which the City is located receives relatively low amount of
precipitation, experiences low humidity levels and high temperatures all of which are
conducive to the spread of fire; and
WHEREAS, this 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,this 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, this 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, 1997 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) fences and walls, (6)
occupancy certificates, (7)fire retardancy,(8)automatic fire extinguishing systems, (9)street
use, (10) awnings, and (11) smoke detectors-,
The City Council of the City of Redlands does ordain as follows:
Section 1. The text of Chapter 15.04 of the Redlands Municipal Code is hereby
deleted in its entirety and rewritten to read as follows:
"Chapter 15.04
UNIFORM BUILDING CODE
Sections:
15. 4.010 Documents adopted by reference--Copies on file.
15. 4.020 UBC Section 105 amended--Board of Appeals.
15. 4.030 UBC Section 106 amended--Permits
15. 4.040 UBC Section 312 amended--Group U Occupancies.
15. 4.050 UBC Chapter 9 amended- Fire Suppression.
16.04.060 UBC Chapter 15 sections amended--Roof construction.
16.04.0 70 UBC Section 3206 amended--Awnings.
15.04.080 UBC Section 3303.2 amended--Temporary use of streets and
alleys.
15.04.090 UBC Appendix Chapter 33, Section 3306.1 amended--Permits
required.
15.04.100 UBC Appendix Chapter 33,Section 3310.1 amended--Grading fees.
15.04.102 UBC Appendix Chapter 33, Section 3311 amended--Bonds.
16.04.104 UBC Appendix Chapter 34, Section 3411 amended--Smoke
detectors.
15.04.106 Violation--Penalty.
15.04.010 Documents adopted by reference--Copies on file.
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,-
1997
ode,1997 Edition"; "Uniform Housing Code, 1997 Edition"; "Uniform Code for Abatement of
Dangerous Building, 1997 Edition" and the "Uniform Building Code, Volumes 1,2, and 3,
1997 Edition," including Chapters 1, 3, 15, and 32, (as amended) of the Uniform Building
Code, and the Uniform Building Code Appendix Chapters A3, A4, A9, Al2, A15, A30 and
A31 are adopted and A33 and A34 (as amended) 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 105 amended--Board of Appeals.
Uniform Building Code Section 105, Board of Appeals, is amended by revising
Section 105, to read as follows'.
Section 105. 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. The 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
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terms staggered so that one member's term expires each year. Any member may be
removed, without cause, by the Mayor with approval of the City Council. The Board shall
elect a chairman and other officers they may deem necessary, except the secretary, who
shall be the Chief Building Official as defined in the Building Code. The Community
Development Director and the Fire Chief of the City shall serve in an advisory capacity when
requested to do so. Board members shall disqualify themselves and shall not participate in
any decision 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 Chief Building Official shall be
forwarded to the Board of Appeals. After notice to such parties as the Board may direct, a
hearing shall be had and 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. The Board's determination shall be in writing to the Chief Building
Official with a copy to the appellant. If the appellant disagrees with the decision of the
Appeals Board, he may appeal the decision to the City Council. Such appeal shall be filed
with the Chief 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 Section 106 amended—Permits
Certain sections and subsections of the Uniform Building Code Section 106, Permits,
are amended by revising Section 106.2, Exempted work; by revision Section 106.4.4,
Expirations. by adding a new paragraph 106.4.6, Demolition; by adding a paragraph 107.7,
Special Inspection Fee, to Section 107; by amending Section 108.5.4.1, Frame Inspection,
by adding a new paragraph 108.5.4.1, Roofing Inspection, by amending Section 109.4,
Temporary Certificate, by adding a new paragraph 109.4.1, Certificate of Occupancy; and
by adding a new Section 109.4.3, Approvals for Utility Connections for Vacant Buildings
SECTION 106.2
106.2(1) One-story detached accessory buildings used as tool and/or storage shed,
playhouses and similar uses, provided the projected roof area does not exceed 100 square
feet.
106.2(2) "Fences not over six (6) feet high," shall be revised to read- "Fences or
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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." Wall impounding Class 1, 11 or 111-A liquids shall comply
with the permit process.
Section 106.2 (5) shall be deleted,
Section 106.2 (7) shall be deleted.
SECTION 106.4.4
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
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, anew
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 an extension of time within
which to commence work under that permit for good and satisfactory reasons(unforeseeable
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). 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 fora. 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 have 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, and/or
temporary concrete forming. Permanent construction does not include land preparation,-
such
reparation,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"
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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.
106.4.6 Demolition and/or Remodeling Permits. The Chief 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 laws of the City.
SECTION 107
107.7 Special Inspections. The fee for each special inspection, requested for any
purpose shall be $30.00 per hour for each City staff member participating in such
inspections.
SECTION 108
108,5.4 Frame Inspection, To be made after all framing, fire blocking 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 weatherproof 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,
108.5.4.1 Roofing Inspections. The following minimum inspections shall be made
by the Chief 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 Chief 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.
SECTION 109.4
(d)Temporary Certificate. If the Chief Building Official finds that no substantial hazard
will result from occupancy of any building except group R or portion thereof before the same
is completed,the Chief Building Official may issue a Temporary Certificate of Occupancy for
the use of a portion or portions of a building or structure, provided a fee (80% refundable)
is paid for that temporary certificate of occupancy in the amount of $500.00. At end of
temporary occupancy, the building or portions shall be vacated or approved for occupancy
and inspected before 80% of the fee will be refunded.
109.4.1 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 109.4.2
Approval of Utility Connections: The Chief 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 City code provisions, laws, ordinances or conditions of approval, 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 Chief Building Official or without the issuance of a Certificate of Occupancy..
SECTION 109.4.3
Approval of Utility Connections for vacant buildings: The Chief Building Official shall
inspect every building when the utility meters have been removed, or the system has been
without services for more than a period of 180 days. The property shall comply with all
applicable code provisions, laws and ordinances before the approval of utility meters
connections. A$30.00 Special Inspection permit fee shall be paid for the inspection of said
property.
15.04.040 UBC Section 312-amended--Group U Occupancies.
Uniform Building Code Chapter 3 is amended by rewriting Section 312 as follows:
SECTION 312
GROUP U 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 3, Section 326 of the
appendix.
15.04.050 UBC Chapter 9 amended-Fire Protection Systems
Section 904.2.2 is amended to read as follows:
All occupancies except Group U, Division 2.
1. Except for Group U, Division 2 Occupancies, an automatic sprinkler system shall
be installed in all new structures having a floor area of more than 200 square feet ('18.6m)..
2. Systems installed in Group R, Division 3 Occupancies shall comply with National
Fire Protection Association (NFPA) 13D, 1997
3, Systems installed in Group R, Division 1 Occupancies, except those designed and
intended for the exclusive use of senior citizens shall comply with NFPA 13F, 1997
4. Systems installed in Group R, Division 1 Occupancies designed and intended for
the exclusive use of senior citizens shall comply with U.B.C. Standard No. 9-1; residential
or quick response standard sprinkler heads shall be used in the dwelling unit and guest room
portions of the building.
5. Systems installed in all other occupancies shall comply with U.B.C. Standard No.
9-1.
16.04.060 UBC Chapter 16 sections amended--Roof construction.
Uniform Building Code Chapter 15, Roof Construction, is amended by adding Section
1 501.I Fire Retardancy, as follows:
SECTION 1501.1 FIRE RETARDANCY, All new construction and when 50 percent
or more of an existing roof is replaced--Roof coverings shall be minimum Class A fire
retardant, with the following exception:
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(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," roof coverings may be installed in buildings of all occupancies,
with a minimum Class B rating.
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 Redlands Fire Department Chief 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 Section 3206 amended--Awnings.
Chapter 32 of the Uniform Building Code, 1997 Edition, is revised by rewriting Section
3206, Awnings, as follows:
SECTION 3206
(a) GENERAL. This section shall apply to awnings projecting over public and/or
private property.
(b) DEFINITIONS. For the purpose of the 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 eave 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 of 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
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15.04.100 USC Appendix Chapter 33 amended--Section 3310.1--Grading fees.
Chapter 33, Section 3310.1 of the Appendix to the Uniform Building Code shall be
amended by deleting the General Fees and adding the following section:
Grading Permit Fees. Table No. 3-G, and 3-H of the Uniform Administrative Code
shall be deleted and grading permit fees shall be as determined by the City Council by
executive order. The minimum grading plan check fee shall be $30.00 and the minimum
grading permit fee shall be $60.00. Both fees shall escalate in accordance with the cubic
yardage tables set forth in the Uniform Administrative Code.
15.04.102 UBC Appendix Chapter 33 amended--Section 3311--Bonds.
Chapter 33, Section 3311 of the Appendix to the Uniform Building Code is amended
by adding the following bond or bond equivalent amount schedule:
The bond or bond equivalent amount schedule shall be as follows:
Area Required Cash Value
50 cubic yards or less $ 300.00
51 to 100 cubic yards 600.00
101 to 1000 cubic yards 1,000.00
1001 to 10,000 cubic yards 2,00000
10,001 to 100,000 cubic yards 3,000.00
100,001 cubic yards or more 4,000.00
The bond or bond equivalent shall be released afterfull compliance with all applicable
City requirements, including but not limited to City-approved grading plans, grading
inspections and erosion control measures. Such erosion control measures shall include but
not be limited to the planting of slopes as approved by the City or alternate slope design by
a licensed engineer using City-approved erosion control matting for temporary erosion
control and procedures as set forth in the Redlands Municipal Code, as applicable.
15.04.104 UBC Appendix Chapter 34, Section 3411 amended--Smoke detectors.
Chapter 34, Section 3411 of the Appendix to the Uniform Building Code is amended
by adding paragraphs 3411.5, 3411 Z, 3411.7 and 3411.8.
3411.5. 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, 1986. In addition, every single family dwelling, manufactured home, mobile home,
and every other building used for sleeping purposes shall be provided with smoke detectors
within six months of the effective date of this ordinance.
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3411.6. The smoke detector shall be approved and listed by the State Fire Marshal
pursuant to California Health and Safety code 13114, and shall conform to the Uniform
Building Code Standard No. 43-6. All detectors shall be installed in accordance with
approved manufacturer's instructions.
3411.7. 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 over
current protection. Smoke detectors may be battery operated when installed in existing
buildings, or in buildings without commercial power.
3411.8. The owner of the dwelling or sleeping units shall be 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.
15.04.106 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 the Uniform Building Code, as amended
by this Code. Every person who violates any of the provisions of this 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, 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 in the
Redlands Daily Facts, a newspaper of general circulation within the City and thereafter this
ordinance shall take effect as provided by law,
Mayor bt the City 0 -Redlar*
Attest:
CiC rk
I, Borrie Poyzer, City Clerk of the City of Redlands, hereby certify that the foregoing
ordinance was duly adopted by the City Council at an adjourned regular meeting thereof held
on the 29th day of June, 1999, by the following vote:
AYES: Councilmembers Banda, Gilbreath, George, Freedman; Mayor Cunningham
NOES: None
ABSTAIN: None
ABSENT: None
City Clerk',df the V6, PReciiands