HomeMy WebLinkAboutRPT 4 OPEN ATTICS 12-07-87DATE: DECEMBER 79 1987
TO: WILLIAM HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: OPEN ATTICS IN EXISTING STRUCTURES
RECOMMENDED ACTION
Receive and file.
BACKGROUND
REPORTS
NO. 4
12-7-87
Inter - Com
The Mayor at a City Council meeting on November 16th asked that staff determine
the number of structures in the City with open attic areas not conforming with
fire and draft stops per Section 2516 of the Uniform Building Code. He asked
that staff also consider an ordinance requiring existing structures with open
attic areas to be retrofitted to comply with the current building code.
DISCUSSION
The Uniform Building Code regulates the methodology for attic area separation in
dwellings and other uses. The 1985 Uniform Building Code requires draft stop
walls for every 3,000 square feet of attic area and for each party wall
separating units or tenants in the case of two or more dwelling units and hotel
units. Draft stops are not required for single family uses. In the case of
other uses, draft stops are required for attic areas exceeding 3,000 square feet
and a horizontal dimension over 60 feet. Where approved automatic sprinklers
are installed, the area between draft stops may be increased to 9,000 square
feet and the greatest horizontal dimension may be 100 feet (see attached
provisions).
Buildings constructed in the City prior to 1982 would most likely not have draft
stop walls following units or tenant spaces below the attic. Under old codes,
attic draft stop walls were only required for every 3,000 square feet of attic
area but not based on tenant division walls. Fire stopping to the 1985 Code
provisions would be required where remodeling or reconstruction occurs on a
building in excess of 50% of the buildings value. All legally constructed
buildings under previous building codes are legally non -conforming structures.
The Building Division does not have accurate records to determine how many
structures currently do not meet the provisions of the 1985 Uniform Building
Code. The only way to determine this information would be to conduct an
interior visual i nspecti.on of all structures generally built prior to 1985.
City Council Report
Open Attics In Existing Structures
December 7, 1987
Page two
Interior visual inspections of most apartments and commercial buildings in the
city could be a very time consuming task since all inspection requests would
have to be coordinated through a property owner. Given current inspection
workloads in the Department, the Department currently does not have the
available man-hours or staff to conduct such inspections and to complete the
necessary inventory catalog of inspection results.
In order for the City to require draft stops in existing buildings to the 1985
Uniform Building Code requirements, a retrofit ordinance would be needed. Staff
can see considerable opposition from property owners to such an ordinance.
Code requirements which establish minimum acceptable levels of health and safety
are developed with awareness of the.cost of provisions and the constraints they
may impose on design. An ordinance requiring draft stops in all existing
structures could be an extremely expensive investment for a property owner. The -
actual need for an ordinance requiring draft stops in all existing structures
would therefore, have to been determined as precisely as possible including an
analysis of what buildings would be required to be retrofitted and what
materials would be acceptable for such draft stops. The -City would also have to
make a finding that such an ordinance was need for life safety as opposed to
property protection.
In conclusion, staff feels that current codes adequately address the issue and
would not recommend adoption of a retrofit ordinance. In addition, the
Department does not currently have adequate staff to conduct an inventory of all
existing buildings in the City to determine whether they possess draft stops.
Lloyd Dick,
Building Official
LD:CAS:ts:pef
Attachments
Christine A. Shi"ngleto
Director of Community Development
Community Development Department
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