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HomeMy WebLinkAboutOB 4 PROPOSED AMEND'S 8-2-82OATE: TO: FROM: SUBJECT: August 2, 1982 OLD BUSINESS No. 4 Inter- Corn Honorable Mayor & City Council Community Development Department Proposed Amendments Restricting the Use of Untreated Wood Roofs & Requiring Retroactive Installation of Smoke Detectors RECOI~NDAT~ON Based on Council consideration of the attached material, direct staff to advertise public hearings to implement code amendments accomplishing a ban on untreated wood roofs and retroactive installation of smoke detectors. BACKGROUND & DISCUSSION The Council had four areas of concern needing additional information: Is there City liability concerning fire loses if a smoke detection system malfunctions? The City's liability is limited to installa- tion and informing the property (structure) owner of the ~equire- merit. This has been the consensus of the City Attorney, Finance Director and the Fire Department. Current code requires such installation for new construction. Would retroactive smoke detec~rs t~de the financing and sale of homes in our currently tight economy by affecting escrows? No, the Fire Department will have representatives present to explain administrative procedures, notices to owners, etc., which would not affect the sale process. In addition, they will present an amendment proposed by the Apartment Owners Association clarifying code requirements. Would the administration of these codes open homes to inspection and scretin~ beyond the ltmtted scope of these proposed amendments? No, Fire Department administration of the smoke detector ordinance would be limited to that purpose and will be commenced in August in Orange County, Irvine, Yorba Linda, Placentia, La Palma, Los Alamitos and San Juan Capistrano. The roof materials modification would not create any new inspection or procedure beyond what is .currently provided by the City. Mayor & City Council August 2, 1982 Page 2 4. What are the financial in~lications of these changes? The retrofit for smoke detectors could be considered as extremely minor based on the current retail price of such units, especially in light of the potential savings in property value and reduced loss of life. The attached material shows that there will be a substantial difference between untreated wood roofs and treated wood shingles. Samples of alternative materials, as enumerated in the cost analyses, will be available at the meeting for your inspection and Fire Department represents will be available to discuss the information and materials. It should be noted that provisions have been included to permit minor roof repair without conversion of the entire facility. MWB:jh 7-28-82 DATE: TO: FROH: SUBJECT: July 19, 1982 ,~~ONORABLE MAYOR AND CITY COUNCIL JAMES G. ROURKE, CITY ATTORNEY Inter-Corn UNTREATED-WOOD ROOFS AND RETROACTIVE SMOKE DETECTORS Enclosed are two ordinances and a resolution which are proposed pursuant to the request of the Orange County Fire Department, a copy of which is attached. JGR:se:D:7/15/82 cc: WH Enclosures as cited. 1 6 8 9 10 11 14 15 16 17 18 19 ~0 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, AMENDING SECTIONS 1704 AND 3203(f) OF THE UNIFORM BUILDING CODE", 1979 EDITION, PREVIOUSLY ADOPTED BY ORDINANCE MO. 835 OF THE CITY OF TUSTIN. The City Council of the City of Tustin, California, does ordain as follows: Section 1. Section 8103 of the Tustin City Code is hereby amended by the addition of a new Section (i) to read as follows: "(i) Amendment to Section 1704 of the Uniform Building Code, 1979 Edition. Roofs." Section 1704 of said uniform Building Code is amended to read as follows: Section 1704. Roofs. Roof coverings shall be fire retardant except for Occupancy Groups R and M where ordinary roof coverings (as defined in Section 3203(f) may be used. Skylights shall be constructed as required in Chapter 34. Penthouses shall be constructed as required in Chapter 36. For use of plastics in roofs, see Chapter 52. For Attics: Access and Area, see Section 3205. For Roof Drainage, see Section 3207." Section 2. Section 8103 of the Tustin City Code is hereby amended by the addition of a new Section (j) to read as follows: "(j) Amendment to Section 3203(f), Uniform Building Code, 1979 Edition - Ordinary Roof Coverings. Section 3203(f) of said Uniform Building Code is amended to read as follows: Section 3203(f). Ordinary Roof Covering. An ordinary roof covering shall be any of any of the following roofings. 1. Any roof covering listed in Section 3203(e). 2. Any built-up roofing assembly not less than Class C roofing. 1 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 25 24 25 · 26 27 28 Any mineral aggregate surface built-up roof for application to roof having a slope of not more than three (3) inches to twelve (12) inches applied as specified in Section 3203(d)2, consisting of not less than the following: Base Sheet and Plies Three layers of Type 15 organic or inorganic fiber felt, and Surfacing Materials Three hundred (300) pounds per roofing square of gravel or other approved surfacing material, or Two hundred and fifty (250) pounds per roofing square of crushed slag in fifty (50) pounds of asphalt, or Sixty (60) pounds of pitch. 4. Any prepared roofing not less than Class C roofing. EXCEPTION: Notwithstanding the provisions of Section 104(b), hereof, once in any twelve (12) month period of time, any existing roof covering may be replaced by the use of in kind roof covering where the replacement thereof does not exceed ten percent (10%) of the existing gross roof area." PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin, California, held on the day of , 1982. ATTEST: MAYOR CITY CLERK JGR:se:D:7/15/82(R2) -2- 6 7 8 9 10 11 12 13 14 15 16 17 18 19 ~0 21 22 23 24 25 26 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN AMENDING SECTION 5133 OF THE TUSTIN CITY CODE PERTAINING TO SMOKE DETECTORS. The City Council of the City of Tustin, California, does ordain as follows: Section 5133 of the Tustin City Code is hereby amended by the addition thereto of subsection (g) to read as follows: "(g) Section 10.403 is hereby added to the Uniform Fire Code to read as follows: Section 10.403. Smoke Detectors. (a) When there is a change in ownership in existing Group R, Divisions 1 and 3 occupancies, the entire building shall be provided with smoke detectors located as required for New Group R, Division 1 and 3 occupancies, as required in the Uniform Building Code, 1979 Edition. (b) In all existing Group R, Division 1 occupancies the entire building shall be provided with smoke detectors located as required for New Group R, Division 1 occupancies, within six months from the adoption of this amendment. Smoke detectors may be battery operated when installed in exist- ing buildings." PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin, California, held on the day of , 1982. ATTEST: MAYOR CITY CLERK JGR:se:R:7/19/82 (R2) 28 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, MAKING FINDINGS CONCERNING THE UNIFORM BUILDING CODE AND ROOFING MATERIALS. 5 WHEREAS, Health and Safety Code Section 17958.5 provides that the City may make certain changes or modifications in 6 the Uniform Building Code; and ? WHEREAS, Health and Safety Code Section 17958.7 requires the City Council to make express findings of the necessity 8 for modifications to the Uniform Building Code; and 9 WHEREAS, the City Council of the City of Tustin has approved a modification to the Uniform Building Code, 1979 10 Edition; and 11 WHEREAS, in accordance with State CEQA Guidelines Section 15100 and 15101(f), the proposed modification to the Uniform 12iBuilding Code is exempt from the provisions of the Environmental Quality Act of 1970, 13 NOW, THEREFORE, BE IT RESOLVED that the modification 14 approved by the City Council is hereby found to be necessary 15 on account of local conditions as follows: This amendment prohibits the use of untreated wood as a 16 roofing material in the City of Tustin. The amendment is necessary because the local Santa Ana wind conditions create 17 the potential for a conflagration spreading across roofs that Fire Department forces are unable to adequately control. 18 BE IT FURTHER RESOLVED that a copy of this Resolution, 19 together with the Ordinance adopting the amendment to Section 8103 of the Tustin City Code be filed with the State Department 20 of Housing and Community Development. PASSED AND ADOPTED at a regular meeting of the City 22 24 ATTEST: 25 Council of the City of Tustin, California, held on the day of , 1982. MAYOR 26 28 CITY CLERK JGR:se:R:7/19/82 (R2) ANoRANGEC~ E COUNTY FIRE DEPARTMENT 180 SOUTH WATER STREET P.O. BOX 86, ORANGE, CALIFORNIA 92666-0086 (7141 538-35,51 June 4, 1982 LARRY J. HOLMS [~IRECTOR OF FIRE SERVICES CYPRESS IRVINE COS ALAMITO$ PLACENTIA SAN JUAN C:API~TRANO TUST~N VILLA PARK YORBA LINDA The Honorable City Council City of Tustin Subject:- Untreated Wood Roofs and Retroactive Smoke Detectors Synopsis Local Code Amendments on the subject items are recommended for adoption. The purpose of the Roof Covering Amendment is to prohibit the use of untreated wood roofs because of their conflagration breeding hazard. The Retroactive Smoke Detector Amendment is intended to improve early warning fire detection for residences constructed prior to code requirements for smoke detectors. The following data, on several issues associated with these items, is presented for your information. Members of the City Council: Anaheim Fire Final reports in the major disaster fire which occurred'April 21 state there were two factors contributing to the major loss, weather and combustible roof coverings. A similar disaster occurred in the City of Tustin at the La Posada Apartments in April, 1980. The purpose of this amendment is to prevent this disaster from happening again in the City of Tustin. Roof Covering Costs The suggested amendment increases the cost of housing only when wood roofs are desired. Built-up and comgosition roof assemblies cost less than un- treated wood roofs. Attached is cost data from the roofing industry. By reviewing the costs on the attachments, we obtain the following comparative prices per house for typically used roofing materials: New Roof Re-roof Untreated Wood Treated Wood (Class C) Asphalt Shingles 3400 4040 5400 6100 2200 3200 The Honorable City Council City of Tustin June 4, 1982 Page 2 Fire Insurance Insurance Services Office (ISO) of California reports that, presently, there is no surcharge or premSum increase for residential structures in Orange County that have untreated wood roofs. There is a surcharge for commerical buildings in Orange County that have untreated shakes or shingles. Several communities in Orange County (Silverado, Modjeska, and Trabuco) have a difficult time getting insurance because many companies are reluctant to underwrite in these wildland areas. Statewide fire loss experience is a factor that determines premiums for fire insurance policies, and if a repeat of the Anaheim fire occurs, it would not be unusual to expect premium increases for untreated shake and shingle roofs. AB 3797 (Robinson) This legislation proposes a statewiJe ban on untreated wood roofs. At a previous meeting, Council decided to delay the local amendment until final action on this bill is taken. We recommend the City adopt the local amend- ment as it will be more suited to local conditions and there is no certainty if and when AB 3797 will pass. Retroactive Smoke Detectors The 1973 edition of the Uniform Building Code required all dwelling units to have a smoke detector installed as part of new construction. The purpose of this amendment is to afford this level of protection to dwelling units constructed prior to the code requirement. The Fire Department will be the enforcing agency. Assessor data which identifies the construction date of multiple family units and a real estate listing service will be used to assist the enforcement efforts. Recommendations: I. Approve, in concept, the intent of the attached ordinances. Direct the City Attorney to prepare the ordinances for adoption and the resolution for approval and to return to the City Council in two weeks. Respectfully, Larry d. Holms Director of Fire Services LJH:et Attachments O FIRE-RETARDANT ROOFING vOSTS Fire-retardant roofing is available in all cost ranges, from the most economic to the most expensive. However, many types of fire-retardant roofing now on the market are priced below the cost of untreated cedar shakes. A summary of the applied costs of fire-retardant and non-fire-retardant roofing follows. (These costs were obtained from roofing contractors in Southern California and are based on prices in effect in September lg81). Non-Fi re-Retardant New Roof Applied Cost Per Square Total Cost Per House* Reroofing** Applied Cost Per Square Medium Cedar Shakes Reroofing** Total Cost Per House $115 $3680 $130 $4160 Neavy Cedar Shakes 125 4000 140 4480 Fire-Retardant, Class C Asphalt Shingles, Standard Felt Base Asphalt Shingles, Premium -elt Base Pressure Treated Cedar Shakes 65 2060 110 3520 106 3392 151 4632 195 6240 210 6720 Fire-Retardant, Class B Pressure Treated Cedar Shakes With Steel Foil Underlayment 286 9152 301 9632 Fire-Retardant, Class A Asphalt Shingles, Standard Fiberglass Base Asphalt Shingles, Premium Fiberglass Base Concrete Tile Clay Tile Perlite Shake 65 2080 110 3520 106 3392 151 4832 151' 4832 212 6784 195 6240 256 8192 215 6680 230 7360 Cost is based on 2000 sq. ft. house plus garage. is-32 squares Total roofing material required Reroofing of old wood shake roof includes tearing off old shakes and, where necessary, adding solid sheathing and bracing of roof framing. Attachment 1982 .~ATERIAL PRICE PER SQUAR~ (100 SQ. FT.) '-' ROOF PITCH 6/12 OR LESS NEW ROOF ** AVG.HOUSE RIb-ROOF ** AVG. HOUSE UNTREATED L~TREATED UNTREATED SHINGLES FWD. SHA3(ES HVY. SHAKES $"93.00 $2865.00 $118.00 $3615.00 90.00 2775.00 115.00 3525.00 105.00 3250.00 135.00 4150.00 CLASS "C" SHINGLES CLASS' "C" M-ED. SHAXES CLASS "C" }iVY. SHAKES $140.00 $4350.00 142.00 4435.00 168.00 5240.00 CLASS "B" SHINGLES $178.00 $5490.00 CLASS "B" P~D. SHAKES 186.00 5755.00 CLASS "B" h~r~. SP~KES 213.00 6590.00 $165.00 $5100.00 1~7.00 5lB5.00 193.0~ 5990.00 $245.00, $7500.00, 253.00, 7765.00, 285.00 8750.00 BUILT-UP ROOFING $65-85.00 (depending on roof size) CCM~OSITION SHINGLES 225~ CLASS "A" $47.00 300t CLASS "A" 78.00 (installed o~er old roof) CONCRETE TILE ("5" type or flat) $122.00 CLAY "$" TILE $75-95.00 CAL S MA.KE (perlite shake) $1450.00 $62.00 $1900.00 2380.00 93.00 2830.00 $3830.00 " $189.00 $5~40.00 $135.00 $4220.00 5206.00 $63'50.00 $202.00 $6315.00 $231.00 $7100.00 Denotes solid ~ecking- installed (%' CDX plywood) *'While there is no "AVERAGE HOUSE" this figure is based on m hoQse of 2000 sq. feet with attmched 2 car garage and approx. 85 feet of hip and ridge. 30 squares of roof area. A?TA Ch.~fS.WT