HomeMy WebLinkAbout75D - PH - AMEND CH 8 AND 14REQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
AUGUST 4, 2015
TITLE;
PUBLIC HEARING — RESOLUTION AND
ORDINANCE AMENDiNG CHARTERS 8 AND 14
OF THE SANTA ANA MUNICIPAL CODE AND
REQUIRED AMENDMENTS {STRATEGIC PLAN
NO. 3
�2
YJ_G'�t�h� os
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
Q As Recommended
D As Amended
Q Ordinance on I" Reading
D Ordinance on 2 "d Reading
[3 Implementing Resolution
13 Bet Public Hearing For
CONTINUED TO
FILE NUMBER
1, Adopt a resolution of the City Council revising the required amendments, modifications
and changes with respect to the local climactic, geographical and topographical conditions
within the City of Santa Ana to the California Building, Residential, Green Standards,
Electrical, Mechanical, Plumbing, and Fire Codes.
2. Adopt an ordinance amending Chapters 8 and 14 of the Santa Ana Municipal Coda
making high rise development criteria consistent with the definition set forth in the 2013
California Building Code.
r •
The California Building Code serves as the basis for the design and construction of buildings in
the State of California. The Building Code and associated amendments are Intended to improve
safety, promote sustainability, maintain consistency and account for new technology and
construction methods. The State Health and Safety Code (Section 17858) requires that the
California Building Code be updated every three years. The most recent version of this code was
adopted in 2013 and became effective on January 1, 2014.
As part of the Building Code adoption process the City has historically included several local .
amendments that have been determined to be necessary due to climactic, geographic and
topographical conditions. These amendments were made in conjunction with recommendations
from the Santa Ana Fire Department and, more recently, by the Orange County Fire Authority
and were determined to be necessary to safeguard life and property within the City of Santa Ana.
One local amendment that has been adopted over the past several code cycles relates to the
definition of a high -rise. The California Building Code defines high -rise as "any building of any
type of construction or occupancy having floors used for human occupancy located more than
75-feet above the lowest floor level having bullding access ". This definition was recommended
for amendment In Santa Ana to a reduced height of 88 feet above the lowest floor level having
building access. This reduction was based on the recommendations of the Fire Department due
primarily to the reach limitations of fire apparatus to this height and less based on climatic,
75D -1
Building Code Amendment — High -rise Definition
August 4, 2015
Page 2
geologic or topographic conditions as permitted for amendment by the California Building
Standards Commission, The effect of this change in definition has been that applicants wishing
to construct a building over 55 -feet in height have become subject to the additional Building Code
requirements applicable to high -rise development which substantially increases construction
costs, making projects over this height financially infeasible,
Improved building materials and design in conjunction with evolving fire suppression technology
has continued to increase both the passive and active life safety provisions included in each new
Building Code cycle, Requirements such as automated fire suppression systems, smoke
controls, fire- rating of assemblies, and compartmentalization are among a number of elements
that now make buildings safer to occupy and safer to access by fire personnel in the event of a
fire. Additionally, firefighting methods and fire technology also continue to advance making
firemen more efficient and effective in stopping fires once they have started,
in 2013 the National Fire Protection Association (NFPA) released a study on high -rise building
fires and concluded that "Automatic fire protection equipment and fire - resistive construction are
more common in high -rise buildings that have fires than in other buildings of the game property
use that have fires. The risks of fire, fire death, and direct property damage due to fire tend to be
lower in high -rise buildings than in shorter buildings of the same property use," 1
Based on these combined advancements in firefighting and building safety, the Building Safety
Division and Orange County Fire Authority are recommending that the definition of a high -rise be
amended back to the approved definition in the 2013 California Building Code of 75 -feet above
the lowest floor level having building access. The threat to life safety is not increased by defining
a high -rise based on 75 -feet versus 55 -feet above the lowest floor level having building access.
By reverting back to the original building code language, development projects within zoning
districts which allow high -rise development will be able to achieve the full height permitted in
Building Code without having to adhere to code requirements that were developed for taller
structures.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objective No, 3 (Promote a solutions -based customer focus in all efforts to facilitate development
and investment in the community),
FISCAL IMPACT
There Is no fiscal Impact associated with this action,
Hassan Hagh ni, AICP
Executive Director
Planning & Building Agency
MF:rb mfQV1Me5URF0A \RF0A_H18hr1se Qe6n1llon 84,2018
Exhibit: 1. Chapter 8 and 14 Code Amendments
'Hall, T. (2013). Hlgt1 -Rise Building Fires. Natdanal Elra7r& aZanay.
City of Santa Ana Municipal Code
Chapter 8 — Buildings and Structures
ARTICLE II. - Building Code
Sec. 8 -97 — High rise buildings (Section 202, 403)
(a) Section 202 Definitions are added and /or revised as follows:
APPROACH - DEPARTURE PATH. The flight path of the helicopter as it
approaches or departs from the landing pad.
EMERGENCY HELICOPTER LANDING FACILITY (EHLF). A landing
area on the roof of a building that is not intended to function as a heliport or
helistop but is capable of accommodating fire or medical helicopters
engaged in emergency operations.
High -rise structure. Every building of any type of construction or
occupancy having floors used for human occupancy located more than 55
75 feet above the lowest floor level having building access (see Section
403), except buildings used as hospitals as defined in the Health and
Safety Code Section 1250.
SAFETY AREA. A defined area surrounding the landing pad which is free
of obstructions.
TAKEOFF AND LANDING AREA. The combination of the landing pad
centered within the surrounding safety area.
(b) Section 403 is amended to read as a follows:
Sec. 403. High -rise buildings and group 1 -2 occupancies having occupied
floors located more than 55 75 feet above the lowest level of fire
department vehicle access.
(c) Section 403.1 is amended to read as a follows:
403.1 Applicability. New high -rise buildings and group 1 -2 having occupied
floors located more than 55 75 feet above the lowest level of fire
department vehicle access and new group 1 -2 occupancies having
occupied floors located more than 55 75 feet above the lowest level of fire
department vehicle access shall comply with Sections 403.2 through
403.6.
EXHIBIT 1
Page 1
7501-3
(d) Section 403.1.1 is amended to read as a follows:
1. "High -rise building" means every building of any type of construction or
occupancy having floor used for human occupancy located above 55 75
feet above the lowest floor level having building access, except buildings
used as hospitals as defined by the Health and Safety Code Section 1250.
Chapter 14 - Fire Protection and Prevention
and Emergency Services
ARTICLE I. - Fire Code
Sec. 14 -30. — Fire Protection Systems (Chapter 9).
(a) Section 907.2.13 High -rise buildings is hereby revised as follows:
High -rise buildings and Group 1 -2 occupancies having occupied floors
located more than 55 75 feet above the lowest level of fire department
vehicle access. High -rise buildings and Group 1 -2 occupancies having
occupied floors located more than 55-75 feet above the lowest level of fire
department vehicle access shall be provided with an automatic smoke
detection system in accordance with Section 907.2.13.1, a fire department
communication system in accordance with Section 907.2.13.2 and an
emergency voice /alarm communication system in accordance with Section
907.6.2.2.
(b) Section 907.6.3.2 High -rise buildings is hereby revised as follows:
High -rise buildings and Group 1 -2 occupancies having occupied floors
located more than 55 75 feet above the lowest level of fire department
vehicle access, a separate zone by floor shall be provided for all of the
following types of alarm- initiating devices where provided:
1. Smoke detectors.
2. Sprinkler water -flow devices.
3. Manual fire alarm boxes
4. Other approved types of automatic detection devices or
suppression systems.
Page 2
75D -4
LS 7.29.15
RESOLUTION NO. 2015-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA SETTING FORTH FINDINGS WITH RESPECT
TO LOCAL CONDITIONS WITHIN THE CITY OF SANTA
ANA WHICH JUSTIFY CERTAIN MODIFICATIONS AND
CHANGES TO THE CALIFORNIA BUILDING CODE AS
AMENDED BY THE STATE OF CALIFORNIA
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
SECTION 1. The City Council hereby finds, determines, and declares as follows:
A. Health and Safety Code Section 17958 provides that the City of Santa Ana
shall adopt ordinances and regulations imposing the same or modified or
changed requirements as are contained in the regulations adopted by the
State pursuant to Health and Safety Code Section 17922.
B. The State of California is mandated by Health and Safety Code Section 17922
to impose substantially the same requirements as are contained in the most
recent editions of the California Building Code, California Existing Building
Code, the California Residential Code, the California Plumbing Code, the
California Mechanical Code, the California Green Building Standards, and the
California Electrical Code (herein after referred to collectives as "Codes ").
C. Health and Safety Code Section 17958.5 permits the City to make changes or
modifications to the Codes, which are reasonably necessary because of local
climatic, geological or topographical conditions.
D. Health and Safety Code Section 17958.7 requires that the City Council, before
making any modifications or changes to the Codes, shall make an express
finding that such changes or modifications are reasonably necessary because
of local climatic, geological or topographical conditions.
E. On November 4, 2013, the City Council approved Resolution No. 2013- 052
setting forth findings with respect to local conditions within the City of Santa
Ana which justified certain modifications and changes to the California Codes.
F. On November 18, 2013, the City Council approved Ordinance No. NS -2851
amending Chapters 8 and 14 of the Santa Ana Municipal Code to adopt and
amend thereto the most recently adopted Codes at that time.
SECTION 2. The Planning and Building Agency and the Orange County Fire
Authority have currently recommended that changes and modifications be made to the
California Building Code as specified below in Section 3 and Section 4.
750 -5
LS 7.29.15
SECTION 3. Amendments to the 2013 Edition of the California Building Code as
recommended by the Planning and Building Agency and the Orange County Fire Authority
are hereby found to be reasonably necessary based up the following findings:
Climatic Conditions
A. The jurisdiction of Santa Ana is located in a semi -arid Mediterranean
type climate. It annually experiences extended periods of high
temperatures with little or no precipitation. Hot, dry (Santa Ana) winds, which
may reach speeds of 70 M.P.H. or greater, are also common to the area.
These climatic conditions cause extreme drying of vegetation and
common building materials. Frequent periods of drought and low humidity add
to the fire danger. This predisposes the area to large destructive
fires (conflagration). In addition to directly damaging or destroying
buildings, these fires are also prone to disrupt utility services throughout the
County. Qbstacles gonemted by a strong Wind, Bch as fallen trees street
lights and utility poles a rl n the r rement to climb 75 feet vertically Up flights of stairs will greatly impact the r e time to r anh a iRGident
Additin alter there is a significant 'perease 'n the amp int of ui ndd ferco
at 60 feet above the greunrl. Use of Aerial type f'ref'ght'n apparatus above
this height would place resc a personnel at increased risk of in' pi
B. The climate alternates between extended periods of drought and brief
flooding conditions. Flood conditions may affect the Orange County Fire
Authority's ability to respond to a fire or emergency condition. Floods also
disrupt utility services to buildings and facilities within the County.
C. Water demand in this densely populated area far exceeds the quantity
supplied by natural precipitation; and although the population continues to
grow, the already -taxed water supply does not. California is projected to
increase in population by nearly 10 million over the next quarter of a
century with 50 percent of that growth centered in Southern California.
Due to storage capacities and consumption, and a limited amount of
rainfall future water allocation is not fully dependable. This necessitates
the need for additional and on -site fire protection features. it weuld also
SECTION 4. The following specific amendments to the sections of the 2013 Edition
of the California Building Code as recommended by the Planning and Building Agency and
the Orange County Fire Authority are reasonably necessary based upon the above
corresponding findings in Section 3 of this resolution as follows:
Building Code
Section
750 -6
LS 7.29.15
SECTION 5. The City Council of the City of Santa Ana hereby approves and
authorizes the Planning and Building Agency to file copies of Resolution 2015 -� and
Ordinance No. NS- with the California Building Standards Commission as required
by Health and Safety Code Section 17958.7.
SECTION 6. This Resolution shall take effect immediately upon its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting this
Resolution.
ADOPTED this day of August, 2015.
APPROVED AS TO FORM:
Sonia Carvalho, City Attorney
Lisa Storck
Assistant City Attorney
AYES:
NOES:
ABSTAIN:
NOT PRESENT:
Councilmembers
Councilmembers
Councilmembers
Councilmembers
Miguel A. Pulido
Mayor
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the attached
Resolution No. 2015- to be the original resolution adopted by the City Council of the
City of Santa Ana on 2015.
Date:
Clerk of the Council
City of Santa Ana
75D -7
LS 7.22.15
ORDINANCE NO. NS -XXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING CHAPTERS 8 AND 14 OF THE
SANTA ANA MUNICIPAL CODE REGARDING THE
DEFINITION OF A HIGH -RISE STRUCTURE /BUILDING
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
SECTION 1. The City Council of the City of Santa Ana hereby finds, determines, and
declares as follows:
A. Prior to municipal amendment of the 2013 California Building Code, the definition
of high -rise building is "any building of any type of construction or occupancy
having floors used for human occupancy located more than 75 feet above the
lowest floor level having building access ".
B. Historically and locally, the high -rise building definition was established at 55 feet
above the lowest floor level having building access due primarily to previous reach
limitations of fire apparatus such as ladders to this level or height. This revised
definition has been traditionally carried over for the past several code cycles
including the last code cycle authored by the Orange County Fire Authority
(OCFA). It maintained the revised definition in part to simplify the transition of the
City to OCFA and to encourage consistency of said high -rise building definition in
all of Orange County. The amendment was not based on topographic, geologic, or
climatic provisions that is allowed and required of any code amendment by the
California Building Standards Commission.
C. Building codes and building technology continue to evolve affording increases in
passive and active life safety provisions. Automated fire suppression systems,
smoke control, fire - rating of assemblies, and compartmentalization are but a few
elements that make buildings safer to occupy, egress, and ingress by fire
personnel to fight fires. Additionally, firefighting methods and fire technology
continue to also advance. This joint progression is what allows the building code
to be amended back to the State Fire Marshal's minimum of classifying high -rise
buildings per the original adopted code language of 75 feet above the lowest floor
level having building access.
D. In the International Building Code, the nation's model code and on which the
California Building Code is based; high -rise is also defined at 75 feet. Reverting
back to the original code language benefits development in not having to impart
code criteria that is developed for taller structures.
75d -8
LS 7.22.15
SECTION 2. Article II of Chapter 8 of the Santa Ana Municipal Code is hereby
amended such that it reads as follows:
Sec. 8 -97. - High rise buildings (Section 202, Section 403).
(a) Section 202 Definitions are added and /or revised as follows:
APPROACH - DEPARTURE PATH. The flight path of the helicopter as it
approaches or departs from the landing pad.
EMERGENCY HELICOPTER LANDING FACILITY (EHLF). A landing area on
the roof of a building that is not intended to function as a heliport or helistop
but is capable of accommodating fire or medical helicopters engaged in
emergency operations.
High -rise structure. Every building of any type of construction or occupancy
having floors used for human occupancy located more than 55 75 feet above
the lowest floor level having building access (see Section 403), except
buildings used as hospitals as defined in the Health and Safety Code Section
1250.
SAFETY AREA. A defined area surrounding the landing pad which is free of
obstructions.
TAKEOFF AND LANDING AREA. The combination of the landing pad
centered within the surrounding safety area.
(b) Section 403 is amended to read as a follows:
Sec. 403. High -rise buildings and group 1 -2 occupancies having occupied
floors located more than 55 75 feet above the lowest level of fire department
vehicle access.
(c) Section 403.1 is amended to read as a follows:
403.1 Applicability. New high -rise buildings and group 1 -2 having occupied
floors located more than 55 75 feet above the lowest level of fire department
vehicle access and new group 1 -2 occupancies having occupied floors located
more than 55 75 feet above the lowest level of fire department vehicle access
shall comply with Sections 403.2 through 403.6.
(d) Section 403.1.1 is amended to read as a follows:
1. "High -rise building" means every building of any type of construction or
occupancy having floor used for human occupancy located above 55 75 feet
above the lowest floor level having building access, except buildings used
as hospitals as defined by the Health and Safety Code Section 1250.
7513 -9
LS 7.22.15
SECTION 3. Article I of Chapter 14 of the Santa Ana Municipal Code is hereby
amended such that it reads as follows:
Sec. 14 -30. — Fire Protection Systems (Chapter 9).
(a) Section 907.2.13 High -rise buildings is hereby revised as follows:
High -rise buildings and Group 1 -2 occupancies having occupied floors located
more than 55 75 feet above the lowest level of fire department vehicle access.
High -rise buildings and Group 1 -2 occupancies having occupied floors located
more than 55-75 feet above the lowest level of fire department vehicle access
shall be provided with an automatic smoke detection system in accordance
with Section 907.2.13.1, a fire department communication system in
accordance with Section 907.2.13.2 and an emergency voice /alarm
communication system in accordance with Section 907.6.2.2.
(b) Section 907.6.3.2 High -rise buildings is hereby revised as follows:
High -rise buildings and Group 1 -2 occupancies having occupied floors located
more than 55 75 feet above the lowest level of fire department vehicle access,
a separate zone by floor shall be provided for all of the following types of
alarm- initiating devices where provided:
1. Smoke detectors.
2. Sprinkler water -flow devices.
3. Manual fire alarm boxes
4. Other approved types of automatic detection devices or
suppression systems.
SECTION 4. Pursuant to the California Environmental Quality Act ( "CEQA ") and the
State CEQA Guidelines, the adoption of this ordinance is exempt from CEQA review
pursuant to 14 California Code of Regulations section 15061(b)(3), which is applicable if it
can be seen with certainty that there is no possibility that the project may have a significant
effect on the environment. As a result, a Notice of Exemption will be filed upon adoption of
this ordinance.
SECTION 5. If any section, subsection, phrase, or clause of this ordinance is for any
reason held to be unconstitutional, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council hereby declares that it would have passed this
ordinance and each section, subsection, phrase or clause thereof irrespective of the fact
that any one or more sections, subsections, phrases, or clauses be declared invalid or
unconstitutional.
75D310
LS 7.22.15
ADOPTED this
day of 2015.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia Carvalho, City Attorney
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D, HUIZAR, Clerk of the Council, do hereby attest to and certify that the attached
Ordinance No. NS -XXX to be the original ordinance adopted by the City Council of the City
of Santa Ana on 2015, and that said ordinance was published in accordance
with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
75D -11
75D -12