HomeMy WebLinkAbout15- Planning & Building Services CITY OF SAN BERNARDINO - REQUEST FOR,COUNCIL ACTION
ry;
From: Al Boughey, Director S4pject: A City nitiated request to amend Chapter
LJJ 19.15 1'.- oothill Fire Zones Overlay) of the
Development Code to remove Building and
Fire Code requirements from the
Development Code and place them in
Chapter 15.10 of the Municipal Code.
Dept: Planning & Building Services
Date: January 25, 1996 MCC Date: February 19, 1996
Synopsis of Previous Council Action: N/A
Recommended Motion:
That the hearing be closed, the first reading be waived and that the Ordinances be laid over for final adoption.
A u ey
Contact person: Al Boughey Phone: 384-5357
Supporting data attached: Staff Report and Ordinances (2) Ward: All
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct. No.) N/A
(Acct. Description) N/A
Finance:
Council Notes:
Agenda Item No
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: DEVELOPMENT CODE AMENDMENT (DCA) NO. 93-10
MAYOR AND COMMON COUNCIL MEETING
FEBRUARY 19, 1996
REQUEST AND LOCATION
This is a City initiated proposal to amend the text of Chapter 19.15 (Foothill Fire Zones
Overlay) of the Development Code to clarify development standards and remove Building and
Fire Code requirements and place them in Chapter 15.10 of the Municipal Code. These
amendments will be applicable to those areas of the City of San Bernardino that are located
within the Foothill Fire Zones.
KEY POINTS
• The City of San Bernardino Development Code was adopted in May of 1991 and
included Chapter 19.15 (Foothill Fire Zones Overlay).
• Due to the fact that many of the standards included in the Development Code are
directly related to, and also included in, the Fire and Building Codes, Staff is
initiating this amendment to remove these standards to avoid confusion.
• The standards are proposed to be placed in a new Chapter 15.10 of the Municipal
Code that will house all of the Building Code requirements that are not contained
elsewhere.
• No existing standards are being deleted, however, there are discrepencies in the
types of materials currently permitted in the Development Code. The standards
have been combined to require that exterior elements not have exposed wood and
that roofing materials be fire rated.
• On December 12, 1995 the Planning Commission recommended approval of
Development Code Amendment No. 93-10.
Please see the analysis contained in Exhibit 1, Staff Report to the Planning Commission.
including a strike-out/underline version of the proposed amendment.
DCA 93-10
Mayor and Common Council meeting of
February 19, 1996
Page 2
ENVIRONMENTAL DETERMINATION
Article 5, Section 15061 (b) (3) of the California Environmental Quality Act states that, in
general, CEQA applies only to projects that could have a significant effect upon the environment
(Section 15378 defines zoning ordinance amendments as "projects"). Where it can be
determined with certainty that no possibility exists for a project to have a significant effect on
the environment the project is not subject to CEQA. Because the proposed amendment to the
Development Code will only move standards from the Development Code to the Municipal
Code, Staff has determined that Development Code Amendment No. 93-10 is exempt from the
provisions of CEQA.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission reviewed Development Code Amendment No. 93-10 on December
12, 1995, and voted 5-0 to recommend that the Mayor and Common Council approve
Development Code Amendment No. 93-10. Commissioners present: Gaffney, Hamilton,
Schuiling, Stone, Thrasher.
STAFF RECOMMENDATION
Staff recommends that:
1. The Mayor and Common Council approve Development Code Amendment (DCA No.
93-10) based on the attached Findings of Fact (Exhibit 1, Attachment B) and adopt the
Ordinance (Exhibit 2);and
2. The Mayor and Common Council adopt the Ordinance (Exhibit 3) that creates Chapter
15.10 (Foothill Fire Zone Building Standards).
Prepared by: Scott Donaghe, Assistant Planner
for Al Boughey, AICP, Director
Planning and Building Services
Exhibits: 1. Planning Commission Staff Report
Attachments:
A - Foothill Fire Zones Overlay Map
B - Findings of Fact
C - Development Code Section 19.15 (Existing and Proposed)
D - Proposed Municipal Code Chapter 15.10
2. Ordinance for Section 19.15 of the Development Code
3. Ordinance for Chapter 15.10 of the Municipal Code
EXHIBIT 1
SUABIARY CITY OF SAN BERNARDINO PLANNING DIVISION
------------
----------------------
CASE:Development Code Amendment No. 93-10 AGENDA ITEM: #6
HEARING DATE: 12-12-95
WARD: Various
APPLICANT: City of San Bernardino Owner: Various
300 N. "D" Street
San Bernardino, CA 92418
REQUEST/LOCATION-A City-initiated amendment to amend Chapter 19.15 (Foothill Fire Zones Overlay)
of the Development Code to remove Building and Fire Code requirements from the Development Code. This
request will be applicable to those areas of the City of San Bernardino that are located within the Foothill Fire
Zone Overlay District.
EXISTING LAND USE
PROPERTY LAND USE DESIGNATION
SUBJECT Various
NORTH Various
w
SOUTH w
EAsr •
WEST w w
GEOLOGIC/SEISMIC YES ■ FLOOD HAZARD YES ■ SEWERS:
HAZARD ZONE: NO ❑ ZONE: YES ■
NO ❑ NO ❑
HIGH FIRE HAZARD YES ■ AIRPORT
ZONE: YES ❑ REDEVELOPMENT YES
NO ❑ NOISE/CRASH NO ■ PROJECT AREA: NO ❑
ZONE:
ENVIRONMENTAL FINDINGS:
STAFF RECOMDENDATION:
❑ Not Applicable ❑ E.I.R. w/ Significant ■ APPROVAL
■ Exempt Effects
❑ No Significant ❑ Significant Effects,
effects See Attached E.R.C. ❑ CONDITIONS
❑ Potential Effects, Minutes
Mitigating
Measures, ❑ DENIAL
No E.I.R. ❑ CONTINUANCE
TO:
Development Code Amendment No. 93-10
Agenda Item #6
Hearing Date: December 12, 1995
Page 2
REQUEST AND LOCATION
This is a City-initiated amendment to amend Chapter 19.15 (Foothill Fire Zones Overlay) of
the Development Code to remove Building and Fire Code requirements from the
Development Code. This request will be applicable to those areas of the City of San
Bernardino that are located within the Foothill Fire Zone Overlay District.
BACKGROUND
In 1991, the City of San Bernardino adopted a new Development Code that defined areas of
the City that were susceptible to varying degrees of fire threat (see Attachment A, Foothill
Fire Zones Overlay Map). Prior to 1991, the City's Fire Department implemented the
Foothill Communities Protective "Greenbelt" Program to reduce the risk of fire on certain
properties. These standards were reviewed, by both the Fire Department and the Planning
Division, and certain areas were combined into the Development Code to create Section
19.15 (Foothill Fire Zones Overlay District).
After using the code over the past four years, certain requirements were found either
repetitive with respect to the Building and Fire Codes or out of place in the Development
Code. Development Code Amendment No. 93-10 will remove Building and Fire Code
requirements from the Development Code to separate these requirements from the
Development Code requirements. In association with the removal of text from the
Development Code, the Building Division is processing an amendment to create Chapter
15.10 of the Municipal Code. This new Chapter will receive the requirements that apply to
building standards. Additionally, Fire Code requirements are being removed from the
Development Code due to their repetition in both documents.
CALIFORNIA ENVIRONMENTAL QUALITY ACT STATUS
Article 5, Section 15061 (b) (3) of the California Environmental Quality Act states that, in
general, CEQA applies only to projects that could have a significant effect upon the
environment (Section 15378 defines zoning ordinance amendments as "projects"). Where it
can be determined with certainty that no possibility exists for a project to have a significant
effect on the environment the project is not subject to CEQA. Because the proposed
amendment to the Development Code will only move standards from the Development Code
to the San Bernardino Municipal Code, Staff has determined that Development Code
Amendment No. 93-10 is exempt from the provisions of CEQA.
Development Code Amendment No. 93-10
Agenda Item#6
Hearing Date: December 12, 1995
Page 3
COMMENTS RECEIVED
No comments were received as of the date of this staff report.
ANALYSIS
Amendment Proposal
Currently, the Development Code contains requirements that are building code related and
would be more appropriately placed in Title 15 of the Municipal Code. The purpose of the
Development Code is to clarify Development Code requirements from those of the Building
and Fire Codes. Thus, Building Code requirements, such as the requirement for double
paned glass when a structure is facing wildlands, that appear to be out of place in the
Development Code, will appear in Chapter 15.10 (Attachment E) of the Municipal Code
under the regulations that the Building Division enforces.
Additionally, staff found some of the information contained in this section of the
Development Code was repeated in the Fire Code. This proposal would also delete standards
that are already contained in the Fire Code to avoid any confusion as to who enforces these
regulations. Since the Development Code does not contain all of the Building and Fire
standards it was confusing to property owners/applicants wanting to develop in a fire hazard
zone.
General Plan Consistency
The proposed Development Code Amendment is consistent with the General Plan in that
General Plan Goal 15B that states "it is the goal of the City of San Bernardino to protect
people and property from brush fire hazards." By placing building standards in Chapter
15.10, and deleting repeated requirements, staff intends to clarify Development Code
requirements from those of the Fire Code and Foothill Fire Zone Building Standards. This
Development Code Amendment will not actually completely delete these standards, but rather
move building standards to a new Chapter in the Municipal Code and delete standards that
are already required in the Fire Code.
CONCLUSION
Development Code Amendment No. 93-10 is a request to amend the Development Code to
remove Building and Fire Code standards to clarify Development Code requirements from
those of the Building and Fire Codes. This Development Code Amendment has been
determined to be exempt for the provisions of the California Environmental Quality Act.
Development Code Amendment No. 93-10
Agenda Item#6
Hearing Date: December 12, 1995
Page 4
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council approve Development Code Amendment No. 93-10, subject to the attached Findings
of Fact (Attachment B).
Res tf lly Submitted,
MICHAEL HAYS
irector
SCOTT D. DONAGHE
Assistant Planner
ATTACHMENTS: A - Foothill Fire Zones Overlay Map
B - Findings of Fact
C - Development Code Section 19.15 (Existing and Proposed)
D - Proposed Municipal Code Chapter 15.10
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ATTACHMENT B
FINDINGS OF FACT
Development Code Amendment No. 93-10
1. The proposed amendment is consistent with the General Plan in that it meets the
goals, objectives and policies as set forth in the General Plan. Clarification of
Development Code, Building and Fire Code requirements will serve to protect the
people and property from brush fire hazards as identified in General Plan Goal 15B.
Additionally, this Development Code Amendment will not completely remove these
standards because they will still appear in either the Building or the Fire Code.
2. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience or welfare of the City in that it does not change any
requirements. Deleted requirements are either already included in the Fire Code or
will be added to Chapter 15 of the Municipal Code.
DRAFT
€ed text is to be added
eeut text is to be removed
CHAPTER 19.15
FF (FOOTHILL FIRE ZONES OVERLAY) DISTRICT
19.15.010 PURPOSE
based oft siepe w -1-
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fer
file with the Depanffmfq,
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19.15.020 Pig
The A
This overlay district identifies 3 foothill fire
zones that have different degrees of hazard based on slope, type of fuel present and natural
barriers. The foothill fire zones are: A-Extreme Hazard, B-High Hazard, and C-Moderate
Hazard. Fires Zones A and B shall be determined by the slope analysis, submitted with the
Project application. A reference map specifying identified fire zones within the City is on file
with the Department.
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ATTACHMENT C
October 24, 1995
Page 2
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t.t�{s� �.paxe� es�s �o�lc�w�ng a standard:
1. ACCESS AND CIRCULATION
A. Local hillside street standards shall be used to minimize grading and erosion
potential while providing adequate access for vehicles, including emergency
vehicles. The right-of-way shall be 48.5 feet with 40 feet of paved width and
parking on both sides and a sidewalk on 1 side. (A+B)
B. Streets shall have a paved width of 32 feet with parking and sidewalk on 1 side
of the street only and right-of-way of 40.5 feet, subject to review and
recommendation by the Fire Chief and the City Engineer, with approval by the
Commission. (A+B)
C. Subdivisions shall be designed to allow emergency vehicle access to wildland
areas behind structures. This is to be accomplished in either of 2 ways:
1. Provide a perimeter street along the entire wildland side of development;
or
2. Provide a fuel-modified area, a minimum of 150 feet in depth ft
refilcu , adjacent to the €eethills u§cM and connected
to the tttkr street by flat 12 foot minimum access ways placed no more
than 350 feet apart. If designed as a gated easement, access ways may be
part of a side yard. (A+B, and C where abuts wildlands.)
D. No dead-end streets are permitted. Temporary cul-de-sacs are required.
October 24, 1995
Page 3
(A+B+C)
E. All permanent cul-de-sac turnarounds and curves shall be designed with a
minimum radius of 40 feet to the curb face. No parking shall be allowed on the
bulb of a cul-de-sac. (A+B+C)
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av ?cul-de-sacs to a maximum of 750 feet in length-may bey-permed with a
maximum of 30 dwelling units, and to a maximum of 1,000 feet in length with
a maximum of 20 dwelling units. (A+B)
G. Driveways of more than 30 feet in length shall extend for
a minimum distance of 20 feet from the garage, on a maximum grade of 5%.
Driveways less than 30 feet in length shall have a maximum grade of 8% for a
minimum distance of 20 feet from the garage. No portion of a driveway shall
exceed a grade of 15%, unless approved by the Fire Chief and City Engineer.
Driveways shall be designed so that the algebraic difference in grades will not
cause a vehicle to drag or hang-up. (A+B+C)
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f streets shall be:::as. :.:.
provided in this subsection, unless otherwise approved in writing by the Public
Services, Fire, and Public Works Departments. Hillside eelleetef and after-ial
15%: (A+B+C)
I. A tentative tract or parcel map shall provide for at least 2 different standard
means of ingress and egress ul�le pro de saw, altiemat .-r fi <' au i sit °
:::;:.:::: ::;::.::<.;:;::.::<;.:.:<.::<>:.:::.:::ue azner :::: e> ?vc:>:.:.:.
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.ka OF-24 feet. (A+B+C)
2. SITE AND STREET IDENTIFICATION
A. Non-combustible and reflective street markers shall be visible for 100 feet
pursuant to City standards. (A+B+C)
B. Non-combustible building addresses of contracting colors shall be placed on the
October 24, 1995
Page 4
structure fronting the street. Four inch high (residential) and 5 inch high
(commercial) lettering and numbers visible at least 100 feet are required.
(A+B+C)
3. ROADSIDE VEGETATION
All vegetation shall be maintained and all dead plant material shall be removed for a
distance of 10 feet from curbline. (A+B+C)
4. WATER SUPPLY
A. Static water sources such as fire hydrants and wells shall have clear access on
each side of at least 15 feet. (A+B+C)
B. A minimum of 2 private spigots facing the foothills/wildlands shall be required
for each structure. (A+B+C)
C. Fire hydrants shall be identified with approved blue reflecting street markers.
(A+B+C)
D. Each cul-de-sac greater than 300 feet in length shall have a minimum of 1
hydrant. (A+B+C)
E. Minimum fire flow shall be 1,000 gallons per minute. (A+B+C)
5. EROSION CONTROL
A. All fills shall be compacted. (A+B+C)
B. For all new projects, erosion and drainage control plans must be prepared by a
licensed civil engineer, and be approved prior to permit issuance. (A+B+C)
C. The faces at all cut and fill slopes shall be planted with a ground cover approved
by the City Engineer. This planting shall be done as soon as practicable and
prior to final inspection. Planting of any slope less than 5 feet in vertical height,
or a cut slope not subject to erosion due to the erosion-resistant character of the
materials, may be waived by the City Engineer. An automatic irrigation system
shall be installed for planted slopes in excess of 15 feet in vertical height, unless
recommended otherwise in the preliminary soils report or waived by the City
Engineer. If required by the City Engineer, a recommendation for types of
planting materials shall be obtained from Landscape Architect. The Landscape
Architect shall, prior to final inspection, provide the City Engineer with a
October 24, 1995
Page 5
statement that the planting has been done in compliance with recommendations
approved by the City Engineer. (A+B+C)
D. Erosion landscaping plans shall incorporate the use of fire resistant vegetation.
(A+B+C)
E. All parties performing grading operations, under a grading permit issued by the
City Engineer, shall take reasonable preventive measures, such as sprinkling by
water truck, hydroseeding with temporary irrigation, dust pallative, and/or wind
fences as directed by the City Engineer, to avoid earth or other materials from
the premises being deposited on adjacent streets or properties, by the action of
storrTwaters or wind, by spillage from conveyance vehicles or by other causes.
Earth or other materials which are deposited on adjacent streets or properties shall
be completely removed by the permittee as soon as practical, but in any event
within 24 hours after receipt of written notice from the City Engineer to remove
the earth or materials, or within such additional time as may be allowed by
written notice from the City Engineer. In the event that any party performing
grading shall fail to comply with these requirements, the City Engineer shall have
the authority to engage the services of a contractor to remove the earth or other
materials. All charges incurred for the services of the contractor shall be paid to
the City by the permittee prior to acceptance of the grading. (A+B+C)
6. CONSTRUCTION AND DEVELOPMENT DESIGN
A. A slepe analysis shall be filed with all disefetienar-y appheatiefts for- aH pfejeets
in Fire Zenes A & B eensistent with the Hillside Management seefien of die
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wcturs t antausdiu ?cairsshVcde ::w�€th:�
30 feet in height, a Fainimura pad sethaek ef 30 feet ffem the edge ef the A
is Rquifed. The sethaek may be less than 30 feet enly when the entife slope, ef:
1W feet adjaeent te the buiiding pad, whieheyer- is less, is landseaped with
October 24, 1995
Page 6
3? A slope analysis shall be filed with all discretionary applications for all projects
in Fire Zones A & B consistent with the Hillside Management section of the
General Plan and Section 19.17.080(2) of this Development Code. (A+B)
(A+B+C-)
Structures shall be located only where the upgraded slope is 50% or less. If the
building pad is adjacent to a slope which is greater than 50% and is greater than
30 feet in height, a minimum pad setback of 30 feet from the edge of the slope
is required. The setback may be less than 30 feet only when the entire slope, or
100 feet adjacent to the building pad, whichever is less, is landscaped with fire
resistant vegetation and maintained by an automatic irrigation system. (A+B)
Deyelepment en existing slopes exeeeding 30% or- gfeater- may eeeap-9--in
?>' All proposed property lines shall be placed at the top of slopes, except where the
original parcel's exterior boundary line does not extend to the top of the slope.
(A+B+C)
Development on existing slopes exceeding 30% or greater may occur if in
conformance with all applicable ordinances, statutes and California Environmental
Quality Act review. (A)
F. Open ends ef tile me& shal! be eapped with Heil ignitable fnater-ial to pfeyen
E '
IV �
Structures shall be permitted in narrow canyon mouths or ridge saddles, only if
approved by the City Engineer and Fire Department. (A+B)
G. The under-side of all f:oef be I
o..uxl--v,,u--efiekrieEt-Wifil.-assefnblie rated by
the Unifefffl Building Code as efie houf fife (,k B, afld C-whefe
wild! s 1
,...:.. .:.:::
str�ucure ... ts, Caclztgco<
......;.
November 29, 1995
Page 7
xataix sei3nd >ut`fi sfil <' oiYia '<:<>a >::< ::;::>, :>,<.<:.>;..,..;;,<,: :<.; :.<:::.<:::>:::><.<>::;:>:::;> >::;:>::
:....:;::::.
1 .;:.;:::>::.;;;:.;:.::.::::::.:::.::.::.>.::.:::. .:.::...:..:::..:.::.:.:::::::.:::..:.::.:.::m all app� €b fi zbne standards.
:...:.:...:..:::. ......................................................................................
.............................................................................................
foof edge father- than tewafd the exteffial wall. (A B, and G whefe abuts
Wildlands-.)
ud in o nin
t m
'
.
.. ............... (A+B and C r shall be fr ee o f exposed wood 5 d
:::::::::::::::::::::::::::::::::.....t.....
where abuts wildlands.)
abuts w.ldlands.)
1: The minimum distance between structures shall be 60 feet in Zone A and 30 feet
in Zone B, unless otherwise approved by the Fire Chief with concurrence by the
Development Review Committee. (A+B)
fuel-modification plan, or a reasonable equivalent alternative as
approved by the Fire Chief 1' ':` e `T `>` #ieh shall include a "wet
P
.........................................................
zone" of a minimum depth of 50 feet of irrigated landscaping behind any required
setback and "thinning zones" of a minimum depth of 100 feet of drought tolerant,
low volume vegetation, adjacent to any natural area behind structures Lek
This fuel ffiedifieatien Plan fnest provide
m+adIiaaI1 b ; pared pgrsuz�tc� ee4
0 2 (6) D){3) (A+B, and C where abuts wildlands.)
...................
1 : Retrofitting of "1 t is required when more than 25%
..:.........:.........:..:..::.:.:...........;::..............
replacement p :�tt t> rz ez t occurs; i.e., roofing, fencing. (A+B+C)
L. Patio stfuetufal fnember-s and r-ee& shall be eneased with Unifefm Building Code
Cede-Fettir-em 1B)
October 24, 1995
Page 8
piping,N. Any expewd reef and wa4i vents, flaghing and other- pefietf-atiefis and
(AiBiG)
abuts wildlandi
U. The ffliflimufa distmee between stfuetures shall be 60 feet in Zefie A and 30 fee
„ „
"thiftaing „
October 24, 1995
Page 9
(A I BIG)
Y. All
--ng peels er-other sigftifleam water-seupees (500 gB410fis or-Fnefe),
• .
approved by the Gity Fife DepaAment. (A 1 B, and G where abuts wildiands.)
7. MISCELLANEOUS
ll future transfers of property shall disclose to the purchaser at the time of purchase
agreement and the close of escrow the high fire hazard designation applicable to the
property. (A+B+C)
ATTACHMENT "D"
Chapter 15.10
Foothill Fire Zone Building Standards
Sections:
15.10.020 Purpose
15.10.040 Scope
15.10.060 Applicability
15.10.080 Foothill Fire Zone Building Standards
15.10.020 Purpose
The purpose of this chapter is to promote public safety and welfare by reducing the risk
of injury, death, or property damage that may result from wildland fires in the foothill areas of
the City. The building standards contained in this chapter are intended to prevent the ignition
of, or otherwise reduce the spread of fire on developed properties, by controlling the use of
materials and methods of construction.
15.10.040 Scope
A. New Structures
The requirements of this chapter shall apply to all newly constructed buildings,
structures, or appurtenances located in the Foothill Fire Zones.
Exception: Structures which are exempt from building permit requirements.
B. Existing Structures
For existing structures, retrofitting of an element is required when more than 25%
replacement of that element occurs. An addition to an existing structure need not comply with
these standards if the addition does not exceed 25% of the floor area of the existing structure
and the existing structure was not required to meet these requirements when originally
constructed. Alterations made to a structure shall not increase the degree of non-conformity in
regards to these standards.
15.10.060 Applicability
The requirements of this chapter shall be applicable to those properties located in Foothill Fire
Zones A, B, or C as defined in Chapter 19.15.
15.10.080 Foothill Fire Zone Building Standards
The following building standards shall apply to all or some of the foothill fire zones as noted by
the letter(s) in parenthesis following each standard.
A. All exterior elements, including, but not limited to walls, overhangs, garage doors,
fences, fascias, etc., shall be free from exposed wood (e.g. minimum 7/8" stucco
protection). (A+B, and C where abuts wildlands)
Exception: Entry doors, windows, and door and window jambs.
B. All glazing shall be double-paned and meet Uniform Building Code requirements.
(A+B+C)
C. No attic vent.shall be placed facing the foothills/wildland. (A+B, and C where abuts
wildlands)
D. Roof mounted turbine vents shall not be permitted. (A+B, and C where abuts wildlands)
E. All roof coverings shall be of non-wood materials with at least a Class A or B fire
retardant rating. (A+B+C)
F. The open ends of high-profile tile roofs shall be capped with nonignitable material to
prevent birds nests or other combustible material from accumulating. (A+B+C)
G. All new residential structures shall be provided with automatic fire sprinklers. If the
floor area of an existing dwelling is increased more than 25%, the entire dwelling must
be retrofitted to meet this requirement. The design and installation shall be approved by
the City Fire Department. (A+B, and C where abuts wildlands.)