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HomeMy WebLinkAbout16- 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 ■ ■ ■� ■■ \\ ■■ �. \\�Wirm ■ ■■ �� ;.. z ■ ■ ■il �:� ` ��!■ ■ ■ ■® \m : W . ■■ ■■\\ ■■ ■ ■ � ii■ k r` \gig A, Ulm i i 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- ,. fer file with the Depanffmfq, ;: .......:;: '":.:....v.::::.:::.:.:%.:::1.:.::.;.:.::.:<.;::;.>;:.:.:'::::.�::.:.::.:}:{•:iii'.;'::.:::::::.;:.;::�;:.::.::.:::.:.:.::::::::::.::;.::y:.::.;;;:.:'.�::::.::::.:.»:1:;::.:'.::.::.:�::::.......... 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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':fit- �?f hand �:: s.:�..... l u :.::. :�tbved,� � �cat��tal:stSfi� o :�'..... F01 :::::.:::.:::...:::::.:::::::::::::.:..::::::;::::::::::::::::::::::::.:....................... :.::::::::.:;.::::: .:::::::::: ::.:.:::::::::::::::::::.:::::::::::::::.:;:::;:.::::::::................. x. 11 > tnctpt pier> tlaxt. 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) l ? d; cal-cue-sacs Ir a rnt r...:: a of0 dr �a uts ...Tc sndaxtf mews_pla ...............:..... 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) H. Hi c e . t me �xte t :< . xc 1 % ; ......... : �d .. ... .......................:::. .::. zder}tial sh`e+ s nct ece lfi°lo grade. Grades o ... 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:>:.:.:. te velM metre<:> Sid .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 03M ..h.:...:.......:... .:..:. .:i:. ..... 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.)