HomeMy WebLinkAbout4.03 Ordinance for Better Roofing AGENDA STATEMENT
CITY COUNCIL MEETING DATE: April 28, . 1986
SUBJECT: Ordinance Providing for Class C or
Better Roof Covering for all new
Apartments, Hotels, Dwellings and
Accessory Buildings . .
EXHIBITS ATTACHED: 1) Letter from Paul Ryan, General
Manager, Dublin San Ramon Services
District, dated March 6, 1986
2 ) Draft Ordinance relating to fire
safe roofing materials
3 ) Map showing proposed Fire Safe Roof
Areas
4 ) -Facts about Fire Retardent Roofing
RECOMMENDATION: Refer to Planning Commission.
FINANCIAL STATEMENT: No identifiable cost to the City. The
cost of inspections should be offset by
permit fees . The ordinance could
increase the cost of new buildings and
the cost of re-roofing if wood shakes
treated with fire retardent chemicals
are used.
DESCRIPTION: The proposed ordinance would amend the
building code and require a Class C or better roof covering for
all new apartments, hotels, dwellings and accessory buildings .
It would further require a Class B or better roof covering in the
area designated, on the map, as a Fire Safe Roof Area. The
proposed fire safe roof areas would be generally on the west side
of the City in the areas adjacent to the hills and on the east
side of the City between the Dougherty Hills and Dougherty Road.
The ordinance also specifically requires that permits be secured
for re-roofing and there be at least two additional inspections .
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DUBLIN AN %Al
® N SERVICES DISTRICT
General Offices: 7051 Dublin Boulevard • Dublin, California 9 68 • (415) 828-0515
March 6, 1986
pnAOc
NSpZ�CTON
Mr. Richard Ambrose , City Manager
City of Dublin
P. 0 . Box 2340
Dublin, CA 94568-
Dear Richard:
The Board of Directors, at its meeting of March 4 ,
reviewed a draft fire safe roofing materials ordinance
and referred it to the City Council of the City of Dublin
with the request for adoption at the earliest possible
time. A copy of the ordinance is enclosed , together with
a fact sheet about fire retardant roofing containing a
1983 analysis of types of roofing materials and cost data.
Very truly yours ,
PR:ns PAUL RYAN
General Manager
A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA•PROVIDES MUNICIPAL TYPE SERVICES TO CITIZENS OF AMADOR-LIVERMORE AND SAN RAMON VALLEYS
ALAMEDA AND CONTRA COSTA COUNTIES.
DRAFT .n `.;'�.. DRAFT
BEFORE THE CITY COUNCIL OF THE CITY OF DUBLIN
In the Matter of:
Adoption of a Fire Safe Roofing )
Materials Ordinance through ) ORDINANCE NO. 86-
Modification of the Uniform )
Building Code as Adopted )
by the City by Reference )
)
The City Council of the City of Dublin DOES ORDAIN AS FOLLOWS:
Section 1. Findings.
Pursuant to Health and Safety Code Sections 17958.5 and 17958.7, the
City Council of the City of Dublin hereby expressly finds that the
non-administrative changes set forth below are reasonably necessary
because of certain climatic, geologic and topographic conditions within
the City creating the potential for extremely uncontrollable and con-
tagious fire situations which can result in danger to life and property
in the community. These specific conditions are as follows:
1. The climatic conditions within specified areas of the City of Dublin
are such that:
Extensive fire damage may occur due to the ready ignition, intense
burning and rapid spread of fire involving untreated wood shakes
and shingles caused by dryness, high climatic temperatures and/or
winds.
Extensive fire damage may occur due to the limited effectiveness
and capabilities of the fire district to control exterior fires due
to early exhaustion of firefighters subject to high climatic tempera-
tures.
- Extensive fire damage may occur due to the suceptibility of un-
treated wood shake or shingle roofing and building exteriors to
ignition from other fires involving either nearby dry vegetation or
other buildings, thereby resulting in multiple fires due to dryness,
high temperatures and/or winds.
- Extensive fire damage may occur. due to the reduced effectiveness
. of hose streams due to disintegration and misdirection caused by
winds.
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- Extensive fire Image may occur caused by the ready ignition of un-
treated wood shakd�\-or shingle roofs exposed to arcing and sparking of
overhead electrical transmission lines caused by winds.
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2. The geologic conditions within specified areas of the City of Dublin
are such that:
- Extensive fire damage may occur due to limited effectiveness and
capabilities of the fire district due to reduced and and delayed
response of fire companies on arterial routes obstructed by collapsed
overpasses and bridges and/or landslides caused by earthquakes and/or
unstable soils.
- Extensive fire damage may occur due .to limited and/or delayed re-
sponse of the fire district due to dispersion to multiple fires
caused by escaping natural gas or electrical transmission equipment
damaged by earthquake.
3. The topographic and related conditions within specified areas of the
City of Dublin are such that:
- Extensive fire damage may occur due to multiple fires involving
untreated wood shake or shingle roofing and building exteriors ignited
because of exposure to fires ,involving other buildings or dry vege-
tation within close proximity but not readily accessible because of
terrain.
- Extensive fire damage may occur due to the inability of the fire
district to gain sufficient access to fires involving untreated wood
shake or shingle roofing and building exteriors due to terrain, slopes,
landscaping, fences, electrical transmission lines and. other buildings.
Section 2. Modification of Uniform Building Code.
Under the authority of Sections 50020 et seq of the Government Code, the
City of Dublin adopted Ordinance No. - on ,
198 which incorporated by reference the provisions of the 1982 Uniform
Building Code.
I . Subsection (b) of Section 3202, Chapter 32 of the Uniform Building
Code, 1982 Edition, is hereby modified by adding a second paragraph
to read:
"All new roofs for structures with an occupancy classification of
R or M shall include roof coverings with a fire rating of Class C or
better which comply with UBC Standard 32-7, or shall be made of material
consisting solely of concrete, metal , slate, or clay tiles, except for,
areas designated for a minimum of Class B fire rating on the map of
Fire Safe Roof Areas as adopted and amended from time to time by the
City of Dublin and the Dublin San Ramon Services District Fire Depart-
ment.
2. Section 3210, Chapter 32 of the Apendix of the Uniform Building Code,
1982 Edition, is. hereby modified by adding second, third and fourth
paragraphs to read:
"A building permit shall be required for any roof covering alteration,
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replacement or repair for any structure with an occupancy classi-
fication of R or M. Any such roof covering alteration, replacement
or repair not made within a 12 month period from any similar alter-
ation, replacement or repair which does not exceed 25 percent of the
projected area of the existing roof, may use materials similar to
those of the existing roof covering."
"Any roof covering alteration, replacement or repair not made within
a 12 month period from any similar alteration, replacement or repair
which exceeds 25 percent but not 50 percent of the projected area of
the existing roof shall utilize fire safe roof covering as specified
above for new buildings."
"Any roof covering alteration, replacement or repair which exceeds _
50 percent of the projected area of the existing roof, or of a lesser
percentage of area done within a 12 month period after completion of
a similar alteration, replacement or repair shall require that the
entire existing roof.be replaced with fire safe roof covering as
specified in Section' 3202 (b) , as modified."
3. Requirements for skylights and penthouses shall be as contained in
Chapters 34 and 36, respectively, of this Code.
Section 3. Map of Fire Safe Roof Areas.
A map of Fire Safe Roof Areas, as prepared by the Dublin San Ramon Services
District Fire Department and the- City of Dublin, is attached hereby as
Exhibit "A" and incorporated herein by this reference. Said map may be
amended from time to time by action of the Services District and the City,
based upon recommendation of the Fire Chief of the District and the Chief
of Planning of the City.
Section 4. Referral to State of California.
Pursuant to Health and Safety Code Section 17958.7, the City Clerk is
directed to send a copy of this ordinance to the State Department of Housing
and Community Development before the date the ordinance becomes effective.
Section S. Severability.
Should any word, clause, phrase, sentence, paragraph, subsection, section or
portion thereof of this ordinance be determined to be invalid by a court of
competent jurisdiction, the City Council of the City of Dublin. declares its
intent to have adopted each and every other remaining word, clause, phrase,
sentence, paragraph, subsection, section, or portion thereof to the effect
that the remaining provisions of this ordinance shall continue to be enforced.
Section 6. Continuing Effect.
The provisions of this ordinance shall remain in effect even if subsequent
editions of the Uniform Building Code are adopted to the extent that the
provisions and/or modifications of such future editions are not"'incompatible
with this ordinance.
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Section 7. Effective Date.
This ordinance becomes effective 30 days after its adoption.
Section 8. Publication.
The City Clerk shall either (a) have this ordinance published once within
15 days after adoption in a newspaper of .general circulation or (b) have
a summary of this ordinance published twice in a newspaper of general
circulation, once 5 days before its adoption and again within 15 days
after adoption.
The foregoing ordinance was introduced at a meeting of the City Council -
of the City of Dublin held on , 1986, and was adopted
and ordered published at' a meeting of the Council held on
1986, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
MAYOR
ATTEST:
CITY CLERK
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=' THE FACTS ABOUT FIRE V_V DANT ROOFING ARE:
o Some fire retardant roofing is available at a cost lower than wood roof-
ing materials.
o Some fire retardant roofing, although more expensive than combustible
roofing, have a much longer life expectar►c.ythan wood roofs with a lower
life cycle cost. Shake and shingle roofs have a projected life expectancy
of 15 to 20 years, while most fire retardant roofs have a guaranteed life
span of 40 to 50 years.
o New technology has provided a broad range of roofing materials with high
aesthetic qualities and long life expectancy. Materials such as light-
weight concrete, perlite, coated steel , aluminum, figerglass and clay
are available.
o Many of the roofing materials are designed to be aesthetically compatible
with California housing construction.
A 1983 cost analysis by the Committee for Fire Safe Roofing, for reroofing a 3200
square foot pitched roof reflects the following:
Fire Retardant Class "A" Roof
(provides severe fire hazard protection)
TYPE COST LIFE YEARLY LIFECYCLE COST
Fiberglass shingles $3,968.00 20-25 $176.00
Heavy Fiberglass 5,568.00 25-30 202.00
Concrete Tiles 7 ,232.00 Life 145.00
Metal Tiles 7 ,424. 00 40-50
165.00
Clay Tiles 819W.00 Life
Perl i to Shakes 7,9G�3.(l() 180.00
Life' 159. 00
Fire Retardant Class "B" Roof ��
(provides moderate f ire hazard protection)
TYPE COST LIFE YEARLY LIFECYCLE COST
Pressure treated
cedar shakes
Metal Tiles $8,736.00 10-15 $ 699.00
7,104.40 40-50 158.00
�. Non Fire Retardant ss "C" Roof
(provides light fire hazard protection)
TYPE COST LIFE YEARLY LIFECYCLE COST
Ashpalt shingles
Pressure treated
cedar shakes $3,968.00 15-20 $ 227.00
7,232.00 10-15 579.00
Unclassified Roofs
(provides no fire hazard protection)
TYPE COST LIFE YEARLY LIFECYCLE COST _
Cedar shakes Nedium . $4,832. 00 8-12 $ 483. 00
Cedar shakes Heavy 5,152. 00 10-15 412.00
Metal Tiles 6,848.00 40-50 152.00
Basis : Costs fcr re-roofing a shake roofed 1,900 square foot single family resi-
dence with attached garage, 32 squares (3200 square feet).
Figures Include: Bracing up roof construction where needed.
Installation of solid sheathing where required.
Notes: Figures to be used as comparison only, actual costs might be higher due to
roof complexity and geographical location. Metal Tiles and treated wood
shakes can have different life ratings depending on their installation.
Life cycle costs per year: Total costs divided by average life expectancy
(assumption: lifetime= 50 years)