Chapter 15.30
GAS SHUT-OFF DEVICES
Sections:
15.30.040 General requirements.
15.30.010 Definitions.
For purposes of this chapter, the following terms shall have the following meanings:
“Customer-owned gas piping” shall have the meaning set forth in Health and Safety Code Section 19201(c) as it currently exists or may hereinafter be amended. As of the effective date of the ordinance adopting this chapter, “customer-owned gas piping” means all parts of the gas piping system downstream of the gas utility point of delivery, including, but not limited to, downstream of the gas utility meter and service tee (also known as a bypass tee).
“Downstream of gas utility meter” refers to all customer-owned gas piping.
“Excess flow gas shut-off device” means those valves or devices that are not actuated by motion but are activated by significant gas leaks or over-pressure surges, which can occur when pipes rupture inside the structure. The design of the device shall provide a proven method to provide automatically for expedient and safe gas shut-off in an emergency. The design of the device shall provide a capability for ease of consumer or owner resetting in a safe manner. The device shall be certified by the State Architect, or the operational and functional design of the device shall meet or exceed the device certified by the Office of the State Architect. The determination of whether the operational and functional design of the device is at least equal to the device certified by the State Architect may be made by one of the following: the International Association of Plumbing and Mechanical Officials (IAPMO), the Independent Laboratory of the International Approval Services (IAS), Underwriter’s Laboratory (UL), or other recognized listing and testing agency. “Excess flow gas shut-off device” shall have the meaning set forth in Health and Safety Code Section 19201(b) as it currently exists or may hereinafter be amended. As of the effective date of the ordinance adopting this chapter, “excess flow gas shut-off device” means a gas shut-off device installed on customer-owned gas piping described in Health and Safety Code Section 19202(a)(2) as automatic gas shut-off devices that are not activated by motion, but are activated by significant gas leaks or overpressure surges, that has been certified by the State Architect pursuant to Health and Safety Code Section 19202. Notwithstanding any other provision of law, “excess flow gas shut-off device” shall not include any device installed on a gas distribution system owned or operated by a public utility.
“Gas shut-off device” means either a seismic gas shut-off device or excess flow gas shut-off device.
“Residential building” means any structure designed for residential occupancy including a single-family dwelling, access dwelling unit, duplex, multifamily dwelling, apartment building, condominium building, townhouse building, lodging house, congregate residence, bed and breakfast, hotel, or motel.
“Seismic gas shut-off device” means a system consisting of a seismic sensing means and actuating means designed to automatically actuate a companion gas shut-off means installed in a gas piping system to shut off the gas downstream of the location of the gas shut-off means in the event of a severe seismic disturbance. The system may consist of separable components or may incorporate all functions in a single body. The device shall be certified by the State Architect and the operational and functional design of the device shall meet or exceed the device certified by the Office of the State Architect. The determination of whether the operational and functional design of the device is at least equal to the device certified by the State Architect may be made by one of the following: the Independent Laboratory of the International Approval Services (IAS), Underwriter’s Laboratory (UL), International Association of Plumbing and Mechanical Officials (IAPMO), or other recognized listing and testing agency. “Seismic gas shut-off” shall have the meaning set forth in Health and Safety Code Section 19201(a) as it currently exists or may hereinafter be amended. As of the effective date of the ordinance adopting this chapter, “seismic gas shut-off device” means a seismic gas shut-off device installed on customer-owned gas piping certified by the State Architect pursuant to Health and Safety Code Section 19202. Notwithstanding any other provision of law, “seismic gas shut-off device” does not include any device installed on a gas distribution system owned or operated by a public utility.
“Upstream of gas utility meter” refers to all gas piping installed by the utility up to and including the meter and the utility’s bypass tee at the connection to the customer-owned piping. (Ord. 22-12 § 1).
15.30.020 Scope.
An approved seismic gas shut-off device (motion sensitive) or an approved excess flow gas shut-off device (non-motion sensitive) shall be installed downstream of the gas utility meter on each gas line where the gas line serves the following buildings:
A. Any new building construction (commercial, industrial, or residential) containing gas piping for which a building permit is first issued on or after the effective date of the ordinance adopting this chapter.
B. Any existing residential, commercial, or industrial building which is altered or added to and a building permit for the work is first issued on or after the effective date of the ordinance adopting this chapter when:
1. Such building has gas piping supplying the existing building or the addition to the building; and
2. Where gas piping is involved in the alteration or addition and the valuation of materials and labor of such alteration or addition is more than $5,000; or
3. Where gas piping is not involved in the alteration or addition, and the valuation of material and labor of such alteration or addition is more than $60,000 for single-family dwellings and $50,000 for all other buildings.
a. With respect to residential buildings, the requirements set forth in subsections (B)(1) and (2) of this section include alterations or additions to an individual condominium or apartment unit so that such alterations or additions shall require a gas shut-off device to be installed on individual gas meters for gas piping serving that condominium or apartment unit or where a single gas meter services the entire structure as set forth in subsections (B)(1) and (2) of this section.
b. With respect to commercial or industrial buildings, the requirements set forth in subsections (B)(1) and (2) of this section include alterations or additions to individual units or tenant spaces so that such alterations or additions shall require a gas shut-off device to be installed for all gas piping serving that commercial or industrial space or building when served by a single gas meter. (Ord. 22-12 § 1).
15.30.030 Exceptions.
A. A gas shut-off device is not required to be installed downstream of the gas utility meter where a gas shut-off device has been installed upstream of the gas utility meter and downstream of the meter service regulator and such installation is in accordance with this chapter and with the manufacturer’s specifications.
B. Gas shut-off devices installed on a building prior to the effective date of the ordinance codified in this chapter are exempt from the requirements of this section provided they remain installed on the building or structure and are maintained. Future work meeting the requirements of BMC 15.30.020, Scope, will require all existing devices to comply with this chapter.
C. Gas shut-off devices installed on a gas distribution system owned or operated by a public utility shall not be subject to the requirements of this chapter.
D. The building official may waive any of the provisions of this chapter upon application in writing by the owner, lessee, or duly authorized representative of the property owner where there are unique circumstances or hazards created by carrying out this chapter; provided, that other measures are implemented as required by the building official to protect public safety.
E. This chapter shall not apply to mechanical or processing equipment or facilities where the disruption of the gas distribution system would have an adverse effect on the public safety.
F. This chapter shall not apply to gas shutoff devices installed within gas lines (see California Health and Safety Code Section 19204). (Ord. 22-12 § 1).
15.30.040 General requirements.
Gas shut-off devices installed either in compliance with this chapter or voluntarily, with a building permit issued on or after the effective date of this section, shall comply with all the following requirements:
A. Be installed by a contractor licensed in the appropriate classification by the state of California and in accordance with the manufacturer’s instructions.
B. Seismic gas shut-off devices (motion sensitive) must be mounted rigidly to the exterior of the building or structure containing the gas piping. This requirement need not apply if the building safety division determines that the seismic gas shut-off device (motion sensitive) has been tested and listed for an alternate method of installation.
C. Seismic gas shut-off devices (motion sensitive) must be certified by the State Architect and be listed by an approved listing and testing agency such as International Association of Plumbing and Mechanical Officials (IAPMO), International Approval Services (IAS), Underwriters Laboratories (UL), or the Office of the State Architect.
D. Excess flow gas shut-off devices (non-motion sensitive) must be certified by the State Architect or be listed by an approved listing and testing agency such as IAPMO, IAS, UL, or the Office of the State Architect.
E. Where gas shut-off devices are installed voluntarily or as required by this chapter, they shall be maintained for the life of the building or structure or be replaced with a valve or device complying with the requirements of this chapter. (Ord. 22-12 § 1).