Chapter 14.04
BUILDING STANDARDS

Sections:

14.04.010    Intent and purpose.

14.04.020    Building code.

14.04.030    Mechanical code.

14.04.040    Energy code.

14.04.050    Referenced standards code.

14.04.060    Plumbing code.

14.04.070    Electrical code.

14.04.080    Administrative code.

14.04.090    Existing buildings code.

14.04.100    Historical building code.

14.04.110    Fire code.

14.04.120    Green building standards code.

14.04.130    Residential code.

14.04.140    Abatement of dangerous buildings code.

14.04.150    Penalties.

14.04.010 Intent and purpose.

It is the intent of the city to adopt by reference the 2016 California Code series of regulations for the purpose of establishing minimum standards to safeguard and protect the health, safety and welfare of the public by regulating the design, construction, quality of materials, use and occupancy and the location of all builds and structures within the city.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.020 Building code.

Those certain codes and standards known as the 2016 California Building Code, Part 2, Volumes 1 and 2, and by reference the 2015 International Building Code published by the International Code Council, and Appendix Chapters C (Group U Agricultural Buildings), G (Flood Resistant Construction), H (Signs), I (Patio Covers) and J (Grading) as amended:

Appendix J, Grading, is amended as follows:

A.    Section J103.1, Permits Required, is amended by adding the following:

Notwithstanding the provisions of Section J 103.2 exemptions, a grading permit shall be required for all excavation and grading involving more than 500 cubic yards of material; grading and excavating will exceed an area greater than 5,000 square feet; or grading or excavating has a potential to obstruct a natural or manmade drainage course.

B.    Section J103.1.2, Engineered Grading Requirements, is added to read as follows:

A.    If more than 500 yards of material are to be removed from the site, the following information must be included in the application materials submitted to the City: The names, addresses and telephone numbers of all persons owning property where the materials is to be deposited: the specific locations of the deposit site; the haul route or routes to be followed; and the estimated times and dates the materials are to be transported.

B.    If more than 500 yards of material are to be transported to the site, the following information must be included in the application submitted to the City:

1.    A statement as to the source and type of materials to be transported to the site.

2.    The haul route or routes to be followed.

3.    The estimated times and dates the materials are to be transported.

4.    The name, address and phone number of the person to have effective control of the work, including a telephone number for contact in the event of an emergency.

C.    Section J104.1, Submittal Requirements, is added to read as follows:

A.    If more than 500 yards of material are to be removed from the site, the following information must be included in the application materials submitted to the City: The names, addresses and telephone numbers of all persons owning property where the material is to be deposited: the specific locations of the deposit site; the haul route or routes to be followed; and the estimated times and dates the materials are to be transported.

B.    If more than 500 yards of material are to be transported to the site, the following information must be included in the application submitted to the City:

1.    A statement as to the source and type of materials to be transported to the site.

--The haul route or routes to be followed.

--The estimated times and dates the materials are to be transported.

--The name, address and phone number of the person to have effective control of the work, including a telephone number for contact in the event of an emergency.

D.    A new Section J107.7, Grading and Filling of Flood Plain Areas, is added as follows:

No grading shall occur and no fill material shall be placed within 100 feet of the edge of the low flow channel in a flood plain area.  Minor grading or filling may be allowed in a flood plan area for agricultural purposes if in the opinion of the City Engineer the grading or fill material will not adversely affect the drainage in the flood plain area.

(Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. C-13-10 §§1, 2, 2010; Ord. 1-08 §2(part), 2008).

14.04.030 Mechanical code.

Those certain codes and standards known as the 2016 California Mechanical Code, Part 4, and by reference the 2015 Uniform Mechanical Code published by the International Code Council, and all appendices thereto, are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.040 Energy code.

Those certain codes and standards known as the 2016 California Energy Code, Part 6, published by the California Building Standards Commission are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.050 Referenced standards code.

Those certain codes and standards known as the 2016 California Referenced Standards Code, Part 12, published by the California Building Standards Commission are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.060 Plumbing code.

Those certain codes and standards known as the 2016 California Plumbing Code, Part 5, and by reference the 2015 Uniform Plumbing Code published by the International Association of Plumbing and Mechanical Officials, and all appendices thereto, are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.070 Electrical code.

Those certain codes and standards known as the 2016 California Electrical Code, Part 3, are hereby amended as follows:

Article 100 Definition of Electrical Service Add Underground electrical service shall be provided in all new construction, additions of more than 25% of the existing floor area, and remodels where the estimated cost of construction is 50% or more of the assessed valuation of the building.  Underground service shall be installed in accordance with the most recent addition of the Pacific Gas and Electric Company Electric and Gas Service Requirement Section 5 Electric Service Underground.

(Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.080 Administrative code.

Those certain codes and standards known as the 2016 California Administrative Code, Part 1, published by the California Building Standards Commission are hereby adopted without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.090 Existing buildings code.

Those certain codes and standards known as the 2016 California Existing Building Code, Part 10, and by reference the 2015 International Existing Building Code published by the International Code Council are hereby adopted without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.100 Historical building code.

Those certain codes and standards known as the 2016 California Historical Building Code, Part 8, published by the California Building Standards Commission are hereby adopted without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.110 Fire code.

Those certain codes and standards known as the 2016 California Fire Code, Part 9, and by reference the 2015 International Fire Code published by the International Code Council, and all appendices thereto, are hereby adopted as amended.

The fire code is amended as follows:

A.    Establishment of the Bureau of Fire Prevention.  The Bureau of Fire Prevention is hereby established and shall operate under the supervision of the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

B.    Definitions.

1.    Wherever the words “authority having jurisdiction or jurisdiction” are used, it shall be held to mean the Coastside Fire Protection District.

2.    Wherever the words “fire department” are used, it shall be held to mean the Coastside Fire Protection District.

3.    Wherever the words “Chief or Chief of the Bureau of Fire Prevention” are used, they shall be held to mean the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

4.    Wherever the word “Administrator” is used, it shall be held to mean the Board of Directors of the Coastside Fire Protection District.

5.    Wherever the term “District Counsel” is used in the Fire Code, it shall be held to mean the Attorney for the Coastside Fire Protection District.

C.    Establishment of Limits within the Coastside Fire Protection District in Which Storage and Use of Explosives and Blasting Agents Is to Be Prohibited.  The storage and use of explosives and blasting agents are prohibited within the boundaries of the Coastside Fire Protection District.

Exception: The Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District may issue a permit to store or use explosives and blasting agents after due consideration has been given to the potential hazards to life and property and compliance to the requirements established by the California State Fire Marshal for the storage and use of explosives.

D.    Establishment of Limits within the Coastside Fire Protection District in Which Storage of Flammable/Combustible Liquids in Outside Aboveground Tanks Is to Be Prohibited.  The Chief shall have the authority to permit or deny each site-specific design and/or installation of aboveground flammable/combustible liquids tanks within the established boundaries of the Coastside Fire Protection District.

E.    Establishment of Limits within the Coastside Fire Protection District in Which Storage of Liquefied Petroleum Gases Is to Be Prohibited.  The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of liquefied petroleum gases within the established boundaries of the Coastside Fire Protection District.

F.    Establishment of Limits within the Coastside Fire Protection District in Which the Storage of Compressed Natural Gas Is to Be Prohibited.  The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of compressed natural gas within the established boundaries of the Coastside Fire Protection District.

G.    Establishment of Minimum Roofing Classification for All New Buildings Constructed or Reroofed within the Coastside Fire Protection District.  All roof installations regulated by California Building Code Chapter 15 and Appendix Chapter 15 shall comply with CBC Section 1505, but in no case shall be listed as less than a minimum of a Class B roofing assembly.  The Chief shall have the authority to inspect all such roofing systems during construction and/or require certification from the installer that the roof system does meet these requirements.

H.    Amendments and Deletions to the California Fire Code as Published by and Printed by the International Code Council.  The California Fire Code is amended and changed as follows:

Section 101 is adopted in its entirety.

Section 101.1 is amended and changed to read as follows:

101.1 Title.  These regulations shall be known as the Fire Code of the Coastside Fire Protection District, hereafter referred to as “this code”

Section 101.2.1 is amended and changed to read as follows:

101.2.1 APPENDIX CHAPTERS.  Appendix chapters, which are not specifically adopted, may be used in whole or in part by the Coastside Fire Protection District as guides toward enforcement of the provisions of this ordinance.

Section 104.1 is adopted in its entirety.

Section 104.1.1 is added to read as follows:

104.1.1 Fire Department Personnel and Public Officers.  The Chief and members of the fire prevention bureau and other designated representatives as designated by the Chief shall have the powers of a public officer in performing their duties under this code and shall have the power to issue notices of violation or citations for violation of this code and any other ordinances of the Coastside Fire Protection District.  Individuals designated as “public officers” shall assume those duties upon successful completion of a PC 832 course of instruction.

Division II, Section 104.3 is adopted in its entirety.

Division II, Section 104.3.1 is adopted in its entirety.

Division II, Section 104.5 is adopted in its entirety.

Division II, Section 104.9 is adopted in its entirety.

Division II, Section 104.9.1 is adopted in its entirety.

Division II, Section 104.9.2 is adopted in its entirety.

Division II, Section 104.10 is adopted in its entirety.

Division II, Section 104.10.1 is adopted in its entirety.

Division II, Section 104.11 is adopted in its entirety.

Division II, Section 104.11.1 is adopted in its entirety.

Division II, Section 104.11.2 is adopted in its entirety.

Division II, Section 104.11.3 is adopted in its entirety.

Section 105.6.5.1 is added to read as follows:

105.6.5.1 Special Event.  An operational permit is required to conduct a special event either inside or outside of a structure.  Special events include but are not limited to the following types of activity: crafts faire, festivals, historical celebrations, etc.

Section 106.2.3 is added to read as follows:

106.2.3 Authority to Inspect.  The Chief or other designated representatives shall inspect, as often as necessary, buildings and premises, including such other hazards or appliances designated by the Chief for the purpose of ascertaining and causing to be corrected any conditions which would reasonably tend to cause fire or contribute to its spread, or any violation of the purpose or provisions of this code and of any other law or standard affecting fire safety.

Section 108 is added and changed to read as follows:

108.1 Board of Appeals Established.  In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Appeals.  Any person who is aggrieved within the meaning of this paragraph by an action of an authorized representative of the District may appeal the action to the Fire District’s Board of Directors.  The appeal must be in writing, must fully describe the action sought to be appealed and must be filed with the Clerk of the District Board within 30 days of the date of the action appealed.  The Board of Directors shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official.  The decision rendered by the Board of Directors of the Coastside Fire District is final.

108.2 Limitations on Authority.  A person shall be deemed to be aggrieved within the meaning of this Section if the person is the applicant or the permittee or is otherwise directly affected by the action in question.  An application for appeal shall be based on a claim that the intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply or an equivalent method of protection or safety is proposed.  The action in question may also involve the approval or disapproval of a permit application submitted to the District, the grant or denial of a permit, or a decision concerning the interpretation, construction, operation or enforcement of the District's Fire Prevention Code.  The Board shall have no authority to waive requirements of this code.

108.3 Qualifications.  The Board of Appeals shall consist of the Fire District Board of Directors.  The Fire Chief shall be an ex officio member of said Board but shall have no vote on any matter before the Board.

Section 109.4 is amended and changed to read as follows:

109.4 Violation Penalties.  Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not less than $250 dollars or more than $2,500 or imprisonment for not less than 180 days or both in accordance with Section 19 of the California Penal Code.  Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Notwithstanding any other provision of this code, whenever violation of any section contained in this code is punishable as a misdemeanor, the prosecuting attorney having jurisdiction to prosecute said misdemeanor, may specify that the offense is an infraction and proceed with prosecution as an infraction, unless the defendant, at the time of his arraignment or plea, objects to the offense being made an infraction, in which event the complaint shall be amended to charge a misdemeanor and the case shall proceed on a misdemeanor complaint.

The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects; and when not otherwise specified, each day that prohibited conditions are maintained shall constitute a separate offense.

(1)    The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions.

(2)    Due to the potential danger of the hazardous materials regulated under the International/California Fire Code, any person, firm, or corporation who violates any of the provisions of the International/California Fire Code, shall be liable for civil penalties not exceeding $250 dollars per day for the first ten days; and $2,500 dollars per day for the next 20 days; and $5,000 dollars for each day after twenty.  This shall apply to each violation.

(3)    In addition to the penalties set out in this Code, any condition caused or permitted to exist in violation of any of the provisions of this Code shall be deemed a public nuisance and may be summarily abated as such, and each day such condition continues shall be regarded as a new separate offense.  The Coastside Fire Protection District shall also be permitted the right of recovering those funds, used to mitigate continuous, unabated hazards, which present a clear and present danger.  The cost recovery fee shall be the based on the actual hourly rate for the Coastside Fire Protection District staff, used in gaining compliance for those in violation.

(4)    Fines and cost recovery fees will be accessed to the property owners tax roles after thirty (30) days of the violations notice, or after complication of the appeal process.

Section 111.4 is amended and changed to read as follows:

111.4 Failure to Comply.  Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $250 dollars or more than $2,500.

Section 202.  Add the following terms to read as follows:

ADMINISTRATOR is the Board of Directors of the Coastside Fire Protection District.

AIR REACTIVE is any liquid, solid or gas, which, when combined with air, a reaction occurs that forms a hazardous condition.  (See also, “pyrophoric”)

ALL WEATHER SURFACE shall be a minimum of 6 inches of compacted Class II base rock and 3 inches of asphaltic concrete for grades up to 15%.  From 15% to 20% an engineered surface such as rough grooved concrete is required.  In no circumstances shall the grade exceed 20%.

AUTHORIZED REPRESENTATIVES shall be those persons determined by the Chief of the Coastside Fire Protection District to act as the Chiefs’ agent.

BRIDGE A bridge shall be defined as a structure designed to carry a roadway over a depression or obstacle

BUILDING CODE is the California Building Code, 2016 edition as may be amended by the City of Half Moon Bay.

DRIVEWAY a vehicular access that serves no more than two (2) buildings, with no more than three dwelling units on a single parcel, and any number of accessory buildings.

ELECTRICAL CODE is California Electrical Code, 2016 edition.

EXECUTIVE BODY is the Board of Directors for the Coastside Fire Protection District.

FIRE DEPARTMENT is the Coastside Fire Protection District.

JURISDICTION is the Coastside Fire Protection District.

JURISDICTIONAL AREA is the boundaries established for the Coastside Fire Protection District including the City of Half Moon Bay and unincorporated areas of San Mateo County including Miramar, El Granada, Princeton, Moss Beach and Montara.

LIQUID TIGHT is the ability of a material to retain a liquid being contained and prevent the passage of such liquid.

MECHANICAL CODE is the California Mechanical Code, 2016 edition.

PLUMBING CODE is the California Plumbing Code, 2016 edition.

STAGE is a space within a building utilized for entertainment or presentations, which includes overhead hanging curtains, drops, scenery or stage effects other than lighting and sound.

STREET is any thoroughfare or public way not less than 20 feet in width which has been dedicated or deeded to the public for public use and required as a means of fire access.

TRAFFIC CALMING DEVICES are design elements of fire apparatus access roads such as street alignment, installation of barriers, and other physical measures intended to reduce traffic and cut-through volumes, and slow vehicle speeds.

WASTE OIL is a Class III-B waste liquid resulting from the use of Class III-B combustible liquids such as motor oil, hydraulic oil, lubricating oil, brake fluids and transmission fluids.

Chapter 3, Section 303 is adopted in its entirety.

Section 303.3.1 is added to read as follows:

303.3.1 Fuel Cylinders for Asphalt Roofing Kettles.  All fuel cylinders, used in conjunction with asphalt roofing kettles or related equipment, shall be adequately secured to prevent overturning.

Section 304.1.2.1 is added to read as follows:

304.1.2.1 Clearance of Brush, Vegetative Growth and Combustible Material from Lots.  All lots shall be cleared of brush, vegetative growth and combustible material upon written notification by the Coastside Fire Protection District.

Section 304.1.2.2 is added to read as follows:

304.1.2.2 Clearance of Brush, Vegetative Growth from Structure Area.

Any person owning, leasing, controlling, operating or maintaining any building or structure in, upon or adjoining any hazardous fire area or any such area within the jurisdictional boundary of the Coastside Fire Protection District, shall upon written notification remove and clear such brush, vegetative growth from the area of the building or structure, as prescribed within the written notice.

Section 304.1.2.3 is added to read as follows:

304.1.2.3 Fire Breaks.  The Coastside Fire Protection District may require the installation of “fire breaks” around or within parcels of property where combustible weeds, crops, brush or other combustible materials are present.  The specific width and length of the “fire breaks” will be determined by the Coastside Fire Protection District.  The following conditions will be included as part of the determining factors regarding the width and length of the “fire breaks”:

1.    Height and width of combustible material present

2.    Prevailing weather conditions

3.    Topography of site

4.    Available fire apparatus access

5.    Fire protection systems available on-site

6.    Relationship of structures within the given parcel to the combustible material or adjacent parcels where structures would become exposed to the presence of the combustible material

Specifications and guidelines for compliance with applicable sections of the ordinance shall be found in the Coastside Fire District “Standard Detail & Specification” titled “Vegetation Management.”

Section 304.1.2.4 is added to read as follows:

304.1.2.4 Weed Abatement.  Due to heavy growth of fuels, unmaintained lots are a hazard to the surrounding properties.  Coastside Fire Protection District staff shall carry out weed abatement program activities throughout the Coastside Fire Protection District.

Section 304.1.2.5 is added to read as follows:

304.1.2.5 Declaration of Hazardous Fire Areas.  The State of California through the California Department of Forestry and Fire Protection has identified and released for action HIGH and VERY HIGH FIRE HAZARD SEVERITY ZONES in Local Response Areas.  The Board of Directors of the Coastside Fire Protection District hereby declares both of these zones as HAZARDOUS FIRE AREAS which shall require compliance with Section 4291 of the California Public Resources Code as updated by Section 5182 of the Government Code and Sections 304.1.2.1, 304.1.2.2, 304.1.2.3 and 304.1.2.4 of the Coastside Fire Protection District Ordinance No. 2013-03.

Chapter 3, Section 305 is adopted in its entirety.

Chapter 3, Section 307 is adopted in its entirety.

Chapter 3, Section 308 is adopted in its entirety.

Chapter 3, Section 310 is adopted in its entirety.

Chapter 3, Section 311 is adopted in its entirety.

Chapter 5, Section 503 is adopted in its entirety.

Section 503.1.1. An additional exception is added:

503.1.1 Driveways to one (1) or two (2) single family resident.

Section 503.2.4.1 is added to read as follows:

503.2.4.1 Turning Radius. Inside and outside turning radius for fire access roads will be based upon the capability of the fire apparatus used by the Coastside Fire Protection District.  Turning radius design approval must be obtained from the Coastside Fire Protection District.

Section 503.2.6 is amended to read as follows:

503.2.6 Bridges and elevated surfaces.  Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HS-20 (25 ton).  Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.  Vehicle load limits shall be posted at both entrances to bridges.  Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained.

Section 503.3.1 is added to read as follows:

503.3.1 Fire Access Lane Markings.  Curbs along fire access lanes shall be painted traffic red.  Such curbs shall have the words “FIRE LANE” stenciled each Seventy-Five feet on both the face and top edge of the curbs.  The stenciled letters shall be a minimum of three inches in height and have a minimum stroke of one-half inch.  The lettering shall be white in color.  Fire access lanes not having curbs shall either be provided with a twelve inch wide painted red stripe along the edge or provided with signs as described in Section 503.4.1 along the fire access lane at a maximum spacing of seventy-five feet.  Fire lanes utilizing the painted stripe shall have stenciled on the red stripe the words “FIRE LANE” each seventy-five feet.  The stenciled letters shall be a minimum of three inches in height and have a minimum stroke of one-half inch.  The lettering shall be white in color.

Section 503.4.1 is amended to read as follows:

503.4.1 Traffic Calming Devices.  Traffic calming devices are prohibited unless approved by the fire code official.  Traffic calming devices shall not be installed on designated fire apparatus response routes.  When approved, traffic calming devices shall be installed in accordance with the Coastside Fire District’s “Traffic Calming Devices” Standard Detail and Specification.

Section 503.4.2 is added to read as follows:

503.4.2 Prohibited Parking. If in the judgment of the Coastside Fire Protection District it is necessary to prohibit vehicular parking, or other materials or articles, along private fire access lanes in order to prevent obstruction of the required width of the fire access lane, signs shall be posted, as appropriate or as indicated in Section D103.6 with the addition of the following lettering near the bottom of the sign: (C.V.C.22500.1)

Section 503.4.3 is added to read as follows:

503.4.3 Roadway Spikes.  The installation of roadway traffic control spikes is prohibited within fire access lanes unless prior approval is given by the Coastside Fire Protection District.

Section 505.1.1 is added to read as follows:

505.1.1 Premises Identification.  New residential buildings shall have internally illuminated address numbers contrasting with the background so as to be seen from the public way fronting the building.  Residential address numbers shall be at least six feet above the finished surface of the driveway.  Where buildings are located remotely to the public roadway, additional signage at the driveway/roadway entrance leading to the building and/or on each individual building shall be required by the Coastside Fire Protection District.  This remote signage shall consist of a 6 inch by 18 inch green reflective metal sign with 3 inch reflective Numbers/ Letters similar to Hy-Ko 911 or equivalent.

Section 505.1.2 is added to read as follows:

505.1.2 Multiple Tenant Structures.  Multiple tenant buildings, using the same street address numbers, shall have suite or unit identification posted as required by the Coastside Fire Protection District.

Section 505.1.3 is added to read as follows:

505.1.3 Commercial/Industrial Size and Stroke of Numbers.  Building address numbers shall be either internally or externally illuminated and contrasting with the background so as to be seen from the public way fronting the building.

Building address number heights shall be sized in accordance with the table noted below.  The number stroke shall be 1/2-inch or larger.

Distance from Road

Address No. Size

0-50 feet

6-inch

50-100 feet

8-inch

100-150 feet

10-inch

150 + feet

12-inch

with a corresponding increase in stroke width.

Section 505.1.4 is added to read as follows:

505.1.4 Rear Addressing When required by the Chief, approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of the property.  Number stroke and size will comply with Section 505.1 for residential buildings and 505.1.3 for commercial buildings.

Section 505.1.5 is added to read as follows:

505.1.5 Suite/Unit Identification.  Buildings containing separate suite and/or unit identification shall have the suite or unit identification clearly posted with assigned letters or numbers having a minimum height of four inches and a minimum stroke of 3/8 inch.  Assigned letters or numbers shall be of contrasting color to the background and located between 5 feet and 6 feet off the finished floor.  Directional address numbers or letters shall be provided.

Section 505.1.6 is added to read as follows:

505.1.6 Directories.  Complexes with multiple buildings may be required by the Coastside Fire Protection District to provide one or more of the following:  a directory, a premise map or directional signage.  Location, size and color of such elements will be determined by the Coastside Fire Protection District on a site-specific basis.

Section 505.2.1 is added to read as follows:

505.2.1 Construction Site.  Approved street or road signs and address numbers of the construction site shall be installed prior to combustible construction materials being placed on the site.

Chapter 5, Section 506 is adopted in its entirety.

Section 506.1.3 is added to read as follows:

506.1.3 Key Box.  When required by the Coastside Fire Protection District, a Key Box of the size and type designated shall be mounted on the building near the main entrance and shall be located a minimum of 60 inches and not higher then 72 inches above the finished floor, in a location approved by the fire code official.  Additional Key boxes may be required at rear entrances to buildings and Key padlocks may be required at any access gates as specified by the fire code official.

Section 506.1.4 is added to read as follows:

506.1.4 Key Switch.  When required by the Coastside Fire Protection District, a Key Switch shall be installed at every electric gate system used for fire access as specified by the Coastside Fire Protection District and Key padlocks may be required at any access gates by the fire code official.

Section 507.2.2.1 is added to read as follows:

507.2.2.1 Suburban and Rural Water Supplies.  In areas where public and/or private fire mains are not available for the provision of the required fire flow, the Chief may develop a standard which requires a water supply for firefighting be provided.  In developing this standard, the Chief may be guided by NFPA Standards and Appendix C--California Fire Code 2016 edition.

Section 507.2.2.2 is added to read as follows:

507.2.2.2 Storage of Suburban and Rural Water Supplies.  In calculating the water supply available to meet the minimum fire flow required in Section 507.1, swimming pools, ponds and underground cisterns shall not be considered as a primary water source.

Section 907.10 is added to read as follows:

907.10 Alarm Panel Clearance.  A working space of not less than 30 inches (762 mm) in width, 36 inches (914 mm) in depth and 78 inches (1,981 mm) in height shall be provided in front of fire protection equipment including, but not limited to: fire sprinkler control valves, fire department connections, hose connections, risers, hood system manual pull stations, fire alarm control panels, fire pumps and specialized fire protection storage tanks (dry chemical, foam, CO2, clean agent).  Where the fire protection equipment is wider than 30 inches, (762 mm), the working space shall not be less than the width of the equipment.  No storage of any materials shall be located within the designated working space.  Direct access to the working space shall be provided from aisles or access roadways.  Modifications to working space dimensions shall be approved by the fire code official.

Section 901.11 is added to read as follows:

901.11 Modifications.  When residential sprinkler systems as set forth in this Ordinance are provided, exceptions to, or reductions in, Building Code requirements based on the installation of an automatic fire extinguishing system are not allowed.

Section 903.1.2 is amended and changed to read as follows:

903.1.2 All Occupancies and Facilities.  The following requirements shall apply to all new buildings or structures which require a building permit issued by the City of Half Moon Bay or the County of San Mateo:

1.    Except as otherwise provided by this Section, or as provided under Section 903.3 of the latest adopted edition of the California Fire Code, automatic fire sprinkler systems shall be installed and maintained in every new building or structure of any type, use, occupancy or size which requires a building permit issued by the City of Half Moon Bay or the County of San Mateo.

2.    The term “automatic fire sprinkler system” as used in this Section means an integrated system of underground and overhead piping, including a water supply such as a gravity tank, fire pump, reservoir, pressure tank or connection by underground piping to a fire main, which system complies in all respects with the requirements for such systems contained in standards issued by the National Fire Protection Association based upon the occupancy classification or other standards approved by the California State Fire Marshals’ office and approved by the Chief on a case-by-case basis.

The following structures are exempt from the requirements of this Section:

1.    Agricultural Buildings.  For the purposes of this Section, an “Agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock or other horticultural products.  “Agricultural building” includes a place of employment where agricultural products are processed, treated or packaged.  “Agricultural buildings” shall include greenhouses.

2.    Commercial Structures not exceeding 1,000 square feet in area.

3.    Mausoleums of Type 1 construction, as defined by the California Building Code, which do not contain offices, chapels or other places where the public assembles on a regular basis.

4.    Open air parking garages of Type 1 construction as defined by the California Building Code, which do not contain offices, stores or other places of public occupancy for purposes other than parking vehicles.

5.    Car wash structures where no offices or waiting rooms are attached.

The requirements of this Section are intended to represent minimum standards for new construction.  Further, any requirements of the California Building Code, the California Fire Code or the State Building Standards Code, which is more restrictive, specifies higher standards or mandates specific locations within a structure for automatic sprinkler systems shall be applicable.

Notwithstanding Section 903.2 of the California Fire Code, no existing residential building or structure shall be required to conform with the requirements of this Section, unless the remodel, alterations, or repairs to the existing building or structure exceed 50% of the estimated valuation of such building or structure within any 60-month period, or are three or more stories in height above the fire department access level.

The following sections are amended by changing California Fire Code requirements to 1,000 square feet for fire sprinkler installation, as follows:

903.2.1.1

Group A-1.

Change 12,000 square feet to 1,000 square feet.

903.2.1.2

Group A-2.

Change 5,000 square feet to 1,000 square feet.

903.2.1.3

Group A-3.

Change 12,000 square feet to 1,000 square feet.

903.2.1.4

Group A-4.

Change 12,000 square feet to 1,000 square feet.

903.2.3

Group E.

Change 12,000 square feet to 1,000 square feet.

903.2.4

Group F-1.

Change 12,000 square feet to 1,000 square feet.

903.2.4.1

Woodworking operations

Change 2,500 square feet in area to 1,000 square feet.

903.2.7-1

Group M.

Change 12,000 square feet to 1,000 square feet.

903.2.7-3

Group M.

Change 24,000 square feet to 1,000 square feet.

903.2.9-1

Group S-1.

Change 12,000 square feet to 1,000 square feet.

903.2.9-3

Group S-1.

Change 24,000 square feet to 1,000 square feet.

903.2.9-4

Group S-1.

Change 5,000 square feet to 1,000 square feet.

903.2.9-5

Group S-1.

Change 2,500 square feet to 1,000 square feet.

903.2.9.1-1

Repair Garages

Change 10,000 square feet to 1,000 square feet.

903.2.9.1-2

Repair Garages

Change 12,000 square feet to 1,000 square feet.

903.2.9.1-4

Repair Garages

Change 5,000 square feet to 1,000 square feet.

903.2.9.2

Bulk Storage of Tires

Change 20,000 cubic feet to 1,000 cubic feet.

903.2.10-1

Group S-2 enclosed parking garages.

Change 12,000 square feet to 1,000 square feet.

903.2.10.1

Commercial parking garages.

Change 5,000 square feet to 1,000 square feet.

Section 903.2.8.1.1 is added to read as follows:

Section 903.2.8.1.1 Automatic sprinkler systems installed in Group R-3, occupancies shall conform to the following standards in addition to NFPA Standard 13D, currently adopted edition:

1.    Automatic sprinkler system coverage shall be provided throughout the residence to include all bathrooms, garages, and any area used for storage.

2.    An exterior bell shall be mounted in a location to be audible from the street upon activation of the required flow switch.

3.    An interior horn strobe shall be mounted in a central location audible from the master bedroom upon activation of the required flow switch.

4.    A sprinkler head shall be mounted on a metal sprig above any attic access openings and where required by the AHJ.

5.    An inspector’s test valve shall be mounted to flow from the most remote area of the system in an accessible location.

6.    All group R, Division 3 occupancies shall require an automatic sprinkler system regardless of square footage, -0- Square feet.

Section 903.7 is added to read as follows:

903.7 Partial Systems.  Unless approved in writing by the fire code official, automatic fire sprinkler systems that only protect a portion of the building shall not be allowed.

Section 905.5.3 is amended and changed to read as follows:

905.5.3 Class II System 1 1/2-inch hose.  A minimum 1 1/2 inch (37.5 mm) hose shall be allowed to be used for hose stations in light-hazard occupancies where investigated and listed for this service and where approved by the fire code official.

Section 907.2.11.2.4 is added to read as follows:

907.2.11.2.4. Smoke Detection for Existing Group R Division 3 Occupancies.  All existing Group R Division 3 Occupancies shall be provided with an approved smoke detection system meeting the requirements of 907.2.11.2 throughout the structure when any of the following occurs:

1.    When alteration, repairs, structural changes or additions occur, within a twelve-month period and the value of such work is in excess of $1,000.00.

2.    When property is occupied by other than the property owner and rental or lease income is derived.

3.    When existing property is sold an inspection of the installed smoke detection system for compliance with the Fire Code shall be completed by the Coastside Fire Protection District prior to close of escrow.

Installation of the smoke detection system shall be reviewed and approved by the Coastside Fire Protection District prior to installation and inspected prior to final sign-off on occupancy.

Section 907.8.5.1 is added to read as follows:

907.8.5.1 Fire Department Response to False Alarms.  Any building owner or owner’s agent who fails to properly maintain and service any smoke detector or fire alarm system, water flow detection alarm or fire sprinkler tamper alarm, after being notified that service or maintenance is required, will be subject to the payment of costs related to any false alarm response by the fire department.

Section 907.8.5.2 is added to read as follows:

907.8.5.2 Making False Report.  It shall be unlawful for a person to give, signal or transmit a false alarm.  A false report may include signals from a fire alarm system, including signals caused during fire alarm maintenance without prior Fire District notification.  Making a false report shall be liable to a fine as set forth in the Fire District fee schedule.

Section 912.2.1.1 is added to read as follows:

912.2.1.1 Painting of Fire Protection Equipment and Hydrants.  When required by the Chief, fire-protection equipment and fire hydrants shall be painted a color specified by the Coastside Fire Protection District.

Section 912.5.1 is added to read as follows:

912.5.1 Identification.  Fire department connections to sprinkler systems and/or standpipe systems shall clearly identify the building served as required by the Coastside Fire Protection District.

Section 1003.3.4.1 is added to read as follows:

1003.3.4.1 Seismic Restraint for Storage Shelving.  All storage shelving shall be provided with adequate seismic restraint as required by Chapter 16 of the California Building Code.  Storage shelving not required to have seismic restraint by the Building Code may be required to be secured to prevent obstruction of the means of egress as determined by the Coastside Fire Protection District.

Section 1103.5.5 is adopted to read as follows:

1103.5.5 Occupancy Classification Change to Existing Buildings.  An automatic fire sprinkler system shall be installed throughout all existing buildings when a change of occupancy classification occurs and when the existing total floor area is 2,500 or more square feet or three or more stories in height above fire department access at grade.

EXCEPTIONS:

1.    When in the opinion of the Chief, the change of occupancy classification did not result in a significant increase in the level of life safety or fire safety of the occupancy, the Chief may waive the requirement for automatic fire sprinkler system installation.

Section 1103.5.6 is adopted to read as follows:

1103.5.6 Additions to Existing Buildings.  An automatic fire sprinkler system shall be installed throughout all existing buildings when an addition to the building occurs and the new floor area is 1,000 or more square feet, or three or more stories in height above fire department access at grade.

Section 3301.2 is added to read as follows:

3301.2 Permits.  Permits shall be required as set forth in Section 105 and regulated in accordance with this section.

Section 6101.3 is amended and changed to read as follows:

Section 6101.3 Construction Documents.  Where a single LP-gas container is 500 gallons (1,893 L) or more in water capacity or the aggregate water capacity of LP-gas containers is more than 2,000 gallons (7,570 L), the installer shall submit construction documents for such installation.

Appendix D is adopted in its entirety and amended.

D103.6.3 is added to read as follows:

D103.6.3 Fire Apparatus Access Roads 36 feet and greater shall allow parking on both sides.

Section D103.6.4 is added to read as follows:

D103.6.4 Prohibited Parking Signs.  A sign of a size, type and design approved by the Coastside Fire Protection District shall be located on the right side of the fire access lane within the first twenty-five feet of the entry.  The sign shall be permanently mounted with the bottom of the sign to be a minimum of six feet above the adjacent grade but not at a height greater than ten feet.

Section D103.6.5 is added to read as follows:

D103.6.5 Maintenance and Installation of Fire Access Signs.  It shall be unlawful for the owner, lessee or person in charge of private property to fail to install and maintain required fire access lane signs and/or markings after having been given notice by the Coastside Fire Protection District.

Section D103.6.6 is added to read as follows:

D103.6.6 Unlawful Parking.  It shall be unlawful for any person to park or leave standing an unattended motor vehicle within a fire access lane having signage and/or markings as described in Sections 503 and D103.6.

Section D103.7 is added to read as follows:

D103.7 Traffic Signal Control Devices.  When a government agency requires an Encroachment Permit at any intersection and new or existing traffic signals are involved, the traffic signals shall be provided with a traffic signal control device that is operated from the fire apparatus.

Appendix N is adopted in its entirety.

Coastside Fire Protection District Fire Prevention Bureau Standards are adopted as listed below:

Number/Title

DI-005 Residential Sprinkler Requirements

DI-006 Commercial Sprinkler Requirements

DI-007 Solar Photovoltaic Systems

DI-008 Alternate Means or Methods

DI-010 Tenant Improvement Submittals

DI-011 Speed Humps

DI-012 Generators

DI-013 Addressing/Street Signs

FPE-001 Standard Hydrants

FPE-002 Fire Lanes and Fire Department Connections

FPE-005 Rural Water Supplies

FPE-006 Fire Watch Requirements

FPE-007 False Alarm Response Policy

FPE-007A False Alarm Response Report

FPE-008 Fire Standby Record

PI-004 Model Rocketry

PI-006 Requirements for Final-Residential

PI-007 Requirements for Final-Commercial

PI-008 Special Events, Fairs, Outdoor Cooking

PI-009 Tents & Awnings

PI-010 Educational Facility Requirements

PI-011 Haunted Houses

PI-012 Portable Gas Heaters

R-001 Roads & Turnarounds

R-002 Turnout Construction

R-003 Residential Driveways

(Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.120 Green building standards code.

Those certain codes and standards known as the 2016 California Green Building Standards Code, Part 11, published by the California Building Standards Commission are hereby adopted without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.130 Residential code.

Those certain codes and standards known as the 2016 California Residential Code, Part 2.5, and by reference the 2015 International Residential Code published by the International Code Council, and Appendix Chapters H (Patio Covers), J (Existing Buildings), K (Sound Transmission) and V (Swimming Pool Safety Act) are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008).

14.04.140 Abatement of dangerous buildings code.

Those certain codes and standards known as the 1997 Uniform Code for the Abatement of Dangerous Buildings are hereby adopted by reference without amendment.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010).

14.04.150 Penalties.

Any person who violates any of the provisions of this chapter or the codes, standards and regulations adopted by reference and amended herein, or fails to comply therewith, or who violates or fails to comply with any order made thereunder, or who builds in violation of any detailed statement of specifications or plans submitted and approved thereunder, or any certificate or permit issued thereunder, shall severally for each and every such violation and noncompliance, respectively, be guilty of a misdemeanor in accordance with this chapter.  The imposition of one penalty for any violation shall not excuse the violation or permit to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten days that prohibited conditions are maintained shall constitute a separate offense.  (Ord. C-2016-05 §1(part), 2016:  Ord. C-14-10 §1(part), 2010:  Ord. 1-08 §2(part), 2008. Formerly 14.04.140).