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HomeMy WebLinkAbout22 - 2013 California Building Codes - Supplemental�EW�oR> CITY OF °� mz NEWPORT BEACH C9C /Fp0.N`P City Council Staff Report Agenda Item No. 22 November 12, 2013 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Community Development Department Kimberly Brandt, AICP, Director 949 - 644 -3226, kbrandt @newportbeachca.gov PREPARED BY: Seimone Jurjis, PE, CBO, Chief Building Official APPROVED: A TITLE: Supplemental Memo: Answers to Questions Related to the 2013 California Building Code Adoption. MEMO Additional questions were received subsequent to the preparation of the staff report related to the proposed amendments to the 2013 California Building Codes adoption. Attached are the questions and answers related to the item. Submitted by: Kimberly Brand , AICP Director Attachments: CC 1 Questions & Answers CC 2 Original Email 1 2 City Council Attachment 1 Questions & Answers 3 4 Supplemental Memo to Amendments to the 2013 California Building Codes November 12, 2013 Page 2 Q1. I have questions on Section 15.02.100 on Remodels and Additions pertaining to the value of $300 /sf for construction, this is a HIGH average. Calculating the value of any structure has a lot to do with many factors: when it was originally built, is it a second floor addition or on the ground level, the nature of the space being added or remodeled like an additional garage. At $300 /sf this includes HVAC, Plumbing, electrical, some additions do not need new systems for some additions. Remodels are even more complicated: how far is the new work overlaying the original structure, new MEP? Foundation repairs or opening walls for larger doors or windows. These are certainly not $300 /sf. Calculating the depreciation and reaching back 10 years may be terribly unfair to the homeowner, how do you determine that value in a distressed economy? Al. As a result from input received during the public workshop hosted on October 28, 2013, staff has made additional changes to amendments to Section 15.02.100 to make it more "user- friendly." The value of $300 /sf is used to help determine the value of an existing structure, not including the land value. Typical costs for new construction of a single - family home ranges between $250 /sf to $350 /sf. The higher the cost per square foot the greater the value to the structure. The value of $300 /sf is used as a good balance between a lower level of finish and a high level of finish which may cost more. If an applicant does not believe the $300 /sf represents an accurate value of the structure then an independent appraiser may be used to value the existing structure. The original amendment included depreciation as part of the calculation of value but that has been subsequently removed. Additionally, two exceptions where provided: 1) projects less than $200,000 are exempt from this provision; and 2) the Chief Building Official has discretion to accept projects less than the code requirements as long as substantial compliance is shown. Q2 Section 403.4.9.1 emergency power loads are not required for elevators? A2. In an emergency situation, elevators are not considered as part of the emergency egress system. They are not relied upon and therefore not part of the emergency backup system. Standard exit stairs are the primary method of egress in an emergency situation. Q3. Section 701A.3 FHSZ, were the residents in the Pelican hills area given workshops on these changes, last time they were very interested and vocal. A3. There is no change to this amendment; this simply is a carryover from the previous code amendment. 0 Supplemental Memo to Amendments to the 2013 California Building Codes November 12, 2013 Page 3 Q4. Section 903.2 fire sprinklers 1.New Buildings, require sprinklers on buildings over 5000sf but Exception: list Group R occupancies, but Section 903.2.8 states all buildings to have sprinklers, which is it? A4. The code provisions require fire sprinkler systems in non - residential building over 5,000 square feet. For residential buildings, fire sprinklers systems are required for all new construction regardless of size. Q5. Section 1704.2.1 special inspector, can a contractor /owner hire a special inspector for their project, assuming all qualifications are met? A5. Only a property owner can hire a special inspector. The goal is to have oversight over specific work the contractor performs. Having the general contractor hire the special inspector would be considered a conflict of interest and not be in the best interest of the property owner. Q6. Section 301.1.3.2 wording seems awkward. I believe any residence with a basement should have architect or engineers stamp and approval. One story and basement included, due to exiting, ventilation and lighting requirements. A6. An architect or engineer is required for any condition that involves a basement. Q7. Residential Code: Section 15.05.210, Exception 1..1 would suggest recommending drainage system. 2. Should make reference to Bay and Ocean water elevation, not just Bay. A7. The section number was changed to 15.05.220. A more restrictive design is allowed. Q8. Green Building code: Section 301.1.1 This is a tough onefl Consider the unintended consequences: the what if's: owner purchase a new kitchen faucet at Ganhal and installs it himself or herself, replacement of all toilets, showerheads, lays and other plumbing devices have to be replaced ? ?? What if homeowner has a plumber replace the faucet, and does not get a permit... what is the penalty? A8. This requirement is mandated by California Civil Code 1101.4 and a proposed amendment by staff. Q9. Floodplain Management Section 1550180.D. Planning commission or Building and Fire Board of Appeals. 0 Supplemental Memo to Amendments to the 2013 California Building Codes November 12, 2013 Page 4 A9. This amendment proposes to change to the appeal or variance requests from being heard by the Planning Commission to the Building and Fire Board of Appeals. rW, q City Council Attachment 2 Original Email I 10 From: Brion Jeannette To: Tuns. Seimone; Kitch. Kevin Cc: Amy Creaser; Jeff Benson Subject: Newport beach rode ammendments Date: Tuesday, November 05, 2013 5:41:42 PM Hi Simone, and Kevin, Please excuse grammatical and spelling errors, I was up late pouring through this exciting information. If you feel a meeting is in order please let me know. I have questions on Section 15.02. 100 on Remodels and Additions pertaining to the value of $300 /sf for construction, this is a HIGH average. Calculating the value of any structure has a lot to do with many factors: when it was originally built, is it a second floor addition or on the ground level, the nature of the space being added or remodeled like an additional garage. At $300 /sf this includes HVAC, Plumbing, electrical, some additions do not need new systems for some additions. Remodels are even more complicated: how for is the new work overlaying the original structure, new MEP? Foundation repairs or opening walls for larger doors or windows. These are certainly not $300 /sf. Calculating the depreciation and reaching back 10 years may be terribly unfair to the homeowner, how do you determine that value in a distressed economy? A few additional code questions: 1. Section 403.4.9.1 emergency power loads are not required for elevators? 2. Section 701 A.3 FHS7, were the residents in the Pelican hills area given workshops on these changes, last time they were very interested and vocal. 3. Section 903.2 fire sprinklers l .New Buildings, require sprinklers on buildings over 5000sf but Exception: list Group R occupancies , but Section 903.2.8 states all buildings to have sprinklers, which is it? 4. Section 1704.2.1 special inspector, can a contractor /owner hire a special inspector for their project, assuming all qualifications are met? 5. Section 301.1.3.2 wording seems awkward. I believe any residence with a basement should have architect or engineers stamp and approval. One story and basement included, due to exiting, ventilation and lighting requirements. b. Residential Code: Section 15.05.210, Exception 1..1 would suggest recommending drainage system. 2. Should make reference to Bay and Ocean water elevation, not just Bay. 7. Green Building code: Section 301. 1.1 This is a tough one!! Consider the unintended consequences: the what if's: owner purchase a new kitchen faucet at Ganhal and installs it himself or herself, replacement of all toilets, showerheads, lays and other plumbing devices have to be replaced ? ?? What if homeowner has a plumber replace the faucet, and does not get a permit... what is the penalty? 8. FloodPlain Management Section 1550180.D. Planning commission or Building and Fire Board of Appeals. Kevin, here are some comments to the amendments to the Fire Code: 11 Generally the last code update of the Fire Code was a difficult one due to the geographically difficult creation of the High Fire Severity Zone. I believe it is critical to make sure the public is aware of these amendments if they are changing at all. 1. Section 305.5, this is difficult when an existing neighbors tree is less than 10' from a new home being built with a fireplace. Examples include Buck Gulley. 2. Section 305.6, similar problem except you will be asking Homeowners Associations to remove trees in their neighborhoods. 3. Section 305.7.4, Should the Building and Fire Board of Appeals be the designated Board of Appeals? Ok now its your turn, thanks for the opportunity. NR:1i1 Brion Jeannette Architecture Custom Architecture I Energy Efficient Design 470 Old Newport Blvd. Newport Beach, CA 92663 T: 949.645.5854 ext. 212 F: 949.645.5983 emailna customarchitecture.com www.customarchitecture.com BJA Job # Aplease consider the environment before printing this e-mail CONFIDENTIALITY: The information contained in this a -Mail message, including any accompanying documents or attachments, is from Brion Jeannette Architecture and is intended only for the use of the individual or entity named above, and is privileged and confidential. 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