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HomeMy WebLinkAbout03_Structural Observation Policy Ratification CITY OF NEWPORT BEACH BUILDING AND FIRE BOARD OF APPEALS STAFF REPORT September 21, 2011 Agenda Item No. 3 SUBJECT: Case No. 2011-01 Ratification of Chief Building Official’s Structural Observation Policy SUMMARY: The 2010 California Building Code Section 1710-1710.3 requires structural observation to be performed by a registered design professional for structures meeting any of the five (5) specific conditions outlined in the code. Condition number 5 of Section 1710.2 delegate’s authority to the City’s Chief Building Official to designate when structural observation is required beyond what is listed in the code. The Chief Building Official proposes the attached policy to specify and clarify the implementation of condition number 5 by the Building Division. RECOMMENDATION: 1) Ratify the Chief Building Official’s structural observation policy; and 2) Alternatively, discuss and take other action related to this item. DISCUSSION: Background The 2010 California Building Code Section 1710.2 establishes five (5) conditions that require structural observation. The conditions are: 1) The structure is classified as Occupancy Category III or IV in accordance with Table 1604.5. 2) The height of the structure is greater than 75 feet above the base. 3) The structure is assigned to Seismic Design Category E, is classified as Occupancy Category I or II in accordance with Table 1604.5, and is greater than two stories above grade plane. 4) When so designated by the registered design professional responsible for the structural design. 5) When such observation is specifically required by the building official. Ratification of Chief Building Official’s Structural Observation Policy September 21, 2011 Page 2 Historically, the City’s Building Division has not implemented a structural observation policy beyond what is required in the building code. The purpose of implementing a policy is to standardize and document the requirements associated with Section 1710.2 condition number five (5) (listed on the previous page) for both the design community and for the Building Division’s plan review staff. The purpose of structural observation is to ensure that a registered or licensed design professional with expertise in the field of structural design observes and verifies the construction of a project is completed according to the approved plan. The observation is similar to an inspection conducted by the City’s building inspector but instead it is done by a design professional with background in the structural systems used. The structural observation is above and beyond the inspections of a building inspector, and does not waive or supersede the building inspector’s role of inspecting the project. Some structural design elements are of such complex nature that structural observation in conjunction with building inspection will properly ensure the construction is in accordance to the design. It is important to understand that structural observation is an added protection for the property owner and to ensure that construction of the structural systems are preceding in general conformance with the approved plan. Proposed Policy The proposed policy specifies the requirements for Section 1710.2 condition number 5 of the 2010 California Building Code. The policy requires the development of all structures to require structural observation, but with specific exceptions for smaller projects. The following types of projects are exempt from the proposed policy: 1) Wood framed structures complying with all of the following conditions: a. Two story or less; b. The gross area of work is less than 3,500 square feet; c. All lateral forces are resisted by code compliant wood shear walls; and, d. A conventional foundation system is used. 2) Non-structural alterations regardless of floor area or use. 3) The Chief Building Official may make additional exceptions to the policy for conditions not stated above. If structural observation is required, then the policy requires the design professional to identify the stages of construction and elements to observe on the design plans. Upon completion of the structural observation the observer shall complete and submit a report to the Chief Building Official identifying any deficiencies and/or whether they have been corrected. At the end of the project, a final structural observation report is required stating the structural systems conform to the approved construction documents and that all deficiencies have by corrected. Ratification of Chief Building Official’s Structural Observation Policy September 21, 2011 Page 3 Exceptions to the Policy The first exception, allows wood framed structures that meet all of the conditions stated above. The purpose of this exception is to allow smaller wood framed structures, typically a residential house or room addition to be constructed without the need for structural observation. A typical project that would fit into this exception would not have a complex foundation system of caissons and piles and use a more tradition conventional system. Single family homes that incorporate a basement will also not qualify for this exception due to the complexity of designing and constructing the basement. The second exception, allows non-structural alterations regardless of floor area to be built without structural observation. The purpose of this exception is to allow residential alterations, and commercial tenant improvements to occur without the need for structural observation. Some commercial projects are non-structural in nature and only require the addition of non-bearing walls and finish work. The third exception allows the City’s Chief Building Official to use discretion on determining when a project may not be subject to structural observation. Not every unique case can be listed in this policy. Therefore, allowing the Chief Building Official the latitude to use professional judgment to make exceptions to particular cases not listed in this policy would be beneficial to the community. PUBLIC NOTICE: The Building and Fire Board of Appeals Agenda was posted on Thursday, September 15, 2011, outside of City Hall. Submitted by: ______________________________ Seimone Jurjis, PE, CBO Chief Building Official ATTACHMENTS: BOA 1 Structural Observation Policy BOA 2 Structural Observation Report BOA 3 Definition of Structural Observation BOA 4 2010 California Building Code Section 1710