SR-700-002
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CA:RMM:rmd426bjhpca
City Council Meeting 2-24-87
Santa Monica,
California
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STAFF REPORT
TO:
Mayor and City council
FROM:
city Attorney
SUBJECT:
Ordinance Amending Supplemental Fire Safety
and Prevention Requirements
At its meeting on February 10, 1987, the City Council
introduced for first reading an ordinance extending the fire
sprinkler compliance date for certain residential buildings. The
accompanying ordinance is now presented to the City Council for
adoption.
RECOMMENDATION
It is respectfully recommended that the accompanying
ordinance be adopted.
PREPARED BY: Robert M. Myers, City Attorney
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FEB 24 198]
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CA:RMM:rmd427/hpca
City Council Meeting 2-24-87
Santa Monica, California
ORDINANCE NUMBER 1401{CCS)
(City Council series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING SUPPLEMENTAL
FIRE SAFETY AND PREVENTION REQUIREMENTS
AND DECLARING THE PRESENCE OF AN EMERGENCY
WHEREAS, the City Council of the city of Santa Monica
adopted Ordinance Number 1177 (CCS) on September 10, 1980; and
WHEREAS, Ordinance Number 1177 (CCS) adopted the 1979
Uniform Administrative and Technical Construction Codes: and
WHEREAS, section 206 added to the Uniform Administrative
Code, 1979 Edition, contains the local amendments to the 1979
Technical Codes; and
WHEREAS, Section 206{a) of the Uniform Administrative Code,
entitled "Supplemental Fire Safety and Prevention Requirements,1I
reserved the following divisions for future use: Division 3.00
relating to Requirements for Automatic Fire Extinguishing systems
and Division 7.00 relating to Requirements for Existing
Residential structures; and
WHEREAS, on August 25, 1981, the city council adopted
Ordinance Number 1217 (CCS) amending section 206{a) to include
Division 3.00 relating to Requirements for Automatic Fire
Extinguishing systems and Division 7.00 relating to Requirements
for Existing Residential Structures: and
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WHEREAS, the city council adopted Ordinance Number 1279
(eCS) on April 12, 1983, to extend the compliance date for
existing residential buildings to include automatic fire
sprinkler systems; and
WHEREAS, Ordinance Number 1334 (CCS ) adopted on April 9,
1985, readopted the Supplemental Fire Safety and Prevention
Requirements as part of the adoption of local amendments to the
1982 Technical Code; and
WHEREAS, the City Council adopted Ordinance Number 1340
(CCS) on August 13, 1985, to extend the compliance date for
existing residential buildings to include automatic fire
sprinkler systems; and
WHEREAS, certain residential buildings required to install
automatic fire sprinkler systems as required by Oivision 7.00 of
Section 206(a) of the Uniform Administrative Code, 1982 Edition,
adopted by Ordinance Number 1334 (CCS) and amended by Ordinance
Number 1340 (CCS), have been found to contain asbestos which
might be displaced or disturbed by such installation; and
WHEREAS, the city Council believes that it should study the
public health and safety implications of fire sprinkler
installation in residential buildings with asbestos; and
WHEREAS, the City council desires to extend the compliance
date pending this study,
Nm~, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Section 206 (a) of the Uniform Administrative
Code, 1982 Edition, adopted by Section 10 of Ordinance Number
1334 (CCS), is amended to read as follows:
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Division 1.00. Purpose. The
purpose of this Division is to promote
public safety and welfare by reducing the
cumulative impact of certain individual
construction and building projects each
with a recognized greater potential demand
on the rescue and fire suppression
resources of the community. The City
Council establishes the policy of
regulating both new and existing buildings
in this class by requiring approved
automatic fire extinguishing and detection
systems, standpipes, fire resistive doors,
and other construction to be provided in
these structures at the time of their
construction, conversion, alteration, and
maintenance so as to significantly reduce
their potential demand from simultaneous
incidents on emergency services resources.
Division 2.00. Scope. The
provisions of this section shall apply to
all proposed and existing buildings within
the City on September 25, 1981.
Structures for which a building permit has
been issued prior to September 25, 1981,
shall be considered as existing buildings.
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Division 3.00. Requirements
Automatic Fire Extinguishing
Protection Systems.
3.01. Notwithstanding any
provision to the contrary, buildings or
structures more than three stories or 30
feet in height or more than 15,000 square
feet in total square footage without
respect to separation walls shall be
provided with an approved full automatic
fire sprinkler system. Upon written
application, the Fire Chief may approve an
alternate system of fire protection for
any building less than 15,000 square feet
subject to this sUbdivision.
3.02. Notwithstanding any
provision to the contrary, buildings or
structures housing any occupancy
classification having floors used for
human occupancy more than 55 feet above
the lowest level of Fire Department
vehicle access shall comply with the
high-rise building requirements contained
in Section 1807 of the Uniform Building
Code, 1982 Edition, and section 2-1807 of
Title 24 of the California Administrative
Code.
for
and
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3.03. Notwithstanding any
provision to the contrary, buildings or
structures as determined by the Fire Chief
to be used primarily for public assembly,
including drinking, dining, entertainment,
exhibition, display, or similar
concentrated uses, more than 5,000 square
feet in total square footage, shall be
provided with an approved full automatic
fire sprinkler system.
3.04. Notwithstanding any
provision to the contrary, in buildings or
structures four or more stories in height
all stairways serving the top floor shall
extend to the roof surface.
3.05. On or before June I, 1982,
every existing building or structure,
excepting existing residential buildings
or structures, with floors more than 30
feet above the lowest level of Fire
Department vehicle access shall be
provided with:
(a) An approved automatic
fire alarm system unless the building is
provided with an approved full automatic
fire sprinkler system.
(b) Tight-fitting smoke and
draft control, 20-minute rated (or
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equivalent) door assemblies on all doors
opening into exit corridors or stairways.
Such doors shall be equipped with an
approved self or automatic closer in
accordance with section 4306 of the
Uniform Building Code, 1982 Edition.
(c) A sign indicating the
number of each floor posted in the
stairwells and every elevator lobby area.
Type, size, color, and specific location
of each sign shall be as required by the
Fire Chief.
(d) Automatic unlocking
mechanisms for all stairway doors,
including those required to open onto the
roof, which are locked from the stairway
side. The mechanisms shall have the
capability of being unlocked
simultaneously without unlocking upon
activation of an approved fire detection
alarm system, electric power failure, and
electromechanically using one switch
located as required by the Fire chief.
(e) Approved emergency
lighting systems for all exitways,
stairways, corridors, and other integral
portions of means of egress for safe
evacuation of the building.
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3.06. On or before January 1,
1983, every existing building or
structure, excepting existing residential
buildings or structures, with floors more
than 55 feet above the lowest level of
Fire Department vehicle access shall be
provided with:
(a) An approved partial
automatic fire sprinkler system and an
approved automatic fire detection alarm
system, unless the building contains an
approved full automatic fire sprinkler
system.
(b) Automatic shutoff for
heating, ventilating and cooling systems
as set forth in section 1009 of the
Uniform Mechanical Code, 1982 Edition,
with an added smoke detector for automatic
shutdown as required by the National Fire
protection Association Standard 90A, 1982
Edi tion and manual switching as required
by the Fire Chief.
3.07. On or before January 1,
1983, every existing building or structure
as determined by the Fire Chief to be used
primarily for public assembly, including
drinking, dining, entertainment,
exhibition, display, or similar
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concentrated uses, more than 5,000 square
feet in total square footage r shall be
provided with an approved automatic fire
sprinkler system that protects the
assembly areas and exitways and an
approved automatic fire detection alarm
system for other rooms and areas. This
subdivision shall not apply to buildings
or structures with an approved full
automatic fire sprinkler system or to
churches and theaters with fixed seating.
3.08. For purposes of this
Division, a full automatic fire sprinkler
system is a system that meets the
requirements of the Fire Code adopted by
Ordinance Number 1334 (CCS).
Notwi thstanding any provision to the
contrary, a full automatic fire sprinkler
system installed in any new building with
floors more than 55 feet in height shall,
unless determined by the Fire Chief to be
infeasible, shall have two connections
with control valves to independent risers
on each floor level, with each riser being
of the size necessary to deliver the
required water supply.
3.09. For purposes of this
Division, a partial automatic fire
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sprinkler system is a system that provides
for protection of all exitways, both
vertical and horizontal, including major
aisleways leading to exits. Protection
shall be provided for any room or area
tha t opens directly into the exi tvlay by
locating one sprinkler opposite the center
of and inside any such room or area.
Partial systems shall meet the
requirements of the National Fire
Protection Association Standard 13 and the
Fire Chief.
3.10. For purposes of this
Division, an automatic fire detection
alarm system is a system that complies
with the Santa Monica Fire Department
requirements and is an approved
arrangement of smoke, rate-of-rise, fixed
tempera ture, or any other detector which
is approved for the use intended. The
system shall alert all occupants of a
building in case of fire and, when
required by the Fire Chief, notify the
Fire Department through Central station
Supervision.
3.11. For purposes of this
Division, an existing building is a
building for which a building permit has
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been issued by the Building Officer. The
requirements of 3.01, 3.02, 3.03, and 3.04
shall not apply to existing buildings.
3.12. The requirements of 3.01,
3.02, 3.05, and 3.06 shall not apply to:
(a) Hospitals as defined in
Health and safety Code section 1250.
(b) Buildings used
exclusively as open parking garages.
(c) Buildings such as power
plants, look-out towers, steeples, grain
houses, and similar structures with
noncontinuous human occupancy only when so
determined by the Fire Chief.
(d) Buildings owned by any
public agency or school district.
3.13. Prior to installation of any
automatic fire extinguishing or protection
system required by this Division, the Fire
Chief shall approve the plans and
specifications for the system.
Division 4.00. standards for
Automatic Fire Extinguishing Systems.
(a) General. Systems shall
conform to Uniform Building Code standards
No. 38-1 and to supplemental requirements
of the Fire Chief.
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(b) Alarms. Systems
supervised by an approved
receiving service. Exception.
containing less than 100 heads
provided with a propriatory or
alarm.
shall be
central
systems
may be
local
(c) Annunciation and Control.
Extinguishing systems shall include
control valves and signaling devices to
control and indicate system operation by
floors or other approved subdivisions. An
annunciator panel shall be provided in an
approved location near the principal
entrance.
(d) Fire Department Connections
and System Zones. Systems shall be
provided with Fire Department connections
at approved locations on public street
frontages. Multiple exterior connections
and system zones shall be interconnected.
(e) Approval, Acceptance Testing.
The design, plans, materials,
installation, acceptance, and periodic
tests of components and systems required
by this Section shall be approved by the
Chief and conform to current standards for
the Fire Code.
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Division. 5.00. R~quirements for
standpipe Systems. Class II standpipes
shall be provided in buildings three
stories in height in accordance with the
Building Code. Al ternate protection to
this provision may be approved by the Fire
Chief.
Division 6.00. Attic Draft stop
Requirements. All non-residential attic
and ceiling spaces formed of combustible
construction shall be divided into
horizontal areas of 1000 square feet by
draft partitions conforming to the
Building Code. Exception. In buildings
provided with automatic extinguishing
systems, the horizontal area may be
increased to 3000 square feet.
Division 7.00. Requirements for
Existing Residential structures.
7.01. On or before January 1,
1982, every dwelling unit and every guest
room in a hotel, apartment house, or
lodging house used for sleeping purposes
shall be provided with smoke detectors
located as required by section 1210(a) of
the Uniform Building Code, 1982 Edition.
The Fire Chief shall make available to the
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public an informational brochure on those
smoke detectors approved by the Fire Chief
and the proper manner of installation.
7.02. On or before January 1,
1983, every building or structure used as
a hotel, apartment house, or lodging house
wi th floors more than 30 feet above the
lowest level of Fire Department vehicle
access shall be provided with:
(a) The fire protection
system required for non-residential
buildings contained in 3.05 of Division
3.00 of Section 206(a) of the Uniform
Administrative Code, 1982 Edition.
(b) Emergency and evacuation
procedures approved by the Fire Chief
posted in each sleeping room.
7.03 On or before June 1, 1983,
every building or structure used as a
hotel, apartment house, or lodging house
wi th floors more than 55 feet above the
lowest level of Fire Department vehicle
access shall meet the requirements for
non-residential buildings contained in
3.06(b} of Division 3.00 of section 206(a)
of the Uniform Administrative Code, 1982
Edition. On or before June 30, 1986,
every building or structure used as a
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hotel, apartment house, or lodging house
with floors more than 55 feet above the
lowest level of Fire Department vehicle
access shall meet the requirements for
non-residential buildings contained in
3.06(a) of Division 3.00 of section 206(a)
of the Uniform Administrative Code, 1982
Edition.
7.04. The provisions of 7.02 and
7. 03 shall not apply to any property for
which the mortgage is insured or held by
the United states Department of Housing
and Urban Development until such time as
the ci ty Council determines such
provisions are applicable after exploring
and seeking all available federal and
state assistance to finance the
requirements of these provisions.
7.05. Notwithstanding the
provisions of 7.03, the time period to
install the required automatic fire
sprinkler system for any residential
building which contains asbestos in
ceiling materials or other areas impacted
by fire sprinkler installation shall be
extended to July I, 1987. This time
period may be further extended by
resolution of the City Council.
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. .
,
Division 8.00. Requirements for
Buildinqs Over 75 Feet. The
compartmentation or safe areas of refuge
alternative shall not be permitted as an
alternative to automatic fire sprinklers
for building wi thin the scope of Section
1807 of the Uniform Building Code, 1982
Edition.
Division
9.00.
Untreated Wood
Roofing. The use of untreated wood
shingles or untreated wood shakes for new
or replacement roofing is prohibited.
SECTION 2. Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this Ordinance, to the extent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
to affect the provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause,
or phrase of this Ordinance is for any reason held to be invalid
or unconstitutional by a decision of any court of any competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
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any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall became
effective 30 days from the date of its adoption.
APPROVED AS TO FORM:
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ROBERT M. MYERS
city Attorney
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Adopted and approved this 24th day of February, 1987.
I hereby certify that the foregoing Ordinance No. 1401(CCS)
was duly and regularly introduced at a meeting of the City
Council on the lOth day of February 1987; that the said Ordinance
was thereafter duly adopted at a meeting of the city Council on
the 24th day of February 1987 by the following council vote:
Ayes: Councilmembers:
Jennings, A. Katz, Reed, and Zane
Noes: Councilmembers:
Finkel and H. Katz
Abstain: Councilmembers:
None
Absent: Councilmembers:
Conn
ATTEST:
U<4L 11;~~
city Clerk
THE
M i k e ~ 0 n n e r OFFICE
~h
g-D
PERSONAL MANAGEMENT
WrfOfL
c..o N AJ
Hut N<<Ih CGrol Dnve
!os Angeles, CoM 90069
1213} 276-7103
February 24, 1987
Mr. Dernis Zane
Ci ty Council
City Hall
Santa Monica, Ca. 90401
Dear Dernis:
As per your request of a few weeks ago. I am enclosing a copy of a
Fire Protection Audit Survey of Ocean ~owers that was completed
on June 30, 1983.
This survey which cost Ocear. ~owers approximately $4000.00. was
done by Rolf Jensen & Associates, a highly respected firm based
in San Francisco.
I believe, Dennis, that if you stu&y this report, you will realize
just how fire-safe our bUllding really is. Please note that the
report concludes with several recommendations on page 8. The
coropaLY felt that if we fulfilled these suggestions, ihere
would acsolutely be no necessity for us to install a sprinkler
systen:.
2he following will ~ell yov how we r.ave co~plied, point by point:
A. This reco~mendation was completed in early 1985. ~e
state Fire Marshall was here and approvec of the
correction..
B. ~his wa~ not done because the State Fire Marshall SalQ
It was not necessary since we do have gypsum board
immeclately cehind the soffits.
C. We complied wi~h thlS recommendation also in early 1985.
Now wetre even [oing fu~~her in our quest for safety.
We are installing an ever, more advanced fire alarm system.
D. We arp corostai-tly tes~ing our systerrs.
~. We have cor:pleted the e~er?ency exit illumination
and a~tomatic shutoff. We also have installed a battery
pack back-up lizhtinf system, plus we discovered we
hav~ a secord utility service from the Edison Co.
r hope this helps you in Makin€, your decision as to how safe our
Type I bDildiuE is. Mea~=i~e, we raVE commisio~ed an inaustrlal
hY~enist, reco~mend~G by Cal-Osha, ~o report on the asbestos danger
in o~r buildinf. I will see that you and the o~her members of the
Co~ncil get copies of this report.
,/
~.~~
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vri /o/..r !:Cl7/:/t(
Wi~p ron-ex' I
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fFJ
FIRE PROTECTION AUDIT SURVEY
OF
OCEAN TO\~ERS
SANTA MONICA, CALIFORNIA
Prepared for:
OCEAN TOWERS HOVSING CORPORATION
201 Ocean Avenue
Santa Monlca, Callfornla 90402
Prepared by:
ROLF JENSEN & ASSOCIATES, INC.
620 Contra Costa Boulevard, SUlte 209
Pleasant Hlll, Callfornla 94523
June 30, 1983
53295
1
1
620 Contra Costa Boulevard, Suite 209, Pleasant HIli. Cahforma 94523. (415) 680-0350
Rolf Jensen & AssocIates. Ioe
OCEAN Tm-vERS
FIRE PFOTECTIO~ AUDIT SURVEY
Rolf Jensen & Associates, Inc.
Page 1 - S3295
June 30, 1983
INTRODUCTION
The Ocean Towers complex ~n Santa Monlca, Callfornla, was bUllt
~n 1972. The Dnlform BU11dlng Code, 1970 edltlon, was the gov-
ernlng code.
On August 25, 1981, the Clty of Santa Monlca adopted supple-
mental flre protectlon provlslons - Ordlnance 1217 - regulrlng
lmprovements ln the level of flre protectlon for eXlstlng bUl1d-
lngs or structures. On Aprll 12, 1983, Ordlnance 1279 was passed
by the Clty Councll to delay the date of lffi?lementatlon of some
requlrements of the 1217 ordlnance.
On May 28, 1983, the Ocean Towers Houslng Corporatlon, Katherlne
Post Hall (representatlve), retalned Rolf Jensen & ASsoclates,
Inc. to perform a flre protectlon audlt survey of the bUlldlngs,
to determlne the level of flre protectlon provlded and compare
that protectlon to Code requlrements and to good flre protectlon
practlce.
SURVEY
On June 7, 1983, the Ocean Tower facl11ty was surveyed by Peter
K. Scbontag, P.E. accompanled by Mr. James Lernihan, Chlef Engl-
neer. The drawlngs and Code documents were provlded at the time
of the survey.
Constructlon - The bUlldlng and two towers were constructed to
meet the Type I requireme~ts of the 1970 Unlform Building Code.
Primary constructlon lS relnforced concrete, concrete block,
and glass. Two-hour constructlon separates each floor and
encloses both stalrwells In each tower. One and one-half hour
rated fire doors protect all openlngs from the enclosed stalr-
wells to the corrldors. The doors have been modlfied by cuttlng
the door and fastenlng the top sect~on of the door to the door-
way, formlng a permanently closed "transom" from the upper por-
tlon of the flre door. Whlle thlS maintains the protection of
the open~nq, on a few floors a hole has been cut In the "transom"
for lnstal1at~on of an electrlcal f~xture. The holes could allow
smoke to enter the stairway.
The corrldors are construc~ed of 5j8-1nch Type X gypsum board on
both sides of 2-1/2-lnch metal studs. The corridor walls are
covered wlth vlnyl paper and the celllngs are gypsum board over
concrete. Corrldor openlngs are protected by 1-3/4-1nch sol~d
OCEA~ TOWERS
FIRE PROTECTION AUDIT SURVEY
Rolf Jensen & Associates, Inc
Page 2 - S3295
June 30, 1983
wood doors that have been recently made t~ght f~tt~ng and
equlpped wlth self-closlng hardware.
The protection prov~ded by the corrldor deslgn has been par-
tlally v~olated by the ~nstallatlon of wooden sofflts to con-
ceal retrofltted water plpes along both s~des of the corrldors
in both towers. The Unlform BUlldlng Code requlres that mate-
rlals greater than 1/28 ~nch In thlckness have a flame-spread
class~flcatlon of 25 or less (Class I). In addltlon, the
lntegrlty of the corrldor walls has been compro~lsed by open-
lngs made to run the water plpes from the corrldors ~nto the
condom~nlurn forced-alr closets. The holes In the corrldor
walls have been f11led wlth flber glass lnsulatlon; however,
thls does not restore the I-hour flre resistance ratlng. Also,
the closet walls have not been repalred where they were cut
open to ~nstall the p~pe.
Occupancy a~d EXlting - The bUlldlng was constructed and has
been malntalned to meet the ex~tlng requ~rements for an apart-
ment occupancy. The recreatlon ~avlllon was deslgned to meet
the eXlt requlrements for an assembly occu?ancy. The number
and arrangement of the eXlts appear to all meet the Code requlre-
ments and be adequate for a reasonable level of safety. An anal-
Y515 of the tower eX1tlng capablllt~es was made USlng the Natlonal
Flre Protectlon Association's Life Safety Code - 1981 (see Appen-
dix B). Utillzlng the occupancy claSSlflcatlon for eXlstlng
apartment bUlldings, the bUl1dlng meets the requlrements of the
nu~~er of eXlts, capaclty of eXlts, travel dlstance to eXlts and
smokeproof towers. Dead-end corrldors do not exceed dlstance
allowed.
Fire/Smoke Detection/Alarm - Manual flre alarm pull statlons are
located ln all pUblic corrldors of the complex. In addltlon,
smoke detectors have been lnstalled throughout all the public
corrldors. Actuatlon of a smoke detector or manual pull statlon
sounds an alarm at the constantly attended reception/secur~ty
statlon In the lobby, sounds alarm bells 1n the publ~c corr1dors,
and the floor from which the alarm 15 ~nit~ated ~s annunc~ated
on a panel at the complex entrance. Reportedly, the system also
actuates the smokeproof tower fans.
Durlng the survey, lt was noted that some of the c~rcuits In the
flre alarm system panel have been apparently removed from opera-
tlonal service by install~ng a nJu~per" across the Clrcult. Th1S
reportedly was done Slnce problems In those circuits could not be
located and corrected. Records of tests and repairs to the system
were not reviewed since the alarm systems reportedly are not be~ng
tested on a regular bas~s.
OCEA~ TOW:LRS
FIRE PROTECTION AuDIT SCRV~Y
Rolf Jensen & ASSOcIates, Inc.
Page 3 - 53295
June 30, 1983
In addltlon to the bUlld~~g alarm system, smoke detectors have
been lnstalled In the elevator lobb~es to recall elevators, and
lndlv~dual smoke detectors have been ~nstalled In the hallway
of each un~t sleeplng area.
Flre 5uppress~on Systems - Complete automatlc sprlnkler protec-
tlon lS provlded throughout the flrst level of the park1ng
garage (below grouno level). Spr1nklers are also lnstalled in
the trash chutes on every other floor, as well as in the trash
chute d~scharge roo~s.
A wet standplpe for flre department use (egu~pped wlth 2-1/2-
lnch hose) lS located ln each stalrwell. Occupant-use hose
cablnets wlth l-1/2-1nch hose are provlded in each corrldor.
Portable flre extlngu1shers are also prov1ded throughout the
bUllthng.
The park2ng garage spr2nkler system and the standplpe systems
are supplled by an autonatlc-startlng, 1,500 gpm at 150 PS1,
electrlc flre pump. The flre pump automatlcally starts on a
drop 1n water pressure ma1ntalned by an electrlc jockey pump.
The flre department connectlons are prov1ded for the f1re water
system.
Access for Flr€ Flght~ng ~ Access for fire f1ght1ng 15 somewhat
Ilffilted due to the fact that the two towers are constructed
above the three-story parklng garage. The setback of the towers
on top of the two above-ground levels of parking garage somewhat
restrlcts the access to the towers from the front of the cOMplex.
Access to the Slees and rear of the towers 1S available from
the streets on elther slde of the complex and the narrow alley
that runs beh1nd the conplex. Access to the tower stalrwells
reqUlres the use or the outslde sta~rs to reach the roof of the
parklng garage structure.
~peratlons/Smoke Control - ReSldents and securlty staff have
been provided wlth ~nstructlons out11n1ng the proper actlons
to take ~n case a flre 1S d1scovered or reported. Formal fire
evacuation drills have not been implemented. Since each con-
dom1nium unlt ~n the bU1ld~ng has its own a~r-handling un1t,
and the smoke sta~r ~s equlpped w1th automatic ventilatlon,
only the COrrlGor on each floor has no way to remove smoke.
However, s~nce the corr~dors do not have an exhaust duct,
1nstallatlon of a smoke removal system would be difficult and
not pract1cal.
OCEAN TOWERS
FIRE PROTECTION AUDIT SURVEY
Rolf Jensen & AssocIates. Inc.
Page 4 - S3295
June 30, 19 8 3
ANl\.LYSIS
In 1975, the State F1re Marshal's Off~ce developed f~re safety
regulat~ons for ex~st~ng hlgh-rlse bUl1dlngs. These were orlg-
lnally detalled In Tltle 19 of the Callfornla Admlnlstratlve
Codes. The orlg1nal regulatlons allowed e~ther compartmenta-
tlon of each floor or lnstallatlon of sprlnklers. The regula-
tlons were rev~sed wlth an effectlve date of Aprl1 26, 1976,
and eventually moved to Tltle 24 of the Callforn1a Admln1stra-
tlve Code. These regulatlons were developed to provlde a rea-
sonable level of llfe safety In eXlst1ng high-rlse bUlldlngs
and were the result of a consensus of flre protectlon englneers
and flre serVlce personnel.
A Code Summary (see Appendlx A) was prepared comparlng the
requlrements of Part 2, Tltle 24, of the CallforDla AdrnlDlstra-
tlve Code; Santa Monlca Ordlnance 1217; a proposed Appendlx
to the 1984 Unlform BUlldlng Code; and the eXlstlng condltlons
ln the Ocean Avenue Towers.
The bUlldlng wl11 meet the flre safety requlrements of Tlt1e 24
of the Callfornla Admlnlstratlve Code applYlng to eXlstlng hlgh-
rlse bUl1dings (Items 1 through 13) as soon as certaln walnte-
nance recommendatlons are co~pleted. In addltlon, Ocean Towers
elther meets or plans to meet eleven other ltems requlred by
the Unlform BUlld1ng Code'or Santa Mon1ca Ord~nance 1217
(Items 14 through 20, 23, 25, and 26). The bUl1dlng also
will be meetlng all nineteen items proposed for the 1984 Unl-
form BUlldlng Code, Appendlx 1, as well as lterns that are under
study for poss1ble addlt~on to the proposed Appendlx.
In dealing w1th the questlon of 11fe safety in eXlsting rnultl-
story bUlldings, there are two general approaches that can be
taken after provlslon of some baS1C requirements. One 1S com-
partmentation to prevent occupants from belng exposed to heat
and smoke from another floor and to allow them to eScape safely
from heat or smoke on thelr floor. The other approach lS to
provlde automatic sprlnkler protectlon, in 11eu of a hlgh degree
of compartmentatlon, so that a flre wlll be controlled or extln-
gUlshed, thereby protectlng the occupants of the bUl1dlng.
Whlle sprlnkler protectlon provides a hlgh degree of fire and
I1fe safety, it 1S expenS1ve to lnstall retroact1vely. Since
the building was constructed of fire-resistive and noncombus-
tible materials and provides a good degree of compartmentation,
the installation of sprlnkler protection 1S not justifled due
to the hlgh cost. This cost cannot be offset by deletlng other
protection as it lS already 1nsta11ed In the bUlldlng.
OCEAN TOV-lERS
FIRE PROTECTIO~ AUDIT SURVEY
Rolf Jensen & AssocIates, Inc
Page 5 - 53295
June 30, 1983
Once the ma~ntenance recommendat~ons have been compl~ed w~th,
the ex~stlng bu~1dlng des~gn wl11 provlde a protected means
of egress through the corridor to two dlfferent eXlt sta~rs,
one of WhlCh ~s des~gned to remalD smoke free. A bU1ld~ng
fire alarm system 1S provlded to warn occupants of a flre,
along wlth automat1c detect10n and alarm if smoke starts to
inf1ltrate any corr1dor. The add1tion of self-closlng deVlces
to the corrldor doors el1ffilnates the chance that an occupant
can leave a door open whlle escaplng a flre and therefore cut
off other occupants'escape route. The installation of s~ngle
statlon smoke detectors 1n each unit provldes the occupants of
that unlt an early warnlng 1f a flre occurs 1n that particular
unlt. ThlS affords them the opportunity to escape before they
could become trapped In the unit.
There are two items required by the Santa Monica Ordinance that
we feel are not ]ustlfled. These items are 22 and 25, required
by Sectlon 3.06(a) of the Santa Monica Ordlnance. Item 22 calls
for the provlsion of partial sprinkler protection and Item 25
calls for complete bU21d~ng flre detection.
The usual ratlonale for 1nstall1ng sprlnkler protectLon In
corrldors is to protect the access to the means of egress for
occupants and prevent the flre from spreadlng throughout the
floor. It 1S usually employed where corr1dor separatlon and
corr2dor open1ng protection are substandard. Slnce the corrl-
dors ~n the tower bu~ldlngs are of I-hour rated constructlon,
the openlngs are protected by SOlld wood doors with a 20-ml~ute
or better flre res1stance, and self-closers have been installed
to preclude the chance of a door be1ng left open, we feel the
occupant access to the stalrwells 1S well protected and there
is adequate compartmentation to prevent the spread of fire
from one unit to the corridor. In additlon, partlal sprlnkler
systems do not have a very good record of belng effective.
As pointed out 1n the National F1re Protection Associat~on's
F1re Protect~on Handbook, F~fteenth Edltion, "reliance cannot
be placed on such partial spr1nklers to prevent the spread of
flre when the flre orig1nates 10 an unsprinklered area, except
in unusual cases. NFPA f1re records contaln many case histories
where such part~al systems have been overtaxed by flIes orlg2-
nating in such unsprinklered portlons." Corrldor sprinklers are
not required by Title 24 of the Cal1forn1a Administrat2ve Code.
The mandatory requ~rement of the 1nstallation of corridor sprln-
klers has been d2scussed at several meetings of the Fire and
Life Safety CO~~lttee of the ICBOo ThlS Comm1ttee is respon-
s~ble for recommendlng changes to the Unlforrn BU11d1ng Code.
At each meet~ng, the proposed requ1rement for corr1dor spr1nklers
was defeated.
OCEl\.N Tm.,ERS
FIRE PROTECTIO~ AUDIT SURVEY
Rolf Jensen & Associates, Inc.
Page 6 - 53295
June 30, 1983
The ratlonale for the lnstallatlon of a complete flre detectlon
system is to provlde the occupants of the bUlldlng wlth a warnlng
that a flre has occurred so they may evacuate the bUlldlng and
notlfy the flTe department. Most eXlstlng bUl1dlngs rely on the
dlscovery of flre by an occupant and the manual operation of the
flre alarm system to achleve thlS purpose. Ocean Towers has
taken an addltlonal step and lDstalled smoke detectors In the
corrldors of the bUlldlng. ThlS smoke detectlon system wlll
detect smoke from a flre In a unlt If lt starts to lnflltrate the
corrldor, thereby soundlng the flre alarw to warn the occupants
and alert the staff to notlfy the f1.re department. (The smoke
detector In each unlt protects the occupants of this un~t and
may alert occupants In other parts of the floor to a f~re, ~f
there lS no one OccuPYlng the unlt.) Extenslon of the corrldor
detectlon system into the apartment unlts, by adding heat detec-
tors, mlght decrease the time between the start of the f1.re and
the soundlng of the bUl1dlng flre alarm. Howevert Slnce the
corrldor smoke detectlon system wll1 prov1.de plenty of warnlng
to occupants to evacuate the floor before the corrldor could
become unusable, the lncrease In llfe safety is ffilnimal. Com-
plete bUlld1ng f~re detect1.on 1S not requlred by Tlt!e 24 of
the Callfornla Admlnlstrat1ve Code and 1S not being conSldered
as an addltlon to the proposed Appendlx to the Unlform BUllding
Code.
In summary, the two items requlred by the Santa Mon1.ca Ordlnance
ask for costly 1.mprovements WhlCh are not ]ustifled by the Sllght
lncrease 1n Ilfe safety that they would provlde to the occupa~ts
of the bUlldlng. They are also 1.n excess of the requlrements
for a Type I bU1.1dlng by other retroact1ve codes. If it is deter-
ffilned by the bU1.lding owners that additlonal protectlon beyond
that already contemplated is to be ~nstalled, then complete sprln-
kler protectlon throughout both towers would be a more cost-effec-
tive course of actlon. It would provide greater safety and prop-
erty protection than the partlal spr1nklers and detect1.on mandated
by the Santa Mon1.ca Ord1.nance.
The bU11d1.ng has a V01.ce CO~~Un1.Catlon or paglng system WhlCh
should be incorporated lnto any emergency plan. Complete evacua-
tlon of a well-constructed and maintalned bU1.ldlng 1.S undes1.rable
during a fire. The VOlce corr~unlcat1.0n system should be used to
direct the occupants to rema1.n ~n thelr apartments, except for
the occupants of the floor on WhlCh the fire 1S reported and the
floor irr@ed1ately above. Because of the building constructlon,
occupants on lower floors and on floors well above the fire are
well protected. In any case, full evacuation of the bU11dlng lS
OCEA~ TOh'ERS
FIPE PROTECTION AUDIT SURVEY
Rolf Jensen & Assoeiates, Inc.
Page. 7 - S3295
June 301 1983
~mpract1cal due to the length of t1me lt takes to completely
empty the bUllding. Also, full evacuat~on hampers f1re flghting
efforts by clogglng the eXlt sta1rwells and delays flre f~ghtlng
efforts.
There reportedly have been dlScussions on the best course of action
to take to prov1de "emergency power" for the complex. The Santa
Monlca Ordlnance requlres back-up power for the eXlt lllumlnat10n
that 15 to be lnstalled and we concur w~th thlS requirement. ThlS
can be provlded by a battery system, and back-up power to the fire
alarm system should also be provlded by batterles. Provls1on of
battery back-up power for the eX1t lllum1nat1on system and alarm
system wlll give a reasonable level of protection to the occupants
of the bU1ldlng. If the bUlldlng ownersh1p desires electrlc opera-
tlon of elevators for convenlence dur~ng electrlcal power lnterrup-
tions, they could elect to purchase and lnstall an emergency gener-
ator. If thlS were done, then the same emergency generator could
be used to provlde back-up power to the exit lllum~nat1on and fire
alarm systems instead of batteries. There is no need to prov~de
emergency power for the electrlc fire pump Slnce the bU1ldlng 15
prov1ded wlth connectlons for the flre department to pump lUtO the
bUlldlng system, ~f the electrlc flre pump lS not operatlonal.
CONCLUSIONS
To provlde and m3lntaln a reasonable level of safety for the occu-
pants of the complex, It lS lmportant that the recommendatlons in
the followlng portlon of th~s report be compIled wlth.
After this has been accompl1shed, lnclud~ng a maintenance program,
the City of Santa Monlca should be asked to find that compliance
with Sectlon 3.06(a) of the Santa Monica Ordlnance 1217 ~s not
requ~red, Slnce an acceptable level of l~fe safety 15 provided
w~th1n the bUllding. The ]ustlflcatlon for this would be that
the bUlld~ng meets all of the requlrements of Title 24 of the
Callfornla Adm~nlstratlve Code applYlng to existlng hlgh-rise
bUlldlngs, along wlth meetlng the Unlform Buildlng Code requlre-
ments ~n eXlstence at the t1me the bUllding was constructed. All
of the other requ1rements of Ordlnance 1217 wlll also have been
met.
OCEAN To\>;ERS
FIRE PROTECTION AUDIT SURVEY
Rolf Jensen & Associates. Inc.
Page 8 - 53295
June 30, 1983
RECOHMENDATIONS
Item
A
All penetratlons of the corrldor walls should be
patched or repalred w~th materlal havlng a I-hour
flre reSistance. In addltion, the small penetra-
tions above some of the stairwell fire doors should
be patched with material providing a I-1/2-hour
fire resistance.
B
The exposed wood in the corridor soffits should be
replaced with gypsum wallboard or some other mate-
rial with a Class I rating (flame spread of 25 or
Ie 5 S) .
c
The fire alarm system, includlng all s~oke detectors
and pull stations, should be completely tested. Any
components or circults not found to be operating as
designed should be repaired or replaced.
D
A program should be established to inspect and test
all fire alarm and fire suppression systems and
they should be properly ~alntalned. (See AppendiX C
for Fire protec~ion Systems Inspection Guide.)
Emergency eXit illumination and automatic shutoff
of heating, ventilat~ng, and cooling systems by the
flre alarm system, as regulred by Santa Monica Ord~-
nance 1217 should be co~pleted as planned. In addl-
tlon, an emergency power source should be provlded
for the emergency Iight~ng and all flre alarm systems.
(See 7.02(f), 7.02(g}, and 7.03(b) of Appendix D for
details.)
E
Prepared by:
-4 ji~~ / (; j2---1
<-~Vvl ./J;GL,/)
Peter K. Schontag, P.E. ~
Rev).ewed by:
6-36-93
Date
i/} );) /) /__
~.~ }~~ (,,~I/./!77
~/R. Qu,ter, P.E.
c./~Q /83
Date
Rolf Jensen & Associates, Inc.
APPENDIX A
CODE SUI-'lt1ARY
j
Item
j 12
Rolf Jensen & Associates, Inc.
Page A-I
Descr~pt~on
State Bu~ld~ng Code
(Part 2, T~t1e 24,
C.A.C. )
CODE SU~lHARY
Santa Mon~ca
;H217
lU.A.C. 206)
Un~fo~ au~1d~ng Code
(Proposed 1984
Appendlx, Chapter I)
Ex::tstl.ng
Cond~tlons
1
M~n~murn construc-
t~on (corr~dors) 2-1735 (a) U.B.C. 106(0.)15 provl.ded*
Two means of egress ProvJ.ded by 2
from each floor 2-1736 (a) Not requJ.red 106(0.)14 remote stalrwells
(ex::tts not locked) 2-1736{d) ( 7.02{a)) 106(0.)10 (no locked ex~ts)
(O.OSd) )
Protectl.Qn of
vertlcal shafts 2-1737 7.02(a) lO6(a)6 Provl.ded*
(3.05b) 10G{a}7
2
3
4
F~re warnlng system
(annunc~at~on, F.D.
not~flcatlon, detec-
tlon system & sprlnk- 2-1738
ler superV~51.0n,
~anual stat~ons)
7.02(a)
(3.050.)
106(0.)4
ProvJ.ded'"
(Detectlon In
corrldors only)
5
Occupant vo~ce notl-
flcat~on (publlc
areas) 2-1739
Not requ1.red
106 (a) 5
Provlded
6
Fire department com-
ffiunlco.tlon (or
rad1os) 2-1740
Not requlred
106(0.)2
F1.re department
rad1.os
7
Interlor eX1.tway
f1.n1.sn (f2re retar-
dant f2nlsh) 2-1741
U.B.C.
l06(a)l9
Wood soff1.ts*
8
Ventllat10n (w1ndows) 2-1742
Not requlred
Not requ1red
Provlded
9
HVAC shutdown (smoke
control system)
2-1743
7.03
(3.06b)
l06(a)8
~~
Prov1ded
10
senS1ng devlces
(elevator recall)
2-1744
Not requlred
l06(a)9
11
2-1745
V.B.C.
106(a)22
106(a)23
prov1.ded
EX1t s~gns
Automatlc spr1nkler
systems throughout
bU1ld1ng (see ~ote)
2-1746
Not requ1.red
for Type I
bU.lld.lngs
Not requ1red
for Type I
bUJ.ldlngs
106(a)1
Not requ1red
for Type I
bU11dmgs
Type I bU.lld.lng
13
Corr1.dor openlngs
(1-3/4-.ln. wood
doors)
2-1747 (b)
7.02(0.)
(3.aSb)
106(0.)16
prov.lded
* See Recommendatlons for repaJ.r or IDa.lntenance ltems.
(NOTE: If Item 12 prov1ded, certa1n other ltems are not requ.lred or requirements are reduced.
Item
Descr~pt~on
14
S1.ngle-stat~on
smoke detectors
15 Sta~r shaft ventl-
lat~on
(Elevator shaft)
16
Postlng of eleva-
tors - not for
evacuatlon
17
Self-clos~ng
dev~ces, corrl-
dar doors
18
Dead-end corrldors
not to exceed
35 ft.
19
EXlt llluw~nat~on
(wlth back-up power)
20
Emergency plannlng
(and plan postlng)
21
Flre drlll
22
Spr~nkler protec-
tlon 1n corrldors
(I head on room
slde of open~ngs)
State Bu~ldlng Code
(Part 2, T~tle 24,
C. A. C. )
No,- req~.lJ..red
Not requ1.red
Not requlred
Not requlred
Not regulred
Not requl.red
Not requlred
Not requ~red
Not requ1.red
Rolf Jensen & AS8ociates,lnc
Page A-2
COZlE SUY...'1ARY (C0nt~nued)
Santa l':!onlca
'it1217
(U.A.C. 206)
7.01
Not requlred
Not reqUJ.red
7.02(a)
(3.05b)
D.B.C.
(20 ft.}
7.02(a)
(3.0Se)
7.02{b)
(posted 1.n
51eep.lng roo:ns)
Not requl.red
7.03
(3. D&a)
Un~form Bu~ldLng Code
(proposed 1984
_ A;?pend.l.x, Chapter 1)
l06{a)3
106 (a) 11
106(a)12
l06{a) 13
106 (a)l7
l06{a)18
l06{a}20
106(a)21
Under study
Not required
Not requ.1.red
EX.1.st.l.ng
Cond1.t1.ons
Prov1.ded
Prov.1.ded
(1 sta1.r smoke-
proof/l staJ..r
w1.th vent)
(shaft vented)
Provl.ded
ProV.l.dea
Met -
0."'<
To be
prov1ded
Part provlded -
posted l.n corr
dors (sleep1.ng
room postl.ng
pendJ.ut])~ )
Not prov.lded
~I ~ 'k-~
Not prov.1.ded
Item
Descr~pt~on
23
Sta~rwell pres-
sur~zat~on
24
Elevator lobby
separatlon
25 Autonatlc flr€
detectl.on alarm
system
I
I
I
\.
I
26
Floor ;1;]mber
s~gns
Rolf Jensen & Associates, Inc.
Page A- 3
CODE SU~1ARY (Cont~nued)
State BUlldlng Code
(Part 2, Tlt1e 24,
C.A.C.)
Not requ~red
Not requlred
Not requlred
Not requlred
Santa Monlca
*1217
(V.A.C. 206}
V.B.C.
o sta:U"well)
Not requlred
7.03
(3.06a)
7.02{a}
(3.05c)
Unlform BULldl.ng Code
(Proposed 1984
Appendlx, Chapter l}
Not requlred
Not requl.red
~jot required
Not requlred
EXl.stl.ng
Condltlons
1 stalr pro-
vlded as srook
proof ...
Not provlded
Prov:tded In
corrl.dors
proV.lded
I
!
i
Rolf Jensen & Associates, Ine
APPENDIX B
EXIT C.~CULATIONS
J
EXIT CALCULATIONS
Page B-1
GROSS AREAS;
13,560
BUILDING:
Ocean TOv:ers
FLOOR:
Tower
TOTAL:
13,560
OCCUP. CLASSIFICATION:
Apartment - ex~st~n9
(200)
REQ. EXIT
CAPACITY:
TOTAL:
PROVIDED:
68
68
300
J
J
EXIT 1.0. TYPE UNITS CAPACITY RE.'1ARKS
tI) North StaJ.r 2 150 Smoke proof tower
8
1-4 East Stal.r 2 150
x -
til
~
OJ
:s -
1-4
0(
>
0(
EXIT 1.0. I CORRIDOR LG. ROOM LG.!cORR.+RM. REMARKS
~ North 54 32 B6 Less than 150 feet
(J
:i! East 50 30 80 " " " It
f<itJ)
U)E-o
l-l ......
QX -
~
~o
~8
~
8
. ROOM 1.0. OCCUPA.~CY SIZE ,NO. EXITS ! REMARKS
t
. GVTI' - etc :1 ? rpCT""""Or'!
()l Recn",atl.on
In -
U)o
~o
80
~~
p:;
r.a
i3
COMP~;;MENT AREA LE:NGTH WInTH ~_.~. ~_...
en Not applicable
t
~~
~~
~
0 ~
(J
CORRIDOR REMARKS
T.n T
o~ North 20 ft. Under 35 fp.et . "
~8 Rric::r 14 ft- " II II
0...... -
<~
~o
cu
~ -
----~-~ ~ - '- .. - -
. .
Rolf Jensen & Associates, Inc.
APPENDIX C
FIRE PROTECTION SYSTEMS INSPECTION GUIDE
I
I
J
j
Rolf Jensen & Associates. Inc.
Page C-l
FIRE PROTECTION SYSTEMS INSPECTION GUIDE
I. I~spectlons To Be Done Each Month:
A. Inspect all hand flre ext~ngu~shers and hose stat~ons
for accesslbl11ty, mlsslng unlts, general condltlon
and check ext~ngulsher seals.
B. Check all flre protectlon water system valves includ-
lng post lndicator valves, spr~nkler control valves,
flre p~~p and water supply valves. If valve is closed,
lnvestlgate reason for unauthorlzed valve closlng and
return valve to normal posltlon.
C. Test sprlnkler system alarms. Open "1nspectors' test"
connectlon at extremlty of systems and record elapsed
time untll alarn sounds.
D. Check flre alarm system from central control panel for
contlnulty of ewergency power supply and electrlc super-
VlSlon. Verlfy the system's abillty to transmit through
VarlOUS fault condltions. Test system by actuatlng 1/12
of the manual stations and an automatlc detector on each
clrcult. One test all each Clrcult should ring through
the alarm or notlflcatlon system.
NOTE: Items C and D may be done every other month or quar-
terly Slllce the systems are superv~sed.
E. Test electrlc flre pump. Automatically start the pu~p
by dropplng pressure. Record suction and d~scharge
pressures. Check for leaks and overheatlng.
II. !nspectlons To Be Done Each Year:
A. Examlne and/or recharge all f~re extlngulshers. Each
Ulllt must have a tag showlng date of annual serv~ce and
ln~tlals of serVlcer. Welgh CO2 extinguishers and actl-
vatlng cartrldges ~n dry powder extinguishers; lDspect
dry powder extingulshers for agent level and powder con-
tamlnation or caking (must be done by state licensed
person) .
B. Flow test all automatic sprlnkler systems. Perform
maintenance on valve per manufacturer's recom~endatlons.
(Keep record for one year.)
J
]
..
Rolf Jensen & Associates. Inc.
Page C-2
FIRE ?ROTECTION SYSTEMS INSPECTIO~ GUIDE (Contlnued)
C. Check to assure spare sprlnkler heads are avallable.
D. Test flre pump at full flow.
III.
Inspec~~on Freque~cy Will Vary and Should Be Done as Requlred
A. Hydrostatlc test all flre extlngulsher shells at lntervals
as requlred by NFPA Pamphlet lOA. (Tag showlng hydrostatic
test date and test pressure must be attached to the extln-
gUlsher. )
B. Operate all f1re protectlon system valves. Fully close
each valve, then open full and back off one-quarter turn.
Flush all flre systems. Check self-dralnlng features.
Lubrlcate hose threads wlth graphlte and replace thread
protectors hand tlght.
C. Check all fire protectlon system pressure gauges wlth
master gauge. Recal~brate or replace lf devlatlon of
more than 5% 1S noted.
IV. Gene ral
A system should be establlshed whereby approprlate measures
are taken to correct defects and undeslrable condltlons
dlscovered through the malntenance, inspectlon, and testlng
program. Detalled records should be made of all lnspectlon
and malntenance actlv~ties. The records should be retained
on f~le for per~odlc reVlew by authorlzed representatlves
or the Clty and lnsurance companles.