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SR-700-002 . , '.! " ?t?o- Ot:J2- CA:RMM:rmd426bjhpca City Council Meeting 2-24-87 Santa Monica, California Y-l> fEB 2 4 19&7 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 y-]) FEB 24 198] , 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 - 1 - 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: - 2 - 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. - 3 - 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 - 4 - 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 - 5 - 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. - 6 - 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 - 7 - 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 - 8 - 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 - 9 - 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. - 10 - (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. - 11 - 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 - 12 - 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 - 13 - 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. - 14 - . . , 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 - 15 - 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: n ........f"-"7 :-1- :~ ~ ~ ....... --...... I ,.........-....--- ------- ... ( f ' -' ROBERT M. MYERS city Attorney - 16 - ~ 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. ,/ ~.~~ !..... 1 . vri /o/..r !:Cl7/:/t( Wi~p ron-ex' I _ "_"""~ v _" :~1C/ gs 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.