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SR-062679-8BSanta Monica, California June 16, 1979 T0: Mayor and City Staff F'RONI: City At++®orney JuN z s x979 SUBJECT: SANTA MONICA BUILDING CODE -- COVERED MALL BUILDING REGULATIONS Introduction This report transmits for reintroduction and first reading the awtached ordinance which provides for incorporation by reference of Uniform Building Code Appendix 11 "Covered Ma11 Buildings" as modified by the Santa Monica Building and Safety Commission March 13, 1978 and May 16, 1979, into Section 8103 of the Santa Monica Municipal Code. Background On March 13, 1978, after several hearings -the Santa Monica Building and Safety Commission voted to adopt a document entitled Uniform Building Code Appendix 11 "Covered Mall Buildings" with certain modifications as the appropriate regulation governing design safety standards for covered mall buildings. On April 25, 1978, the City Council unanimously approved the recommendation of the Building Safety Commission and directed that the City Attorney prepare an appropriate ordinance. On November 28, 1978, the City Council introduced and approved unanimously on first reading the appropriate ordinance. Subsequently, the developers requested reconsideration of certain design and fire safety standards based on changes to the project that had occurred in U J U N 2 g x979 the interim time. On May 15, 1979, the Santa Monica Building and Safety Commission voted for several modifications to their original action of March 13, 1978. These are nova incorporated in the draft document presented for adoption. These changes related to revisions of standpipe coverages, and smoke removal system for the Mall; and details of the parking-mall separations. The attached ordinance accomplishes the result desired by the Council and the Commission by adopting the document approved by the Commission March 13, 1978 and May lb, 1979 into the Santa Monica Building Code, Section 8103 of the Municipal Code. A copy of the original staff report on the prior ordinance is attached. Alternatives None applicable. Recommendation It is -respectfully recommended that the City Council adopt the attached ordinance for reintroduction and first reading. Prepared by: Richard L. Knickerbocker, City Attorney Stephen Shane Sark, Assistant City Attorney T~Iilliam-Rome, Building Officer CA RLk:SSS:dd.- Council MeetinL 06-26-79 Santa Monica California ORDINANCE rao. 1129(ccs) (City Council Series) AN ORDIIQADICE QF THE CITY COUNCIL OF THE CITY OF SANTA MONICA IN- CORPORATING UNIFORP4 BUSINESS CODE APPENDIX CHAPTER hl, COVERED MALL BUILDINGS, AS MODIFIED A1ARCiI 13, 1978, APID P+IAY 16, 1979, BY THE SANTA MONICA BUILDING AND SAFETY COMMISSION, INTO SECTION 8103 OF THE SANTA MOPIICA bSUNICIPAL CODE. ?aHEREAS, Section 8103 of the Santa Monica Municipal Code adopts certain documents entitled "Uniform Building Code, 1979 Edition" atd "Uniform Building Code Standards, 1976 Edition", adopted by the International Conference of Business officials, together with amendments, deletions or modifications thereto,. as the Santa r4onica "BUilding.Code"; and WHEREAS, the Building ahd Safety Commission of. the City of Santa Monica, on March 13; 1978, and May 16, 1979, approved a document proposed as Appendix Chapter 11 to the 1976 Uniform Building Code, as modified, as an equivalent design safety standard to the Uniform Building Code governing covered mall buildings, the City Council of the City of Santa Monica ordains as follows: SECTION 1. Section 8103 of the Santa Monica Municipal Code is amended to .read as follows: "Those certain documents entitled."Uniform Building Code; 1976 Editioh", and "Uniform Building Code Standards, 1976 Edition", adopted by the International Conference of Building Officials, together with that certain document entitled "Draft Uniform Building Code Appendix Chapter 11, Covered Mall Buildings", as modified CA T_~2LK:S5S:dd Council Meetinc" 06-26-79 (Covered *~iall G_linance) by the Santa P'ionca Building and Safefy Commission on March. l3, 1978, and I.1ay 16, 19.79, .are. hereby adopted as amended, deleted or modified therein,, as the Building Code of the City of Santa plonica, and shall be referred to, together with such amend- merits, deletions or modifications thereto, as the '"Building Code". SECTION 2. Any provisions of the Santa Monica Municipal Code, or appendices thereto. inconsistent herewith, to the extent of such inconsistencies and no further are, hereby repealed or modified to that extent. necessary to effect 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 competent jurisdiction, such decision shall not affect the validity of the remaining portions of the 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 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 fifteen (:15) days after its adoption. The ordinance shall become effective after thirty (:3 Q)_ days ..from its adoption.. -2_ 'CA RL.?.:SSS:dd Council P4eetine '6-26-79 (Covered Mall O,~iinance) ADOPTED and APPROVED this 10th day of Jules, 1979. MAYOR ATTEST: ~s ~r~~ 1,ei? _ ~ Lit S'--~'- ~' CITY .CLERK v APPROVED AS TO FORM: `~f~~ RICHARD L^: TIICKERBOCKER~ CITY ATTORNEY ADOPTED AND APPROVED THIS 10th DAY OF July 1979. MAYOR I HEREBY CERTIFY THAT THE ~`~0, 112 , WAS DULY AND REGULARL THE CITY COUNCIL ON THE 26th DAY THE SAID ORDINANCE WAS THEREAFTER OF THE CITY COUNCIL ON THE .10th BY THE FOLLOWING COUNCIL VOTE: AYES iVOES ABSENT: FOREGOING ORDINANCE, Y INTRODUCED AT A MEETING OF pF June , 1979 THAT DULY ADOPTED AT A MEETING _DAY OF July , 1979 COUNCILMEMBERS: Bambrick, Jennings, Reed, Scott, Swink, Yannatta, van den Steenhoven COUNCILMEMBERS:-None CDUNCILMEMBERS; None -ATTEST: ~G~L~..~ Y CLERK Santa Monica, California, April 17, 1978 UPDATED June 16, 1979 T0: Mayor and City Council FROM: City Staff SUBJECT: Ordinance adopting an Appendix Chapter to the Santa Monica Building Gode for regulation of Covered Ma11 Buildings Introduction This report transmits a Building & Safety Commission recom- mendation to adopt a special appendix chapter to the present Santa Monica Building Code to regulate certain design features of the Santa Monica Piace shopping center project. Background In February 1978 the design-development team for the Ma11 project submitted a formal request to the Building & Safety Commission to authorize use of a proposed Uniform Building Code design standard for Covered Ma11 Buildings (Appendix Chapter 11) for the project. This proposed standard was developed over the past two years by an International Conference of Building Officials (ICBO) ad-hoc com- mitee of officials and industry to address certain fire safety problems presented by Mall concept buildings. Briefly, the proposed ICBO standard allows more design flexibility in certain features, (e.g. open stairs and shop fronts) than the present Uniform Building Code when certain other fire protection features are included in the design (e.g. fire sprinkler and smoke removal systems). At Santa Monica, California, June 16, 1979 Page 2 this date, the proposed standard has been recommended for approval by the ICBO code changes committee but it has not yet been acted upon by the general membership and is not now a final published part of the code. The Building & Safety Commission held hearings on the request and on March 13, 1978 and May 16, 1979 voted to approve the alterna- tive standard as equivalent safety to the Uniform Gode with certain modifications and clarifications included that were developed from concerns of the Fire Marshal7_ and Building Officer and acceptable to the design-development team. An attorney°s office opinion February 27, 1978 recommended that upon resolution of the factual safety issues by the Commission, the modified standard should be adopted by ordinance to increase the force and effect of its provisions, The draft Appendix Chapter 11 presented herewith has been modified as indicated to incorporate the changes and requirements adopted by the Building & Safety Commission March 7.3, 1978 and May 16, 1979 and is ready for adoption by reference into the Municipal Code. Briefly, the modifications clarify and further detail the requirements for design and testing of the combined mall A/C and smoke removal system; and for the fire department standpipe system connections. Changes have also been made in the minimum required exit. travel distance {75' to 65') and in the minimum area specified for a single exit (1500 to lOCO sq. ft.). Santa Monica, California, June 16, 1979 Page 3 Alternative Solutions Alternatives open to Council on this item basically are: 1. irect the City Attorney to prepare an ordinance adopting t alternative e tandard discussed above. s ~ail1 permit the design of the project to s planned with definite agreed alternat' guidelines to regulate its fire s ores and concerns. -- DONE 11-28-78 -- 2. ect the proposed alternative standard concept require design Building Code design cone ject to conform Mall presented to date to orm restrict the the detailed design of the project further. -- NOT APPLICABLE - 3. the detail hearings on the complex issues involved and d _.----- alternative standard. -- NOT APPLICABLE -- Recommendation Since all the fire safety concerns and issues raised by the alternative standard have been resolved by the appropriate appeals Commission; and as the Mall project is being developed under city sponsorship, staff recommends that the City Attorney be instructed to prepare an ordinance amending the Santa Monica Municipal Code to incorporate the alternative design standards for covered mall buildings as discussed above into the Santa Monica Building Code. -- DONE 1I-28-78 -- Prepared by: W. D. Rome This al 6aI3R: bat i _ _ --- - _-1-- --- --- General ' Sec. 710. (a) Purpose. The purpose of this chapter is to establish minimum standards of safety for the construction and i use of covered mall buildings having not more than three levels. i (b) Scope. The provisions of this chapter shall apply to buildings or structures defined herein as covered mall bindings. i EXCEPTION: The following uses need not comply with the ~~ provisions of this chapter: i 1. Terminals for transportation facilities. 2. Foyers and lobbies of hotel, apartment and office buildings. 3. Buildings need not comply with [he provisions of this chapter , when they comply totally with all other applicable provisions of this code. ~ (c) Definition. For the purpose of this chapter, certain terms are defined as follows: COVERED MALL BUILDING is a single building enclosing a number of tenants andoccupancies such as retail stores, drinking and dining establishments, entertainment and amusement facilities, offices and other similar uses wherein two or more. tenants have a main entrance into one or more malls. ANCHOR STORE is an exterior perimeter department store or major merchandising center having direct access to a mall but having all required exits independent of a mall. . -GROSS LEASABLE AREA isthe total floor area designed for _ tenant occupancy and exclusive use. The azea of tenant occu- pancy is measured from the center lines of joint partitions to the ! outside of the tenant walls. All tenant areas, including areas used for storage, shalt be included in calculating gross leasable area. MALL is a roofed or covered common pedestrian area within a covered mall building which serves as access for two or more tenants and may have three levels that are open to each other. OCCUPANT LOADis the total number of persons that may j occupy a building or portion thereof at any one time. (d) Applicability of Other Provisions. Except as specifically re- quired by this chapter, covered matt buildings shall meet all ap- j plicable provisions of this code. i Types of Construction and Required Yards for Unlimited Area ~ ~,e Sec. 711. (a).Type of Construction. One- and two-levet malls 1 may be of any type. of construction permitted by this code. Three- level malts shall be at least Type II One-hour construction. ~ (b) Required Yards for Unlimited Area. Covered. mall buildings, including anchor stores, shall be surrounded by yards not less than 60 feet in width when the provisions for unlimited 1 azea in Section 506 (b)are applied. ~ Special Provisions I' Sec. 712. (a) Automatic Sprinkler Systems. The covered mall __ _ i s .building shall be provided with an automatic sprinkler systerr conforming to the provisions of U.B.C. Standard No. 38-1. Ir addition to these standards, the automatic sprinkler system shat: comply with the following: "~ I. Alt automatic sprinkler system control valves shall be _ electrically supervised by an approved central, proprietary or remote station or a local alarm service which wiHgive ar. -• - audible signal at a constantly attended location. - 2. The automatic sprinkler system shall be complete and operative throughout all occupied space in the covered -- - mall building prior to occupancy of any of the tenant~~~ ..- ospaces. The level of protection provided for unoccupied-, - tenant space shalt be subject [o the approval of the building 6 official and £re department. - ?'he respective increases for area and height for covered mall bgildings, including anchor stores, specified in Sections 506 and ,~ _507 of this code shall be permitted. ----- -__- - i (b)Standpipes. Standpipe outlets shall be located in the Mall at all times so that it is possible to reach any area of the :building within a clear 30 feet of a nozzle attached to .100 feet of hose. Standpipe outlets shall also be provided on the roof. Standpipe outlets shall be 22"diameter with reducer to IZ°t diameter. Outlets shall be "combined and cross zoned" with sprinkler system. Initial standpipe loca- bons within the Malt shall be as close as practical to the 50 locations indicated on plan on file in SMFPB with modifications approved by Fire Marshall. (c)Smoke Control .Requirements. 1.Purpose. A smoke control system shall be provided for the Mall which will achieve the purposes enumerated, - smoke control is to restrict movement of smoke oethergeneralI. - _ azea of £re origin and to maintain means of egress in a usable i - condition. - _._ ~. 2. General. The smoke control .system sha21 - be capable of both automatic and manual -- -- operation as follows: ., - ~YY1weu oy a,n.r.ll. Smoke Detectors to activate the smoke -- control system shall be provided as follows: a)In the return air portion of the HVAC systems b)On the tenant side of Mall-Tenant space openings. When HVAC system is not operating, sprinkler or smoke detector actuation shall transmit an alarm to an approved location as required in subsection (a)l. 3.Ma11 Venting. The mall shall have smoke-removal capability installed in or near the roof. Such facility may be either natural or mechanical. If mall .space is used for smoke plenum,. smoke and heat vents conforming. to UBC 3206 for "B" occupancy shall be required in the roof. 4.Acceptance and Testing. The smoke control and venting. systems shall be tested in the presence of the Building Official and Fire Marshall to affirm that they are operating in conformity with requirements of this subsection before acceptance and occupancy of the Ma1I. _._., _, _ _ ~ ,- (d) Fire Department Access to Eauinmenr_ u,,,,m, a.... ! (e) Tenant Separation. Each tenant space shall be separated from other tenant spaces by a wall having a fire resistive rating of one hour, The separation wall shall extend from the --- floor. to the underside of the ceiling. An incombustible separation wall is also required in attic spaces above _ tenant separation walls and above ma11- tenant separations. Ceilings in tenant spaces and the Mall shall be incombust- ible but need not be fire resistive assemblies except for occupancy separa- tions or where required by other provisions of this code. Materials installed in the unsprinklered attic spaces shall be incombustible or installed within incombustible conduits. (f~ Public Address System. When a public address system is ~ -provided, the system shall be made accessible to the Ere depart- ~ - ment. i _ (g) Plastic Panels and Plastic Signs. Within every story or level ~ and from sidewall to sidewail of each tenant space or mall, ap- proved plastic panels and signs shall be limited as follows: 1. They shall not exceed 20 percent of the wall area facing the I mall; - i 2. They shall not exceed a height of 36 inches except that if the sign is vertical then the height shall not exceed 96 inches i ~- . -: - and the width shall not exceed 36 inches; ~ 3. They shall be located a minimum distance of- 18 inches from adjacent tenants; 4. All edges and the back shat] be fully encased in metal j - (h) Lease Plan. Each covered mall building owner shall pro- vide both the building and fire depar[ments with a lease plan showing the location of each occupancy and its exits after [he i Certificate of Occupancy has been issued. Such plans shall be kept current. No modifications or changes in occupancy or use ~ _ _ , - -shall be made from that-shown on the tease plan without prior approval of the building official. (i) Mixed Type of Construction. Openings between an anchor store of Types I, li-F.R. or II One-hour construction, and the j mall of only lesser type of construction need. not be protected.. ,-fl i _ (j) Fire Protection. Equipment required by this section shall be installed and " functioning with final approval SMFPB prior to occupancy of either the mall or any tenant space. ...Exits ~ Sec. 713. (a) General. Each tenant space and the covered mall building shall be provided with exits as required by this section and Chapter 33 of this code. Where there is a conflict between the requirements of Chapter 33 and [he requirements of this section, the requirements of this section shalt apply. -;b) Determination of Occupancy Load. The occupant load per- mitted in any individual tenant space in a covered mall building shall be determined as required by Section 3301 (d) of this code. Exit requirements for individual tenant spaces shall be based on the occupant load thus determined. The occupant load permitted for the covered ma]] building, assuming all portions, including individual tenant spaces and the mall to be occupied at the same time, shall be determined by dividing the gross leasable area by 30 for covered mall buildings containing up to 150,000 square feet of gross leasable area, by 40 for covered mall buildings containing between 150,001 and 350,000 square feet of gross leasable area, and by 50 for covered mall buldings containing more than 350,000 square feet of gross leasable area.Exit requirements for the covered mall building shall be based on the occupant load thus determined. The occupant load of anchor stores opening into the mall need not be included in computing the total number of occupants for the mall. x (c}.Number of Exits. Each individual tenant space in a covered mall building shall be provided with the number and arrangement of exits as required by this section. A minimum of two exits shall be provided from any tenant space when the distance of travel to, the mall exceeds 65 feet or the tenant space floor art=a exceeds 1500 square feet on the grade level or 1000 square feet on levels above grade, Exits from tenant spaces shall be separated per Sec. 3302 (c), A rear exit from any tenant space shall open directly into the mall or into an exit corridor or .passageway protected for one hour per Sec. - 3304 (g) of this code. -Exits shall not pass through storerooms, kitchens, rest- rooms, closets or spaces used for similar purposes. (dj Arrangemem of Exits. Grovp A, Divisions 1, 2 and 2.1 Oc- '. ~. wpancies, other than drinking and dining establishments, shall '~: be so located in the covered mall building that their entrance will be immediately adjacent to a principal entrance to the mall and - _ shall have not less than one-half of their required exits opening '. - directly to the exterior of the covered matt building. Required exits for anchor stores shall be provided in- dependently from the mall exit system. The occupant load of anchor stores opening into the mall shall ~ _ not be included in determining exit requirements for the mall ~ =t Malls shall not exit through anchor scores. Malls terminating az ananchor store where no other means of exit has been pro- - - -- vided shall be considered as a dead-end mall (e) Distance to Exits. Within each individual tenant space in a ~ _ covered mall building the maximum distance of travel from any i - point to an exterior exit door, horizontal exit, exit passageway, - ~. _.enclosed stairway orentrance to the mall shall not exceed 200 _ feet. ~ ~ I The maximum distance of travel from any point within amall ' to an exterior exit door, horizontal exit, exit passageway or an enclosed stairwayshall not exceed 200 feet. ~ (f) Aecess to Exits. When more than one exit is required, they shall be so arranged that it is possible to go in either direction - from any point in a mall to a separate exit, except for dead ends _ not exceeding a lengthequal to twice the width of [he mall measured at the narrowest location within the dead-end portion of the mall The minimum }yidth of exit from a mall shall be 66 inches. 'i - When exit passageways are present toprovide a secondary exit from a tenant space, doors to the exit passageway shall be one- ~' - ~ ' hour 5re doors. Such doors shall be self-closingand be so main- tained or shall be automatic closing by smoke detection. Storage is prohibited in exit passageways which are also used for service to the tenants. Such exit passageways shall be posted o~ ~ with conspicuous signs so stating. I ,~ - i n (g} Ma11sFor the purpose of providing required egress, malls .. maybe considered as corridors but need not comnty with rhP ra_ ~ - The minimum clear width of the mall. shall be 20 feet.., There shall be a minimum of ]0 feet clear width to a height of 8 feet between arty projection from a tenant space bordering the mall and the .rtearest kiosk, vending machine, bench, display or other obstruc- tion to egress. The mall shall be sufficient to accommodate the occupant load immediately tributary thereto. : ~ Malls which do not conform to the requirements of this section ~shail comply with the requirements of Section 3304 (g) and (h) of (this code. (h) Security Grilles and Doors. Horizontal sliding or vertical Iecurity grilles or doors which are a part of a required means of .egress shall conform to the following: _ - 1. They must remain locked secured in the full open position during the period of occupancy by the general public. 2. Doors or grilles shall not be brought to the closed position when there are more than 10 persons occupying spaces served by a'single exit or 50 persons occupying spaces served by more than one exit. ~~ ~~: 3. The doors or gri]les shall be openable from within without [he use of any special knowledge or effort when the space is occupied. 4. When two or more exits are required, not more than one-half of the exits may be equipped with horizontal - sliding or vertical rolling grilles or doors. ~ ~ • Occupancy Sec. 714. (a) General. Covered mall buildings shall be dassified arGroup B, Division 2 Occupancies and may contain '-. accessory uses consisting of Groups A, E or R, Division 1 Oc- -. wpancies. The area of individual accessory uses within a covered mall building shall not exceed three times the basic area permit- ted by Table No. 5-C of this code for the type of construction and the occupancy involved. The aggregate area of all accessory uses within a covered mall building shall not exceed 2i percent of the grossleasablearea. An attached garage for the storage of passenger vehicles hav- ing acapacity of not more than nine persons and open parking gages may be considered as a separate building when they are separated from the covered mall building by an occupancy separation having afire-endurance time period of at least two hours. - -- f i t ,~ i ' ~ CA `RLK:SS:mc t -21-78 Council Mtg: -28-78 Atd ORDINAi1CE OF THE CITY COUNCIL OF THE CITY OF SANTA MOi7ICA IN- CORPORATING UNIFORP4 BUSINESS CODE APPENDIX CHAPTER 11, COVERED MALL BUILDINGS, AS MODIFIED MARCH 13, 1978. AND MAY 16, X979 BY THE .SANTA MOIVICA _ BUILDING A~TD SArETY COMMISSION, INTO SECTION' 8103 OF THE SANTA MONiCA MUNICIPAL CODE. WHEREAS, Section 8103 of the Santa Monica Municipal Code adopts certain documents entitled "Uniform Building Code, 1976 Edition" and "Uniform Building Code Standards, 1976 Edition", adopted by the International Conference of Business Officials, together with amendments, deletions or modifications thereto, as the Santa Pdonica "Building Code"; and WHEREAS, the Building and Safety Commission of the City March 13, 1978 of Santa Monica, on and May 16, 1979 approved a document pro- posed as Appendix Chapter ll to the 1976 Uniform Building Code, as modified, as an equivalent design safety standard to the Uniform Building Code governing covered mall buildings, the City Council of the City of Santa Monica ordains as follows: SECTION 1. Section 8103 of the Santa Monica P4uhicipal Code is amended to read as follows: "Those certain documents entitled "Uniform Building Code, 1976 Edition," and "Uniform Building Code Standards, 1976 Edition," adopted by the Inter- national Conference of Building CA 11-21-78 ~ ~ ~- Officials, together with that certain document entitled "Draft Uniform Build- ding Code Appendix Chapter 11, Covered Mall Buildings,." as modified by the Santa P4onica Building and Safety Com- March 13, 1978 mission on and May I6, 1979 are hereby adopted as amended, deleted or modified therein, as the Building Code of the City of Santa Monica, and shall be referred to, together with such amendments, deletions or modifications thereto, as the "Building Code." SECTION 2. Any provisions of the Santa Monica Municipal Code, or appendices thereto inconsistent herewith, to the extent of such inconsistencies and no further are, hereby repealed or modified to that extent necessary to effect 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 competent jurisdiction, such decision shall not affect the validity of the remaining portions of the 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 any portion of the ordinance would be subsequently declared invalid or unconstitutional. -2- ' CA 11-21-78 SECTION shall attest to shall cause the newspaper within ordinance shall its adoption. 4. The Mayor shall sign and the City Clerk the passage of this ordinance. The City Clerk same to be published once in the official i fifteen (15) days .after its adoption. The become effective after thirty,(30) days from ADOPTED and APPROVED this day of 2479. MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) ss. CITY OF SANTA MONICA ) I do hereby certify that the foregoing ordinance was duly and regularly introduced at a meeting of the-City Council on the .day of , 197.9: that thereafter the said ordinance was duly adopted at a meeting of the City Council on the day of , 1979; by the following vote of the Council: AYES: Councilmember: NOES: Councilmember: ABSENT; Councilmember: -3-