Loading...
HomeMy WebLinkAbout03/30/99CIAlc 4:4101_, fiRi=1712. AGENDA ADJOURNED REGULAR MEETING HERMOSA BEACH CITY COUNCIL Tuesday, March 30, 1999 - Council Chambers, City Hall 7:10 p.m. MAYOR Robert Benz MAYOR PRO TEM Julie Oakes COUNCIL MEMBERS John Bowler Sam Y. Edgerton J. R. Reviczky CITY CLERK Elaine Doerfling CITY TREASURER John M. Workman CITY MANAGER Stephen R. Burrell CITY ATTORNEY Michael Jenkins All council meetings are open to the public. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL \1 PLEASE ATTEND. PUBLIC PARTICIPATION: Although the City Council values your comments, the Brown Act generally prohibits the Council from taking action on any matter not listed on the posted agenda. 1. REVIEW OF ZONING STANDARDS FOR MULTI -FAMILY RESIDENTIAL DEVELOPMENTS AND NONCONFORMING RESIDENTIAL PROJECTS. Memorandum from Community Development Director Sol Blumenfeld dated February 16, 1999. RECOMMENDATION: Direct staff as deemed appropriate. CITIZEN COMMENTS ADJOURNMENT NOTE: THIS MEETING WILL BE TELEVISED LIVE ON CENTURY CABLE 1 February 16, 1999 Honorable Mayor and Members Special Meeting of of the Hermosa Beach City Council March 30, 1999 SUBJECT: REVIEW OF ZONING STANDARDS FOR MULTI -FAMILY RESIDENTIAL DEVELOPMENT AND NONCONFORMING RESIDENTIAL PROJECTS Recommendation: That the City Council direct staff as deemed appropriate. Background: The City Council directed staff to provide an overview of zoning standards for multi -family residential development and nonconforming residential remodel projects. The staff report provides an overview and a list of development standards and definitions which the Council may want to revise in order to address current policy issues or to make the Zoning Ordinance less ambiguous and easier to use. Analysis: The Council may want to consider revising the following development standards and definitions: I. Parking 1. Number of On -Site Parking Spaces 2. Location of On -Site Parking 3. Tandem and Covered Parking 4. Underground Parking H. Open Space 1. Amount of Required Open Space 2. Location of Required Open Space 3. Calculation of Open Space III. Lot Coverage 1. Percentage of Lot Coverage 2. Definition of Allowable Lot Coverage IV. Number of Stories 1. Required Number of Stories for All Zones V. Definitions 1. Basement/Story/Dwelling Unit VI. Condominium Requirements 1. CUP/PDP Requirement 2. Requirement for Subdivision Map 3. Common Walls VII. Non -Conforming Remodels 1. Existing vs. Expansion Areas 2. Building Valuation 1 1 I. Parking Standards 1. Number of On -Site Spaces - Sections 17.44.020 and Section 17.44.090 (c) provide the following: • Single family 2 spaces per unit and 1 guest space • Two family/duplex 2 spaces per unit and 1 guest space • Multi -family 2 spaces per unit and 1 guest space for each two units The City maintains parking standards similar to most cities, with the exception of required guest parking for single family units which is more restrictive. (See attached survey). The size of lots and lot orientation affects the actual number of parking spaces provided for projects. For example, parking varies substantially for two family or multi- family projects when a project is located on a thru lot (street to street, street to alley) or only has one street directly accessible. If two streets are accessible, a two family project will provide 8 spaces rather than the minimum 6 required (2 per unit and 2 per unit 17' garage setback). A street to alley project will provide 7- 8 spaces (2 per unit, 2 per unit 17' setback and 1 -2 per alley side). A project with only 1 street accessible may provide 5 spaces (2 per unit and 1 adjacent a common driveway) or 7 with a 17' garage setback per one unit fronting the street.(See sketch and table.) Use • Single family dwelling • Duplex / two family dwelling • Multiple dwellings (three +) Lot Orientation & Parking Provided IT Garage Setba k IT Garage Setback I1::= 11111111 ION:* Rowe Unit A 8 Spaces Provided 7-5 Spaces Provided'_ Unit A 6U11 bon UnitA 55pacee Provided Unit 8 2 Unit Development Parkine Requirement 2 spaces plus 1 guest space 2 spaces per unit plus 1 guest space & 1 additional space for each space lost w/curbcut /driveways. 2 spaces plus 1 guest space for each two dwelling units 1 additional space for each space lost w/ curbcuts or driveways. • am ;du11 Unit S 2 Unit Development Unit 8 2 Unit Development Req'd. 3 5 8 Typical 4* 8* 9 * ** * Assumes 17' garage setback to accommodate 2 cars per du.. All parking calculations are rounded up. ** Assumes three units with one unit providing 17' garage setback. All parking calculations are rounded up. Location of Parking: Tandem, Covered and Underground In residential zones and for all uses, garages or parking stalls fronting on a public street are required to be set back a minimum of seventeen (17) feet from the edge of the nearest public improvement (sidewalk or street improvement). Garages or parking stalls fronting on an alley are required to provide one of the following setbacks from the property line: seventeen (17) feet, (9) nine feet or (3) three feet, except garages or parking stalls fronting on an alley of fifteen feet in width or less need only comply with the turning radius requirements of Section 17.44.130. 3. Tandem parking is permitted for 2 • . all uses and zones, although in the R-2 and R-3 zones it cannot be accessed directly from a street. When not located in the front 20 feet of a lot, on-site parking is not required to be located in a garage although new projects typically are designed with garage parking. Underground parking is permitted on any portion of a lot (side, front or and/or rear yards) providing it is entirely below grade. An exception to the below grade requirement is provided when the side yard and rear yard are not abutting a street. The exception provides that the grade of such parking can be raised to an average of three feet with a maximum of six feet above the existing grade when wheel stops are installed at parking stalls. Parking Recommendations: • Provide that all required on-site parking (except guest parking) be in a garage space. • Require that guest parking be open/available within a project when not located in the garage setback • Maintain the current single family and multi -family parking requirements. • Eliminate the exception to underground parking requirement. The effect of the recommendation will be to maintain current on-site parking standards, but ensure that such parking is open and available to all guests in a project. Elimination of the above exception will simplify the Zone Code. H. Open Space Requirements Open space is defined as "areas which are from ground to sky free and clear of any obstructions or obstacles unless otherwise specified within each zone classification." Open space does not include required yards or driveways. The Zone Code distinguishes between open space and private open space for multi -family units. Private open space is provided for a specified unit in addition to open space required under the zone. In the R-1 zone, 45% of the required open space must be provided at grade. In the R-2 and R-3 zones both open space and private open space may be provided on the ground or on deckand a minimum of 50% or more of the required private open space must be directly accessible through the interior of the dwelling unit and over only the dwelling unit for which there is interior access. Up to 50% of required open space may be covered but not enclosed on more than two sides. Condominium development requires an additional 100 sq. ft. of private open space per dwelling unit and 100 sq. ft. of additional common recreational open space per unit for five or more units. Lot coverage requirements (maximum 65%) is calculated independently from open space requirements. The amount of required open space is both a function of use and the zone in which the project is located. Chapters 17.08- 17.22 provide the following open space requirements by zone for R-1, R-2, R-3 and condominiums: ZTypically. Zone/Use Open Space Requirement Provided /Project �:::.:::...... y...:.:.. ?100 R min :alinieristonll# R -2B 25% on decks permitted / 75% on grade tttgleTwaor3+��. _ 300s'sR,.::..du _ .. _ tl Fel jxnus dttttar>ian T' aq �# 100% on permitted itted /50% covered .......... ....:..... 9 u' fstu#i� hits iM T r ,S Fi 100% on decks permitted /50% covered 100tl sq. private open space on decks ' 100% on decks permitted/S0% covered / :.::.::,::.ty........::•;;::;<:>:;;::;.,:,.:.;:..;,..:;.:;:::.::.:::::.::.,,,.,.,:,:.:::::.:::..::.,.50% directly raccessible seat. denu.::.., ndon :)and .,.......... az 100&private open sq. p space on decks / 100% on decks permitted/50% covered / 50% directly accessible ea. du. Other open space requirements include restrictions on the computation of open space in conjunction with yard areas5 and minimum sizes for unusually shaped recreations space 6. The open space standards are intended to be most restrictive in the R-1 zone to protect the character of single family neighborhoods. Some cities use a system called floor area ratio (F.A.R.) to regulate the amount of project lot coverage and open space, however, calculating F.A.R. and using it to design a project is not as simple and straight- forward as using a prescribed setback and/or percent of lot coverage. F.A.R. is calculated as the gross 3 • 1 building floor area divided by the lot area. Building volume for larger lots is higher relative to smaller lots with the same F.A.R.. F.A.R. differs from lot coverage in that it also includes calculation of the number of floors in a project. An F.A.R. of 2.0 permits a building equal to two times the lot area.. (A 3,000 square foot lot would permit construction of 6,000 square feet of gross building area or two 3,000 square foot buildings for a typical two -on -a -lot project.) As a development standard, F.A.R. is not useful for limiting building mass because areas such as atriums and open interior spaces within buildings are not included in the calculation. Further, F.A.R. does not result in less building mass along street frontage because the requirement does not specify the locations of setbacks or open space. Complaints about new projects constructed in the City generally involve comments that buildings look massive and tall.7 F.A.R. will have less visible impact upon the volume, massing of the structure or the appearance of multifamily building height than a setback standard which steps a building back from the street with required open space on ground level or the floors above. Current Building Proposed Building Roof Peck Not Part Envelope / Envelope of Realuired Open Space Recl'd. Open Space Street 17 Garage Setback Elevation 7 1 Rear Yard Typical read setback at first and second levels or vary with percentage provided at grade X / Rear Yard 4 Recl d Open Space Street 17' Garage Setback MD OM MP MN Read Open Space Open Space Recommendations: 1. Eliminate option to provide required open space on roof decks for R-2, R-3 zones. 2. Require minimum percentage open space on grade, remainder on floor levels above in R-2, R-3 zones. 3. Eliminate calculations for open space which includes excess yard areas. 4. Maintain current minimum dimension open space requirements for all zones. 5. Require that a percentage of open space be provided along street frontage as additional front yard. 6. Maintain option to partially cover a percentage of required open space on 2 nd floor level decks. The effect of the above recommendations will be to reduce building volume, provide increased building setbacks along street frontage and setback the highest part of the building from the street to minimize the appearance of building height. As buildings are set further from the street the separation between units on a lot will likely be reduced or eliminated making the lot appear more dense. The effect of eliminating alternatives to calculating open space with excess yard areas will be to simplify the Zone Code and add additional open space for new projects. Recta Open Space at Grade ,► g Rear min. Yard III. Lot Coverage Standards Lot Coverage is the footprint of the building including cantilevers and decks higher than thirty 30 inches above grade. Exceptions for calculation of lot coverage are: architectural projections (not floor area), eaves and open and unenclosed balconies that project from the building face less then 5 feet. Lot coverage for all zones is 65% of the lot area and is calculated as the ratio of covered to uncovered lot area. In many cases a 65% lot coverage ratio is almost achieved simply by conforming to required yards. Lot Coverage Uncovered Typical Overhang 2"d Floor Bldg. Footprint Calculation: Side 624.32 sq. ft. Front 147.89 sq. ft. Rear 79.21 sq. ft. Mid 231.48 so. ft. Total 1082.92 sq. ft. J082.92 3060.0 = 35% uncovered or 65% covered Lot Coverage Recommendations: 1. Maintain existing 65% requirement with above proposed open space setback standards 2. Eliminate exceptions to lot coverage calculations. 5 • • The effect of these recommendations will be to reduce building volume, but not necessarily along street frontage where the projects are most visible. As building volume is reduced the units will be smaller and less attractive as higher end housing. Most of the two -on -a lot condominium units which are in the range of 3000 square feet currently sell for up to $500,000. A change in housing type and size will affect the type of home buyer in the City. Elimination of exceptions to the lot coverage requirements will simplify the Zone Code. The combined effects of changing lot coverage, setback requirements and the location of open space are examined in the table below: Restrictions on lot coverage provide the most dramatic impact on the volume of buildings. As lot coverage is reduced to 50% , gross floor area is reduced by over 600 square feet. Factoring in the other proposed restrictions discussed above reduces gross floor area (building volume) by over 760 square. (Please refer to the last column Estimated G.F.A. Per Unit in the table below). The tabulation demonstrates that reduction in gross floor area becomes excessive if all the above recommendations are established because a condominium project would only be 1,615 square feet which is far smaller than the average condominium size being constructed today on a typical lot. Hypothetical Max Buildout for 2 -unit Projects (Based on typical 3000 Square Foot street to alley through lot in R-3 zone) Based on maximum Lot Coverage, multiplied by three (2 stories and basement) subtracting needed area for parking. Assume approximately 1000 sq. ft.of parking area based on alley/street through lot (two 400 sq. ft. garages + 200 sq. ft. guest parking & parking setback area) actual number varies depending on amount of excess R -O -W, and other conditions. 2Reduced livable area due to open space requirement (does not include amount of usable open space than can be placed on roof deck, overhang as exception to lot coverage, or ground to sky area already reducing livable area due to lot coverage requirement) 'Reduced livable area due to yard requirements (does not Include yard areas that already reduce livable area due to lot coverage requirement) 44' added yard/setback from property line at 2nd level & 11' added setback at 3rd level 6 Lot Size Lot Coverage Max. Buiildout G.F.A.' Other Reductions Est. G.F.A. per unit (2 -unit project) Open Space Req'mnt. Reduction2 Yard. Req'mnt. Reduction' Max. Buildout G.F.A Current 3000 0.65 4850 600 100 Current 0 4750 2375 60% Lot Coverage 3000 0.6 4400 600 0 Current 0 4400 2200 55% Lot Coverage 3000 0.55 3950 600 0 Current 0 3950 1975 50% Lot Coverage 3000 0.5 3500 600 0 Current 0 3500 1750 Options w/ 65% Require 8' Detached 3000 0.65 4850 600 200 Current 0 4650 2325 No O.S. on Roof Deck 3000 0.65 4850 600 . 500 Current 0 4350 2175 Upper Level Yards4 3000 0.65 4850 600 0 Upper FI. 720 4130 2065 Combination 3000 0.65 4850 600 264 Upper FI. 720 3866 1933 Options w/ 60% Require 8' Detached 3000 0.6 4400 600 50 Current 0 4350 2175 No O.S. on Roof Deck 3000 0.6 4400 600 350 Current 0 4050 2025 Upper Level Yards4 3000 0.6 4400 600 0 Upper FI. 570 3830 1915 Combination 3000 0.6 4400 600 100 Upper FI. 570 3730 1865 Options w/55% Require 8' Detached 3000 0.55 3950 600 0 Current 0 3950 1975 No O.S. on Roof Deck 3000 0.55 3950 600 200 Current 0 3750 1875 Upper Level Yards` 3000 0.55 3950 600 0 Upper FI. 420 3530 1765 Combination 3000 0.55 3950 600 0 Upper FI. 420 3530 1765 Options w/ 50% Require 8' Detached 3000 0.5 3500 600 0 Current 0 3500 1760 No O.S. on Roof Deck 3000 0.5 3500 600 50 Current 0 3450 1725 Upper Level Yards` 3000 0.5 3500 600 0 Upper FI. 270 3230 1615 Combination 3000 0.5 3500 600 0 Upper FI. 270 3230 1615 Based on maximum Lot Coverage, multiplied by three (2 stories and basement) subtracting needed area for parking. Assume approximately 1000 sq. ft.of parking area based on alley/street through lot (two 400 sq. ft. garages + 200 sq. ft. guest parking & parking setback area) actual number varies depending on amount of excess R -O -W, and other conditions. 2Reduced livable area due to open space requirement (does not include amount of usable open space than can be placed on roof deck, overhang as exception to lot coverage, or ground to sky area already reducing livable area due to lot coverage requirement) 'Reduced livable area due to yard requirements (does not Include yard areas that already reduce livable area due to lot coverage requirement) 44' added yard/setback from property line at 2nd level & 11' added setback at 3rd level 6 1 1V. Number of Stories Building height is established in Section 17.04.040 of the Zone Code and under the development standards of each zone. The number of stories of a building has no effect upon building height. A building built under the height requirements of the Zone Code is no taller and looks no taller if it is one, two or four levels. The building height standards are as follows: R-1 25 feet Maximum 2 stories R-2 30 feet Maximum 2 stories R-3 30 feet* *35 foot allowable height exception for projects by and between buildings of similar height. Requiring a maximum number of stories per zone is misleading as a building cannot be constructed which exceeds the maximum height limit of the zone. For example, when an R-1 or R-2 project is designed it must be described on the plans as two stories and a basement in order to conform to the above requirement. If the building is described as three stories it violates the Zone Code and cannot be permitted regardless of the building height. Each plan submittal must be labeled as two stories and a basement and the building must conform to the requirements for construction of a basement (a minimum of 50% of the perimeter of the lowest level of the structure must be 6' or less from the grade to the finished floor above.) The requirement sometimes forces developers to raise grade around the building perimeter, which in some cases works to the benefit of the project design (See Photo Nos. 2 & 3) but, in some cases does not, particularly when the raised areas do not conform to lot topography. The original restriction on the number of stories may have related to restricting building height, however the City's current methods for ensuring conformance to height limits offers more precision than simple limitations on the number of floors of a project. Regulating the number of floors of a project to establish building height is like regulating the number of rooms to establish building volume. It has no effect. BUILDING HEIGHT ENVELOPE 2 FLAT, CONCAVE OR UNIFORMLY SLOPING LOT CONVEX SLOPING LOT 3 ATTIC FLOOR 2 FLOOR 1 BASEMENT NOTES: 1. MAXIMUM BUILDING HEIGHT HIGHEST POINT ON BUILDING RIDGE OR ROOF 2. GRADE BASED UPON EXISTING CORNER POINT ELEVATIONS 3. GRADE BASED ON MULTIPLE SPOT ELEVATIONS The City checks conformance to maximum allowable height through the following: • Property survey by licensed civil engineer indicating all existing corner point elevations on plans. • Calculation of maximum building height - based upon property survey elevations8 • Indication on plans of maximum allowable height at each critical point on roof. • Re -survey of maximum critical points at roof— at rough framing inspection • Final building inspection of rough framing when survey agrees with heights shown on approved plans. 7 toI Open Space Substantially On Roof Peck 1 Open Space Substantially On Roof Peck Basement Condition Follows To••gra .hy Of Site Typical 2 Story And Basement Condition 3 Roof. Decks F'rovide All Open 5'ace 5 No Building Setback Along Street Frontage 6 Number of Stories Recommendation: 1. Refer to the number of stories per zone to simplify the Zone Code and eliminate ambiguity. 2. Require that the method for confirming building height during construction be codified in Section 17.04 "building height" section of Zone Code. The recommendation will eliminate confusion in the Zone Code relative to building height allowed in each zone and define the precise method for measuring height in zone check and during construction. 8 Example Of F.A.R. 1.7 To 1 Manhattan Beach 7 Example Of F.A.R. 1.7 To 1 Manhattan Beach 8 Example Of F.A.R. 1.7 To 1 Manhattan Beach 9 F.A.R does not provide a setback from the street or minimize appearance of building height. V. Definitions The Zone Code has ambiguities relative to zoning definitions. Without a clear definitions of terms, it is difficult to understand and use the Ordinance. Many definitions are used to interpret zoning regulations and these terms should be codified into law. Additionally, several zoning regulations refer to terms which are not defined making the regulations unclear. The Zone Code defines a basement differently than the Building Code. A consistent definition is important because project approval in planning must not conflict with building requirements. The intent of the Building Code in dealing with basement conditions is to permit emergency egress to the grade below. The Building Code provides the more restrictive standards as follows: Basement: A floor level where a minimum of 50% of the perimeter of the finished floor level above is less than 6 feet from the finished grade. Terms requiring clearer definition which are used in the Zoning Ordinance are gross floor area, unit, yard, frontage, story, setback, deck, balcony, habitable room, garage. The effect of these changes will be to simplify the Zone Code and make zone check consistent with plan check.. VI. Condominium Requirements 1. CUP/PDP Requirements Condominium projects are subject to both CUP and PDP discretionary review. Section 17.22.040 provides that all condominium projects are subject to approval of a Conditional Use Permit by the Planning Commission. Section 17.58.020 provides that construction or location of buildings or structures (such as condominiums) is subject to Planning Commission review of a Precise Development Plan. The standards for review of a CUP pursuant to Section 17.22.130 are quite broad and include such things as "architectural unity and harmony between the project and the surrounding neighborhood ... to promote stability of the neighborhood". PDP review is intended to "improve the quality of development and to mitigate any environmental impacts" pursuant to Section 17.58.030. While the stated intent of the review is to promote unity and harmony and environmental conformity, as a practical matter, the review is pro -forma and generally results in only minor modifications to building color, window treatment, 9 • • The discretionary aspect of condominium approval does little to change the overall quality of a project which is established by specific development standards under the Zoning Ordinance. To the extent that these standards are precise and unambiguous, architects and owners can design and construct projects with certainty and the City is assured that projects will be consistent with the surrounding neighborhood. All projects are subject to detailed zoning and structural plan check and no building permit is issued until a project complies with all zoning requirements. While the City Council is considering making certain development standards more restrictive, it should also consider making the process for certain project approvals less complicated and expensive by eliminating the requirement for discretionary approval of two unit projects. These projects would be still be subject to the same detailed zoning review currently required of all discretionary and non - discretionary projects and the Planning Commission would still review the condominium map, but they would not be subject to a public hearing related to project approval. Any project with unique issues could still be referred to Planning Commission for final determination. Projects exceeding two units have different issues related to access, building volume and site design which require Commission review. Condominium Recommendations: 1. Eliminate discretionary approval for two unit condominium projects with referral to Planning Commission only for condominium map approval and to resolve disputes on projects. The effect of this change will be to make the development process more fair and less ambiguous by ensuring that all two unit projects (the majority of projects constructed in the City) are subject to a consistent level of review and the same development standards established under the Zoning Ordinance. Projects exceeding two units present different issues related to building volume, access and design which should remain subject to discretionary review. VII. Nonconforming Remodels The Council has expressed concern about the extent of work permitted as a "nonconforming remodel". Section 17.52 of the Zone Code permits limited remodeling of properties nonconforming to the Zoning Ordinance and provides limitations on removal and expansion of a structure when the project is nonconforming to structure and/or use.10 The intent of the Ordinance is to ensure that projects involving extensive remodeling and which do not meet current zoning requirements are brought into conformity with the Zone Code. Projects which exceed limits on expansion or remodel must receive Planning Commission approval. Limitations on removal and expansion are determined through plan review to establish "existing" and "new work" and thorough a calculation of the value of construction based upon ICBO valuations. The intent of these limitations is to avoid substantial building reconstruction without correcting zoning nonconformities. The threshold for review by the Planning Commission is as follows: Removal — Nonconforming Use 1. 10% Exterior Walls, 10% Floor Area 2. Roofs to Add Stories Exempt Greater requires P.C. Approval to 100% Max. Expansion -- Nonconforming Use 1. 50% Current Replacement Cost 2. Garage Additions Exempt Greater requires P.C. Approval to 100%Max.. Removal — Nonconforming Buildings 1. 30% Exterior Walls, 30% Floor Area 2. Roofs to Add Stories Exempt Greater requires P.C. Approval to 100% Max. Expansion — Nonconforming Buildings 1. 50% Current Replacement Cost 2. Garage Additions Exempt Greater requires P.C. Approval to 100% Max. 1. Determining Existing vs. Expansion Areas What constitutes removal or expansion is often unclear in a project. Typically an older building contains a mix of new and old work, some of which is planned and some which is unanticipated but required in the 10 • course of construction. A wall may often contain several new studs mixed with old studs or it may contain existing headers and plates (horizontal framing members) supporting windows and framing above and be mixed with new studs. If it contains substantial amounts of existing framing, is the wall new and "expansion" or is it "existing"?. The matter of what should be considered new or existing work relative to implementing the Ordinance was recently referred to Planning Commission this year and the Commission indicated that staff should be guided by the following, regardless of whether the project is nonconforming to use or structure: Any wall with existing structural framing — studs, headers beams etc.-- should be considered an existing wall and therefore not be calculated as expansion or removal. If a wall is entirely new workit should be considered a new wall and "expansion". The Commission felt that it would be impractical to calculate "existing" as opposed to "new work" any other way because of the complicated mixture of new and old framing in a residential remodel project. 2. Building Valuation Building valuation for nonconforming remodel projects is calculated based upon the existing building gross floor area and the proposed project gross floor area with a different value assigned for livable, garages and decks_" The table below is completed for each plan submittal determined to be nonconforming to the Zoning Ordinance. Existing GFA Livable sq. ft. Garage " Decks " Existing Value 50% Existing Value Total Value Percentage of Project Value Existing Building 100% Value x $93.48 x $24.72 x $14.52 Proposed GFA Livable sq. ft Garage " Decks " Proposed Value 100% Value x _ $93.48 x _ $24.72 x $14.52 Remodeled Area Livable sq. ft. Garage " Decks " 50% Value x _ $46.74 x_ $12.36 x $7.26 Remodeled areas are calculated at 50% of the existing value of the structure. Up to 100% expansion/remodel of the existing valuation is permitted and remodels greater than 50% require Planning Commission approval. The ambiguity which occurs in simply determining the extent of construction in reviewing a set of plans, also occurs in calculating the value for construction. (i.e. what are the areas of existing and expansion for a project?) The fact that the valuation is calculated at 50% of the existing value means that fewer project may be referred to the Planning Commission for review. It is often difficult to determine whether a project should or should not be referred to Commission based upon valuation as the actual areas of new work shown on the plans may only indicate "new header" or "new window or door" and this work is includes existing framing. Thus the Ordinance is ambiguous and difficult to implement relative to plan review, calculation of building valuation, referral to Commission and during construction inspection of a project. Nonconforming Remodel Recommendations: 1. Calculate building valuations for all nonconforming remodels at 100% value involving "expansion" as a more restrictive standard to ensure that all relatively large projects are referred to Commission. 2. Consider "expansion" to mean construction beyond the footprint of the building/envelope. If you are building within the footprint/envelope of the building and do not increase any nonconformity you need only comply with the requirements for a building permit. No further planning approval is required. If you expand beyond the buildingfootprint/envelope, Planning Commission approval is required if work exceeds 50% of the project existing valuation. This regulation is simple to understand and there is no disputing the extent of work. 11 • • 3. Eliminate the percentage for "removal" for nonconforming buildings and uses to simplify project design and plan review. Codify Ordinance language for "existing work" to include any wall with existing framing and "expansion" as entirely new walls beyond the building footprint/envelope. 4. Maintain other requirements for Commission review in the Ordinance, but revise text for clarity. 5. Codify the method of calculating valuation in the above tabular format in the Ordinance. The effect of these recommendations will be to require Planning Commission review for a larger number of larger nonconforming remodels which exceed the "expansion" threshold, but make the standards for "removal" less restrictive. The Ordinance will be clearer and easier to use. Sol Blume el Director, Communit Development Department Concur: Steve Burr' City Man. • er Attachments: 1. Summary of comparable parking requirements similar cities- From California Parking Standards for Selected Cities and Counties, June 1995, Walker Parking Consultants. 2. Summary of Conditions of Approval — 1998 condominium projects. 3. Survey of comparable cities requirements for discretionary approvals 2 unit projects. 4. Sample of calculating building height Notes 1. The required number of parking spaces per dwelling unit in Hennosa Beach is similar to most adjacent beach cities. (See List of Parking . Space Requirements by City) 2. Single Family Dwelling - Up to 25% may be provided in balconies or decks with a min. dimension of 10'. Small lots (less than 2100 sq. ft.) 300 sq. ft. of open space, min. dimension 7' 100% required open space permitted on decks. 3. Assumes two units. 4. Assumes three units. 5. 50% or more directly accessible to each du. (Five or more units — 100 sq. ft. per/du additional common recreation space) Open Space may be provided in directly accessible balconies or decks 6. Only an area exceeding the minimum yard area may be counted toward recreation space and only if the overall dimension of the required setback and the exceeding area together have a dimension of at least seven feet in R-2 and R-3 zone and 10' in the R-1 zone. 7. An F.A.R. of approximately 1.6 to 1 is achieved with the current lot coverage standards in the City 8. METHOD FOR CALCULATING BUILDING HEIGHT For any point on a lot, building height is established at the corner point elevations based upon a topographic survey. The method for calculating building height involves taking the difference in elevation from the lowest to highest corner points of a lot, then dividing by the lot length to establish the slope per foot along the property line. The slope per foot is multiplied by the distance to the base elevation — the point along the property line which corresponds to the project critical point - the highest part of the roof or ridge. This same calculation is also done to establish the cross slope along the corresponding corner points. The difference in elevation between the cross slope per foot and the base elevation + the maximum allowable height (25' or 30' generally) = the maximum building height at the critical point. Each plan submittal must indicate the critical point elevation and a project may have one or several critical points depending upon the project design and topography. 9. Circular, triangular, odd and/or unusual shaped recreations space shall have a minimum of forty- nine (49) square feet in area, minimum dimension of 7' in R-2, R-3 and 10' in the R-1 zone. 10. See summary of Conditions of Approval - 1998 condominium projects. 11. Remodels of up to 100 sq. ft. are permitted without additional parking during the life of the structure, up to 250 sq. ft. with P.C. approval 12. Expansion for vehicle parking not counted to 50% threshold H:/CCmemo5A 12 CITY Hermosa Berkeley Beverly Hills Arcadia Bell Gardens Burlingame Calabasas Carlsbad Claremont Costa Mesa Dana Point Hawthorne Irvine Laguna Beach Manhattan Beach Newport Beach Redondo Beach Santa Monica Seal Beach Torrance * 4+ bedrooms f:\b95\cd\prksury • • PARKING SURVEY COMPARABLE CITIES (Assumes 3000 square foot D.U., three bedrooms) SFD/REQ'D/GUEST 2/Unit + 1 Guest 2/Unit 2/Unit 2/Unit 2/Unit 1/Unit 2/Unit 2/Unit 2/Unit 2/Unit 2/Unit 2/Unit 2/Unit 2/Unit + 1 Guest * 2/Unit 1.5/Unit 2/Unit 2/Unit 2/Unit 2/Unit MULTI/2 D.U. 2/Unit 1/2 D.U. Guest 1/1000 sq. ft. unit 3/Unit + D.U. Guest 2.5/Unit + 1/2 D.U. Guest 2/Unit + 1/2 D.U. Guest 2.5/Unit 3.0/Unit + 50%Total/Guest 2/Unit + .5/D.U. Guest 2.5/Unit + .5/D.U. Guest 2.5/Unit + .5/D.U. Guest 2.5/Unit + .2/D.U. Guest 2/Unit + 1/D.U. Guest 2/Unit + .25/D.U. Guest 2/Unit + .25/D.U. Guest 2/Unit + 1/D.U. Guest 1.5/Unit 2/Unit 2.5/Unit + 1/D.U. Guest 2/Unit + 1/D.U. Guest 2/Unit + 1/D.U. Guest MULTI TOTAL 5 6 7 6 5 5 9 5 6 6 5 5 5 5 5 3 4 6 5 5 PLANNING COMMISSION APPROVAL FOR TWO UNIT PROJECTS IN COMPARABLE CITIES CITY DISCRETIONARY APPROVAL FOR TWO UNIT CONDOMINIUMS REM REMARKS Hermosa Beach Yes Approval for condo map & design Berkeley Yes Approval for condo map & design Beverly Hills Yes Approval for condo map & design Arcadia No Bell Gardens No Approval for condo map only Burlingame No Approval for condo map only Calabasas No Approval for condo map only Carlsbad No Four or more units design & map Claremont No Approval for condo map only Costa Mesa No Approval for condo map only Dana Point No Approval for condo map only Hawthorne No Approval for condo map only Irvine No Laguna Beach Yes Approval for condo map & design Long Beach No Los Angeles No Manhattan Beach No Approval for condo map only Newport Beach No More than 4 units only design & map Redondo Beach Yes Approval for condo map & design Santa Monica No Approval for condo map only Seal Beach Yes Approval for condo map & design Torrance Yes Approval for condo map & design Approval is not required for project design in many cities beyond review of the condominium map. In the above survey 15 cities do not require Planning Commission design approval and 7 require Planning Commission design approval. f:\b95\cd\pccities 1° • • Charles F. Doherty 446 Thirtieth Street Hermosa Beach, Ca 90254 (310) 379 6081 March 6, 1999 Sam Edgerton Councilmember Hermosa Beach City Council 1315 Valley Drive Hermosa Beach, CA F1'L 17 - MAR - 8 1999 CITY MANAGER'S OFFICE Sam, I read recently that the City Council is planning to review the Building and Zoning codes and I would like to suggest that the definition of "basement" be examined to determine whether it meets the intent specified. At minimum, it should be re -written so that at least half the population can understand it. I have enclosed some correspondence that I had with the Community Development Director as well as some pictures of a "2 -story" residence being built at 451 29th Street, Hermosa Beach. Mr. Blumenfeld's reply was prompt and, as you can see, thorough. It satisfied me that the structure in question is being built to code. However, it also points out a loophole in the Building Code that allows a 3 - story building to be built on a flat lot and classified as 2 -story by virtue of the fact that the builder can construct a retaining wall and back-filled behind it to create a quasi basement. As I said in my letter of October 30, 1998, I had hoped that a more traditional definition of "basement" would result in a lower profile structure. I think that in the interest of preserving the architectural character of Hermosa Beach, this loophole needs to be closed. Sincerely, 7//kle-do-LA, SUPPLEMENTAL INFORMATION • 45/ 09-11 5, A/57 2 ��' S -F— es 5 et vio t.e„07,fr / 2P9411 • • Charles F. Doherty 446 Thirtieth Street Hermosa Beach, Ca 90254 (310) 379 6081 October 30, 1998 Mr. Sol Blumenfeld, Director Community Development Department Hermosa Beach, Ca Re: 451 29th Street — New Residential Structure Dear Mr. Blumenfeld Thank you for your prompt and thorough response to my letter regarding the above named project. I had hoped that a more traditional definition of "basement" would result in a lower profile structure but, as you pointed out, that is not the way the Building Code is written. The fact that a builder can add fill to a lot to create a basement condition pretty much guarantees that we are going to see a lot more 3 -story boxes in Hermosa Beach. I'm sorry to see that because it is destroying the architectural character of the City. Soon Hermosa Beach will look like Redondo Beach but I guess that is what is called progress. Thank you again for your letter and the time and effort that you obviously put into it. Sincerely, cc: Hermosa Beach City Council October 22, 1998 Charles F. Doherty 446 Thirtieth Street Hermosa Beach, CA 90254 • City o f`liermosarl3eacl. Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3885 Subject: 451 29th Street - New Residential Structure Dear Mr. Doherty: I am writing to respond to your letter of October 4, 1998 regarding the subject project in which you indicate that it is higher than other homes in the neighborhood and that it is three stories, but limited to two under the R-2 zone. You have also indicated that you believe that the building is over -sized and over -height. The height of any building is established by the maximum allowable height in the zone, based upon the property corner point elevations. The City uses the corner point elevations to ensure that the project height is consistent with adjacent properties in the zone. The definition of grade and building height in the Zoning Ordinance, not the number of stories, establishes the building height of the project. Section 17.04 of the Zone Code states that: Building height means a vertical distance measure from grade, as determined as described herein, to the corresponding uppermost point of the roof, as shown in the examples at the end of Chapter 17.04. Grade at any point on a lot is determined based upon existing corner point elevations, taking in consideration significant variations relative to adjacent properties. Thus for any point on a lot grade is established at the corner point elevations and interpolated along the property lines to that point on the lot which corresponds to the maximum height of the building (roof or ridge line) I have attached the above referenced Zone Code sections, building height calculations and zoning illustrations for your review. The City goes to extraordinary lengths to ensure that the all construction projects conform to the maximum allowable building height. These include: • Property survey by licensed surveyor indicating all existing property corner elevations • Calculation of the maximum building height (attached) based upon property survey stamped by a licensed surveyor prior to issuance of discretionary or building permits • Indication on plans of maximum allowable height of the project at each critical point on the roof and maximum building slab elevation (to check elevation as the project commences) • Survey of maximum critical points at roof identified on the approved project plans at completion of rough. • Final Building Inspection approval of rough framing for project only when survey indicates structure is within critical point elevation of approved plans. • • In the case of the subject project, the approved building plans indicate that the maximum allowable height is 131.07 feet and 130.97 feet as calculated from the two critical points identified on the plans. (Photo copy of relevant plan sheet is attached.) The recently submitted survey for roof framing indicates that the critical points on the roof are at a maximum elevation of 130.63 feet which is within the 30 foot maximum allowable height for projects in the R-2 zone. Let me address the number of stories of the project which you were concerned about. The Building Code describes a first story as the lowest story in a building which qualifies as a story and a basement is described as a floor level where a minimum of 50% of the perimeter of the finished floor level above is less than 6 feet from the finished grade. The Zone Code defines basement as a portion of a building partially below the average level of the highest and lowest point of that portion of a site covered by a building with a ceiling no part of which is more than seven feet above such level. The Building Code provides the more restrictive standard for basement which the City uses in evaluating projects. The City does not have a grading ordinance and does not regulate whether fill soil can be placed on a lot. Thus one can add fill to a lot to create a basement condition if the finished floor level above is less than 6 feet from the finished grade once the project is completed. The intent of the Building Code in dealing with basement conditions is to deal with emergency egress by enabling someone to escape from a building by jumping no more than two floor levels. A property owner is not precluded from designing a building to meet the definition under the Building Code of abasement and two floor levels which is what was done in the subject case. The building is no taller than would be allowed under the zone if it was two levels or four levels. In fact, the number of floor levels has no relationship to the building height which is based upon the original surveyed corner point elevation of the property as described above. Obviously there is a physical limitation on the number of stories that can be provided within the height limit, but the number of stories has no bearing on the building height. There are many examples of projects around the City both new and old, single family and multi -family dwellings, on sloped and non - sloped lots, where the property owners have chosen to design their buildings to meet the definition of a basement and two levels while conforming to the maximum allowable building height. The property owner could also have created a one story 30 foot high home if he desired. I have had the Planning Division reconfirm that the subject building conforms to all other requirements relative to open space, yards and setbacks and building height and the project is in conformance with the zoning requirements. I hope that I have addressed all of your questions. Please call me at 318-0235 if you have any other concerns about this project. Sincerely, lume Community 'rector evelopment Department c. Steve Burrell, City Manager attachments h:/29thst Chapter 17.04 DEFINITIONS Sections: 17.04.010 Definitions not affected by headings. 17.04.020 Tenses. 17.04.030 Number. 17.04.040 General definitions. 17.04.050 Commercial land use definitions. 17.04.060 Adult use definitions. 17.04.010 Definitions not affected by headings. Section headings contained herein shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any section hereof. (Prior code Appx. A, § 200) 17.04.020 Tenses. The present tense includes the future, and the future the present. (Prior code Appx. A, § 201) 17.04.030 Number. The singular number includes the plural, and the plural the singular. (Prior code Appx. A, § 202) 17.04.040 General definitions. "Accessory" means a building, part of a building or structure or use which is subordinate to, and the use of which is incidental to that of the main building, structure or use on the same lot. Where the wall of an accessory building has a common wall or a portion of a common wall not less than four feet in length, such accessory building shall be considered as a part of the main building. "Automobile wrecking" means the dismantling or wrecking of used motor vehicles or 17.04.010 trailers, or the storage, sale or dumping of Ith'mantled or wrecked vehicles or their parts. "Basement" means that portion of a building partially below the average level of the highest and lowest point of that portion of a building site covered by the building with a ceiling no part of which is more than seven feet above such level. "Block" means: 1. All property fronting upon one side of a street between intersecting and intercepting streets, or between a street and a railroad right-of- way, waterway, terminus or dead-end street, or city boundary. An intercepting street shall determine only the boundary of the block on the side of the street which it intercepts; 2. Where the need for determination regarding lot merger, Section 16.20.030, occurs, the following definition shall apply: All lots facing a common street on both sides of said street, except where residential zoned lots do not exist, or are not within the city limits, and said lots are between intersecting and/or intercepting streets or between a street and a railroad right-of-way, terminus, dead-end street or city boundary. "Building" means a permanently located structure having a roof but excluding all forms of vehicles even though immobilized. Where this title requires, or where special authority granted pursuant to this title requires, that a use shall be entirely enclosed within a building, this definition shall be qualified by adding "and enclosed on all 'ides." "Building height" means a vertical distance measured from grade, as determined as described herein, to the corresponding uppermost point of the roof , as shown in the examples at the end of ,hapter 17.04. "Grade" at any point on a lot is determined based on existing corner point elevations, taking into consideration significant variations relative to adjacent properties. In cases where there is significant variation in elevations between adjacent properties at corner points, the point of (17.04) 1 supp.5 (09/97) 17.04.040 measurement shall be established based on the elevation at the nearest public improvement or an alternative point within 3 horizontal feet which, based on supporting evidence, represents existing unaltered grade. In the absence of supporting documentation the corner point elevation shall be established at 1/2 the difference between the adjacent elevation and the elevation on the property in question. The determination of grade shall be made by the Community Development Director, based on all available evidence, and any disputes shall be referred to the Planning Commission. For lots with convex contours (where the ground level arches upward along a property line) the "grade" of a lot may be based on a detailed topographical survey along the property line with spot elevations called out at a minimum of two (2) foot intervals. Building, Main. "Main building" means the principal building on a lot or building site designed or used to accommodate the primary use to which the premises are devoted; where a permissible use involves more than one structure designed or used for the primary purpose, as in the case of group houses; each such permissible building on one lot as defined by this title shall be construed as constituting a main building. "Building site" means: (a) the ground area of one lot, or (b) the ground area of two or more lots when used in combination for a building or group of buildings, together with all open spaces as required by this title. "Commission" means the planning commission of the city. Day Care Home, Large. "Large day care home" means day care provided within a home for a minimum of seven children and a maximum of twelve (12) children, including children who reside in the home. Day Care Home, Small. "Small day care home" means day care provided within a home for one to six children, maximum, including children who reside in the home. Supp.5 (09/97) "Dump" means an area devoted to the disposal of refuse, including incineration, reduction or dumping of ashes, garbage, •combustible or noncombustible refuse, offal or dead animals. "Dwelling" means a building or portion of a building designed for residential purposes, including one -family, two-family and multiple dwellings, but shall not include hotels, boarding and lodging houses. "Dwelling unit" or "apartment" means one or more rooms in a dwelling or apartment house or apartment hotel designed for occupancy by one family for living or sleeping purposes, and having only one kitchen. All rooms comprising a dwelling unit shall have interior access through an interior doorway not containing a deadbolt lock to other parts of the dwelling unit with the exception of accessory living quarters, provided that where a dwelling unit occupies two stories, interior access shall be provided between stories by an open unenclosed stairway. For the purpose of this section, "open stairway" means a stairway which has a minimum of one wall which is not more than forty-two (42) inches high opening into at least one room from which the stairway connects each floor. If in the opinion of the director of building and safety the design of a dwelling has the potential to be converted to additional dwelling units, the director may require a deed restriction to be recorded prior to issuance of a building permit. Dwelling, One -Family. "One -family dwelling" means a detached building designed for occupancy by one family containing one dwelling unit. • Dwelling, Two -Family. "Two-family dwelling" means a building designed for occupancy by two families living independently of each other, and containing two dwelling units. Dwelling, Multiple. "Multiple dwelling" means a building, or a portion thereof designed for occupancy by three or more families living independently of each other, and containing three or more dwelling units. (17.04) 2 1 BUILDING HEIGHT ENVELOPE FLAT, CONCAVE OR UNIFORMLY SLOP/NG LOT 2 NOTES: 1. MAXIMUM BUILDING HEIGHT HIGHEST POINT ON BUILDING RIDGE OR ROOF 2. GRADE BASED UPON EXISTING CORNER POINT ELEVATIONS 3. GRADE BASED ON MULTIPLE SPOT ELEVATIONS CORNER POINT RETAINING WALLS CONVEX SLOPING LOT FIN. GRAPE - PROPERTY LINE Oblique View EXAMPLE OF GRAPE DIFFERENCE AT PROPERTY LINE ATTIC FLOOR 2 FLOOR 1 BASEMENT - PROPERTY LINE RETAINING WALLS 0 Plan View CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION AZAI BLC SURVEYING, INC. BOUNDARY • LAYOUT • CONSTRUCTION SURVEYING CML ENGINEERING LAND & CONSTRUCTION SURVEYING September 22, 1998 HBA Development Harold Anschel 2306 Pacific Coast Hwy #401 Hermosa Beach, CA 90254 RE: 451 29th St., H.B. BLC J.N. 6838 Gentlemen: 1145 Artesia Blvd. Suite 202 Manhattan Beach, CA 90266 (310) 379-6488 FAX: (310) 379-2177 On Septembeer 22, 1998 we surveyed the referenced property and found the elevation of the top of the roof peak to be 130.63. The datum is shown on the survey for this site. If you have any questions regarding the survey, please do not hesitate to call our office. Sincerely, BLC SURVEYING, INC. orman S. Green, LS 5909 NSG/Ih CEVV . SEP 2 8 09h un,;_ OEV. ubN 1 203-205 1994 UNIFORM BUILDING CODE BASEMENT is any floor level below the first story in a building, except that a floor level in a building having only one floor level shall be classified as a basement unless such floor level quali- fies as a first story as defined herein. BOILER, HIGH-PRESSURE, is a boiler furnishing steam at pressures in excess of 15 pounds per square inch (psi) (103.3 kPa) or hot water at temperatures in excess of 250°F. (121°C.), or at pressures in excess of 160 psi (1002.4 kPa). BOILER ROOM is any room containing a steam or hot-water boiler. BUILDING is any structure used or intended for supporting or sheltering any use or occupancy. BUILDING, EXISTING, is a building erected prior to the adoption of this code, or one for which a legal building permit has been issued. BUILDING OFFICIAL is the officer or other designated authority charged with the adminis- tration and enforcement of this code, or the building official's duly authorized representative. BULK HANDLING is the transferring of flammable or combustible liquids from tanks or drums into smaller containers for distribution. SECTION 204 — C CAST STONE is a precast building stone manufactured from portland cement concrete and used as a trim, veneer or facing on or in buildings or structures. CENTRAL HEATING PLANT is environmental heating equipment which directly utilizes fuel to generate heat in a medium for distribution by means of ducts or pipes to areas other than the room or space in which the equipment is located. C.F.R. is the Code of Federal Regulations, a regulation of the United States of America available from the Superintendent of Documents, United States Government Printing Office, Washington, D.C. 20402. 'CHIEF OF THE FIRE DEPARTMENT is the head of the fire department or a regularly autho- rized deputy. COMBUSTIBLE LIQUID. See the Fire Code. CONGREGATE RESIDENCE is any building or portion thereof which contains facilities for living, sleeping and sanitation, as required by this code, and may include facilities for eating and cooking, for occupancy by other than a family. A congregate residence may be a shelter, convent, monastery, dormitory, fraternity or sorority house but does not include jails, hospitals, nursing homes, hotels or lodging houses. CONDOMINIUM, RESIDENTIAL. See "apartment house." CONTROL AREA is a building or portion of a building within which the exempted amounts of hazardous materials may be stored, dispensed, handled or used. CORROSIVE is a chemical that causes visible destruction of, or irreversible alterations in, liv- ing tissue by chemical action at the site of contact. A chemical is considered to be corrosive if, when tested on the intact skin of albino rabbits by the method described in the United States Department of Transportation in Appendix A to 49 C.F.R. 173, it destroys or changes irreversibly the structure of the tissue at the site of contact following an exposure period of four hours. This term shall not refer to action on inanimate surfaces. COURT is a space, open and unobstructed to the sky, located at or above grade level on a lot and bounded on three or more sides by walls of a building. SECTION 205 — D DANGEROUS BUILDINGS CODE is the Uniform Code for the Abatement of Dangerous Buildings promulgated by the International Conference of Building Officials, as adopted by this jurisdiction. 1-14 i • 1 V, ir. se pr 01 SI te( as Di all SE the are 1 mo tog 1 I ado F spn F by w#U than twhi Litt( Kain ider. 3 CODE s a firm, oresaid. f visible iections 343 °C.) .ting not for use, ird 26-5 in ac - dation." r or lay - se of its r than a xtemal mals to luction qr more Mmmo— r venti- cles of the up- iilding 1994 UNIFORM BUILDING CODE 220-222 included between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a usable or unused under -floor space is more than 6 feet (1829 mm) above grade as defined herein for more than 50 percent of the total perimeter or is more than 12 feet (3658 mm) above grade as defined herein at any point, such usable or unused under -floor space shall be considered as a story. STORY, FIRST, is the lowest story in a building which qualifies as a story, as defined herein, except that a floor level in a building having only one floor level shall be classified as a first story, provided such floor level is not more than 4 feet (1219 mm) below grade, as defined herein, for more than 50 percent of the total perimeter, or not more than 8 feet (2438 mm) below grade, as defined herein, at any point. STREET is any thoroughfare or public way not less than 16 feet (4877 mm) in width which has been dedicated or deeded to the public for public use. STRUCTURAL OBSERVATION means the visual observation of the structural system, for general conformance to the approved plans and specifications, at significant construction stages and at completion of the structural system. Structural observation does not include or waive the re- sponsibility for the inspections required by Section 108, 1701 or other sections of this code. STRUCTURE is that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. SURGICAL AREA is the preoperating, operating, recovery and similar rooms within an outpa- tient health-care center. SECTION 221 — T THROUGH -PENETRATION FIRE STOP is a material, device or construction installed to resist, for a prescribed time period, the passage of flame, heat and hot gases through openings which penetrate the entire fire -resistive assembly in order to accommodate cables, cable trays, conduit, tubing, pipes or similar items. TRAVEL DISTANCE. See Section 1001.2. SECTION 222 — U U.B.C. STANDARDS are those standards published in Volume 3 of the Uniform Building Code promulgated by the International Conference of Building Officials, as adopted by this jurisdiction. (See Chapter 35.) UL is the Underwriters Laboratories Inc., 333 Pfingsten Road, Northbrook, Illinois 60062. USE with reference to flammable or combustible liquids is the placing in action or service of flammable or combustible liquids whereby flammable vapors may be liberated to the atmosphere. USE with reference to hazardous materials other than flammable or combustible liquids is the placing in action or making available for service by opening or connecting any container uti- lized for confinement of material whether a solid, liquid or gas. USE, CLOSED SYSTEM, is use of a solid or liquid hazardous material in a closed vessel or system that remains closed during normal operations where vapors emitted by the product are not liberated outside of the vessel or system and the product is not exposed to the atmosphere during normal operations; and all uses of compressed gases. Examples of closed systems for solids and liquids include product conveyed through a piping system into a closed vessel, system or piece of equipment; and reaction process operations. USE, OPEN SYSTEM, is use of a solid or liquid hazardous material in a vessel or system that is continuously open to the atmosphere during normal operations and where vapors are liberated, or the product is exposed to the atmosphere during normal operations. Examples of open systems for 1-21 i; 217-220 1994 UNIFORM BUILDING CODE PERSON is a natural person, heirs, executors, administrators or assigns, and also includes a firm, partnership or corporation, its or their successors or assigns, or the agent of any of the aforesaid. PHOTOLUMINESCENT is the property of emitting light as the result of absorption of visible or invisible light, which continues for a length of time after excitation. PLASTIC MATERIALS, APPROVED, other than foam plastics regulated under Sections 601.5.5 and 2602, are those plastic materials having a self -ignition temperature of 650°F. (343 °C.) or greater as determined in accordance with U.B.C. Standard 26-6, and a smoke -density rating not greater than 450 when tested in accordance with U.B.C. Standard 8-1, in the way intended for use, or a smoke -density rating not greater than 75 when tested in accordance with U.B.C. Standard 26-5 in the thickness intended for use. Approved plastics shall be classified as either CC 1 or CC2 in ac- cordance with U.B.C. Standard 26-7. See also Section 207, definition of "foam plastic insulation." PLATFORM. See Section 405.1.2. PLUMBING CODE is the Plumbing Code, as adopted by this jurisdiction. PROTECTIVE MEMBRANE is a surface material which forms the required outer layer or lay- ers of a fire -resistive assembly containing concealed spaces. PUBLIC WAY. See Section 1001.2. SECTION 218-0 No definitions. SECTION 219 — R REPAIR is the reconstruction or renewal of any part of an existing building for the purpose of its maintenance. SECTION 220 — S SELF -LUMINOUS means powered continuously by a self-contained power source other than a battery or batteries, such as radioactive tritium gas. A self -luminous sign is independent of external power supplies or other energy for its operation. SENSITIZER is a chemical that causes a substantial proportion of exposed people or animals to develop an allergic reaction in normal tissue after repeated exposure to the chemical. SERVICE CORRIDOR is a fully enclosed passage used for transporting hazardous production materials and for purposes other than required exiting. SHAFT is an interior space, enclosed by walls or construction, extending through one or more stories or basements which connects openings in successive floors, or floors and roof, to accommo- date elevators, dumbwaiters, mechanical equipment or similar devices or to transmit light or venti- lation air. SHAFT ENCLOSURE is the walls or construction forming the boundaries of a shaft. SHALL, as used in this code, is mandatory. SMOKE DETECTOR is an approved, listed device that senses visible or invisible particles of combustion. STAGE. See Chapter 4. STORY is that portion of a building included between the upper surface of any floor and the up- per surface of the floor next above, except that the topmost story shall be that portion of a building 1-20 199 incl floc gra( mm con S exc( pro' thar here S bees S' gen( and spot S' piec SI tient SEC T res pen( tubii Tl SEC pron (See U; U: flam U: the lized U: syst( liber nom liqui equi cont the p