HomeMy WebLinkAbout86-046 Fire Safe Roofing Matl Ordinance Amendment
CITY OF DUBLIN
PLANNING COMMISSION
SUPPLEMENTAL STAFF REPORT
Meeting Date: March 2, 1987
TO:
Planning Commission
FROM:
Planning Staff
if1)
SUBJECT:
PA 86-046 Fire Safe Roofing Materials Ordinance
Amendment
GENERAL INFORMATION
PROJECT:
A proposed Ordinance Amendment providing for:
1) the establishment of a building permit process
for re-roofing of more than 25%; 2) a requirement
that re-roofing in the "flatland areas" be "in-kind"
or of a more fire retardant nature; 3) a requirement
that in areas designated as "High Fire Hazard
Areas", roofing materials of Level B or better shall
be utilized for new developments; 4) a requirement
that re-roofing in areas designated as "High Fire
Hazard Areas" be of Class C or better materials; and
5) a requirement that smoke detectors and spark
arrestors be installed in all new houses.
PROPERTY AND ZONING:
The proposed ordinance would cover the entire City.
The proposed Fire Safe Roof Areas would be generally
on the west side of the City in the areas adjacent
to the hills and on the east side of the City
between the Dougherty Hills and Dougherty Road.
APPLICANT:
City of Dublin
ENVIRONMENTAL REVIEW:
A Draft Negative Declaration of Environmental
Significance has been prepared for this project
pursuant to the provisions of CEQA. The project
will not have a significant effect on the
environment.
BACKGROUND:
On April 28, 1986, the City Council initiated consideration of a Building
Code Amendment regarding use of fire safe roofing materials. At that meeting
the City Council referred the matter to the Planning Commission for review and
recommendation.
ITEM NO.
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COPIES TO: DSRSD - Fire Department
Attn.: Tom Hathcox
V. Taugher
Committee for Fire Safe Roofing
Attn.: Robert Burns
Red Cedar Shingle & Handsplit Shake
Bureau - Attn.: Harry Abney
National Forest Products Assoc.
Attn,: Wallace A. Norum
File PA 86-046
Consideration of the Fire Safe Roofing Materials Ordinance was prompted
by the March 6, 1986, letter from Paul Ryan, General Manager of Dublin San
Ramon Services District. Within that letter Mr. Ryan advised the City that
the District Board of Directors had reviewed a Draft Fire Safe Roofing
Materials Ordinance at its March 4, 1986 meeting and had directed that it be
referred to the Dublin City Council with a request for adoption at the
earliest possible time.
This item was initially heard at the Planning Commission meeting of
July 21, 1986. Following discussion between Staff and the Commission, the
matter was continued indefinitely to permit Staff to arrange to have the
appropriate industry representatives to attend a future Planning Commission
meeting to speak on the pros and cons related to the proposed Ordinance.
The item was renoticed for the November 17, 1986, hearing in anticipa-
tion of Staff making the necessary arrangements to secure representation from
the industry representatives at that hearing (i.e., representatives from the
Committee for Fire Safe Roofing and the Building Industry Association and/or
the Red Cedar Shingle & Handsplit Shake Bureau).
Staff was not able to secure the necessary coordination between the
respective industry representatives to provide for the desired presentation at
the Planning Commission November 17, 1986, hearing. Therefore, the Planning
Commission continued the item to the hearing of December 15, 1986, and sub-
sequently to January 19, 1987, to allow Staff to arrange the desired
presentation.
Attendance at the January 19, 1987, included the following industry and
public agency representatives: Robert Burns, Executive Director of the
Committee for Firesafe Roofing, Harry Abney, Executive Director of the Red
Cedar Shingle & Handsplit Shake Bureau, Vie Taugher, City of Dublin Building
Official and Tom Hathcox, of the Dublin San Ramon Services Department - Fire
Department.
After considering testimony from Staff and the above referenced industry
and public agency representatives, the Commission closed the public hearing
and directed Staff to make the following modifications to the Draft Fire Safe
Roofing Materials Ordinance:
Modify Draft Ordinance to allow re-roofing projects in the
"flatland areas" of the City to utilize "in-kind" roofing
materials (allowing property owners the option to utilize roofing
materials of a more fire retardant nature).
Modify Draft Ordinance to require that in areas designated as
"High Fire Hazard Areas", roofing materials of Class C or Class B
or better be utilized for new developments. (Staff advised that
they would have to meet further with the Fire Department to
establish the "High Fire Hazard Areas".)
Modify Draft Ordinance to require that re-roofing projects in
areas designated as "High Fire Hazard Areas" utilize materials of
Class C fire rating.
Modify Draft Ordinance to require that smoke detectors and spark
arrestors be installed in all new houses with a commensurate
education process established to advise property owners on the
manner to care for them. (Mr. Taugher advised the Commssion that
smoke detectors are currently required for construction projects
with a value over $1,000.00 and that all new houses require smoke
detectors.)
Although Staff advised the Commission they could be in a position to
present a modified Draft Fire Safe Roofing Ordinance at the Planning
Commission meeting of February 17, 1987, the length of that agenda ultimately
led to the matter being postponed to the meeting of March 2, 1987.
At a meeting of February 25, 1987, between Staff and Tom Hathcox of the
DSRSD - Fire Department, Mr. Hathcox recommended two additional modifications
to the Draft Ordinance and accompanying Fire Safe Roof Area Map:
-2-
Require that roofing materials of Class B or better (rather than
Class C or better) be utilized for new developments in the
identified "High Fire Hazard Areas".
Expand the Fire Safe Roof Area Map to include the upper reaches of
the Estate Homes subdivision (at the northwest corner of the City)
and establish a requirement that re-roofing projects in that area
utilize roofing materials of a Class C or better rating.
To provide for these modifications, the Fire Safe Roofing Materials
Ordinance and accompanying Fire Safe Roofing Map would have to be modified to
reflect the following three sub-areas and the following corresponding roofing
regulations:
Roofing Area
New Construction
Replacement Roofing
Roofing Area 1
Class B or Better
(All homes in this area
currently meet this
standard.)
"In-Kind" Materials
(Class B or Better)
Roofing Area 2 Class C or Better a)
(Only a percentage of
homes in this area
currently meet this
standard.) b)
For Projects resulting
in less than 25% re-
roofing - "in-kind" or
better materials.
For 25% to 50% re-
roofing - Class C or
better materials for
portion re-roofed.
c) For more than 50% re-
roofing - Class C or
better materials.
Roofing Area 3
Alt. A - Class C or Better
"In-Kind" or Better
Alt. B - No special fire
safe roofing require-
ments apply.
(Roughly 50% of the homes
currently have Class C
or better roofs).
Attached to this Supplemental Staff Report is a Revised Draft Fire Safe
Roofing Materials Ordinance reflecting the modifications requested by the
Commission at the January 19, 1987, meeting and also reflecting the additional
changes requested by the DSRSD - Fire Department.
In reviewing the Revised Draft Ordinance, the Commission should give
special attention to two items where additional direction appears necessary:
1) Determination of merit in expanding the boundary of the "High Fire
Hazard Area" to create a Roofing Area - 2 in the northwest corner of the City.
2) Determination of what special roofing requirements, if any, should
be applied for new construction in the "flatland areas" (denoted as Roofing
Area 3 on the enclosed Fire Safe Roof Map).
-3-
RECOMMENDATION
FORMAT:
1)
2)
3)
Open public hearing.
Hear Staff presentation.
Hear presentations from industry and agency representatives
and the public.
Close public hearing.
Consider and act on two Draft Resolutions:
A. A Resolution regarding the Negative Declaration of
Environmental Significance for PA 86-046 (Exhibit B).
B. A Resoltuion recommending City Council approval of
Fire Safe Roofing Materials Ordinance - PA 86-046
(Exhibit C).
4)
5)
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission provide direction on the two items identified in this
Report as requiring additional Commission direction and then adopt
the following two Resolutions (modified as necessary to reflect
the Commission's direction): Exhibit A - approving the Negative
Declaration of Environmental Significance for PA 86-046 and
Exhibit B a Resolution recommending City Council approval of Fire
Safe Roofing Materials Ordinance - PA 86-046.
ATTACHMENTS
Exhibit A - Draft Fire Safe Roofing Materials Ordinance (including Draft
Fire Safe Roof Area Map)
Exhibit B - Draft Resolution of recommending approval of Negative
Declaration of Environmental Significance for PA 86-046
Exhibit C - Draft Resolution recommending approval of PA 86-046
Fire Safe Roofing Materials Ordinance
BACKGROUND ATTACHMENTS -
1. January 19, 1987, Planning Commission Agenda Statement/Staff Report
(without attachments).
2. Section from 1982 Uniform Building Code pertaining to spark
arrestors.
3. Draft Negative Declaration of Environmental Significance for
PA 86-046.
-4-
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN IN THE MATTER OF ADOPTION OF A FIRE SAFE
ROOFING MATERIALS ORDINANCE THROUGH MODIFICATION OF THE UNIFORM BUILDING CODE
AS ADOPTED BY THE DUBLIN CITY COUNCIL BY REFERENCE
The City Council of the City of Dublin does ordain as follows:
Section 1. Findings.
Pursuant to Health and Safety Code Section 17958.5 and 17958.7 the City
Council of the City of Dublin hereby expressly finds that the non-
administrative changes set forth below are reasonably necessary, while
also being reflective of reasonable economic and structural design
considerations, because of certain climatic, geologic and topographic
conditions within the City creating the potential for extremely
uncontrollable and contagious fire situations which can result in danger
to life and property in the community. These specific conditions are as
follows:
1. The climatic conditions within specified areas of the City of Dublin are
such that:
- Extensive fire damage may occur due to the ready ignition, intense
burning and rapid spread of fire involving untreated wood shakes and
shingles caused by dryness, high climatic temperatures and/or winds.
- Extensive fire damage may occur due to the limited effectiveness and
capabilities of the fire district to control exterior fires due to early
exhaustion of firefighters subject to high climatic temperatures.
- Extensive fire damage may occur due to the susceptibility of untreated
wood shake or shingle roofing and building exteriors to ignition from
other fires involving either nearby dry vegetation or other buildings,
thereby resulting in multiple fires due to dryness, high temperatures
and/or winds.
- Extensive fire damage may occur due to the reduced effectiveness of
hose streams due to disintegration and misdirection caused by winds.
Extensive fire damage may occur
untreated wood shake or shingle roofs
overhead electrical transmission lines
caused by the ready ignition of
exposed to arcing and sparking of
caused by winds.
2. The geologic conditions within specified areas of the City of Dublin are
such that:
- Extensive fire damage may occur due to limited effectiveness and
capabilities of the fire district due to reduced and delayed response of
fire companies on arterial routes obstructed by collapsed overpasses and
bridges and/or landslides caused by earthquakes and/or unstable soils.
- Extensive fire damage may occur due to limited and/or delayed response
of the fire district due to dispersion to multiple fires caused by
escaping natural gas or electrical transmission equipment damaged by
earthquake.
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3. The topographic and related conditions within specified areas of the
City of Dublin are such that:
Extensive fire damage may occur due to multiple fires involving
untreated wood shake or shingle roofing and building exteriors ignited
because of exposure to fires involving other buildings or dry vegetation
within close proximity but not readily accessible because of terrain.
- Extensive fire damage may occur due to the inability of the fire
district to gain sufficient access to fires involving untreated wood
shake or shingle roofing and building exteriors due to terrain, slopes,
landscaping, fences, electrical transmission lines and other buildings.
Section 2. Modification of Uniform Building Code.
Under the
of Dublin
reference
authority of Section 50020
adopted Ordinance No,
the provisions of the 1982
et. seq. of the Government Code, the City
on , 1987, which incorporated by
Uniform Building Code.
1. Subsection (b) of Section 3202, Chapter 32 of the Uniform Building Code,
1982 Edition, is hereby modified by adding the following paragraphs to read:
A. For structures with an occupancy classification of R or M within
areas designated as Roofing Area 1 on the map of Fire Safe Roof
Areas:
1)
Any new roof shall
fire rating of Class
UBC Standard 32-7,
consisting solely of
tiles.
use roof covering material with a
B or better, which complys with
or shall be made of material
concrete, metal, slate, or clay
2) Any roof covering alteration, including replacement or
repair, shall use roof covering material with a fire
rating equal to or better than the existing roof
covering material or shall be made of material
consisting solely of concrete, metal, slate, or clay
tiles.
B. For structures with an occupancy classification of R or M within
areas designated a Roofing Area 2 on the map of Fire Safe Roof
Areas:
1) Any new roof shall use roof covering material with a
fire rating of Class C or better, which complys with
UBC Standard 32-7, or shall be made of material
consisting solely of concrete, metal, slate, or clay
tiles.
2) Any roof covering alteration, including replacement or
repair, made within a 12 month period which:
a) does not exceed 25% of the projected area of the
existing roofing shall use material similar to
the existing roof covering material or with a
fire rating equal to or better than the existing
roof covering material, or shall be made of
material consisting solely of concrete, metal,
slate, or clay tiles.
b) exceeds 25% but not 50% of the projected area of
the existing roofing shall use roof covering
material with with a fire rating of Class C or
better, which complys with UBC Standard 32-7, or
shall be made of material consisting solely of
concrete, metal, slate, or clay tiles.
-2-
c) exceeds 50% of the projected area of the existing
roofing shall use on the entire roof roof
covering material with a fire rating of Class C
or better, which complys with UBC Standard 32-7,
or shall be made of material consisting solely of
concrete, metal, slate, or clay tiles.
C. For structures with an occupancy classification of R or M within
areas designated a Roofing Area 3 on the map of Fire Safe Roof
Areas:
1) Any new roof (shall/may) use roof covering material with a
fire rating of Class C or better which complys with UBC
Standard 32-7, or shall be made of material consisting
solely of concrete, metal, slate, or clay tiles.
2) Any roof covering alteration, including replacement or
repair shall use material similar to the existing roof
covering material, or with a fire rating equal to or better
than the existing roof covering material, or shall be made
of material consisting solely of concrete, metal, slate, or
clay tiles.
2. Section 3210, Chapter 32 of the Appendix of the Uniform, Building Code,
1982 Edition, is hereby modified by adding s second paragraph to read:
"A building permit shall be required for any roof covering alteration,
replacement or repair for any structure with an occupancy classification
of R or M where any such roof covering alteration, replacement or repair
made within a 12 month period exceeds 25 percent of the projected area
of the existing roof.
3. Requirements for skylights and penthouses shall be as contained in
Chapters 34 and 36, respectively, of this Code.
Section 3. Map of Fire Safe Roof Areas.
A map of Fire Safe Roof Areas, as prepared by the Dublin San Ramon Services
District Fire Department and the City of Dublin, is attached hereby as Exhibit
"A" and incorporated herein by this reference. Said map may be amended from
time to time by action of the Services District and the City, based upon
recommendation of the Fire Chief of the District and the Chief of Planning of
the City.
Section 4. Referral to State of California.
Pursuant to Health and Safety Code Section 17958.7, the City Clerk is directed
to send a copy of this Ordinance to the State Department of Housing and
Community Development before the date the Ordinance becomes effective.
Section 5. Severability.
If any section, subsection, subdivision, paragraph, sentence, clause or phrase
of this Ordinance, or any part thereof, is for any reason held to be
unconstitutional, the validity of the remaining portions of this Ordinance
shall not be affected thereby.
Section 6. Continuing Effect.
The provisions of this Ordinance
editions of the Uniform Building
provisions and/or modifications of
with this Ordinance.
shall remain in effect even if subsequent
Code are adopted to the extent that the
such future editions are not incompatible
-3-
Section 7. Effective Date and Posting of Ordinance.
This Ordinance shall take effect and be in
after the date of its passage. The City Clerk
cause this Ordinance to be posted in at least
City of Dublin in accordance with Section 36933
State of California.
force thirty (30) days from and
of the City of Dublin shall
three (3) public places in the
of the Government Code of the
ADOPTED by the City Council of the City of Dublin on this
, 1987, by the following votes:
PASSED AND
_____day of
AYES:
NOES:
ABSENT:
ATTEST:
City Clerk
-4-
Mayor
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CITY OF DUBLIN
BASE MAP
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RESOLUTION NO. 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR PA 86-046
FIRE SAFE ROOFING MATERIALS ORDINANCE
WHEREAS, on April 28, 1986, the City Council directed the Planning
Commission to consider adoption of a Fire Safe Roofing Materials Ordinance
through modification of the Uniform Building Code as adopted by the City by
reference; and
WHEREAS, the California Environmental Quality Act (CEQA), together
with the State Guidelines and City environmental regulation, require that
certain projects be reviewed for environmental impact and that environmental
documents be prepared; and
WHEREAS, an Initial Study was conducted finding that the Ordinance
Amendment, as proposed, would not have a significant effect on the environment;
and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for this application; and
WHEREAS, public notice of the Negative Declaration of Environmental
Significance was given in all respects as required by State Law; and
WHEREAS, the Planning Commission did review and consider the
Negative Declaration at its public hearings on July 21, 1986, January 19, 1987,
and March 2, 1987; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds as follows:
1. That the project prov~s~ons of the Draft Ordinance, contained with-
in PA 86-046 Fire Safe Roofing Materials Ordinance Amendment, will not have a
significant effect on the environment.
2. That the Negative Declaration of Environmental Significance has
been prepared and processed in accordance with State and local Environmental
Laws and Guideline Regulations.
3. That the Negative Declaration of Environmental Significance is
complete and adequate.
BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby
adopts the Negative Declaration of Environmental Significance for PA 86-046
Fire Safe Roofing Materials Ordinance Amendment
PASSED, APPROVED AND ADOPTED this 2nd day of March, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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RESOLUTION NO. 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING ADOPTION OF PA 86-046
FIRE SAFE ROOFING MATERIALS ORDINANCE
WHEREAS, on April 28, 1986, the City Council directed the Planning
Commission to consider adoption of a Fire Safe Roofing Materials Ordinance
through modification of the Uniform Building Code as adopted by the City by
reference; and
WHEREAS, a Draft Ordinance amending the City's Ordinance regarding
Fire Safe Roofing Materials has been prepared; and
WHEREAS, the Planning Commission received and considered testimony
at public hearings on said Draft Ordinance on July 21, 1986, January 19, 1987,
and March 2, 1987; and
WHEREAS, notice of said public hearings was provided in all
respects as required by law; and
WHEREAS, said Draft Ordinance has been reviewed in accordance with
the prov~s~ons of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been adopted (Planning Commission
Resolution No. 86- ) for this project as it will not have significant effect
on the environment; and
Commission
Commission
WHEREAS, at the January 19, 1987, public hearing the Planning
directed Staff to modify the Draft Ordinance presented to the
at that hearing to reflect the following generalized modifications:
1)
that re-roofing 25% or less of a dwelling not require a building
permit;
2)
that re-roofing in the "flatland" areas be "in kind" or of a more
fire retardant nature;
3)
that in areas designated as "high fire hazard areas", roofing
materials of Level C or Level B, or more fire retardant, shall be
utilized for new developments;
4)
that re-roofing in areas designated as "high fire hazard areas" be
with Class C or more fire retardant materials; and
5)
that smoke detectors and spark arrestors be required to be
installed in all new houses.
WHEREAS, the March 2, 1987, Staff Report was submitted with a
modified Draft Ordinance and with a recommendation that the City Council
approve said modified Draft Ordinance; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations, and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that the Draft Ordinance will meet the following purposes:
1. Provide regulations pertaining to the type of roofing materials used in
various parts of the City which will serve to mitigate certain climatic,
geologic and topographic conditions within the City which create the potential
for extremely uncontrollable and contagious fire situations which can result in
danger to life and property in the community.
2. Provides regulations consistent with the Implementing Policies outlined
within the Environmental Resources Management Section: Seismic Safety and
Safety Elements of the City General Plan by enacting, in part, a High Hazard
Ordinance specifying use of fire safe roofing materials.
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BE IT FURTHER RESOLVED that the Planning Commission does hereby
find that the Draft Ordinance is consistent with the City's General Plan, and
does hereby recommend that the City Council adopt Ordinance Amendment (PA 86-
046) regarding Fire Safe Roofing Materials.
PASSED, APPROVED AND ADOPTED this 2nd day of March, 1987,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-2-
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 19, 1987
TO:
Planning Commission
FROM:
Planning Staff
\i6"l{-
SUBJECT:
PA 86-046 Fire Safe Roofing Materials Ordinance
Amendment
GENERAL INFORMATION
PROJECT:
A proposed Fire Safe Roofing Materials Ordinance
providing for Class C or better roof covering for
all new apartments, hotels, dwellings and accessory
buildings and for Class B or better roof covering in
the area designated, on an official City map, as a
Fire Safe Roof Area. The proposed Ordinance would
also specifically require that building permits be
secured for re-roofing, and that there be at least
two additional roof inspections for the building
permit process for roofing jobs.
PROPERTY AND ZONING:
The proposed ordinance would cover the entire City.
The proposed Fire Safe Roof Areas would be generally
on the west side of the City in the areas adjacent
to the hills and on the east side of the City
between the Dougherty Hills and Dougherty Road.
APPLICANT:
City of Dublin
NOTIFICATION:
Public Notice of the November 17, 1986, hearing was
published in THE HERALD, and posted in public
buildings.
ENVIRONMENTAL REVIEW:
A Draft Negative Declaration of Environmental
Significance has been prepared for this project
pursuant to the provisions of CEQA. The project
will not have a significant effect on the
environment.
BACKGROUND:
On April 28, 1986, the City Council initiated consideration of a Building
Code Amendment regarding use of fire safe roofing materials. The City Council
referred the matter to the Planning Commission for review and recommendation
(see Attachment #2).
------------------------------------------------------------------------------
ITEM NO. <6.1
COPIES TO: DSRSD - Fire Department
V. Taugher '
PA File 86-046
Committee for Fire Safe Roofing
Attn.: Robert Burns
Red Cedar Shingle & Handsplit Shake
Bureau - Attn.: Harry Abney
National Forest Products Assoc.
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Consideration of 'the ,Fire-:Sa~eRoofing Materials Ordinance was prompted
by the March 6, 1986, ';letter :fromPaul Ryan, General Manager of Dublin San
Ramon Services District.-C:'!Within:that >letter (see Attachment #5), Mr. Ryan
advised the City that the District Board of Directors had reviewed a Draft
Fire Safe Roofing Materials Ordinance at its March 4, 1986 meeting and had
directed that it be. referred to the Dublin City Council with' a request for
adoption at the 'earliest poss~ble time.
This item was i~itialliheard at the Planning Commission meeting of
July 21, 1986. Following discussion between Staff and the Commission, the
matter was continued indefinitely to permit Staff to arrange to have the
appropriate industry representatives to attend a future Planning Commission
meeting to speak on the pros and cons related to the proposed Ordinance.
The item was renoticed for the November 17, 1986, hearing in anticipa-
tion of Staff making the necessary arrangements to secure representation from
the industry representatives at that hearing (i.e., representatives from the
Committee for Fire Safe Roofing and the Building Industry Association and/or
the Red Cedar Shingle & Handsplit Shake Bureau).
Staff was not able to, secure the necessary coordination between the
respective industry representatives to provide for the desired presentation at
the Planning Commission November 17, 1986, hearing. Therefore, the Planning
Commission continued the item to the hearing of December 15, 1986, and sub-
sequently to January 19, 1987, to allow Staff to arrange the desired
presentation. Attendance at the January 19, 1987, meeting by industry
representatives is anticipated by Robert Burns, Executive Director of the
Committee for Firesafe Roofing, Harry Abney, Executive Director of the Red
Cedar Shingle & Handsplit Shake Bureau, and Wallace A. Norum, District
Manager, Naional Forest Product Association. Attendance at the hearing is
also anticipated by the Building Official and a representative of the Dublin
San Ramon Services Department - Fire Department.
ANALYSIS:
The attached Draft Fire Safe Roofing Ordinance was prepared by the San
Ramon Valley Fire Protection District (with assistance from a consulting Fire
Protection Engineer). The Draft Ordinance was modified by the Dublin San
Ramon Services District (D.S.R.S.D.) to reflect the appropriate references to
the City of Dublin. The Draft Ordinance and the accompanying map of the
proposed Fire Safe Roofing Areas were reviewed by the D.S.R.S.D. Board of
Directors at their meeting of March 4, 1986. The Board directed that the
District General Manager, Paul Ryan, to refer the Draft Ordinance to the
Dublin City Council with a request that the Ordinance be adopted at the
earliest possible time.
At the April 28, 1986, City Council meeting, the item, appearing on the
Council's Consent Calendar, was referred to the Planning Commission for review
and recommendation.
Features of the Draft Ordinance
The essential feature of the Draft Ordinance is the establishment of a
basic Class tiC" fire retardancy rating as a minimum, Citywide standard. The
Draft Ordinance would also establish increased requirements for higher risk
areas as indicated on the map of the proposed Fire Safe Roofing Areas. If the
Ordinance is adopted, it is anticipated that copies of the official map will
be maintained by the City and the D.S.R.S.D. to facilitate the administration
of the Ordinance.
The report from the San Ramon Valley Fire Protection District dated
February 13, 1986, (see Attachment #1), provides additional summary informa-
tion regarding the .thr~e basic..ratings fr~~the Uniform Building Code for
tested roof coverings'":(A; 'BandC). ',The report also describes where and when
the various types of roof would be required to be utilized if the Draft
Ordinance was adopted
Costs vs. Benefits ot the Draft Ordinance
The subject matter of this Draft Ordinance has proven to b~ fairly
controversial when considered by neighboring communities. Its adoption would
cause some increase in new home construction and re-roofing costs. The extent
of these increased costs is subject to debate. The Ordinance may also
influence the architectural design of new structures by limiting the extent of
wood shake roofing used.
The benefits of the more stringent roofing requirements of the Ordinance
include a higher level of fire safety to the community. Available statistics
indicate that the property damage that may be avoided by the application of
the roofing requirements may be worthwhile but there are also statistics
indicating that roof fires are not a significant regional problem,
Input secured from representatives of the building industry and roofing
manufacturers, as well as fire service personnel, has lead Staff to a
conclusion that the various statistics available suggest a moderate and
manageable increased cost to new home builders. The cost to the average
homeowner under the re-roofing provisions of the Ordinance, however, will vary
greatly depending upon the circumstances.
A detailed summary of the principal arguments for and against a Fire
Safe Roofing Materials Ordinance are outlined in the report from the San Ramon
Valley Fire Protection District (see Attachment #1).
Elaboration on the principle arguments against the Ordinance are
contained within the report prepared by the Red Cedar Shingle and Handsplit
Shake Bureau entitled, "The Facts About Wood Roofing Safety: A Matter of
Perspective" (see Attachment #9A).
Related Issues - Action by Neighboring Communities
In the process of considering adoption of similiar Ordinances,
neighboring communities received testimony dealing with the full range of the
issues outlined above or within the referenced support materials of this
report. Major discussion regarding the proposed adoption of similiar
Ordinances seems to center on the aesthetic implications of increasing the
fire rating of roof materials, the practical aspects of enforcement of such an
Ordinance and the justification of requiring Class "C" roofing materials in
the flat land areas.
In the most recent action, the Town Council of the Town of Danville
decided that application of a Class "C" minimum to flatter and more accessible
areas of the community was unreasonable in view of local fire response times,
costs to builders and homeowners and the problems associated with enforcement.
The aesthetic implications were also discussed. Along that line of discus-
sion, testimony was expressed that the requirement for Class "C" or better
roofing material might tend to limit the range of design choices available to
builders.
In response to the above concerns, the Town Council of the Town of
Danville choose to adopt an Ordinance that differed from the one forwarded by
the San Ramon Valley Fire Protection District in the following respects:
Class "C" roofing material would be required as a minimum
in designated hazard areas; the environmental review
process might increase this minimum standard to Class "A"
or "B" (and conceivably require even greater fire
protection measures - i.e. sprinklers in certain cases).
The approach to regulation of the use of roofing materials was tied to
General Plan Safety Element Standards recognizing the following criteria:
a. distance from fire stations
b. fuel loading,(the nature and density of nearby vegetation)
c. slope and grade features
d. wind and temperature conditions (microclimate)
e. nature and density of proposed and nearbY,development
f. water availability
g. any identifiable special risk factors
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Comments from the City Building Official
Vie Taugher, the City Building Official, has indicated that he has
reservations regarding the proposal to require Class "C" or better roofing for
re-roofing projects in the flatland areas of the City. He indicates that a
quick drive-through survey of these areas indicates that 50% - 60% already
have fire safe roofing materials. His reservations are tied to concerns
whether adequate documentation exists of fire hazards to flatland areas, to
justify the imposition of this requirement.
Additionally, he indicates concern that costs to modify an existing
structure to accomodate a fire safe roofing material may, in practice, be more
expensive than indicated by the studies proposed by the Fire Safe Roofing
Committee. Actual up front costs would have to account for engineering design
costs to assure the roof could accomodate the weight of the new materials and
may need to include structural modifications to the existing roof
intrastructure.
Mr. Taugher also voiced concern that replacing a roof with wood shakes
or shingles with one of asphalt tile, or equivalent materials, may have a
visually significant impact to a neighborhood if the surrounding homes utilize
wood shake or shingles.
Mr. Taugher indicated support of an Ordinance that would require use of
Fire Safe Roofing Materials in identified Fire Safe Roof Area, for new
residential devlopments located anywhere in the City and for reroofing
projects where fire save roofing materials are already in place.
Conclusion and Recommendation
The Draft Ordinance should be discussed fully because of its long term
implications and probable additional costs to builders and homeowners. Staff
recommends that this Commission meeting be used as an information gathering
hearing to allow Staff and appropriate industry representatives to present the
pros and cons of adoption of the Fire Safe Roofing Materials Ordinance.
RECOMMENDATION
FORMAT: 1)
2)
3)
4)
5)
6)
Hear Staff presentation.
Open public hearing.
Hear presentations from those in favor of adoption of a Fire
Safe Roofing Ordinance.
Hear presentation from those opposed to adoption of a Fire
Safe Roofing Ordinance.
Provide Staff comments and direction regarding the proposed
Fire Safe Roofing Materials Ordinance for additional Staff
review and/or revision to the Draft Ordinance.
Continue the public hearing to the Commission meeting of
February 2, 1987, or later date as appropriate.
ATTACHMENTS
Exhibit A - Draft of Fire Safe Roofing Materials Ordinance
Exhibit B - Draft Resolution of recommending approval of Negative
Declaration of Environmental Significance for PA 86-046
Exhibit C - Draft Resolution recommending approval of PA 86-046
Fire Safe Roofing Materials Ordinance
-4-
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BACKGROUND ATTACHMENTS -
1. San Ramon Valley Fire Protection District Staff Reports
dated February 13, 1986, and March 12, 1986, both entitled
"Fire Safe Roof Ordinance".
2. Memorandum, with attachments, from Victor Taugher, Building
Official, to Planning Commission regarding proposed
Ordinance for Fire Safe Roofing, dated May 5, 1986.
3. 1982 Uniform Building Code Standards, pages 993-1001: "Test
Standard for de terming the Fire Retardancy of Roof Covering
Materials."
4. Letter dated March 4, 1986, from DSRSD General Manager, Paul
Ryan, referring Draft Ordinance to City Council.
5. Draft Negative Declaration of Environmental Significance for
PA 86-046.
6. Portions of Minutes from Planning Commission meeting of
July 21, 1986.
7. Background information supplied by the Committee for Fire
Safe Roofing supporting adoption of a Fire Safe Roofing
Ordinance, including:
7a. Letter dated December 20, 1986, summar~z~ng points to
be discussed by representative of the Fire Safe
Roofing Committee at the January 19, 1987, Planning
Commission meeting.
7b. "Statement of Purpose", undated.
7c. "Cost and Investment Analysis for Re-roofing Pitched
Roofs", dated July, 1985, prepared by the Committee
for Fire Safe Roofing.
7d. Fire Resistant Roofing Requirements for Residential
Structures-47 Northern California Jurisdiction, dated
January, 1986.
7e. List of communities that have adopted fire retardant
roofing ordinances.
7f. "The Need to Restrict the Use of Wood Shakes and
Shingles", an undated report prepared by the Contra
Costa County Fire Protection District in support of a
Fire Safe Roofing Materials Ordinance considered by
the City of Concord.
7g. Selected newspaper articles pertaining to roofing fire
hazards.
8. Background information supplied by the Red Cedar Shingle &
Handsplit Shake Bureau (prepared by the Bureau unless
otherwise indicated), including:
8a. "The Facts About Wood Roofing Safety: A Matter of
Perspective", undated.
8b. "Fire: The Facts about Wood Roofing", excerpt from TF
News, a publication of the Texas Forest Service, dated
Winter 1981.
8c. "Questions to ask the Fire Officials before City
Councils pertaining to their Request for Fire
Retardant Roofing Materials", prepared by the Red
Cedar Shingle & Handsplit Shake Bureau, undated.
-5-
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8d. "Estimated U.S. Building Fire Losses Caused by Sparks
on Roofs", Red Cedar Shingle & Handsplit Shake Bureau,
undated.
8e. Contra Costa County Fire Loss Statistical Tabulation,
1928 - 1983.
8f. "Ventilate - Don't Suffocate", prepared by the Red
Cedar Shingle & Handsplit Shake Bureau, undated.
8g. "City of Pleasanton Fire Retardant Roof Costs",
undated.
8h. Memorandum from Moraga Fire Retardant Roof Committee
to the Moraga Town Councilmembers, dated July 1, 1986.
-6-
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CITY OF DUBLIN
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
Development Services
P.O. Box 2340
Dublin, CA 94568
NEGATIVE DECLARATION FOR:
PA 86-046 Fire Safe Roofing Materials Ordinance. City
Council initiated Ordinance Amendment to the Uniform
Building Code as adopted by the City Council by reference.
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION: The proposed Ordinance Amendment would cover the
entire City. The recommended Fire Safe Roof Areas would be
generally on the west side of the City in the area adjacent
to the hills_and on the east side of the City between the
Dougherty Hills and Dougherty Road.
DESCRIPTION: A proposed Ordinance Amendment providing for Class
C or better roof covering for all new apartments, hotels,
dwellings and accessory buildings and for Class B or better
roof covering in the area designated, on an official City
map, as a Fire Safe Roof Area. The proposed Ordinance would
also specifically require that building permits be secured
for re-roofing, and that there be at least two additional
roof inspections for the building permit process.
FINDINGS: The project will not have a significant effect on
the environment.
INITIAL STUDY: The Initial Study dated July 16, 1986, is
available for review upon request.
MITIGATION MEASURES: None Required.
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff, (415) 829-4916
SIGNATURE:
Laurence L. Tong,
Planning Director
DATE:
ATTACHMENT.3
PPrff ;/m-/117~!Jtr, Tb/!-. 14 &0 --o1~
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