HomeMy WebLinkAboutMINUTES - 03212000 - D3 TO: BOARD OF SUPERVISORSContra
Y
Costa
FROM: CARLOS BALTODANO, DIRECTOR County
BUILDING INSPECTION DEPARTMENT
DATE: March 21, 2000
SUBJECT: GAS SHUT-OFF DEVICES ORDINANCE
SPECIFIC REQUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
I. ADOPT the Gas Shut-off Devices Ordinance in certain new construction and
remodeling of structures in the unincorporated area, and appropriate findings
of local conditions to justify stricter construction standards than imposed by
the applicable statute (Health & Safety Code section 19180 et seq.),
introduced March 7, 2000.
II. FIND ordinance adoption exempt from CEQA as per section 15061(b)(3) of
the CEQA Guidelines.
Ill. DIRECT staff to file a Notice of Exemption with the County Clerk.
FISCAL IMPACT
County inspections for all new homes and substantial remodels would be paid
through fees.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On September 14, 1999, the Board of Supervisors directed County staff to develop
an ordinance requiring the installation of Low Pressure Excess Flow Valves (EXFV's)
or other similar automatic gas shut-off valves in new homes and substantial
remodels. On March 7, 2000, the Board of Supervisors introduced an ordinance
requiring gas shut-off devices in these types of construction in the unincorporated
area, and set March 21, 2000 at 11:00 a.m. for a hearing to consider the adoption
CONTINUED ON ATTACHMENT: YES SIGNATURE
COMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTIONOFBOARr March 21 , 2000 APPROVED AS RECOMMENDED ZL OTHER_
SEE THE SUBJECT ORDINANCE 2000-11
The Public baring was , and the foil ow zig rson appeared to speak:
Reith Richter, Captain, tra Costa County Fire Protection District, 2010 Geary Road, Pleasant Bill,
counted on this matter. No one else desiring to speak, the Bearing was CIASED.
VOTE OF SUPERVISORS
1 HEREBY CERTIFY THAT THIS IS A TRUE
UNANIMOUS(ABSENT - - - - } AND CORRECT COPY OF AN ACTION TAKEN
AYES: NOES: AND ENTERED ON THE MINUTES OF THE
ABSENT: ABSTAIN: BOARD OF SUPERVISORS ON THE DATE
SHOWN.
Contact: Carlos Baltodano(9251335-1106)
ATTESTED: March 21 , 2000
cc: County Administrator Phil Batchelor,Clerk of the Board of Supervisors
County Counsel and County Administrator
Community Development
Public Works
B ttrDEPUTY
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1
Il F 1�TE D F R R N TR TI T
MM TO LOCAL-COYMITI®Ng
L Stnct§E Construction-Standardg
Pursuant to California Health and Safety Code section 19101 which allows the County to
enact an ordinance establishing stricter construction standards than those imposed by the
earthquake protection law (Health & Safety Code section 19100 et seq.), the Board of
Supervisors of Contra Costa County, in its ordinance adopting Ordinance 2000-11,
regarding gas shut-off devices, finds as follows.
II. Findi
Pursuant to Health & Safety Code sections 17958.5 and 17958.7 the Board of
Supervisors of Contra Costa County finds that the adoption of certain construction
standards which may be stricter than those set forth pursuant to the State's earthquake
protection law(Health & Safety Code section 19100 et seq.) is needed and is reasonably
necessary because of certain local climatic, geological, and topographic conditions as
described below.
A. GeologicM and T000szra W
I Scismi i
(a) Condition
Contra Costa County is located in Seismic Risk Zone 4, which is
the worst earthquake area in the United States. Buildings and other
structures in Zone 4 can experience major seismic damage. Contra
Costa County is in close proximity to numerous earthquake faults
including the San Andreas Fault and contains all or portions of the
Hayward, Calaveras, Concord, Antioch, Mt. Diablo, and other
lesser faults. A 4.1 earthquake with its epicenter in Concord
occurred in 1958, and a 5.4 earthquake with its epicenter also in
Concord occurred in 1955. The Concord and Antioch faults have a
potential for a Richter 6 earthquake and the Hayward and
Calaveras faults have the potential for a Richter 7 earthquake.
Minor tremblers from seismic activity are not uncommon in the
area.
A study released in 1990 by the United States Geological Survey
says that there is a 67% chance of another earthquake the size of
Loma Prieta during the next 30 years, and that the quake could
strike at any time, including today. Scientists, therefore, believe
that an earthquake of a magnitude 7 or larger is now twice as likely
to happen as to not happen.
Interstates 680, 80, 580 and State Route 4 run the length
throughout Contra Costa County. These interstates and state routes
divide the County into a west, south, north and east. An overpass
or undercrossing collapse would significantly alter the response
route and time for responding emergency equipment. This is due
to limited crossings of the interstate and that in some areas there is
only one surface street, which runs parallel to the interstate, which
would be congested during a significant emergency.
Earthquakes of the magnitude experienced locally can cause major
damage to electrical transmission facilities and to gas lines in
buildings, which in turn start fires throughout the County. The
occurrence of multiple fires will quickly deplete existing fire
department resources; thereby reducing and/or delaying their
response to any given fire.
(b) Im
A major earthquake could severely restrict the response of all
Contra Costa County Fire Districts and their capability to control
fires involving buildings of wood frame construction, with
ordinary roofing materials and flammable exteriors, or with large
interior areas not provided with automatic smoke and fire control
systems. Also, when buildings not equipped with earthquake
structural support move off their foundations, gas pipes may
rupture. Fires develop from line ruptures and spread from house to
house, causing an extreme demand for fire protection resources.
2.
(a) Condition
The area is replete with various soils, which are unstable, clay
loam and alluvial fans being predominant. These soil conditions
are moderately to severely prone to swelling and shrinking, are
plastic, and tend to liquefy.
Throughout Contra Costa County, the topography and
development growth has created a network of older, narrow roads.
These roads vary from gravel to asphalt surface and vary in percent
of slope, many exceeding twenty (20) percent. Several of these
roads extend up through the winding passageways in the hills
providing access to remote, affluent housing subdivisions. The
majority of these roads are private with no established maintenance
program. During inclement weather, these roads are subject to
rock and mudslides, as well as down trees, obstructing all vehicle
traffic. It is anticipated that during an earthquake, several of these
roads would be unpassable so as to prevent fire protection
2
resources from reaching fires cause by gas line ruptures or other
sources.
3. Toposcranhic
(a) Condition
i. Vegetation
Highly combustible dry grass, weeds, and brush are
common in the hilly and open space areas adjacent to built-
up locations six(b)to eight (8) months of each year, Many
of these areas frequently experience wildland fires, which
threaten nearby buildings, particularly those with wood
roofs, or sidings. This condition can be found throughout
Contra Costa County, especially in those developed and
developing areas of the County. Earthquake gas fires due
to gas line ruptures can ignite grasslands and stress fire
district resources.
(b) Imp
The above local geological and topographical conditions increase
the magnitude, exposure, accessibility problems, and fire hazards
presented to the County fire resources. Fire following an
earthquake has the potential of causing greater loss of life and
damage than the earthquake itself. Most earthquake fires are
created by natural gas developed from gas line ruptures.
Hazardous materials, particularly toxic gases, could pose the
greatest threat to the largest number, should a significant seismic
event occur. Public safety resources would have to be prioritized
to mitigate the greatest threat, and may likely be unavailable for
smaller single dwellings that were caused by broken gas lines.
Other variables may tend to intensify the situation:
1. The extent of damage to the water system
2. The extent of isolation due to bridge and/or freeway overpass
collapse.
3. The extent of roadway damage and/or amount of debris
blocking the roadways.
4. Climatic condition(hot, dry weather with high winds).
5. Time of day will influence the amount of traffic on roadways
and could intensify the risk to life during normal business
hours.
3
T
6. The availability of timely mutual aid or military assistance.
7. The large portion of dwellings with woad shake or shingle
coverings could result in conflagrations.
8. The large number of dwellings that slip off their foundations
and rupture gas lines resulting in further conflagrations.
B. Q A i
1. Preci i�t,tion and Relative Humiditv
(a) codifim
Precipitation ranges from 15 to 24 inches per year with an average
of approximately 20 inches per year. Ninety-six (96) percent falls
during the months of October through April and four (4) percent
from May through September. This is a dry period of at least five
(5) months each year. Additionally, the area is subject to
occasional drought. Relative humidity remains in the middle range
most of the time. It ranges from forty-five (45) to sixty-five (65)
percent during spring, summer, fall, and from sixty (60) to ninety
(90) percent in the winter. It occasionally falls as low as fifteen
(15)percent.
(b) Irnnac
Locally experienced dry periods cause extreme dryness of
untreated wood shakes and shingles on buildings and nonirrigated
grass, brush and weeds, which are often near buildings with wood
roofs and sidings. Such dryness causes these materials to ignite
very readily and burn rapidly and intensely. Lias fires due to gas
line ruptures can also spark and engulf a single family residence
during these dry periods.
Because of dryness, a rapidly burning gas fire or exterior building
fire can quickly transfer to other buildings by means of radiation or
flying brands, sparks or embers. A small fire can rapidly grow to a
magnitude beyond the control capabilities of the Fire District
resulting in an excessive fire loss.
2. T ,�rature
(a) Conn
Temperatures have been recorded as high as 114$ F. Average
summer highs are in the 75° - 90° range, with average maximums
of 105°F in some areas of unincorporated Contra Costa County.
(b) Impact
4
High temperatures cause rapid fatigue and heat exhaustion of
firefighters, thereby reducing their effectiveness and ability to
control large building, wildland fires, and fires caused by gas line
ruptures.
Another impact from high temperatures is that combustible
building material and non-irrigated weeds, grass and brush are
preheated, thus causing these materials to ignite more readily and
burn more rapidly and intensely. Additionally, the resultant higher
temperature of the atmosphere surrounding the materials reduces
the effectiveness of the water being applied to the burning
materials. This requires that more water be applied, which in turn
requires more fire resources in order to control a fire on a hot day.
High temperatures directly contribute to the rapid growth of fires
to an intensity and magnitude beyond the control capabilities of the
Fire Districts in Contra Costa County,
3. Win
(a) Codhion
Prevailing winds in many parts of Contra Costa County are form
the north or northwest in the afternoons. However, winds are
experienced from virtually every direction at one time or another.
Velocities can reach fourteen (14) mph to twenty-three (23) mph
ranges, gusting to twenty-five (25) to thirty-five (35) mph. Forty
(40) mph winds are experienced occasionally and winds up to
fifty-five(55) mph have been registered locally. During the winter
half of the year, strong, dry, gusty winds from the north move
through the area for several days, creating extremely dry
conditions.
(b) I_mpa
Winds such as those experienced locally can and do exacerbate
fires, both interior and exterior, to burn and spread rapidly. Fires
involving non-irrigated weeds, grass, brush, and fires caused by
gas line ruptures can grow to a magnitude and be fanned to an
intensity beyond the control capabilities of the fire services very
quickly even by relatively moderate winds. When such fires are
not controlled; they can extend to nearby buildings, particularly
those with untreated wood shakes or shingles.
Winds of the type experienced locally also reduce the effectiveness
of exterior water streams used by all Contra Costa County Fire
Districts on fires involving large interior areas of buildings, fires
which have vented through windows and roofs due to inadequate
built-in fire protection and fires involving wood shake and shingle
5
building exteriors. Local winds will continue to be a definite
factor toward causing major fire losses to buildings not provided
with fire resistive roof and siding materials and buildings with
inadequately separated interior areas, or lacking automatic fire
protection systems, or lacking proper gas shut-off devices to shut
off gas when pipes are ruptured. National statistics frequently cite
wind conditions, such as those experienced locally, as a major
factor where conflagrations have occurred.
4. Summ X
These local climatic conditions affect the acceleration, intensity, and size
of fire in the unincorporated areas of Contra Costa County. Times of little
or no rainfall, of low humidity, and high temperatures create extremely
hazardous conditions, particularly as they relate to wood shake and shingle
roof fires and conflagrations. The winds experienced in Contra Costa
County can have a tremendous impact upon structure fires. During wood
shake and shingle roof fires, or exposure fires, or gas fires, winds can
carry sparks and burning brands to other structures, thus spreading the fire
and causing conflagrations. In building fires, winds can literally force
fires back into the building and can create a blow torch effect, in addition
to preventing"natural" ventilation and cross-ventilation efforts.
C. Au mai hut-Off D vi Pr vent Fire b Pipeline
R� tp urea and Freaks
1. Devic,
(a) inesofDevices
Two types of automatic shut-off devices are available to prevent
gas from escaping from broken or ruptured pipes caused by
earthquakes or other manmade reasons.
(1) Seismic Gas Shut-off devices operate by motion created by
earthquakes. In the event of gas pipe ruptures caused by
earthquakes, these devices can stop gas from escaping into
buildings, thus preventing fires and explosions. Earthquake
seismic valves are those valves approved by the
Department of the State Architect of California (DSA) as
devices capable of preventing the release of gas due to gas
line ruptures caused by earthquakes. Seismic valves to be
used in California must pass a certification program
administered by the DSA.
(2) Excess flow valves are devices operated by pressure or
excess flow. In the event of a gas line rupture due to an
earthquake, these devices can stop the flow of gas from
escaping into buildings, thus preventing fires.
6
F
�D
The design of the device shall provide a proven method to
provide automatically for expedient and safe gas shutoff in
an emergency. The design of the device provides a
capability for ease of consumer or owner resetting in a safe
manner. The device can be certified by the State Architect
or the operational and functional design of the device meets
or exceeds the device certified by the Office of the State
Architect. The determination of whether the operational
and functional design of the device is at least equal to the
device certified by the State Architect may be made by one
of the following: the Independent Laboratory of the
International Approval Services (IAS), Underwriter's
laboratory(UL), International Association of plumbing and
Mechanical Officials (IAP'MO), or other recognized listing
and testing agency.
(b) Ned for Maximum Protection
(1) Since there are many devices having different means of
preventing gas escape which are on the private market, all
of which can potentially protect buildings from fires and
explosions due to gas line ruptures, it is important to
provide as many options to the public for their use and
protection. Devices which prevent gas escape from gas line
breaks and ruptures should be approved by public or
private non-profit agencies regarded as credible in their
fields, as the above.
2. Fire Protection Resources Preserved
(a) By requiring automatic gas shut-off valves in all new building
construction and in certain remodeled buildings, the likelihood of
fire and explosion will be reduced, thus not taxing fire resources of
County Fire Districts.
(b) In addition, there are several studies that have been conducted by
public and private agencies which recognize that the use of
automatic gas shut-off valves will reduce the amount of damage to
property and loss of lives in earthquakes.
7
ORDINANCE NO. 2000-11
CAS SHUT-OFF DEVICES
The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code): [Gov. C. § 25120]
SECTION I. SUMMARY. This ordinance adds Chapter 718-8 to the Contra Costa County
Ordinance Code to require the installation of Excess Flow Cas Shut-Off Devices (non-motion
sensitive)or Gas Shut-Off Devices that are activated by motion. These devices are to be
installed on gas services downstream of the meter in new construction and certain remodeling.
This ordinance will be effective sixty(60) days from the date it is passed. [Gov. Code § 25129.]
SECTION Il. Chapter 718-8 is added to the County Ordinance Code to read:
CHAPTER 718-8
GAS SHUT-OFF DEVICES
718-8.202 DEFINITIONS. For the purpose of this chapter, certain terms shall be
defined as follows:
a. "Downstream of Gas Utility Meter" shall refer to all customer owned gas piping.
b. "Residential Building" shall mean any single family dwelling, duplex, multi-
family dwelling, apartment building, condominium building,townhouse building,
lodging house, congregate residence,hotel,or motel.
C. "Excess Flow Gas-Shut-Off Device" shall mean those valves or devices that are
not actuated by motion,but are activated by significant gas leafs or overpressure
surges,which can occur when pipes rupture inside the structure. The design of
the device shall provide a proven method to provide automatically for expedient
and safe gas shutoff in an emergency. The design of the device shall provide a
capability for ease of consumer or owner resetting in a safe manner. The device
shall be certified by the State Architect or the operational and functional design of
the device shall meet or exceed the device certified by the Office of the State
Architect. The determination of whether the operational and functional design of
the device is at least equal to the device certified by the State Architect may be
made by one of the following: the Independent Laboratory of the International
Approval Services(IAS),Underwriter's Laboratory(UL), International
Association of Plumbing and Mechanical Officials (IAPMO), or other recognized
ORDINANCE 2000-11
1
33
listing and testing agency.
d. "Seismic Gas-Shut-Off Device" shall mean a system consisting of a seismic
sensing means and actuating means designed to actuate automatically a
companion gas shut off means installed in a gas piping system in order to shut off
the gas downstream of the location of the gas shutoff means in the event of a
severe seismic disturbance. The system may consist of separable components or
may incorporate all functions in a single body. The device shall be certified by
the State Architect and the operational and functional design of the device shall
meet or exceed the device certified by the Office of the State Architect. The
determination of whether the operational and functional design of the device is at
least equal to the device certified by the State Architect may be made by one of
the following: the Independent Laboratory of the International Approval Services
(IAS), Underwriter's Laboratory(LTL), International Association of Plumbing and
Mechanical Officials (IAPMO), or other recognized listing and testing agency.
e. "Upstream of Gas Utility Meter" shall refer to all gas piping installed by the
utility up to and including the meter and the utility's bypass tee at the connection
to the customer owned piping.
£ "Gas Shut-Off Device,"as used in this Ordinance, shall refer to either a Seismic
Gas Shut-Off Device or Excess Flow Gas-Shut-Off Device. (Ord. 2000-11, § 2.)
718-8.204 SCOPE. An approved Seismic Gas-Shut-Off Device (motion sensitive)or an
approved Excess Flow Gas-Shut-Off Device(non-motion sensitive) shall be installed
downstream of the gas utility meter on each fuel gas line where the gas line serves the
following buildings.
a. Any new building construction (commercial, industrial or residential) containing
fuel gas piping for which a building permit is first issued on or after the effective
date of the ordinance.
b. Any existing residential, commercial or industrial building which is altered or
added to and a building permit for the work is first issued on or after the effective
date of this ordinance and
(1) Such a building has fuel gas piping supplying the existing building or the
addition to the building; and
(2) Where fuel gas piping is involved in the alteration or addition,the value of
such alteration/addition is more than$5,000; where fuel gas piping is not
involved in the alteration or addition,the value of such alteration/addition
is more than$50,000,
ORDINANCE 2000-11
2
(a) With respect to residential buildings,the requirements set forth in
(1)and(2)above include alterations or additions to an individual
condominium or apartment unit so that, in appropriate
circumstances, such alterations or additions shall require a Gas
Shut-Off Device to be installed for all gas piping serving that
building as set forth in subsections(1)and(2)above.
(b) With respect to commercial or industrial buildings,the
requirements set forth in(1)and(2)above include alterations or
additions to individual units or tenant spaces so that,where
applicable, such alterations or additions shall require a Cas Shut-
Off Device to be installed for all gas piping serving that
commercial or industrial building. (Ord. 2000-11, § 2.)
718-8.206 EXCEPTIONS.
a. A Gas-Shut-Off Device is not required to be installed downstream of the gas
utility meter where a Cas-Shut-Off Device has been installed by the gas utility or
a contractor authorized by the gas utility upstream of the gas utility meter and
downstream of the meter service regulator and such installation is in accordance
with this ordinance and with the manufacturer's specifications.
b Gas-Shut-Off Devices installed on a building prior to the effective date of this
ordinance,are exempt from the requirements of this section provided they remain
installed on the building or structure and are maintained for the life of the
building or structure.
C. Gas-Shut-Off Devices installed on a gas distribution system owned or operated by
a public utility shall not be subject to the requirements of this chapter(Health&
Saf. Code § 19201(b)) .
d. A Gas-Shut-Off Device shall not be required where the gas piping system
contained in the building or structure is designed to withstand seismic effects of
earthquakes.
e. This ordinance shall not apply to mechanical or process equipment used in
manufacturing.
f. This ordinance shall not apply to gas shutoff devices installed within gas lines
(Health& Saf. Code § 19204). (Ord. 2000-11, § 2.)
718-8.208 GENERAL REQUIREMENTS. Gas-Shut-Off Devices installed either in
ORDINANCE 2000-11
3
compliance with this ordinance or voluntarily,with a permit issued on or after the
effective date of this ordinance, shall comply with all of the following requirements:
a. Be installed by a contractor licensed in the appropriate classification by the State
of California and in accordance with the manufacturer's instructions.
b. In the case of Seismic Gas-Shut-Off Devices(motion sensitive)only, such
devices must be mounted rigidly to the exterior of the building or structure
containing the fuel gas piping. This requirement need not apply if the Building
Inspection Department determines that the seismic gas shutoff device(motion
sensitive)has been tested and listed for an alternate method of installation.
C. In the case of Seismic Gas-Shut-Off Devices(motion sensitive) only,be certified
by the State Architect and be listed by an approved listing and testing agency such
as IAS, IAMPO,UL or the office of the State Architect. In the case of Excess
Flow Gas-Shut-Off Devices only,be certified by the State Architect or be listed
by an approved listing and testing agency such as IAS, IAMPO,UL or the office
of the State Architect.
d. Have a thirty(30)year warranty which warrants that the valve or device is free
from defects and will continue to operate properly for thirty(30)years from the
date of installation.
e. Where Gas-Shut-Off Devices are installed voluntarily or as required by this
section,they shall be maintained for the life of the building or structure or be
replaced with a valve or device complying with the requirements of this section.
(Ord. 2000-11, § 2.)
718-8.210 LIST OF APPROVED VALVES AND DEVICES. The Building
Inspection Department shall maintain a list of all Seismic Gas-Shut-Off Devices (motion
sensitive)and Excess Flow Gas-Shut-Off Devices (non-motion sensitive)which meet or
exceed the requirements of devices certified by the Office of the State Architect for
installation in the State of California and which comply with the standards and criteria set
forth in Health and Safety Code section 19180 et seq, including quality and design
regulation for earthquake actuated automatic gas shutoff systems(see 24 Cal. Code Regs.
Ch. 12-16-1). (Ord. 2000-11,§ 2.)
718-8,212 ENFORCING AGENCY. The Building Inspection Department shall
administer and enforce the provisions of this ordinance. (Ord. 2000-11, § 2.)
ORDINANCE 2000-11
4
SECTION III. EFFECTIVE DATE. This ordinance becomes effective 60 days after passage,
and within 15 days after passage shall be published once with the names of supervisors voting
for and against it in the c o n t r a C o s fir a I i m e s , a newspaper published in this County.
[§§ 25123 & 25124)
PASSED on mA R r x 21,� 2000 >by the following vote:
AYES: SUPERVISORS GIOIA,UILKEMA, DeSAULNIER, CANCIAMILEA and GERBER
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST: PHIL BATCHELOR, Clerk of the
Board and County Administrator
By:
Deputy Board a
DJS/jh
VJ0ANN\gasord.wp,d
ORDINANCE 2004-11
5