HomeMy WebLinkAboutCOW 2011-03-28 Item 4A.1 - Ordinance - Code Amendments for Five-Story Type VA Construction COUNCIL AGENDA SYNOPSIS
W Initials ITEM No.
14 (ry4ILA
Z I Meeting Date Prepared by 1 Mayo review Council review 1
G••
I 03/28/11 I 7P I
i O 1 04/04/11 I 7P
190= I I I 1 I t A, CI)
I TEM= INFORMATION.-
CAS NUMBER: 11-036 I STAFF SPONSOR: BOB BENEDICTO ORIGINAL AGENDA DATE: 3/ 28/11
AGENDA ILEMTITLE An ordinance establishing special provisions for 5 story Type VA construction
CATEGORY Discussion Motion Resolution Ordinance ['Bid Award Public Hearing Other
Mtg Date 3/28/11 Mtg Date Mtg Date Mtg Date 4/4/11 Mtg Date Mtg Date Mtg Date
SPONSOR Council Ma Adm Svcs DCD Finance Fire Legal P&R Police PW
SPONSOR'S This ordinance is proposed to offer an alternate construction type as a design tool for
SUMMARY constructing economically viable mixed use and multi family buildings. It will allow an
increase of one story to the allowable story height and 25% increase to the allowable area
of a Type VA building classification, without reducing the fire and life safety requirements.
Development of this ordinance was coordinated with the Fire Department's expertise as
first responders.
REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: 3/22/11 COMMITTEE CHAIR: HOUGARDY
RECOMMENDATIONS:
SPONSOR /ADMIN. Department of Community Development
COMMIT TEE Unanimous Approval; Forward to Committee of the Whole
COST IMPACT ;FUNDSOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG DATE RECORD.OF.'COUNCIL ACTION;;
1 3/28/11 1
3
ATTACHMENTS
3/28/11 Informational Memorandum dated 2/16/11
Draft ordinance
Minutes from the Finance and Safety Committee meeting of 3/22/11
4/4/11
1
2
City of Tukwila
1 Jim Haggerton, Mayor
4. c r i .:yam
\.o 29o. INFORMATIONAL MEMOR ANDUM
TO: Mayor Haggerton
Finance and Safety Committee
FROM: Jack Pace, Department of Community Development Director
DATE: February 16, 2011
SUBJECT: Ordinance to allow the construction of five story buildings classified as
type VA Construction (5 over 1)
ISSUE
Shall the Council approve an ordinance which would allow the construction of five story, Type
VA, conventional light frame wood construction? The current limitations for a Type VA building
classification is four stories and 70 feet.
BACKGROUND
The issue of allowing five -story conventional wood frame construction was raised in 2000 at a
joint meeting of King County Planning Directors and Building Officials. While this provision was
not incorporated into the State Building Code, there was agreement that the code allows for the
use of alternative materials and methods of construction when comparability can be
demonstrated.
The Cities of Seattle, Portland, Tacoma, Everett, Federal Way, SeaTac and Burien have utilized
this code provision to adopt local code amendments to allow five -story conventional wood frame
buildings of one -hour fire resistive construction Type VA building classification. More recently
the State Building Code Council has adopted a permanent rule that allows the current maximum
allowable number of stories of Type VA building classification to be increased by one story.
This increase is permitted when the interior exit stairways and ramps are pressurized and the
building is provided with an automatic fire sprinkler system throughout. The effective date of
this rule is July 1, 2011.
These cities offer this alternate construction type as a design tool for building economically
viable mixed use and multi family buildings, without reducing the fire and life safety
requirements. Many factors are involved in the advantages of conventional wood frame
construction. The speed of erection, design flexibility, the use of renewable resources, efficient
building concepts in terms of energy conservation, safety and reliability under extreme
conditions such as earthquakes are a few that can be named.
DISCUSSION
The building code limits the size and height of buildings based on the classification of
construction and the character of the occupancy housed therein. Type VA construction is that
type of construction classification in which the structural elements, exterior walls, interior walls
and roof are of any materials permitted by the code, provided that these elements are
constructed of approved one hour fire resistive assemblies.
3
INFORMATIONAL MEMO
Page 2
The model codes, as far back as 1976 limited the height of an apartment building of the
referenced Type of construction to three stories and 50 feet in height. The International Building
Code now allows this same building type and occupancy to be increased by one additional story
and 20 feet to result in a building of four stories and 70 feet in height. This is allowed when an
approved NFPA 13, automatic fire sprinkler system is installed.
It is clear that the authors of this code change considered an automatic fire sprinkler system as
adequate mitigation for allowing an additional 20 feet of building height and one additional story
in this type of construction. The proposed ordinance would allow one additional story to the
maximum allowed by code, while maintaining 70 feet as the maximum allowable building height
in any case.
The concept of this ordinance is to afford occupants and first responders an equal or greater
level of safety than the occupants of a (code prescribed) four story wood frame building are
afforded. This is being accomplished by eliminating the fire resistive reductions that are allowed
for fire sprinkler systems, and eliminating any exceptions to fire sprinkler coverage that is
allowed by other standards.
This increase in the number of stories and the 25% increase to the allowable area limitations will
be afforded to buildings of R -1, and R -2 Occupancies (apartments and hotels) only.
There would be a fully automatic fire alarm system, two hour fire resistive construction of the
exit stair enclosures, pressurized stair and elevator shaft enclosures in addition to a required
automatic fire sprinkler system. In all, the mitigating fire safety features of this conventional light
frame constructed building will make this building safer for the occupants than any building of
this type that is otherwise constructed.
RECOMMENDATION
The Council is being asked to approve the ordinance to allow the construction of five story
buildings of Type VA classification and to consider this item at the March 28, 2011 Committee of
the Whole meeting and subsequent April 4, 2011 Regular Meeting.
ATTACHMENTS
Draft Ordinance
4
DRAF
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ESTABLISHING SPECIAL PROVISIONS FOR 5 -STORY TYPE
V -A CONSTRUCTION, TO BE CODIFIED AT TUKWILA MUNICIPAL CODE
CHAPTER 16.05, "5 -STORY TYPE V -A BUILDINGS PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council finds it is in the best interest of the City to provide additional
tools to build economically viable mixed -use and multi family buildings; and
WHEREAS, the International Building Code provides for the approval of alternate material,
methods of design, and methods of construction; and
WHEREAS, RCW 19.27.060 allows cities to amend the State Building Code, provided the
application of any that apply within their jurisdiction shall not result in a code that is less than the
minimum performance standards and objectives contained in the State Building Code; and
WHEREAS, the City Council finds that providing this alternate method of construction
should provide an incentive for the construction of economically viable mixed -use and
residential occupancies, which is the City's growth strategy in commercial zones along the
Tukwila International Boulevard Corridor, Tukwila Urban Center and the Tukwila South area;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
HEREBY ORDAINS AS FOLLOWS:
Section 1. Regulations Established. Tukwila Municipal Code Chapter 16.05,
"5 -Story Type V -A Buildings," is hereby established to read as follows:
CHAPTER 16.05
5 -STORY TYPE V -A BUILDINGS
Sections:
16.05.010 Purpose of Chapter
16.05.020 Construction
16.05.030 Occupancy
16.05.040 Stair Enclosures
16.05.050 Fire Detection and Protection
16.05.060 Building Height
16.05.070 Basic Allowable Floor Area
16.05.080 Elevators
16.05.090 Fire Department Access
16.05.100 Attic Roof Ventilation General Design Requirements
16.05.110 Construction Inspections
16.05.120 Maintenance of Fire Protection Systems
W: Word Processing N5-1 Building Code
BB:mrh 3/18/2011 Page 1 of 5
5
Section 2. TMC Section 16.05.010, "Purpose of Chapter," hereby reads as follows:
16.05.010 Purpose of Chapter
The purpose of TMC Chapter 16.05 is to authorize the construction of 5 -story Type V -A
buildings as an approved alternate design and construction method under Section 104.11 of the
International Building Code. 2009 Edition, and to set forth the criteria and standards which must
be met prior to a building permit being issued for a 5 -story Type V -A building.
Section 3. TMC Section 16.05.020, "Construction," hereby reads as follows:
16.05.020 Construction
A. International Building Code Requirements. Five -story Type V -A buildings shall
comply with all requirements of the International Building Code, 2009 Edition, except as
specifically required by this chapter. In the event of a conflict between the International Building
Code and the provisions of this chapter, the provisions of this chapter shall control. In the event
of a conflict between the language in Tukwila Municipal Code Chapter 16.48 and the provisions
of this chapter, the provisions of this chapter shall control. References in this chapter to building
construction "types" (e.g. Type I, or Type V -A) shall have the same meaning as set forth in the
International Building Code. 2009 Edition.
B. Lowest Story Construction Requirements. The lowest story in a five -story Type V -A
building shall be constructed of, Type V -A fire resistive construction, except that all structural
frame and load bearing elements shall be of approved, 2 -hour fire resistive construction.
C. Upper Four Stories. The upper four stories of a five -story Type V -A building shall be
constructed of at least Type V -A fire resistive construction with no exceptions permitted.
D. Use of Type V -A Above Type IA Construction. Where Type V -A stories are
constructed over Type IA construction, the Type V -A story shall be separated from the Type I
stories with a horizontal assembly having a minimum 3 -hour fire resistance rating as provided in
the International Building Code. 2009 Edition. Shafts, stairway, ramp and escalator enclosures
through the horizontal assembly shall have not less than 2 -hour fire resistance rating with
opening protectives in accordance with the International Building Code. 2009 Edition, Section
715.4. No exceptions permitted.
E. Non Load Bearing Walls. Non -load- bearing walls, exterior and interior walls, shall be
construction of at least Type V -A fire resistive construction, no exceptions permitted.
F. Shafts. Shafts shall be constructed of an approved 2 -hour fire resistive assembly, with
duct penetrations protected with fire /smoke dampers rated for 1 -1/2 -hour fire resistance rating.
No exceptions permitted.
G. Corridors. Except for corridors within a dwelling or sleeping unit, corridors serving an
occupant load greater than 10, shall be constructed of 1 -hour fire resistive construction, and
shall comply with the International Building Code, 2009 Edition requirements for "Fire
Partitions." No exceptions permitted.
Section 4. TMC Section 16.05.030, "Occupancy," hereby reads as follows:
16.05.030 Occupancy
A. Occupancy of five -story Type V -A buildings shall be Group R -1 or R -2 Occupancies
permitted above the first floor. Group S -2, parking garages, B, M, R, or Multiple Group A occu-
pancies, each with an occupant load of less than 300, shall be permitted on the first floor only.
B. "Occupancy" shall have the same meaning as set forth in the International Building
Code. 2009 Edition.
W: Word Processing \5 -1 Building Code
BB:mrh 3/18/2011 Page 2 of 5
6
Section 5. TMC Section 16.05.040, "Stair Enclosures," hereby reads as follows:
16.05.040 Stair Enclosures
Where buildings are designed and constructed pursuant to this section, all stair enclosures
shall be 2 -hour fire resistive construction with 1 -1/2 -hour opening protection. Stair enclosures
shall be pressurized as described in the International Building Code, Section 909.20.5.
Section 6. TMC Section 16.05.050, "Fire Detection and Protection," hereby reads as
follows:
16.05.050 Fire Detection and Protection
A. Fire Sprinkler System. Five -story Type V -A buildings shall be protected throughout by
an automatic fire sprinkler system as defined in Tukwila Municipal Code Chapter 16.42, the
International Buildina Code, 2009 Edition, the International Fire Code. 2009 Edition and as
defined by National Fire Protection Association Standards (NFPAI 13, as set forth herein. The
2009 Editions of the International Building Code and International Fire Code shall be as
presently constituted or as hereafter amended.
B. Fire Detection System. A monitored manual and automatic fire detection system shall
be installed throughout the building with audible and visual alarm signals. Fire alarm installation
shall be in accordance with the International Building Code, 2009 Edition, International Fire
Code, NFPA 72 and Tukwila Municipal Code Chapter 16.40.
C. Equipment and Controls Location. Fire detection system equipment and controls
shall be located in a location approved by the Fire Marshal. The monitoring equipment shall be
located in a separate room enclosed with 1 -hour fire -rated barriers or horizontal assemblies
constructed in accordance with the International Building Code. 2009 Edition..
D. Class I standpipe hose connections are required. A Class I standpipe shall be
located in every stairway; a hose connection shall be provided for each floor level and on
intermediate floor level landings between floors unless otherwise approved by the Fire Marshal.
E. Standby Generator. A standby power generator set shall be provided on the premises
in accordance with the Washington Cities Electrical Code and NFPA 70 as presently constituted
or hereafter amended. The standby system shall have the capacity and rating to sufficiently
supply all equipment required to be operational at the same time, including but not limited to:
1. Emergency lighting; and
2. Stair enclosure and elevator shaft pressurization; and
3. Elevators.
Section 7. TMC Section 16.05.060, "Building Height," hereby reads as follows:
16.05.060 Building Height
A. The maximum height of buildings designed and constructed pursuant to this section
shall be 70 feet. The building height shall be measured as described in the International
Building Code, 2009 Edition as presently constituted or hereafter amended. No additional
height increases are permitted.
B. Where a five -story Type V -A building is to be constructed over a base structure of Type 1
construction, the overall height of the resulting building shall not exceed 70 feet, as measured
from the grade plane. No additional height increases are permitted.
W: Word Processing \5 -1 Building Code
BB:mrh 3/18/2011 Page 3 of 5
7
Section 8. TMC Section 16.05.070, "Basic Allowable Floor Area," hereby reads as follows:
16.05.070 Basic Allowable Floor Area
The basic allowable area of floors of a five -story Type V -A building shall be as stated in
Table 503 and Section 506 of the International Buildina Code, 2009 Edition, as presently
constituted or as hereafter amended. For the purpose of this chapter only, the total allowable
area as calculated subject to Table 503 and Section 506 of the International Building Code.
2009 Edition, may be increased by 25
Section 9. TMC Section 16.05.080, "Elevators," hereby reads as follows:
16.05.080 Elevators
A. Elevators shall comply with the requirements of International Building Code, 2009
Edition, Chapter 30, and the following:
1. One elevator shall be provided for Fire Department emergency access to all floors.
2. Such elevator car shall be of a size and arrangement to accommodate a 24 -inch by
84 -inch ambulance stretcher with no less than 5 -inch radius corners in the horizontal, open
position and shall be identified by the International Symbol for Emergency Medical Services
(Star of Life). The symbol shall not be less than 3 inches and shall be placed inside and on both
sides of the hoist way door frame.
3. An enclosed elevator lobby shall be provided at each floor. The lobby enclosure
shall separate the elevator shaft enclosure doors from each floor by fire partitions as prescribed
in the International Buildina Code, 2009 Edition. Section 709. Fire partitions shall have a fire
resistance rating of not less than one hour, no exceptions permitted.
4. Doors protecting openings in the elevator lobby and enclosure walls shall also
comply with the International Buildina Code. 2009 Edition, Section 715.4.3 as required for
corridors.
5. Penetrations of the elevator lobby enclosure by ductwork and air transfer openings
shall be protected as required for corridors.
6. Elevator lobbies shall have at least one means of egress complying with provisions
of the International Buildina Code. 2009 Edition. Chapter 10.
7. As an alternative to providing elevator lobbies, the elevator shaft enclosure shall be
pressurized in accordance with the International Building Code. 2009 Edition, Section
708.14.2.1 as presently constituted or hereafter amended.
Section 10. TMC Section 16.05.090, "Fire Department Access," hereby reads as follows:
16.05.090 Fire Department Access
Site design for any five -story Type V -A building shall include access sufficient for fire
apparatus in accordance with the International Fire Code, as presently constituted or hereafter
amended, and Tukwila Municipal Code Chapter 16.16, and shall be approved by the Fire
Marshal. The fire apparatus access shall be described on the site plan that is submitted for a
permit application.
Section 11. TMC Section 16.05.100, "Attic /Roof Ventilation General Design Require-
ments," hereby reads as follows:
16.05.100 Attic /Roof Ventilation General Design Requirements
A. Ventilation of attic spaces shall be in accordance with the International Building Code,
2009 Edition. Section 1203 and the following condition:
W: Word Processing \5 -1 Building Code
BB:mrh 3/18/2011 Page 4 of 5
8
1. The design of attic ventilation method shall not include eave vents or cornice vents
that would occur directly above and within 36 inches horizontally of a window, whether fixed
glazing or windows with vent openings.
B. Construction details shall include details necessary to prevent damage from the
cumulative effect of wood shrinkage as it will affect plumbing systems, electrical systems,
exterior cladding and moisture control systems of the building envelope and wood structural
connectors.
C. All fire doors protecting exit enclosures, exit passageways, elevator lobbies or fire doors
providing access through other fire rated assemblies shall be installed with magnetic hold -open
devices. Doors so equipped shall be automatic closing by the activation of smoke detector or
loss of power to smoke detector or hold -open device.
Section 13. TMC Section 16.05.110, "Construction Inspections," hereby reads as follows:
16.05.110 Construction Inspections
In addition to the construction inspections required pursuant to the International Building
Code, 2009 Edition, Section 110, and special inspections required by Chapter 17, structural
observation by the engineer of record shall be required for the structural frame and seismic
force resisting systems. Conditions for structural observation shall be in accordance with the
International Building Code. 2009 Edition, Section 1710.
Section 14. TMC Section 16.05.120, "Maintenance of Fire Protection Systems," hereby
reads as follows:
16.05.120 Maintenance of Fire Protection Systems
The owner(s) of a five -story Type V -A building shall maintain the fire and life- safety systems
required by the International Building Code. 2009 Edition, and Tukwila Municipal Code in an
operable condition at all times. Unless otherwise required by the Fire Marshal, testers approved
by the Fire Department shall conduct yearly testing of such systems. A written record shall be
maintained and shall be forwarded to the Fire Marshal and be available to the inspection
authority.
Section 15. Severability. If any section, subsection, paragraph, sentence, clause or phrase
of this ordinance or its application to any person or situation should be held to be invalid or
unconstitutional for any reason by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this
ordinance or its application to any other person or situation.
Section 16. Effective Date. This ordinance or a summary thereof shall be published in the
official newspaper of the City, and shall take effect and be in full force five days after passage
and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2011.
ATTEST /AUTHENTICATED:
Jim Haggerton, Mayor
Christy O'Flaherty, CMC, City Clerk
Filed with the City Clerk:
APPROVED AS TO FORM BY: Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney Ordinance Number:
W: Word Processing \5 -1 Building Code
BB:mrh 3/18/2011 Page 5 of 5
9
10
y City of Tuhwz x
a o Finance and Safety Committee
-:.`90
FINANCE AND SAFETY COMMITTEE
Meeting Minutes
March 22, 2011— 5:00 p.m.; Conference Room #3
PRESENT
Councilmembers: Kathy Hougardy, Chair; Joan Hernandez and Dennis Robertson
Staff: Shawn Hunstock, Derek Speck, Bob Benedicto, Don Tomaso and Kimberly Matej
CALL TO ORDER: Chair Hougardy called the meeting to order at 5:02 p.m.
I. PRESENTATIONS
No presentations.
II. BUSINESS AGENDA
A. Tukwila Municipal Code Amendments
Staff is seeking Council approval of several amendments to the Tukwila Municipal Code (TMC) as
outline below.
Five -Story Type VA Construction
Staff is proposing an amendment to the TMC that would increase the limitation for a Type VA building
classification from its current four -story limit to a five -story limit plus a 25% increase of allowable area
limitations. The building must be conventional light frame wood construction and would be required o
have an automatic fire alarm system, two -hour fire restrictive construction of stair and shaft enclosures,
pressurized stair and elevator shaft enclosures and an automatic fire sprinkler system. The proposal makes
the new, increased building size safer than current size limitations.
This increase to Five -Story Type VA Construction has been adopted by the State Building Code Council
as a permanent rule as of July 1, 2011. Additionally, the following cities are adopting this amendment
into their local codes: Seattle, Portland, Tacoma, Everett, Federal Way, SeaTac and Burien.
UNANIMOUS APPROVAL. FORWARD TO MARCH 28 COW FOR DISCUSSION.
Code Updates Relating to Fire
Several of the code amendments outlined below are based on changes to the International Fire Code
which is updated every three years, and others are related specifically to need identified within the City.
Fire Sprinklers
Staff is proposing a revision to the fire sprinkler ordinance which currently requires sprinkler installation
in any new construction over 5,000 square feet regardless of use (commercial or residential). The draft
ordinance requires fire sprinklers to be installed in all new residential construction and in all commercial
construction over 500 square feet.
Other changes to the ordinance are general house keeping items that are not substantive changes. Fire
Marshal Don Tomaso stated that he would check with Pat Brodin in Public Works to see if Cascade
Water connection fees could be adjusted to accommodate for increased meter sizes due to sprinkler
installation requirements. UNANIMOUS APPROVAL. FORWARD TO MARCH 28 COW FOR
DISCUSSION.
Fire Alarms
The majority of changes to this ordinance are minor and grammatical in nature. Staff pointed out that the
room size for required audible devices is now indentified as a room of 130 square feet in size or larger.
11
12