Title
Introduction of Ordinance Amending the Alameda Municipal Code by Adding Subsections (f) through (j) to Section 13-2.2 Regarding the Construction of Weather-Exposed Building Elements Extending Beyond Exterior Walls, such as Balconies, Landings, Decks and Stairs. (Community Development 481001)
Body
To: Honorable Mayor and Members of the City Council
From: Elizabeth D. Warmerdam, Interim City Manager
Re: Introduce an Ordinance Amending the Alameda Municipal Code by Adding Subsections (f) through (j) to Section 13-2.2 Regarding the Construction of Weather-Exposed Building Elements Extending Beyond Exterior Walls
Background
California’s Building Codes are published in their entirety by the State of California and adopted locally. Local jurisdictions may establish more restrictive building standards that are reasonably necessary due to local climatic, geological, or topographical conditions as long as express findings are identified for each amendment.
Discussion
On June 16, 2015, there was a structural collapse of an exterior balcony in the City of Berkeley, leading to the deaths of six persons and causing serious injuries to seven others. It was determined that the cause of the collapse was dry rot due to inadequate weatherproofing and ventilation.
The marine weather environment in Alameda results in a high overall moisture content in building construction materials and slow drying of building materials and assemblies once wet. Dry rot and other moisture-related damage resulting from the effect of the City’s climate and topography on exterior building construction features and materials poses risks to life and property.
The risks to life and property can be mitigated by adopting code requirements requiring decks and balconies be constructed with dry rot resistant materials and increased ventilation of weather exposed enclosed assemblies. Staff proposes adopting local code amendments to require increased ventilation of enclosed deck and balcony assemblies and to require that decks and balconies be constructed using dry rot resistant materials.
FINANCIAL Impact
Adoption of a new set of technical and administrative construction codes will have no impact on the City’s General Fund.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
Approving an ordinance regarding the construction of balconies and decks is consistent with Chapter 13, Building and Housing, of the Alameda Municipal Code and the California Building Code.
ENVIRONMENTAL REVIEW
This action is not a project under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines sections 15061(b)(3) and 15378.
RECOMMENDATION
Approve an Ordinance amending the Alameda Municipal Code by adding subsections (f) through (j) to Section 13-2.2, regarding the construction of weather-exposed building elements extending beyond exterior walls.
Respectfully submitted,
Debbie Potter, Community Development Director
By,
Gregory J. McFann, Building Official
Financial Impact section reviewed,
Elena Adair, Finance Director