(Amended by Ord. No. 171,175, Eff. 7/25/96.)
91.8604.1.1. Notification.
91.8604.1.1.1. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Whenever the Department determines by inspection that a building does not conform to the minimum requirements of LAMC Subsections 91.8604.2, 91.8604.3, 91.8604.4 or 91.8604.5, the Department shall prepare a written Fire Safety Standards Repair Order directing the owner to repair and modify the building so as to conform to those minimum requirements. The Department shall serve the order either personally or by certified or registered mail, upon the owner as shown on the last equalized assessment roll and may serve the order upon the person, if any, in real or apparent charge or control of the building.
91.8604.1.1.2. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Whenever, pursuant to LAMC Section 57.106.5, the Fire Department determines by inspection that a building does not conform to the minimum requirements of LAMC Subsection 91.8604.6, it shall prepare a written Fire/Life Safety Order directing the owner to repair and modify the building so as to conform to the minimum requirements of LAMC Subsection 91.8604.6.
The order shall specify the manner in which the building fails to meet the minimum requirements of LAMC Subsection 91.8604.6. The order shall direct the owner of the building to submit plans, obtain necessary permits and complete the necessary corrections.
The order shall be transmitted to the Department for service, recordation and enforcement purposes. The Department shall serve the order, either personally or by certified or registered mail, upon the owner as shown on the last equalized assessment roll and may serve the person, if any, in real or apparent charge or control of the building. These provisions are not intended to prevent the Department from also making a determination or issuing an order regarding failure to comply with LAMC Subsection 91.8604.6.
91.8604.1.2. Time for Compliance.
91.8604.1.2.1. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Whenever the Department serves a Fire Safety Standards Repair Order pursuant to LAMC Paragraph 91.8604.1.1.1, the owner of a building shall submit plans and obtain necessary permits as required in that order not later than 90 days after service of the order and shall complete necessary corrections not later than one year after service of the order for work under LAMC Subsection 91.8604.2, 91.8604.3, 91.8604.4 or 91.8604.5. No extension of time, either to submit plans, obtain permits or complete the necessary corrections shall be granted except by the Board of Building and Safety Commissioners upon a finding of unusual circumstances which warrant an extension.
91.8604.1.2.2. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Whenever the Department serves a Fire/Life Safety Order pursuant to LAMC Paragraph 91.8604.1.1.2, the owner of a building shall:
(1) submit main system plans, which include Plans for any required water storage tank, fire pump(s), Fire Department connection(s) and all sprinkler riser valves for sprinkler connections of each floor;
(2) obtain necessary main system permits as required in that order not later than one year after service of the order; and
(3) complete necessary corrections required by the Fire/Life Safety Order not later than three years after service of the order for work required under LAMC Subsection 91.8604.6.
EXCEPTIONS TO THE TIME FOR WORK REQUIRED UNDER SUBSECTION 91.8604.6:
1. VACANT BUILDING. If a building is vacant and secured from unauthorized entry, then the owner of the building may apply to the Department for an extension of time to comply with the requirements of LAMC Subsection 91.8604.6. An extension of time may be granted for a two year period and may be renewed for two year time periods, unless to do so poses a threat of health or safety. This extension of time expires and the building is subject to enforcement procedures if it is no longer adequately secured from unauthorized entry.
2. BUILDINGS ONLY OCCUPIED BELOW THE SECOND FLOOR. If a building is only occupied below the second floor and all floors from the second floor and above are vacant and secured from unauthorized entry, then the owner(s) of that building may apply to the Department for an extension of time to comply with the requirements of LAMC Subsection 91.8604.6, provided sprinklers are installed on the occupied floors(s) and a two-hour fire-rated separation is provided between the vacant and occupied floors. Such an extension of time may be granted for a two-year period and may be renewed for additional two year time periods, unless to do so poses a threat to health or safety. No vacant portion of the building may be reoccupied until the requirements of LAMC Paragraph 91.8604.1.2.2 Exception 3 are satisfied. This extension of time expires and the building is subject to enforcement procedures if it is no longer adequately secured above the first floor from unauthorized entry.
3. BUILDINGS WITH OCCUPANCY ABOVE THE FIRST FLOOR. The owner of a building cited for a violation of LAMC Subsection 91.8604.6 may request an extension of time to comply with those requirements. Extensions of time may be granted for a period of one year from the date of application and may be renewed for two additional one-year periods. The owner shall submit to the Department a plan of action to:
(a) Install fire sprinklers, including the base system, fire alarm, emergency power and stairwell ventilation, from the ground floor up to the floor above the highest occupied floor; and
(b) Bring elevator lobby vestibules on all required floors up to the highest occupied floor into compliance.
An additional three-year extension of time to comply with the requirements of LAMC Subsection 91.8604.6 on the remaining unoccupied floors of the building may be granted subject to the owner completing all requirements in the occupied portions of the building within the time guidelines of their plan of action, unless to do so poses a threat of health or safety.
4. ASBESTOS. If an owner of a building commits to a program of abatement of asbestos, then the Department may grant an extension of time to complete the work required under LAMC Subsection 91.8604.6, provided that all necessary permits are obtained and the required water storage tank, fire pumps, riser and all sprinkler riser valves for sprinkler connections on each floor are installed and operational prior to the grant of any extension.
Subsequent extension approvals beyond the initial approval shall also be conditioned on progress of work in conformance with the plan of work submitted with the approved extension of time.
A request for an extension of time under Exceptions 1-4 above shall be filed on an application form provided by the Department and signed by the owner of the building. Applications are subject to review and action by the Department with concurrence by the Fire Department. An extension of time may be granted only where a good faith effort to comply can be demonstrated by the applicant. Applications shall be processed according to the guidelines set forth in LAMC Section 98.0403.2.
91.8604.1.2.3. Recordation. (Amended by Ord. No. 185,587, Eff. 7/16/18.) At the time that the Department serves a Fire/Life Safety Order or Fire Safety Repair Order, the Department shall file with the Office of the County Recorder a certificate stating that the building does not meet the minimum fire safety requirements of LAMC Subsections 91.8604.2, 91.8604.3, 91.8604.4, 91.8604.5 or 91.8604.6, and that the owner of the building has been so notified.
After all necessary corrective work has been performed, the Department shall file with the Office of the County Recorder a certificate terminating the status of the building as nonconforming to the minimum fire safety requirements of LAMC Subsections 91.8604.2, 91.8604.3, 91.8604.4, 91.8604.5 or 91.8604.6.
91.8604.1.2.4. Enforcement. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Notwithstanding any other provisions of this Code to the contrary, it shall be unlawful for any person, firm or corporation to maintain, use or occupy any building within the scope of this section which does not meet the minimum standards specified in LAMC Subsection 91.8604.6.
Any person who fails to comply with an order issued pursuant to this section, within each of the time periods set forth in LAMC Paragraph 91.8604.1.2.2, or who causes or permits another person to fail to comply with such an order, is guilty of a misdemeanor which is punishable by a fine of not more than $1,000.00 and/or six months imprisonment.
For purposes of this paragraph, the phrase “any person” includes an owner, or lessor, sublessor, manager or any person in control of a building subject to this section. The legal owner of a building is that person, firm, corporation, partnership or other entity whose name or title appears in the records in the Office of the County Recorder, as well as all successors or assignees of these owners.
In addition to any other remedy available at law, if the owner or other person in charge and control of the building fails to comply with an aforementioned order within the time periods set forth in LAMC Subsection 91.8604.1, the Department may order that the building be vacated and that the building remain vacated until all required corrective work has been completed. Whenever compliance with an order issued pursuant to the provisions of this section has not been accomplished within 90 days after the date the building has been ordered vacated, or such additional time as may have been granted by the Board, the Department may order demolition of the building, in accordance with the provisions of Division 89, Article 1, Chapter IX of the LAMC.
91.8604.2.1. Purpose. (Amended by Ord. No. 185,587, Eff. 7/16/18.) The purpose of LAMC Subsection 91.8604.2 is to provide a reasonable degree of fire safety for persons occupying existing commercial and industrial buildings.
91.8604.2.2. Scope. (Amended by Ord. No. 186,488, Eff. 12/27/19.) The provisions of this subsection shall apply to all existing commercial and industrial buildings more than two stories in height which do not conform to the minimum shaft enclosure and exit requirements of this Code and which are not required to comply with the California Existing Building Code for existing buildings over 75 feet (22.86 m) in height. The provisions of this subsection shall not authorize the modification of existing buildings or portions thereof which provide a greater degree of protection against fire than the minimum requirements established by this subsection.
EXCEPTION: The requirements of this subsection shall not apply to buildings erected after January 1, 1943.
91.8604.2.3. Shaft Enclosures. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Every opening in a floor shall be enclosed as required by CBC Section 713 for shaft enclosures; provided, however, that existing enclosure walls constructed of wood lath and plaster or equivalent fire-resistive materials and which are in good condition may be accepted in lieu of enclosure wall construction.
Corridor exits, which are interrupted by stairwell enclosures required by this section, shall be provided with exit door fire assemblies, which will close automatically when activated by an approved smoke detector.
EXCEPTIONS:
1. The shaft protection required by this subdivision may be omitted if the building is sprinklered throughout.
2. Existing metal elevator doors need not be replaced if they are in good condition. These doors may have openings protected with wire glass.
91.8604.2.4. Exits. Two reasonably separated and accessible exits shall be provided from each floor.
EXCEPTION: Existing fire escapes which are in structurally sound operational condition may be used as one means of egress.
Exit signal with letters at least six inches high shall be installed in conspicuous locations at each exit from the floor and whenever otherwise required to clearly indicate the direction of egress from area served.
91.8604.3.1. Purpose. (Amended by Ord. No. 185,587, Eff. 7/16/18.) The purpose of LAMC Subsection 91.8604.3 is to provide a reasonable degree of fire safety for persons living and sleeping in apartment houses, hotels, apartment hotels, and in buildings housing Group R-4 or I-1 occupancy. Group R-4 or I-1 occupancy includes homes with medical care for ambulatory patients or children six years of age or over, and honor farms or conservation camps housing inmates who are not restrained. Alterations are required to these existing buildings, which do not conform to the minimum exiting, shaft enclosure and corridor protection requirements of this Code.
91.8604.3.2. Scope. (Amended by Ord. No. 185,587, Eff. 7/16/18.) The provisions of LAMC Subsection 91.8604.3 shall apply to all existing buildings more than two stories in height, which contain Group R-1, R-2, R-4 or I-1 Occupancy. Group R-4 or I-1 occupancy include homes with medical care for ambulatory patients or children six years of age or over, and honor farms or conservation camps housing inmates who are not restrained. The provisions of this subsection shall not authorize the modification of existing buildings or portions of buildings, which provide a greater degree of protection against fire than the minimum requirements established by this subsection.
91.8604.3.3. Corridor Walls and Openings. The walls of every public corridor shall be protected by one-hour fire-resistive construction, provided, however, that existing walls constructed of wood lath and plaster and which are in good condition, will be acceptable in lieu thereof.
Transoms and openings other than doors from public corridors to guest rooms and dwelling units shall be closed and solidly covered with material which will provide the degree of fire resistiveness as shall be provided by adjacent corridor walls.
All door openings from public corridors to guest rooms and dwelling units shall provide the same degree of fire resistiveness as shall be provided by adjacent corridor walls.
EXCEPTION: Door openings from public corridors to guest rooms and dwelling units may have 20-minute protection, provided:
A. All stairways, hallways, exitways and storage or closet areas adjacent thereto are sprinklered; and
B. A sprinkler head is placed inside each unit adjacent to each door opening from the public corridor to the guest room or dwelling unit; and
C. An approved self-closing device is installed on each door opening from the public corridor into the guest room or dwelling unit.
91.8604.3.4. Shaft Enclosures. All stairwells shall be enclosed in approved shaft enclosures, provided, however, that existing enclosure walls constructed of wood lath and plaster which are in good condition will be accepted in lieu of approved shaft wall construction.
EXCEPTION: In buildings erected prior to January 1, 1943, stair shaft enclosures may be omitted if the building is sprinklered throughout and the sprinkler system is interconnected to the alarm system required under LAMC Subsection 91.8604.5. (Amended by Ord. No. 185,587, Eff. 7/16/18.)
91.8604.3.5. Existing Conditions.
91.8604.3.5.1. Existing means of exit, including fire escapes, are acceptable where they exist in the required number and are maintained in good condition.
91.8604.3.5.2. No standpipes will be required where none exist.
91.8604.3.5.3. No emergency hallway illumination will be required where none exist.
91.8604.3.5.4. Dead-end corridors not over 20 feet in length may have access to a second exit through a stair shaft enclosure.
91.8604.4. Fire Safety for Existing Group R-4 or I-1 Occupancy. (Amended by Ord. No. 185,587, Eff. 7/16/18.) This subsection applies to every existing Group R-4 or I-1 Occupancy over two stories in height with homes providing medical care for ambulatory patients or children six years of age or over, or with honor farms or conservation camps housing un-restrained inmates. When these buildings do not conform to the minimum shaft and corridor protection requirements of the LAMC, they shall be made to conform to the minimum requirements as specified in LAMC Subsection 91.8604.3.
91.8604.5.1. Scope. (Amended by Ord. No. 185,587, Eff. 7/16/18.) The provisions of LAMC Subsection 91.8604.5 are in addition to those in LAMC Subsection 91.8604.3 and apply to all existing buildings three or more stories in height which contain Group R-1 or R-2 Occupancies and which were erected prior to January 1, 1943.
91.8604.5.2. Closure of Doors. All required stair shaft, cut-off and area separation doors shall be equipped with approved self-closing devices and electrically operated hold-open devices designed to release the door by the activation of smoke detectors located on each side of the doorway and within 12 inches of the ceiling.
91.8604.5.3. Sprinklers. All interior stairways, hallways, exits and storage or closet areas adjacent thereto shall be provided with an approved automatic sprinkler system connected with an alarm system that emits an audible signal throughout the premises. In any room having a door opening into an interior hallway, stairway or exitway, a sprinkler head shall be located inside the room directly over the door. Sprinklers so installed shall be equipped with listed residential sprinkler heads and may utilize polybutylene plastic pipe for laterals only. Sprinkler materials and installation shall comply with the Plumbing Code and Supplemental Rules and Regulations.
91.8604.5.4. Self-closing Device. Each apartment or guest room door opening into an interior stairway, hallway or exit shall be equipped with an approved self-closing device.
91.8604.5.5. State Fire Code. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Where the Group R-1 or R-2 Occupancy regulated by LAMC Subsection 91.8604.5 has floors used for human occupancy more than 75 feet (22.86 m) above the lowest floor level having building access, the provisions of the California Building Code relating to those occupancies shall apply in lieu of any less restrictive provisions set forth in this section.
91.8604.6.1. Purpose. (Amended by Ord. No. 185,587, Eff. 7/16/18.) The purpose of LAMC Subsection 91.8604.6 is to provide a reasonable degree of fire safety for persons occupying existing high-rise buildings.
91.8604.6.2. Scope. (Amended by Ord. No. 184,692, Eff. 12/30/16.) The provisions of this subsection shall apply to every existing high-rise building for which a building permit was issued prior to July 1, 1974.
EXCEPTION: The provisions of this subsection shall not apply to Group R-1 or R-2 Occupancy, as defined in CBC Section 310.1. The provisions of this subsection shall not authorize the modification of existing buildings or portions of the buildings, which provide a greater degree of protection against fire than the minimum requirements established by this subsection.
91.8604.6.3. Definition. (Amended by Ord. No. 185,587, Eff. 7/16/18.) For the purposes of LAMC Subsection 91.8604.6, a high-rise building is a building of any type of construction having floors (as measured from the top of the floor surface) that may be used for human occupancy located more than 75 feet (22.86 m) above the lowest floor level having building access.
91.8604.6.4. Requirements. (Amended by Ord. No. 185,587, Eff. 7/16/18.) Every building within the scope of LAMC Subsection 91.8604.6 shall be provided with an automatic fire sprinkler system complying with all applicable sections of the LAMC. The sprinkler system shall cover all areas of the building.
EXCEPTIONS:
1. Sprinklers need not be installed in locations expressly excepted in the Los Angeles Plumbing Code provided other approved fire protection equipment is installed.
2. The Department may review, on a case by case basis, buildings within the scope of this section and may approve alternative fire protection systems which meet the intent of the high-rise sprinkler requirements.
3. The Department may, with the concurrence of the Fire Department, grant exceptions from the requirements of Division 20, Article 4, Chapter IX of the LAMC as specified in LAMC Subsection 91.8604.6.5. (Amended by Ord. No. 186,488, Eff. 12/27/19.)
91.8604.6.5. Conditional Exceptions. (Amended by Ord. No. 174,829, Eff. 10/27/02, Oper. 11/1/02.) The following exceptions from the requirements set forth in Section 94.2001 of the Los Angeles Municipal Code are available upon application to the Department provided all the stated conditions are met for each category of building.
91.8604.6.5.1. Existing Buildings 75 feet to 150 Feet in Height.
EXCEPTIONS:
1. Existing risers may be used when maintained in a safe and operable condition.
2. New, on-site water storage need not be provided. (When existing on-site water storage is available, it may be integrated into the fire sprinkler system.)
CONDITIONS:
1. A three-inch test drain shall be provided in stair shafts where pressure- regulator valves are used. Valves, equipment and devices shall conform to Los Angeles Plumbing Code requirements.
2. A single pump having a minimum capacity of 750 g.p.m. shall be provided. (Diesel pumps shall have a four-hour fuel supply.)
3. There shall be a flow of 750 g.p.m. at 65 psi at the roof, and the sprinkler system design shall meet code requirements.
4. Existing sprinkler systems, existing or new standpipe systems and existing or new sprinkler risers shall be interconnected at the base of the riser system with a minimum of one fire Department connection.
5. Emergency standby electrical power with a four-hour fuel supply shall be provided for fire pumps and the following new installations:
Fire protective signaling systems;
Emergency exit lighting; and
Exit and directional signs.
91.8604.6.5.2. Existing Buildings Over 150 Feet to 275 Feet in Height.
EXCEPTION: Existing risers may be used when maintained in a safe and operable condition.
CONDITIONS:
1. A three-inch test drain shall be provided in each stair shaft where pressure- regulator valves are used. Valves, equipment and devices shall conform to Los Angeles Plumbing Code requirements.b
2. At least two pumps connected to the automatic sprinkler system having a minimum capacity of 750 g.p.m. each shall be provided. (Diesel pumps shall have a four hour fuel supply.)
3. There shall be a flow of 750 g.p.m. at 65 psi at the roof, and the sprinkler system design shall meet code requirements.
4. Existing sprinkler systems, new and existing standpipe systems and new and existing sprinkler risers shall be interconnected at the base of the riser system with at least one fire Department connection.
5. Emergency standby electrical power with a four hour fuel supply shall be provided for fire pumps and the following new installations:
Fire-protective signaling systems;
Emergency exit lighting; and
Exit and directional signs.
6. A minimum usable capacity of 20,000 gallon storage tank shall be provided on site.
91.8604.6.5.3. Existing Buildings Greater Than 275 Feet in Height.
EXCEPTION: Existing risers may be used when maintained in a safe and operable condition.
CONDITIONS:
1. A three-inch test drain shall be provided in each stair shaft where pressure- reduction valves are used. Valves, equipment and devices shall conform to Los Angeles Plumbing Code requirements.
2. At least three pumps connected to the automatic sprinkler system having a minimum capacity of 750 g.p.m. each shall be provided.
At least one pump shall be an electric motor-driven pump. (Diesel pumps shall have a four hour fuel supply.)
3. There shall be a flow of 1,000 g.p.m. at 65 psi at the roof, and the sprinkler system design shall meet code requirements.
4. Existing sprinkler systems, new and existing standpipe systems, and new and existing sprinkler risers shall be interconnected at the base of the riser system with at least one Fire Department connection.
5. Emergency standby electrical power with a four hour fuel supply shall be provided for fire pumps and the following new installations:
Fire-protective signaling systems;
Emergency exit lighting; and
Exit and directional signs.
6. A minimum usable capacity of 40,000 gallon water storage tank shall be provided on site.
91.8604.6.6. Elevator Lobbies. Existing high-rise buildings within the scope of this section shall comply with the following:
1. Except for the main entrance level, every elevator on each floor shall open into an elevator lobby which is separated from the remainder of the building, including corridors and other exits, by walls having a fire-resistive rating of not less than one hour. All lobby openings other than those for elevator doors, stairway enclosures and ducts shall be protected with three-fourths-hour self-closing fire assemblies actuated by combustion products-type smoke detectors.
2. Except for the main entrance level, each elevator lobby shall be provided with an approved smoke detector located on the lobby ceiling. When the detector is activated, elevator doors shall not open and all cars serving that lobby shall return to the main floor and be under manual control only. The smoke detector shall meet the requirements of Subchapter 6, Chapter 4, Division 1, Title 8, of the California Code of Regulations (Elevator Safety Orders). The detector may serve to close the lobby doors. (Amended by Ord. No. 185,587, Eff. 7/16/18.)
91.8604.6.7. Stair Shaft Ventilation. Each stair shaft which extends to the roof shall be provided with a minimum ventilation opening of 20 square feet at the roof level.