The alternative building standards of this division may be applied when the commercial or industrial uses in an Existing Building are converted (change of use or occupancy) to Joint Living and Work Quarters provided:
- General Fire and Life Safety Requirements for All Existing Buildings. All Existing Buildings that are converted to Joint Living and Work Quarters shall comply or be made to comply with all of the building area, height, number of stories, type of construction, occupancy, means of egress and other fire and life safety requirements of this code for a new building of the same use or occupancy, except as provided in this division.
- Structural Requirements for all Existing Buildings. For all existing buildings, the change of occupancy or use of any portion of an Existing Building to a Joint Living and Work Quarters may be permitted provided the entire building complies or is made to comply with all the structural requirements in LAMC Subsection 91.8502.12.
EXISTING BUILDING is a building for which a building permit was issued prior to April 1, 1994.
FEMA 352, "RECOMMENDED POST-EARTHQUAKE EVALUATION AND REPAIR CRITERIA FOR WELDED STEEL MOMENT-FRAME BUILDINGS" is the June 2000 edition prepared by the partnership of the Structural Engineers Association of California, the Applied Technology Council, and the California Universities for Research in Earthquake Engineering (SAC) Joint Venture for the Federal Emergency Management Agency, Washington, DC.
GUIDELINES FOR SEISMIC RETROFIT OF EXISTING BUILDINGS is the July 2001 edition of the Guidelines for Seismic Retrofit of Existing Buildings, published by the International Conference of Building Officials, 5360 Workman Mill Road, Whittier, California 90601-2298.
JOINT LIVING AND WORK QUARTERS is a residential occupancy of one or more rooms or floors used as a dwelling unit with adequate work space reserved for, and regularly used by, one or more persons residing there pursuant to Health and Safety Code (H&S) Section 17958.11(a).
QUALIFIED HISTORICAL BUILDING is any building deemed of importance to the history, architecture or culture of any area by an appropriate local, state or federal governmental jurisdiction. This shall include designated buildings on, or determined eligible for, official national, state or local historical registers or official inventories, such as the National Register of Historic Places, California Register of Historical Resources, State Historical Landmarks, State Points of Historical Interest, and officially adopted city or county registers, inventories, or surveys of historical or architecturally significant sites, places or landmarks.
STATE HISTORICAL BUILDING CODE is a set of code standards known as Part 8, Title 24 of the California Code of Regulations and published as the California Historical Building Code.
All buildings containing a Joint Living and Work Quarters shall have a sign posted in a conspicuous location at each entrance to the building. The sign shall be constructed of a durable weatherproof material and shall meet the requirements of Los Angeles Fire Department Standard No. 58. In the lower white diamond of the sign, a red colored letter "A" shall be placed so as to meet the size and letter thickness specified in the Los Angeles Fire Department Standard No. 58.
If any portion of an Existing Building is converted to a Joint Living and Work Quarters, then the entire building, including any portion not being converted, shall comply with all of the requirements of the code for a new building of the same use and type of construction except as provided in this division.
- The court is accessible to the Fire Department.
- The court is provided with a minimum of one direct exit to a corridor, exit stairway, exit passageway, exterior exit stairway, exterior exit balcony, or exterior exit ramp, or existing fire escape. The existing fire escape shall be structurally sound and shall not serve as an exit for an assembly use.
- All openings in walls surrounding the court shall be protected as required by CBC Section 705.3 or be provided with an approved water curtain.
Existing unprotected exterior openings, which are not allowed or are required to be protected due to their proximity to a property line, may be maintained without complying with the requirements of CBC Section 705.8 provided the openings are protected with an approved water curtain. Openings in the exterior walls that are not allowed by CBC Section 705.8 due to their proximity to a property line, may not be used to satisfy other code requirements, such as light and ventilation, smoke control or emergency escape.
- New or existing rooms less than 50 square feet in area.
- New or existing rooms located at or above grade level provided the room has a direct exit to the exterior of the building.
- Floor levels with openable windows or breakable tempered glass panels in the exterior walls. The area of the openable windows or breakable tempered glass panels shall be a minimum of 20 square feet in area. The openable windows or breakable tempered glass panels shall be located in the exterior walls around the perimeter of the floor no more than 50 linear feet.
In the firefighter's control panel, all smoke dampers within the same smoke-control zone shall be actuated by one On-Auto-Off switch in accordance with CBC Section 909.16.3, except that an alternate actuation method may be allowed when approved by both the Fire Department and the Department.
Combination fire and smoke dampers shall be listed to conform to UL 555 and UL 555S and smoke dampers shall be listed to conform to UL 555S and they shall be accessible for inspection, service and repair. Pneumatic tubing to operate these dampers shall be of noncombustible materials.
Prior to conducting the required smoke control performance test, a preliminary performance report shall be submitted to the Department by a person, holding a Certificate of Qualification as required by CBC Section 909.18, verifying that the performance criteria of the Department have been met.
The fire sprinkler system, if required, shall be installed in accordance with NFPA 13 as adopted by the Plumbing Code.
High-rise buildings shall be provided with a central control station (fire control room) that complies with all the requirements of CBC Section 403.4.6 and LAMC Section 57.508, including the minimum room dimensions of 10 feet (3048 mm).
Fire pump and generator (combustion engines and gas turbines) rooms shall be separated with a minimum one-hour occupancy separation from adjoining rooms and from each other.
Combustion air and room ventilation air shall be required by the Building and Mechanical Codes, except that the room ventilation exhaust may be considered as environmental air.
In rooms containing diesel fire pumps and generators, a flue venting system shall be provided which complies with the requirements of Division 8, Article 5, Chapter IX of the LAMC, except that:
- Clearance from the flue venting system to any combustible material may be reduced to 6 inches (152.4 mm) if the vent is wrapped with an approved insulation equivalent to a two-hour fire-rated assembly for high-rise buildings and one-hour fire-rated assembly for all other types of buildings; and
- The flue venting system may terminate at the exterior wall of the building provided the exhaust outlet is located at least: 10 feet (3048 m) above adjacent grade, 10 feet (3048 mm) from the property line or center line of a public way, 10 feet (3048 mm) from any opening into the building, and extending out at least 3 feet (914.4 mm) from the exterior wall of the building; or
- The flue venting system may terminate under the roof overhang, provided the exhaust outlet is located lower than the overhang by a distance equal to the projection of the overhang.
- Existing nonconforming fire-resistive walls and ceiling of a corridor constructed of wood lath and plaster, which are in good condition, may be acceptable as equivalent to the required one-hour fire-resistive construction.
- Existing doors between the corridor and the Joint Living and Work Quarters that are part of the historic fabric of a Qualified Historical Building may be allowed to remain provided approved smoke gaskets and self-closing and latching devices to prevent smoke penetration are installed on the door, or the existing door shall be replaced with a door conforming to the requirements of CBC Section 716.5.3.
- The dead-end corridor shall be constructed as described above in LAMC Subdivision 91.8502.7.1 for the full length of the dead-end corridor.
- The dead-end corridor shall not exceed 40 feet (12.192 m) in length.
- A door with a magnetic hold-open device shall be placed across the corridor to create a vestibule located furthest from the open end of the dead-end corridor. The placement of the door shall be located not more than 20 feet (6.09 m) from the open end of the dead-end corridor and the occupant load of the vestibule shall be less than 10 occupants.
The mechanical ventilation system shall be activated simultaneously with the fire sprinkler system or the smoke detector system. The mechanical ventilation system shall be supplied with primary and secondary sources of power. The primary power shall be provided by the power system supplied by the public utilities. The secondary power shall be from an approved standby source complying with the Electrical Code.
Public corridors or hallways shall be provided with an adequate ventilation system when all the habitable rooms in the Joint Living and Work Quarters on the floor do not have openable exterior openings that comply with the requirements of CBC Section 1203.1.
An adequate ventilation system for the public corridors shall mean either an operable exterior window or a permanent exterior opening having a minimum area of 5 square feet (.046 m 2 ), or a mechanical ventilation system that complies with the requirements of LAMC Subsection 91.8502.14 and CBC Section 1203.1.
The horizontal air intake shall not be less than 10 square feet in cross-sectional area and shall lead to the exterior of the building. The construction of the horizontal air intake shall be as required for the court walls of the building, but in no case shall be less than one-hour fire-resistive construction. A mechanical ventilation system complying with the Mechanical Code may vent the court in lieu of the horizontal air intake.
Performance-based engineering analysis and design procedures may be used to evaluate the existing structure and the design of strengthening elements when approved by the Superintendent of Building. All structural elements of the building shall be strengthened to meet the minimum design analysis as specified in LAMC Subdivisions 91.8502.12.1 through 91.8502.12.3 or new structural elements shall be added when required. All new structural elements shall meet current detailing requirements of CBC Section 1604.
For other types of buildings not mentioned in this section, such as Steel Frame Buildings with Semi-Rigid Beam-Column Connections, Dual Systems with Steel Moment Frames and Concrete Shear Walls, or Steel Frame Buildings with Steel Bracing, shall comply with the standards developed by the Department.
91.8502.12.1 Reinforced Concrete Buildings and Concrete Frame Buildings With and Without Masonry Infill Walls
All existing WSMF buildings, which have experienced greater than 0.25g-peak ground acceleration and which were constructed prior to March 7, 1995, shall be evaluated using procedures and repair criteria of FEMA 352, "Recommended Post-earthquake Evaluation and Repair Criteria for Welded Steel Moment-Frame Buildings." An engineering report shall be submitted to the Department. The engineering report shall either substantiate that the existing steel moment framed connections are in good condition, or recommend repair procedures for the welded steel moment-frame connections that are cracked or otherwise compromised.