September 24, 2024 16483-01
City of Laguna Beach
Attn: Mr. Dennis Bogle, City of Laguna Beach Building Official Mr. Robert Montaghami, City of Laguna Beach Fire Marshal 505 Forest Avenue
Laguna Beach, California 92651
Subject: Request for Alternate Materials, Design, and Methods of Construction for 1560 Bluebird Canyon Drive, Laguna Beach, California
Dear City of Laguna Beach:
In accordance with the 2022 California Fire Code (CFC), Chapter 1, Section 104.9, the applicant, David Dyrnaes of 1560 Bluebird Canyon Drive, LLC., is requesting an alternate method of fire protection for the proposed construction of two new single-family residence on the vacant parcel at 1560 Bluebird Canyon Drive, Laguna Beach, California; the applicant has split the single parcel into two separate lots with each lot proposing to construct a new singlefamily residential structure which would share a fire access pathway between the two properties. This Alternate Materials, Design, and Methods of Construction (AM&M) provides specific analysis of the two properties, which exceed the 150 feet hose pull requirement from Bluebird Canyon Drive around each of the proposed residences.
This AM&M provides information about the on-site available fuel modification, an evaluation of the site’s fire environment and potential risks, as well as alternative means of fire protection for the inability of the two proposed single-family residential structures to conform to the code required 150 feet hose pull.
A Dudek Fire Protection Planner conducted a field assessment of the project site and adjacent areas originally in August 2019, then again more recently in July 2024, to document existing site conditions and determine potential actions for addressing the protection to the two proposed new single-family residential structures which both exceed the 150 feet hose pull requirement. The project’s architect has provided an architectural plan set and details pertinent to Dudek’s fire protection assessment for the field assessment. Evaluations of the area’s topography, natural vegetation and fuel loading, closest fire hydrant location, fire department access, and general susceptibility to wildfire formed the basis of the site risk assessment. Representative site photographs were collected and are provided in Attachment 1: Photograph Log. Field observations were utilized to augment existing site data in formulating the recommendations detailed in this AM&M.
This AM&M demonstrates that the two proposed new residential structures, landscaping, and on-site fuel modification zones will be in compliance with applicable portions of the City of Laguna Beach (City) Municipal Code, Chapter 15.01 and the City’s Landscape/Fuel Modification Guidelines and Maintenance Program (rev. December 2019). The project will also be consistent with the 2022 edition of the California Building Code (CBC), including Chapter 7A; the 2022 edition of the CFC, including Chapter 49; and the 2022 edition of the California Residential Code (CRC), Section 237 as adopted and amended by the City.
TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 2
SEPTEMBER 2024
1 Project Location
Site Address: 1560 Bluebird Canyon Drive
Laguna Beach, California 92650
APN# 644-321-31
Owner: Mr. David Dyrnaes (owner of 1560 Bluebird Canyon Drive, LLC) Building Construction Type: Type VB and Fully Fire Sprinklered (NFPA 13) Lot A Building Area (ft2) and Stories: 5,168 ft2 (two stories) & 707 ft2 three-car garage Lot B Building Area (ft2) and Stories: 3,597 ft2 (two stories) & 552 ft2 two-car garage Building Occupancy Type: Single-Family Residence (R-3-U) Current Fire Protection Systems: Not Applicable
2 Project Background for AM&M Report
2.1 Project Description
The project is located at 1560 Bluebird Canyon Drive in Laguna Beach, California, approximately one-mile northeast of the Pacific Ocean. The Proposed Project’s location is illustrated in Figure 1, Project Vicinity Map and Figure 2, Project Site Location Map. The Project site lies within a portion of the northeast quarter of Section 30 of Township 7 South and Range 8 West on Laguna Beach, California, U.S. Geological Survey (USGS), 7.5-minute quadrangle.
The lot area is currently an approximately 21,451 ft2 vacant. With the proposed project, the steep vacant parcel, which is currently supporting natural vegetative cover, will be split into two separate lots with Lot A being an approximately 12,364 ft2 lot and Lot B being approximately 8,582 ft2, and will be converted from vacant to including two new code compliant, ignition resistive multi-level, single-family residential structures, each with lower level subterranean garage, spa, and associated fuel modification with landscaping. As part of the lot split, an emergency access easement will be signed, allowing emergency access to Lot B via a shared stairway running along the eastern property boundary of Lot A. This access easement agreement will allow emergency responders to directly access to the front entrance to the Lot B residence via a walkway connecting to the stairway. As part of the project’s current design for Lot B, direct access to the front door from the driveway requires access via an enclosed stairway. All rooms within each of the new single-family residential structures and lower-level garages will be fitted with an automatic interior fire sprinkler system conforming to National Fire Protection Association (NFPA) 13D requirements. Additionally, each lot will be constructed with an unimpeded, all-weather, noncombustible minimum three feet wide firefighter access pathway/stairway around all sides of the structures for firefighters to safely perform their job around the entire perimeter of structure (See Attachments 2, Fire Department Site Access Plan – Lots A and B).
TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 3
SEPTEMBER 2024
The property is located within 400 feet of the adjacent undeveloped, naturally vegetated hillside to the north, west, and northeast and is considered to be within a wildland urban interface (WUI) area and a Very High Fire Hazard Severity Zone (VHFHSZ) as statutorily designated by the California Department of Forestry and Fire Protection (CAL FIRE). As such, the property requires modification of natural vegetation at the WUI and an integrated landscape plan, including FMZs. A FMZ is a strip of land where combustible vegetation has been removed and/or modified and partially or totally replaced with more adequately spaced fire resistant plants in order to provide a fire intensity and flame length reducing buffer between wildlands and the project’s structures. The Project site currently exhibits a mix of coastal chaparral-sagebrush vegetation, California Buckwheat ((Eriogonum fasciculatum), California sagebrush (Artemisia californica), Black sage (Salvia mellifera), lemonadeberry (Rhus integrifolia), and California Pepper (Schinus mole) trees. The hillside is also covered in non-native grasses that are to be maintained annually by the property owner in accordance with the City’s weed abatement standards. The Project proposes to remove and replace the existing plant material within each of the lots boundaries, with an all new ignition resistive, fully - irrigated and maintained landscape throughout the site adhering to the Zone A fuel modification guidelines and will not include any of the City’s “target species” found in the Laguna Beach Fire Department (LBFD) guidelines. Additional Fire Protection Measures are proposed for each Project site, as allowed by the City and the LBFD, because the standard 195-foot-wide fuel modification zone is not achievable for each of the lots and neither of the lots conform to the 150 feet hose pull requirement either. The in-lieu measures are summarized on page 9 in the Compensating Fire Protection Measures section of this report.
2.2 Existing Lot Condition
As indicated in Figure 3, Proposed Site Plan, the property configuration is a parallelogram with the west and east ends averaging 206 feet in width and the north and south boundaries averaging 83 feet in depth, totaling approximately 21,451 ft2. The topography of the site includes a semi-steep south/southeast facing hillside with an approximately 31 percent slope. The elevations on the project site vary from 465 feet above mean sea level (amsl) at street grade (Bluebird Canyon Drive) to roughly 520 feet amsl at the top of the slope (see Figures 4a through 4d, Project Site Elevation Maps – Lot A and Figures 4e through 4h, Project Site Elevation Maps – Lot B).
Additionally, the vacant parcel is located in an area with existing urban development directly to the south, west, and east, and on the downhill/south side of the proposed residence (along Bluebird Canyon Drive). The neighboring properties vary in their existing ignition resistance with older and some newer construction and ornamental landscaping. The subject property is technically located in a VHFHSZ per Laguna Beach Fire Department (LBFD) but does not have an “FM” (fuel modification) designation in the City’s GIS mapping website:
https://gis.lagunabeachcity.net/Html5Viewer/index.html?viewer=LagunaBeachPublicGIS (City of Laguna Beach, 2024). The project area is within a potential “ember zone” from wildland fuels to the north, south, west, and east in Aliso Canyon, however, the property and future structures will be separated by existing and newly proposed residential homes, as well as a ridgeline that extends up to Aliso Peak. The properties at the top of the ridgeline provide benefits in terms of buffering radiant heat from a wildfire, but not windblown embers from the east.
The two new proposed code compliant, ignition resistive, fully-sprinklered single-family residential structures will be accessed from Bluebird Canyon Drive, which varies in width between 18 and 28 feet, with no parking allowed on either side of the road from the intersection of Bluebird Canyon Drive and Morningside Drive to where the road widens to 24 feet in width, where parking is allowed on only one side of the street until the road intersects with TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 4
SEPTEMBER 2024
Regatta Road. Bluebird Canyon Drive intersects with Morningside Drive to the north/northwest and eventually Regatta Road to the south/southeast; Morningside Drive varies in width between 24 and 34 feet while Regatta Road varies in width between 20 to 24 feet. The intersection of Morningside Drive is located approximately 385 feet to the west of the Project site and the intersection of Regatta Road is located approximately 1,115 feet east of the Project site.
The nearest fire hydrant is located approximately 150 feet from the northwestern corner of the property and approximately 190 feet from the driveway entrance in the southeastern corner of the property along the northern side of Bluebird Canyon Drive.
The property is located within approximately 300 feet of the adjacent undeveloped, naturally vegetated hillside to the south and farther northeast and east, thus, is considered to be within a wildland urban interface (WUI) area and a Very High Fire Hazard Severity Zone (VHFHSZ) as statutorily designated by LBFD and CAL FIRE. As such, the property requires modification of natural vegetation at the WUI and an integrated landscape plan, where combustible vegetation has been removed and/or modified and partially or totally replaced with more adequately spaced fire-resistant plants to provide a fire intensity and flame length reducing buffer between wildlands and the project’s structures. The project site currently exhibits a mix of low-load coastal chaparral-sagebrush vegetation, California sagebrush (Artemisia californica), Black sage (Salvia mellifera), lemonade berry (Rhus integrifolia), and a large eucalyptus tree is located on the adjacent parcel to the east. The project proposes to remove and replace the existing plant material within the project boundaries, with an all-new ignition resistive, fully irrigated and maintained landscape throughout the site adhering to the fuel modification guidelines and will not include any of the City’s “target species” found in the Laguna Beach Fire Department (LBFD) guidelines. Additional Fire Protection Measures are proposed for this project, as allowed by the LBFD, because the standard 195-foot-wide fuel modification zone is not achievable for the entire lot and the property does not conform to the 150 feet hose pull requirement. The in-lieu measures are summarized on page 10 in the Compensating Fire Protection Measures section of this report.
2.3 Post Construction Conditions
The two Project sites will be accessed from Bluebird Canyon Drive, an 18- to 28-foot-wide street, with no parking allowed on either side of the road from the intersection of Bluebird Canyon Drive and Morningside Drive to where the road widens to 24 feet in width, where parking is allowed on only one side of the street until the road intersects with Regatta Road. With the proposed project, the existing parcel (approximately 21,451 ft2) will be split into two separate lots (Lot A is approximately 12,364 ft2 and Lot B is approximately 8,582 ft2) and each lot will be transformed to include a new multi-level, single-family residential structure and subterranean garage, each conforming to the current ignition resistant fire and building codes (Chapter 7A of the 2022 CBC) included in the City’s most recent code adoption. Lot A will include a multi-story single-family residential structure with 5,168 ft2 of livable space, a 707 ft2 subterranean three-car garage (located below the first level), with driveway entrance from Bluebird Canyon Drive, and 1,551 ft2 of elevated deck and patio level deck areas. Lot B will include a multi-story single-family residential structure with 3,597 ft2 of livable space, a 552 ft2 subterranean two-car garage (located below the first level), with driveway entrance from Bluebird Canyon Drive, and 896 ft2 of elevated deck and patio level deck areas. Exterior materials for the two residential structures will include a concrete foundation wall with a three-part stucco finish. Exterior materials for the first and second level deck areas will be constructed with a noncombustible pre-cast concrete and a waterproof membrane. The guardrails system proposed around the decks will be TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 5
SEPTEMBER 2024
a 42-inch-high non-combustible dual pane glass and steel guardrail system. All windows for both new single-family residential structures will be dual pane windows with both panes tempered glass, and all sliding glass doors will also be dual pane with both panes tempered glass. Both houses will include the installation new class A-fire rated flat concrete roofs and associated assembly. With the proposed class A-fire rated roofs there will be there are no attic or void spaces requiring ventilation to the outside environment and therefore, no exposure to embers. Any other void spaces with exposure to embers will meet the CFC and CBC requirements with either ember-resistant vents or a minimum 1/16-inch mesh and shall not exceed 1/8-inch mesh for side ventilation. All vents used around the perimeter of the structure will be approved by the LBFD.
In addition, the new residential design will provide an unimpeded, all-weather, non-combustible, minimum threefoot wide stairway/pathway around all sides of each of the proposed structures for firefighters to safely perform their job around the entire perimeter. As noted above, part of the lot split will include the signing of an emergency access easement agreement, allowing emergency access to Lot B via a shared stairway running along the eastern property boundary of Lot A. This access easement agreement is being provided as mitigation for emergency personnel access and will allow emergency responders to directly access to the front entrance to the Lot B residence via a walkway connecting to the stairway. As part of the project’s current design for Lot B, direct access to the front door from the driveway requires access via an enclosed stairway. (See Attachment #2, Fire Department Site Access Plan). A new NFPA 13-D automatic interior fire sprinkler system will be installed within all rooms and void spaces of each residential structure, including all closets and bathrooms, garages, and mechanical rooms. Because the farthest point of the residentials structures will not be within the required 150 feet from Bluebird Canyon Drive around each side, the applicant proposes to install a wet standpipe system to augment the enhanced interior fire sprinkler system. The modified system will function similarly to a system that provides structure protection, with a high degree of success confining or reducing fire spread to the room of origin, extending flashover, providing additional time for firefighter response, and minimizing firefighting resource demands. As such, the modified fire protection system will exceed the life safety function of a normal NFPA 13D, providing the functional equivalency for firefighter access within 150 feet of Bluebird Canyon Drive by providing a water source closer to the new residence, when properly designed and installed. The wet standpipe system (Fire Department Connections or FDCs) will be installed from the driveway entrance (Bluebird Canyon Drive) to the top of the residential pathway in the southwest corner of the property to the northwest portion of the property. The wet standpipe system will be maintained at all times by a licensed contractor pursuant to NFPA 25 or similar guidelines approved by the Fire Marshal. Signage for both the fire department connection (FDC) riser and the standpipe hose connection shall be red with white letters on a durable sign (metal or rigid plastic). Signage shall be permanently attached to the FDC riser or the standpipe hose connection riser. Both risers are to be painted OSHA red. Signage on FDC riser to state “FDC serves wet standpipes and fire sprinkler system”. Signage on hose connection riser to state “Wet Standpipe Hose Connection.” Smoke detectors shall be installed at the ceiling of every room. Concrete retaining walls will be constructed along the driveway and up the front of the residence.
The Preliminary Landscape Plan (Attachment #3a and 3b) which has been prepared by M.D. Wilkes Landscape Architects, includes an ignition resistant and maintained landscaping in the front, sides, and rear yards with low flammability, drought tolerant shrubs and groundcover, which will need to be approved by LBFD. Landscape plants will be watered by an automatic irrigation system that will maintain healthy vegetation with high moisture contents that would prevent ignition by embers from a wildfire. The landscaping will be routinely maintained and as needed per LBFD’s VHFHSZ landscaping guidelines. Should future water availability issues be realized due to extended TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 6
SEPTEMBER 2024
drought, the landscape will be limited to low density, drought tolerant species that do not facilitate fire ignition or spread.
3 Fire Environment
Fire environments are dynamic systems and include many types of environmental factors. Fires can occur in any environment where conditions are conducive to ignition and fire movement. Areas of naturally vegetated open space, like that found within nearby Rim Rock Canyon and Bluebird Canyon, are typically comprised of conditions that may be favorable to wildfire spread. The three major components of fire environment are vegetation (fuels), climate, and topography. The state of each of these components and their interactions with each other determines the potential characteristics and behavior of a fire at any given moment. It is important to note that wildland fire may transition to urban fire if structures are receptive to ignition. Structure ignition depends on a variety of factors and can be prevented through a layered system of protective features including fuel modification directly adjacent the structure(s), application of known ignition resistive materials and methods, and suitable infrastructure for firefighting purposes. Understanding the existing wildland vegetation and urban fuel conditions on and adjacent the site along with the site’s weather, topography and fire history are necessary to understand the potential for fire within and around the project. The entire Rim Rock Canyon and Bluebird Canyon drainages near South Laguna, including all of Bluebird Canyon Drive, lie within an area statutorily designated a Local Responsibility Area “Very High Fire Hazard Severity Zone,” by CAL FIRE. This classification indicates that the terrain, fuels, weather and ignition sources combine to create an environment that would facilitate fire spread and presents a potential hazard to persons and property. Fires in this portion of Orange County may be affected by seasonal winds that result in fast moving, unpredictable wildfire.
The following description provides details regarding the site’s fire environment and general risk from wildland fire. ▪ The property at 1560 Bluebird Canyon Drive is within an area subject to occasional weather extremes that may facilitate wildfire ignition and spread;
▪ The property is within a WUI area and is subject to occasional weather extremes that may facilitate wildfire ignition and spread;
▪ Terrain within the vicinity of the project may facilitate the spread of fire due to steep, vegetation covered slopes;
▪ The alignment of Rim Rock and Bluebird Canyons, the steep terrain just to the south and further east of the proposed Project site, and topographic conditions of the area can have considerable effect on wildland fire behavior and on the ability of firefighters to suppress those fires. These topographic factors can channel, deflect, concentrate, or disperse winds, creating extremely erratic conditions on the slopes and in the canyon;
▪ There is a potential risk from wildfire based on natural, unmaintained fuels of Rim Rock Canyon and Bluebird Canyon, as well as within the drainage of the Project site, and associated with adjacent structures that will be less ignition resistant than the proposed 1560 Bluebird Canyon Drive residential structures; TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 7
SEPTEMBER 2024
▪ The project area has not burned during the recorded fire history period for Laguna Beach. Typical fire return intervals for sage scrub vegetation types ranges between 20–30 years, while that for chaparral vegetation ranges between 40–60 years (up to 100 years) indicating that the Rim Rock Canyon area may currently be susceptible to wildfire (Conard and Weise 1998, Keeley and Fotheringham 2001, and others); ▪ Strong winds may funnel down both drainages (Rim Rock Canyon and Bluebird Canyon) and pre-heat fuels on north and west facing slope across Bluebird Canyon Drive and Morningside Drive. Vegetation on hillside will ignite quickly and generate embers;
▪ The primary wildfire concerns are considered to be: 1) embers spotting into fuels across Bluebird Canyon and burning in the direction of the structure and 2) structure fire on neighboring lots; ▪ The new residence, landscape, and hardscape will improve overall fire hazard conditions by converting a vegetated parcel to an ignition resistant structure and landscape. 4 Fire Risk Assessment
Based on Dudek’s assessment, it is expected that wildfires will have the possibility of occurring nearby this site post-development. Fires burning in the nearby adjacent fuel beds often display moderate fire intensity and thresholds for spread that are observed to depend on environmental factors like wind or slope. The project site includes steep terrain, seasonally flammable vegetation (grasses and chaparral to the north, west, and further northeast of the Project site) and unpredictable wind patterns that all influence fire spread rates and behavior.
There is no recorded history of fire near the project area, but that does not indicate that the fuels will not burn under the right conditions. However, the 2016 Laguna Fire more recently burned about 47 acres approximately 1 mile to the north and the 2018 Aliso Fire burned about 175 acres approximately 2.2 miles to the northeast near the Aliso Wood Canyon Park.
It should be noted that Dudek did not conduct fire behavior modeling for this Project, but we have modeled other fire scenarios under similar conditions in the canyons of Laguna Beach. To that end, a wildland fire from the north, west, and east that is burning non-native grasses is considered to be the most likely threat for a fire from summer conditions (on shore breeze). Wildland fire through the drainage of Rim Rock Canyon north/northwest of the project site and the west facing, steep slope of Bluebird Canyon that is east of the project site, across Bluebird Canyon Drive and situated around the community of Rancho Laguna is considered the most likely threat for wildland fire. Fire originating to the north/northwest, in the drainage of Rim Rock Canyon could spread throughout the neighboring Temple Hills and Rancho Laguna communities, as well as spread to the nearby Aliso Canyon and winds could drive the fire up the slope. A typical fire burning in the vicinity of the project during the summer condition would be moderately fast-moving upslope and could include flame lengths up to an estimated 14 feet. However, annual cutting of the non-native grasses to a height below 3 inches will reduce the potential risk of a wildland fire spreading onto the property.
Vegetation management and/or alternative methods for reducing fire spread rates and fire intensity are important considerations for mitigating direct flame impingement on a structure. Burning embers during a wildfire represent the greatest risk to structures that are set back from wildland fuels. However, the proposed single-family residential structures will be hardened to minimize the possibility of ember intrusion (no exterior vents, self-closing exterior doors, TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 8
SEPTEMBER 2024
and dual-tempered dual pane windows and sliding glass doors throughout) and the landscape will be treated to minimize receptive fuels, thus minimizing the likelihood of ignitions. Wildfire may occur in the vicinity of the project and the homeowner will need to be aware of fire safety procedures, maintain the property’s landscapes and structural features, and develop a personal evacuation plan (See Section 8). 5 Defensible Space Management
As mentioned, the property is located within 300 feet of undeveloped, vegetated land and is considered to be within a wildland urban interface (WUI) area, per definition of LBFD. As such, the property requires modification of natural vegetation at the WUI and an integrated landscape plan.
The Preliminary Landscape Plan (Attachment 3a and 3b) for Lots A and B includes removing all existing site vegetation that are not on the City’s Prohibited Plant species list, while creating appropriate plant spacing through strategic plant positioning. New plantings within will be maintained in a hydrated condition by a permanent, automatic irrigation system.
6 Compensating Fire Protection Features
Based on Dudek’s assessment, the project site includes one area that does not fully conform to the City Fire Department requirements: 1) The two lots do not meet the City’s 150 feet of hose pull around each of the singlefamily residential structures.
Given the potential fire hazard of the project’s location and the two new single-family residential structures being built to the latest ignition resistive codes, including ignition resistive construction materials and an automatic interior fire sprinkler system throughout, the two residential structures proposed on the 1560 Bluebird Canyon Drive property will include the following Alternative Materials and Methods for additional prevention, protection, and suppression in compensation for the constrained fire department emergency vehicle and firefighter access based on a site-specific hazard assessment:
1. 150 feet hose pull requirement
Part of the lot split will include the signing of an emergency access easement agreement, allowing emergency access to Lot B via a shared stairway running along the eastern property boundary of Lot A.
This access easement agreement is being provided as mitigation for emergency personnel access and will allow emergency responders to directly access to the front entrance to the Lot B residence via a walkway connecting to the stairway. As part of the project’s current design for Lot B, direct access to the front door from the driveway requires access via an enclosed stairway. Furthermore, to compensate for the shortage around the northern, western, and eastern sides of the two proposed new single-family residential structures, a code-exceeding wet standpipe system will be installed from Bluebird Canyon Drive near the driveway entrances of Lot A and Lot B to the top of the residential pathways in the northern portion of the property and will provide a fire hose line for the remainder of the rear side of the two structures and the hillside below.
Water will be pumped through two-way, freestanding fire department 2.5-inch inlet and outlet standpipe hose connection (a 2.5-inch connection near Bluebird Canyon Drive and a 3-inch underground standpipe with a 2.5- inch connection at the base of the northern portion of the property. The standpipe hose connection system will TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 9
SEPTEMBER 2024
be used as an auxiliary connection to supply water for LBFD use around both of the proposed new single-family residential structures. The standpipe hose connection outlets will be strategically located around the exterior of the new single-family residences so that firefighter hose lines will be able to access all entry points into the proposed structure (see Attachment 2 for proposed standpipe hose connection locations and building entry points).
The locations of the standpipe hose connections will be reviewed and approved by LBFD prior to installation.
The wet standpipe system will be designed and installed per the 2022 CFC and NFPA 14 with a main 3-inch underground standpipe tied into the new single-family residences sprinkler system downstream from check value on the riser in order to keep standpipe system wet at all times. Wet standpipe system will be tested and maintained annually, or as needed, by a licensed contractor pursuant to NFPA 25 or similar guidelines approved by the Fire Marshal. All inspection and testing documentation shall be forwarded to the LBFD Fire Marshal, annually.
Providing test records and performing maintenance on the FDC standpipe system shall be made a deed encumbrance for present and future property owners. Signage for both the FDC riser and the standpipe hose connection shall be red with white letters on a durable sign (metal or rigid plastic). Signage shall be permanently attached to the FDC riser or the standpipe hose connection riser. Both risers are to be painted OSHA red. Signage on FDC riser to state “FDC serves wet standpipes and fire sprinkler system”. Signage on hose connection riser to state “Wet Standpipe Hose Connection.”.
2. Additional Fire Prevention and Protection Measures
a. All rooms within both of the proposed single-family residential structures attached garages will be provided with an NFPA 13D automatic fire sprinkler system with additional coverage. The NFPA 13D system is required:
i. To be designed by a licensed fire protection engineer or LBFD-approved sprinkler contractor.
ii. To include coverage in all accessible build up areas, closets, bathrooms, basement level, and garages. The full coverage of accessible build up areas exceeds NFPA 13D, CFC, and CRC. iii. To provide fire inspector’s test value five feet above grade. iv. To install a fire sprinkler box in each garage with wrench and three heads of each type used in design of fire sprinkler system.
v. To provide sufficient water supply as determined by fire sprinkler hydraulic calculations, which may require increased meter and piping size. If fire flow is insufficient for the designed system, alternative options, such as a fire pump designed to boost fire flow, may be considered, to the approval of LBFD. Alternative options will be submitted to LBFD for approval before installation. b. All windows throughout both residential structures shall be code-exceeding dual pane, both panes tempered. Dual pane, one pane tempered glass has been shown during testing and in after fire assessments to significantly decrease the risk of breakage and ember entry into structures. Therefore, requiring code-exceeding dual pane, both panes tempered is anticipated to be an important safety measure that provides enhanced structure protection and provides mitigation for reduced fuel modification zones and limited setbacks from adjacent structures. The window upgrade also exceeds TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 10 SEPTEMBER 2024
the requirements of Chapter 7A of the CBC and providing additional protection for the structure’s most vulnerable, exterior side. CODE EXCEEDING MEASURE.
c. External dryer vents will be baffled or fitted with ember resistive mesh. d. All doors around the exterior of the structure, excluding the main entrance and sliding glass (sliders) doors, shall be self-closing and conform to the exterior door assembly standards addressed in CBC Chapter 7A.
e. Since property ownership may occasionally change, it is recommended that the fire protection provisions, including all annual maintenance and testing requirements in this AM&M, be recorded as a deed encumbrance against the property that will be subject to disclosure. Recording the AM&M conditions notifies all future owners that there are approved fire protection measures that need to be followed or updated should changes be proposed for this property.
7 Supporting AM&M Report Justifications
The following site-specific features, analysis, and discussion provide justification for approval of the proposed residential project at 1560 Bluebird Canyon Drive:
7.1 Construction to Recent Codes
The new single-family residential structures and attached garages will be built to the 2022 California Building (including Chapter 7A) and Fire Codes, as adopted by Laguna Beach. These codes adopted in 2007 and updated in 2010, 2013, 2016, and 2019, focus on preventing embers from penetrating into structures, a leading cause for structure loss from WUI fires. Structures that include construction to Chapter 7A of the 2022 CFC, as these new residential structures will, have a higher probability of avoiding or reducing damage from wildfire. The 1993 Laguna Fire burned through northern portions of Laguna Beach and structures were lost. That fire moved quickly through the canyons, burning older, vulnerable structures. Embers penetrating structures were likely responsible for some of the structure losses. The new roofs will be a class A-fire rated roof and associated assembly. With each of the proposed roofs there are no attic or void spaces requiring ventilation to the outside environment due to flat roofs, and therefore, no exposure to embers. A new NFPA 13D, automatic interior fire sprinkler system will be installed within all rooms and void spaces of the residential structures, including all closets and bathrooms, and within the garages. Code-exceeding windows (dual pane-dual tempered glass) throughout each of the lots will provide an added level of protection from breakage. All sliding glass doors will also be dual pane with both panes tempered glass. And restrictions will minimize the possibility of flammable plants or other landscape items from igniting and causing long-duration, high BTU sources directly touching the exposed sides of the structure. Additionally, the new residential design will provide an unimpeded, all-weather, non-combustible, minimum three-foot wide stairway/pathway around all sides of the proposed structures for firefighters to safely perform their job around the entire perimeter of the structure.
7.2 Fire Protection System
The proposed single-family residential structures will be provided with an NFPA 13D automatic interior fire sprinkler system. The interior fire sprinkler system will exceed the life safety function of a normal NFPA 13D, when properly TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 11 SEPTEMBER 2024
designed and installed. The upgraded system will function similarly to a system that provides structure protection, with a high degree of success confining or reducing fire spread to the room of origin, extending flashover, providing additional time for firefighter response, and minimizing firefighting resource demands.
7.3 Structure Ignition
There are two primary concerns for structure ignition: 1) radiant and/or convective heat and 2) burning embers (NFPA 1144 2008, IBHS 2008, and others). Burning embers have been a focus of building code updates for at least the last decade, and new structures in the WUI built to these codes have proven to be very ignition resistant.
Likewise, radiant and convective heat impacts on structures have been minimized through the Chapter 7A exterior fire ratings for walls, windows and doors. Additionally, provisions for modified fuel areas separating wildland fuels from structures have reduced the number of fuel-related structure losses. As such, most of the primary components of the layered fire protection system provided to the 1560 Bluebird Canyon Drive residence are required by City and state codes, but are worth listing because they have been proven effective for minimizing structural vulnerability to wildfire and, with the inclusion of required interior sprinklers (required in the 2022 Building/Fire Code updates (or current editions at the time of construction), of extinguishing interior fires, should embers succeed in entering a structure. Even though these measures are now required by the latest Building and Fire Codes, at one time, they were used as mitigation measures for buildings in WUI areas, because they were known to reduce structure vulnerability to wildfire. These measures performed so well, they were adopted into the code. Because this project is considered a new home, this project requires the installation of an automatic interior fire sprinkler system. The following project features are required for this project and form the basis of the system of protection necessary to minimize structural ignitions as well as providing adequate access by emergency responders:
a. Planned and maintained landscape area (fully-irrigated); b. Application of Chapter 7A, ignition resistive building requirements,; c. Multi-pane glazing with two panes tempered glass for all windows; dual pane both panes tempered glass for sliding glass doors;
d. NFPA 13D, Interior Automatic Fire Sprinkler Systems for occupancy type, plus the addition of a code-exceeding wet-standpipe system.
7.3 Exterior Windows
A potentially vulnerable structure component with regard to radiant or convective heat exposure is a structure’s windows. The typical duration of large flames from burning vegetation is on the order of 1 minute and up to several minutes for larger fuels at a specific location (Cohen 1995; Butler et al. 2003; Ramsay and Rudolph 2003; Cohen and Quarles 2011). Tests of various glazing products indicate that single pane, tempered glass failure may occur 120–185 seconds from exposure (University of California 2011; Manzello et al. 2007) but those tests include direct and constant heating that would not be experienced during a wildfire near the residence. Depending on the heat applied and the type of glass used in the various studies, the cracking/failure time varied. However, given the short duration of maximum heat (likely 20-30 seconds for the grasses and maintained shrubs on the slope behind the structure), the loss of heat over distance, the fire-rated minimum 20-minute glazing specified for this project, wildfire TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 12 SEPTEMBER 2024
heat and flame will be reduced, and heat experienced by the windows from the wildland fire is not expected to be enough (in temperature or duration) to cause window failure.
Should a window fail, such as due to a neighboring parcel’s natural vegetation or structure fire, the interior, automatic fire sprinklers provide a level of protection and some ability to minimize fire spread beyond the room of origin (NFPA 13 is a life safety sprinkler system designed to provide residents the ability to exit the structure, however, during most wildfire events, residents will have been evacuated and the system may help contain a room fire caused by an ember through a failed window). However, Quarles et al. (2010) provides strong endorsement for tempered glass performance. His research and tests conclude that multi-pane (2–3 panes) with at least one pane tempered is well suited for wildfire exposures. He indicates that tempered glass is at least four times stronger and much more resistant to thermal exposures than normal annealed glass. The use of dual pane, both panes tempered glass around the exterior of the structure provides several benefits, with thermal exposure performance the most important for this study. Requiring both panes to be tempered for all windows on all sides of each of the structures provides an added level of protection appropriate for the fire environment at this project site.
In summary, highly ignitable homes can ignite during wildland fires without fire spreading near the structure (Cohen 1995). However, this site will include the latest ignition resistant construction materials and methods for roofs, walls, vents, windows, appendages, along with highly managed landscape and fuel modification areas. 8 Additional Comments
The goal of the fire protection features, both required and those offered above and beyond the Codes for the 1560 Bluebird Canyon Drive single-family residential structures will provide the structures with the ability to survive a wildland fire with little intervention of firefighting forces. Preventing structure ignition results in reduction of the exposure of firefighters and residents to hazards that may threaten personal safety, which also minimizes property damage and losses. Mitigating ignition hazards reduces the threat to structures and can help the fire department optimize the deployment of personnel and apparatus during a wildfire. The analysis in this AM&M report provides support and justifications for acceptance of the additional fire protection measures, including the installation of a wet-sandpipe system, dual pane both panes tempered glass windows throughout each of the structures and for all sliding glass doors, and enhanced NFPA 13D automatic interior sprinkler systems to the proposed single-family residential structures and attached garages, based on site-specific fire environment.
It is important to note that the proposed single-family residential structures are not shelter-in-place structures. It is recommended that the homeowners or other occupants who may reside within the residences adopt a conservative approach to fire safety. This approach must include maintaining the landscape and structural components according to the appropriate standards and embracing a “Ready, Set, Go!” stance on evacuation1. Accordingly, occupants shall evacuate the structures and the area as soon as they receive notice to evacuate, or sooner, if they feel threatened by wildfire or Red Flag Warning2 conditions when fire ignition and spread is facilitated. Fire is a dynamic and somewhat unpredictable occurrence, and it is important for residents to educate themselves on practices that will improve their home survivability and their personal safety. 1 Information regarding Ready!Set!Go! program can be downloaded at http://lagunabeachcity.net 2 Red Flag Warnings are issued by the National Weather Service when conditions are conducive to the formation of wildfires. Dry conditions combined with high winds and low humidity are the hallmarks of weather conducive to producing large wildfires.
TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 13 SEPTEMBER 2024
9 Limitations
This AM&M report does not provide guarantee that residents and visitors will be safe at all times because of the fire protection features it requires. There are many variables that may influence overall safety. This report provides requirements and recommendations for implementation of the latest fire protection features that have proven to result in reduced structure fire or wildfire related risk and hazard.
For maximum benefit, project contractors, engineers, designers, and architects are responsible for proper implementation of the concepts and requirements set forth in this AM&M report. Homeowners are responsible to maintain their property as required by this AM&M report, the applicable Fire Code, and the LBFD.
If you have any questions regarding this AM&M, please contact me at 760.642.8379.
Sincerely,
Noah Stamm
Fire Protection Planner/Fire Behavior Modeling/Urban Forester III Att: Figures 1-4
Attachment 1, Photograph Log
Attachment 2, Fire Department Site Access Plan
Attachment 3, Preliminary Landscape Plan
TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 14 SEPTEMBER 2024
Requested By:
___________________________ ___________________________ David M. Parker David Dyrnaes (1560 Bluebird Canyon, LLC) David M. Parker Architect Property Owner
Approved by:
___________________________ ___________________________ Dennis Bogle Robert Montaghami
Building Official City of Laguna Beach Fire Marshal
TO: CITY OF LAGUNA BEACH
SUBJECT: REQUEST FOR ALTERNATE MATERIALS, AND METHODS OF CONSTRUCTION DESIGN FOR 1560
BLUEBIRD CANYON DRIVE, LAGUNA BEACH, CALIFORNIA
16483 15 SEPTEMBER 2024
References
City of Laguna Beach. 2024. Public GIS Map Viewer. Accessed July 2024. https://gis.lagunabeachcity.net/Html5Viewer/index.html?viewer=LagunaBeachPublicGIS City of Laguna Beach Fire Department (LBFD). Revised December 2019. Landscape/Fuel Modification Standards and Maintenance Program, 23 p.
Cohen, J.D. 1995. Structure ignition assessment model (SIAM). In: Weise, D.R.; Martin, R.E., technical coordinators. Proceedings of the Biswell symposium: fire issues and solutions in urban interface and wildland ecosystems. 1994 February 15–17; Walnut Creek, California. Gen. Tech. Rep. PSW-GTR-158.
Albany, California: Pacific Southwest Research Station, Forest Service, U.S. Department of Agriculture; pages 85-92
Cohen, Jack D. 2000. Preventing disaster: home ignitability in the wildland-urban interface. Journal of Forestry 98(3): 15-21.
Foote, Ethan I.D.; Gilless, J. Keith. 1996. Structural survival. In: Slaughter, Rodney, ed. California's I-zone.
Sacramento, CA: CFESTES; 112-121.
Howard, Ronald A.; North, D. Warner; Offensend, Fred L.; Smart, Charles N. 1973. Decision analysis of fire protection strategy for the Santa Monica mountains: an initial assessment. Menlo Park, CA: Stanford Research Institute. 159 p.
Institute for Business and Home Safety. 2008. Megafires: The Case for Mitigation. 48 pp.
NFPA 13D. 2022. Standard for the Installation of Sprinkler Systems. 2022. Technical Committee on Sprinkler System Discharge Criteria, and the Correlating on Automatic Sprinkler Systems. Issued by the Standards Council on July 17, 2019. Effective on January 1, 2022.
NFPA 1144. 2008. Standard for Reducing Structure Ignition Hazards from Wildland Fire. 2008. Technical Committee on Forest and Rural Fire Protection. Issued by the Standards Council on June 4, 2007, with an effective date of June 24, 2007. Approved as an American National Standard on June 24, 2007.
University of California Agriculture and Natural Resources. 2011. Web Site: Builders Wildfire Mitigation Guide. http://firecenter.berkeley.edu/bwmg/windows-1.html
Project Site
110
210
710
105 605
215
405
10 5
15 Project Site
Project Vicinity Map
1560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: USGS 7.5 Minute Series Laguna Beach Quadrangle
FIGURE 1
0 2,000 1,000 Feet
0 70
Feet
Project Site Location Map
1560 Bluebird Canyon Drive, Laguna Beach AM&M
SOURCE: AERIAL-BING MAPPING SERVICE FIGURE 2
Project Site
140
FIGURE 3a
Proposed Site Plan - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, AUGUST 2024
0 10 20
50 FEET
FIGURE 3b
Proposed Site Plan - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024
PARCEL 1 LL ADJ 04-01
0 10 20
50 FEET
FIGURE 3c
T
opographic and Boundary Survey Map
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: TOAL ENGINEERING, JULY 2024
PARCEL 4 LL ADJ 04-01
PARCEL 1 LL ADJ 04-01
PARCEL 3 LL ADJ 04-01
(PRIVATELY OWNED)
TRACT 990 BENCHMARK NOTE: OCSBM 3Z-38-71 ELEV=933.758 NAVD88 DATUM, 1991 ADJ. SCALE: 1/8"=1' EASEMENT NOTE FIGURE 4a
South Elevation Map - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, AUGUST 2024 SOUTH ELEVATION SCALE: 1/4"=1' FIGURE 4b
East Elevation Map - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, AUGUST 2024 EAST ELEVATION SCALE: 1/4"=1' FIGURE 4c
North Elevation Map - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, AUGUST 2024 NORTH ELEVATION SCALE: 1/4"=1' FIGURE 4d
West Elevation Map - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, AUGUST 2024 WEST ELEVATION SCALE: 3/16"=1' FIGURE 4e
South Elevation Map - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024 SCALE: 1/4"=1' FIGURE 4f
East Elevation Map - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024 SCALE: 1/4"=1' FIGURE 4g
North Elevation Map - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024 SCALE: 1/4"=1' FIGURE 4h
West Elevation Map - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024 SCALE: 1/4"=1' 16483
AUGUST 2024
Attachment 1
Photograph Log
1560 Bluebird Canyon Drive
Photograph Log
Photograph 1. Photograph looking northeast up Bluebird
Canyon Drive towards the southwestern corner of the
property. Note the location of the closest fire hydrant (red circle).
Photograph 2. Overview of vacant lot where the proposed residence will be built on the Project site at 1560 Bluebird Canyon Drive, standing on the eastern boundary facing west towards the western portion of the property.
Photograph 3. Overview of vacant lot where the proposed residence will be built on the Project site at 1560 Bluebird Canyon Drive, standing in the northeastern corner facing west towards the center of the property.
Photograph 4. View looking east along the southern boundary towards the surrounding residential community and natural vegetation, standing in the southwestern corner of the property.
Photograph 5. View looking east along the southern boundary towards the surrounding residential community and natural vegetation, standing in the southwestern corner of the property.
Photograph 6. View looking north towards the surrounding residential community and natural vegetation, standing in the southwestern corner of the property.
Photograph 7. View looking north towards the surrounding residential community and natural vegetation, standing in the southeastern corner of the property.
Photograph 8. View looking south towards the surrounding residential community and natural vegetation, standing along the southern property boundary.
Photograph 9. View looking northwest up Bluebird Canyon Drive along the southern property boundary side adjacent to Bluebird Canyon Drive. Note the location of the proposed driveway entrance (red circle).
Photograph 10. View looking west towards the
southwestern corner of the project site adjacent to Bluebird Canyon Drive.
Photograph 11. View looking west down Bluebird Canyon Drive along the southern side of the project site.
Photograph 12. View looking east down Bluebird Canyon
Drive along the southern side of the project site.
Photograph 13. View looking northwest at the intersection of Morningside Drive and Bluebird Canyon Drive, standing in the middle of Bluebird Canyon Drive.
Photograph 14. View looking northeast up Morningside
Drive at the adjacent drainage and natural vegetation,
standing in the intersection of Morningside Drive and Bluebird Canyon Drive.
Photograph 15. View looking southeast towards the intersection of Bluebird Canyon Drive and Regatta Road.
Photograph 16. View looking northeast towards the
intersection of Regatta Road and Bluebird Canyon Drive, standing in the center of Regatta Road.
Photograph 17. View looking northwest up Bluebird Canyon Drive, standing at the intersection of Bluebird Canyon Drive and Regatta Road.
Photograph 18. View looking southwest down Regatta
Road.
16483
AUGUST 2024
Attachments 2a and 2b
Fire Department Site Access Plan
ATTACHMENT 2a
Fire Department Site Access Plan - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, MAY 2024
0 10 20
50 FEET
FIRE DEPARTMENT NOTES
SEE COPY OF APPROVED AM&M REPORT FOR PROJECT SPECIFIC ALTERNATIVEMETHODS AND MATERIALS COMPLIANCE.
A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED.
SYSTEM DESIGN MUST COMPLY WITH THE 2022 CFC AND 201
9 NFPA 13
STANDARD.
THE SYSTEM AND COVERAGE IN ALL SMALL ROOMS (CLOSESTS,
BATHROOMS, ETC.) REGARDLESS OF SIZE. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE FIRE PROTECTION CONTRACTOR. PLANS
SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD AND/OR CITY OF LAGUNA BEACH, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
A SEPARATE (DEFERRED) FIRE ALARM SYSTEM IS REQUIRED AND MUST BE DESIGNED IN ACCORDANCE WITH THE CFC AND NFPA 72AND INSTALLED BY A QUALIFIED ELECTRICAL CONTRACTOR. PLANS MUST INCLUDE MONITORING OF THE FIRE SPRINKLER SYSTEM (TAMPER AND FLOW SWITCHES) AND MONITORING OF THE SMOKE DETECTORS IN THE DWELLING. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
EXTERIOR WET STANDPIPE SYSTEM IS REQUIRED AND MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS MUST INCLUDE AN FDC WITH A 2.5-INCH CONNECTION NEAR THE STREET, AND A 3-INCH UNDERGROUND STANDPIPE WITH THE 2.5-INCH CONNECTIONIN THE WESTERN PORTION OF THE PROPERTY, ONE IN THE SOUTHEAST PORTION OF THE PROPERTY AND A THIRD IN THE NORTHERN PORTION OF THE PROPERTYT. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
A.
B.
C.
D.
E. ALL EXPOSED SIDE WINDOWS AND DOOR GLAZING WILL BE DOUBLE PANE
WITH BOTH PANES TEMPERED
H. ALL EXTERIOR FIREPLACES AND FIRE PITS MUST BE GAS FIRED ONLY. NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIREPLACES BE A MINIMUM 10 FEET FROM ALL COMBUSTIBLE MATEIRALS AND FIRE PITS MUST BE A MINIMUM OF 20 FEET FROM COMBUSTIBLE MATEIRALS.
MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2022 CALIFORNIA FIRE CODE.
COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH DRB APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR TO OCCUPANCY.
ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IS 4 INCHES, AND THEY MUST CONTRAST WITH BACKGROUND.FOR FIRE DEPARMENT INSPECTIONS, CALL 949-497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE.
I .
J .
K.
L .
F ALL DOORS TO BE SELF-CLOSING EXCEPT FOR SLIDERS.
.
G. DRYER VENTS TO BE BAFFLED OR HAVE MESH COVERING THEM.
FIRE FLOW REQUIREMENTS SHALL COMPLY WITH 2022 CFC APP. B.1.
2. FIRE HYDRANT SYSTEMS AND SPACING SHALL COMPLY WITH 2022 CFC APP. C. WITH A MAXIMUM DISTANCE FROM FRONTAGE TO HYDRANT NOTTO EXCEED 250 FEET.
ADDITIONAL FIRE NOTES
3. ALL STAIRS DESIGNATED AS PART OF THE FIRE ACCESS ARE OF NONCOMBUSTIBLE CONCRETE AND GRAVEL CONSTRUCTION, AND IN COMPLIANCE WITH CBC CHAP. 10.
4. ALL FIREFIGHTER ACCESS PATH WITH A SLOPE EXCEEDING 10%, MUST HAVE COMPLIANT STAIRS.
5. ALL PORTIONS OF THE FIREFIGHTER ACCESS PATHS SHALL HAVE ALLWEATHER SURFACES (CONCRETE, ASPHALT, PAVERS, STONE, OR D.G.) NOTE: THE WET STANDPIPE FDC IS TO BE 2 -2.5-INCH CONNECTIONS, WITH 3-INCH PIPING FROM THE FDC TO THE APPLICABLE LOCATIONS. THE HOSE
CONNECTION
S ARE SINGLE 2.5-INCH.
THE WET STANDPIPE SYSTEM CONNECTS TO THE FIRE SPRINKLER SYSTEMON THE FIRE SPRINKLER RISER ABOVE THE FLOW SWITCH.
6.7.8. NOTE: STANDPIPE SIGNAGE: SIGNAGE TO BE RED WITH WHITE LETTERS, METAL OR RIGID PLASTIC, AND PERMANENTLY ATTACHED TO THE FDCRISER AND THE STANDPIPE HOSE CONNECTION RISERS. BOTH RISERS ARETO BE PAINTED OSHA RED. SIGNAGE ON FDC TO READ: "FDC SERVES STANDPIPE AND FIRE SPRINKLER SYSTEM". SIGNAGE ON HOSECONNECTION RISER TO READ: "WET STANDPIPE HOSE CONNECTION".
Proposed FDC Inlet location
Proposed FDC Connection locations
FDC Supply LineEngine Hose Within 150’
>
'
E
FDC Hose Beyond 150'
FDC Hose
Inlet
#
2 FDC Hose Connection #
2 ATTACHMENT 2b
Fire Department Site Access Plan - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: DAVID M. PARKER, ARCHITECT, SEPTEMBER 2024
0 10 20
50 FEET
FIRE DEPARTMENT NOTES
SEE COPY OF APPROVED AM&M REPORT FOR PROJECT SPECIFIC ALTERNATIVEMETHODS AND MATERIALS COMPLIANCE.
A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED.
SYSTEM DESIGN MUST COMPLY WITH THE 2022 CFC AND 201
9 NFPA 13
STANDARD.
THE SYSTEM AND COVERAGE IN ALL SMALL ROOMS (CLOSESTS,
BATHROOMS, ETC.) REGARDLESS OF SIZE. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE FIRE PROTECTION CONTRACTOR. PLANS
SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD AND/OR CITY OF LAGUNA BEACH, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
A SEPARATE (DEFERRED) FIRE ALARM SYSTEM IS REQUIRED AND MUST BE DESIGNED IN ACCORDANCE WITH THE CFC AND NFPA 72AND INSTALLED BY A QUALIFIED ELECTRICAL CONTRACTOR. PLANS MUST INCLUDE MONITORING OF THE FIRE SPRINKLER SYSTEM (TAMPER AND FLOW SWITCHES) AND MONITORING OF THE SMOKE DETECTORS IN THE DWELLING. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
EXTERIOR WET STANDPIPE SYSTEM IS REQUIRED AND MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS MUST INCLUDE AN FDC WITH A 2.5-INCH CONNECTION NEAR THE STREET, AND A 3-INCH UNDERGROUND STANDPIPE WITH THE 2.5-INCH CONNECTIONIN THE WESTERN PORTION OF THE PROPERTY, ONE IN THE SOUTHEAST PORTION OF THE PROPERTY AND A THIRD IN THE NORTHERN PORTION OF THE PROPERTYT. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED.
A.
B.
C.
D.
E. ALL EXPOSED SIDE WINDOWS AND DOOR GLAZING WILL BE DOUBLE PANE
WITH BOTH PANES TEMPERED
H. ALL EXTERIOR FIREPLACES AND FIRE PITS MUST BE GAS FIRED ONLY. NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIREPLACES BE A MINIMUM 10 FEET FROM ALL COMBUSTIBLE MATEIRALS AND FIRE PITS MUST BE A MINIMUM OF 20 FEET FROM COMBUSTIBLE MATEIRALS.
MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2022 CALIFORNIA FIRE CODE.
COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH DRB APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR TO OCCUPANCY.
ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IS 4 INCHES, AND THEY MUST CONTRAST WITH BACKGROUND.FOR FIRE DEPARMENT INSPECTIONS, CALL 949-497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE.
I .
J .
K.
L .
F ALL DOORS TO BE SELF-CLOSING EXCEPT FOR SLIDERS.
.
G. DRYER VENTS TO BE BAFFLED OR HAVE MESH COVERING THEM.
FIRE FLOW REQUIREMENTS SHALL COMPLY WITH 2022 CFC APP. B.1.
2. FIRE HYDRANT SYSTEMS AND SPACING SHALL COMPLY WITH 2022 CFC APP. C. WITH A MAXIMUM DISTANCE FROM FRONTAGE TO HYDRANT NOTTO EXCEED 250 FEET.
ADDITIONAL FIRE NOTES
3. ALL STAIRS DESIGNATED AS PART OF THE FIRE ACCESS ARE OF NONCOMBUSTIBLE CONCRETE AND GRAVEL CONSTRUCTION, AND IN COMPLIANCE WITH CBC CHAP. 10.
4. ALL FIREFIGHTER ACCESS PATH WITH A SLOPE EXCEEDING 10%, MUST HAVE COMPLIANT STAIRS.
5. ALL PORTIONS OF THE FIREFIGHTER ACCESS PATHS SHALL HAVE ALLWEATHER SURFACES (CONCRETE, ASPHALT, PAVERS, STONE, OR D.G.) NOTE: THE WET STANDPIPE FDC IS TO BE 2 -2.5-INCH CONNECTIONS, WITH 3-INCH PIPING FROM THE FDC TO THE APPLICABLE LOCATIONS. THE HOSE
CONNECTION
S ARE SINGLE 2.5-INCH.
THE WET STANDPIPE SYSTEM CONNECTS TO THE FIRE SPRINKLER SYSTEMON THE FIRE SPRINKLER RISER ABOVE THE FLOW SWITCH.
6.7.8. NOTE: STANDPIPE SIGNAGE: SIGNAGE TO BE RED WITH WHITE LETTERS, METAL OR RIGID PLASTIC, AND PERMANENTLY ATTACHED TO THE FDCRISER AND THE STANDPIPE HOSE CONNECTION RISERS. BOTH RISERS ARETO BE PAINTED OSHA RED. SIGNAGE ON FDC TO READ: "FDC SERVES STANDPIPE AND FIRE SPRINKLER SYSTEM". SIGNAGE ON HOSECONNECTION RISER TO READ: "WET STANDPIPE HOSE CONNECTION".
Proposed FDC Inlet location
Proposed FDC Connection locations
FDC Supply LineEngine Hose Within 150’
>
'
E
FDC Hose Beyond 150'
16483
AUGUST 2024
Attachments 3a and 3b
Preliminary Landscape Plan
Attachment 3a
Preliminary Landscape Plan - Lot A
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: M.D. Wilkes Design and Consulting, August 2024
Attachment 3b
Preliminary Landscape Plan - Lot B
560 Bluebird Canyon Drive, Laguna Beach, CA AM&M
SOURCE: M.D. Wilkes Design and Consulting, July 2024