Chapter 15.04
TECHNICAL BUILDING CODES
Sections:
15.04.010 Adoption of building code by reference.
15.04.020 Amendments to International Building Codes.
15.04.030 Special conditions.
15.04.040 Violations.
15.04.010 Adoption of building code by reference.
Subject to the amendments provided for in Section 15.04.020, the following building codes and certain appendix chapters and the references therein are hereby adopted by reference and shall be known as the County of Alpine Building Code and contained herein and is comprised of the following elements:
A. The specified portions of the California Building Standards Codes known as Title 24, Parts 6, 8, 10, 12.
B. The California Building Code, 2007 Edition, as based on the 2006 International Building Code, as published by the International Code Council including only the following Appendices:
1. Appendix Chapter 1, Administration;
2. Appendix C – Group U, Agricultural Buildings;
3. Appendix H – Signs;
4. Appendix I – Patio Covers;
5. Appendix J – Grading.
C. The Uniform Housing Code, 1997 Edition, as published by the International Code Council.
D. The Uniform Code for the Abatement of Dangerous Buildings, 1997 Edition, as published by the International Conference of Building Officials.
E. The California Electrical Code, 2007 Edition, as based on the 2002 National Electrical Code and as published by the National Fire Protection Association.
F. The California Plumbing Code, 2007 Edition, as based on the 2006 Uniform Plumbing Code, including only appendix chapters:
1. Appendix Chapter 1, Administration;
2. Appendix A, Recommended Rules for Sizing the Water Supply System;
3. Appendix D, Sizing Storm Water Drainage Systems;
4. Appendix I, Installation Standards.
G. The California Mechanical Code, 2007 Edition, as based on the 2006 Uniform Mechanical Code, including only Appendix Chapter 1, Administration, as published by the International Association of Plumbing and Mechanical Officials.
H. The California Fire Code, 2007 Edition, as based on the 2006 International Fire Code, adopting Appendix Chapter 1, Administration.
1. Appendix Chapter 1, Administration;
2. Appendix B – Fire Flow Requirements for Buildings;
3. Appendix C – Fire Hydrant Locations;
4. Appendix H – Hazard Categories;
5. Section 101.1: Title. These regulations shall be known as the Fire Code of Alpine County.
I. The California Administrative Code, 2007 Edition, as published by the International Code Council.
Said codes and any standards and secondary codes adopted by reference and the amendments therein are on file and available for public inspection in the office of the building official. (Ord. 680 § 2, 2007)
15.04.020 Amendments to International Building Codes.
The 2007 California Building Codes adopted by reference by Section 15.04.010 are hereby amended as follows:
The 2007 California Administrative Code hereafter (CAC) is hereby amended as follows:
Section 105.3.2, Time Limitation of Application, is hereby amended as follows:
Applications for which no permit is issued within 180 days following the date of application shall expire by limitation, and plans and other data submitted for review may thereafter be returned to the applicant or destroyed by the Building Official. The Building Official may extend the time for action by the applicant for a period not exceeding 90 days on request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. No application shall be extended more than once. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee.
Section 105.5, Building Permits, is hereby amended to read as follows:
105.5 Expiration of a Building Permit:
Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after time the work is commenced. Every permit issued by the Building Official under the provisions of the California Building Code shall expire and become invalid three years from the date of issuance. The Building Official is authorized to grant in writing, one or more extension times, for periods not more than 180 days each. The extension shall be requested in writing with justifiable cause demonstrated. The fee for an extension of a valid permit shall be based upon the prorated portion of the incomplete work and based on the building permit fee. The maximum validity of a permit shall not exceed four years. Before any work can be recommenced on an expired permit, a new permit shall be obtained. The new permit fee shall be based on the percentage of the project to complete plus a one hundred dollar administration fee. On permits expired for one year or more, the Codes in effect at the time a new permit is issued shall be the Codes which apply to that permit through the point of completion or expiration.
Section 108.4, Work Commencing Before Permit Issuance, is hereby amended as follows:
108.4 Work Commencing before Permit Issuance: Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to an investigation fee which is equal to the amount of the permit fee required by code. A special investigation shall be made before a permit may be issued for such work.
Section 108.6, Refunds, is hereby amended as follows:
108.6 Refunds: The Building Official may authorize refunding of any fee paid hereunder which was erroneously paid or collected. When no work has been done under a permit issued in accordance with the code, the Building Official may authorize refunding of not more than 80 percent of the permit fee paid.
The Building Official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit has been paid and is withdrawn or canceled before any plan reviewing is done.
The Building Official shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 90 days after the date of fee payment.
Section 110.3, Temporary Occupancy, is hereby amended as follows:
110.3 Temporary Occupancy: The Building Official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The fee for a temporary occupancy is two hundred dollars and is limited to 90 days. The Building Official is authorized to grant one extension for not more than 90 days. The extension shall be requested in writing showing that circumstances beyond the control of the applicant have prevented action from being taken. The fee for the additional extension is two hundred dollars.
Section 1505.1 is hereby amended as follows:
CLASS A FIRE RATING is required for all new roofs and for re-roofing of all structures. A permit is required for a re-roof.
Section 1507.2.8.2, Ice Dam Membrane, is amended as follows:
Roof Covering Materials and Application:
For areas at or above the 6,200-foot elevation, all roofs shall have a hot or cold underlayment roofing from the eave overhang for a distance 6 feet up slope of the exterior wall or to the ridge, whichever is less. Said underlayment shall be installed for the entire length of all valleys.
Section 1507.2.9.4 is hereby amended as follows:
Snow crickets shall be installed on all plumbing vents on sloped roofs, and minimum 24 gauge galvanized steel. Venting through barge rafter shall be approved by the Building Department prior to installation provided adequate clearances are maintained from windows, vents, combustion air and exhaust vents.
Section 1608A.2 is hereby amended as follows:
PF, MINIMUM ROOF SNOW LOADS, areas not mentioned shall be determined by the Building Official.
|
AREA |
PF |
HG |
|
Fredericksburg (below elevation 5,200) |
50 |
|
|
River Ranch |
50 |
|
|
Mesa Vista (elevation 5,200 – 5,800) |
75 |
|
|
Markleeville |
100 |
|
|
Markleeville/Shay Creek (above elevation 5,600) |
125 |
|
|
Woodfords (includes Hawkins Ranch Area) |
100 |
|
|
Crystal Springs (above elevation 5,800) |
125 |
|
|
Upper Woodfords Canyon (above elevation 6,200) |
200 |
9 ft.* |
|
Hope/Faith/Charity (above elevation 7,000) |
250 |
15 ft.* |
|
Bear Valley/Kirkwood/Caples Lake |
300 |
15 ft.* |
|
Lake Alpine |
350 |
20 ft.* |
|
|
|
|
|
* For areas with a snow load of 150 #psf or greater, no stress increases are allowed per CBC Section 2306 (Reference National Design Specifications for Wood Construction, Section 2.3.2, Load Duration Table 2.3.2). |
||
Section 1608A is amended as follows:
The maximum snow load reduction for slope is 50 percent.
|
Roof Pitch |
4:12 |
5:12 |
6:12 |
7:12 |
8:12 |
9:12 |
10:12 |
11:12 |
12:12 |
50% Max |
|
Cs = |
0.935 |
0.865 |
0.795 |
0.720 |
0.675 |
0.600 |
0.550 |
0.500 |
0.450 |
|
|
Base Design Snow Load “Pf” (psf) |
Allowable Reduced Design Snow Loads |
|||||||||
|
50 |
47 |
43 |
40 |
36 |
34 |
30 |
28 |
25 |
23 |
25 |
|
75 |
70 |
65 |
60 |
54 |
51 |
45 |
41 |
38 |
34 |
38 |
|
100 |
94 |
87 |
80 |
72 |
68 |
60 |
55 |
50 |
45 |
50 |
|
125 |
117 |
108 |
99 |
90 |
84 |
75 |
69 |
63 |
56 |
63 |
|
150 |
140 |
130 |
119 |
108 |
101 |
90 |
83 |
75 |
68 |
75 |
|
175 |
164 |
151 |
139 |
126 |
118 |
105 |
96 |
88 |
79 |
88 |
|
200 |
187 |
173 |
159 |
144 |
135 |
120 |
110 |
100 |
90 |
100 |
|
225 |
210 |
195 |
179 |
162 |
152 |
135 |
124 |
113 |
101 |
113 |
|
250 |
234 |
216 |
199 |
180 |
169 |
150 |
138 |
125 |
113 |
125 |
|
275 |
257 |
238 |
219 |
198 |
186 |
165 |
151 |
138 |
124 |
138 |
|
300 |
281 |
260 |
239 |
216 |
203 |
180 |
165 |
150 |
135 |
150 |
|
325 |
304 |
281 |
258 |
234 |
219 |
195 |
179 |
163 |
146 |
163 |
|
350 |
327 |
303 |
278 |
252 |
236 |
210 |
193 |
175 |
158 |
175 |
Section 1609 and 1609A is hereby amended as follows:
Alpine County is in a special wind region; in certain areas the wind speed is higher.
The Minimum Basic Wind Speed – 85 mph (b). For the Mesa Vista and River Ranch Area – 90 mph (c). (Reference Chapter 6 ASCE 7) See Table 1609.3.1 Equivalent Basic Wind Speeds.
Section 1605.1, 1605.3, 1605.3.2 is hereby amended as follows:
Roof snow load for lateral design may be reduced to 50% when Pf is greater than 150#/ft2. Roof snow load for lateral design may be reduced to 20% when PF is less than 150#/ft2.
Section 1613.5.6 Determination of Seismic Design Category:
Occupancy Category I, II, or III structures located where the mapped spectral response acceleration parameter at 1-second period, S1, is greater than or equal to 0.75 shall be assigned to Seismic Design Category E. Occupancy Category IV structures located where the mapped spectral response acceleration parameter at 1-second period, S1, is greater than or equal to 0.75 shall be assigned to Seismic Design Category F. All other structures shall be assigned to Seismic Design Category D. Tables 1613.5.6(1) and 1613.5.6(2) are struck.
Section 1805, Foundations and Footings, is hereby amended as follows:
Table 1804.2 Allowable Foundation and Lateral Pressure shall be limited to 1,500 psf; greater values shall require a soils report.
(Ord. 680 § 2, 2007)
15.04.030 Special conditions.
A. See Alpine County Code Section 13.08.040, Building permit. The building official shall not issue a permit for the construction of any building or structure in the county unless he shall have a statement issued and signed by the health officer that the water and sewage systems are installed and approved.
B. Plumbing. Main water service line shall be installed to a minimum depth of thirty-six inches below grade. Under floor domestic water and hydronic supply/return piping shall be insulated. Air admittance valves shall require prior approval of the building official.
C. Propane Tanks. Shall be placed on an approved slab with seismic restraints or utility supplied saddles.
D. Mechanical. Section 304.7 is amended as follows:
LPG Equipment – Equipment (furnaces, boilers, water heaters) burning liquefied petroleum gas (LPG) or liquid fuel shall not be located in a pit. All occupancies with appliances so fueled shall not be installed in an above-grade under floor space. Basements and mechanical rooms shall be provided with an approved LPG detector, alarm and gas valve controller with an approved means for removal of unburned gas. In addition, a sounding device that is audible to sleeping areas or occupied area shall be installed. Detectors shall be installed in accordance with the approved manufacturer’s instructions and the detectors shall be listed with a recognized testing agency.
1. Additions, alterations or repairs to all occupancies, when the valuation of an addition or alteration exceeds one thousand dollars and a permit is required, or when one or more sleeping rooms are added or created in existing group R-1 occupancies, propane detectors shall be installed in accordance with subsections (2) and (3) of this section. Direct replacement of existing LPG equipment located in an under floor space or basement requires the addition of an LPG Detector audible to the sleeping area(s).
2. New construction requiring propane detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source. Wiring shall be permanent and without a disconnect switch other than those required by over current protection. Propane detectors may be solely battery operated when installed in existing buildings which undergo alterations, repairs, or additions regulated by subsection (3).
3. Location within Units: In dwelling units, a propane detector shall be installed in the mechanical room or rooms serving the occupancy with a sounding device that emits a signal audible to the sleeping area.
E. Fire Sprinkler Systems Required Throughout the County. Required for all R-1 and R-3 residential occupancies with three units or more and all other buildings in accordance with Chapter 9 of the California Building Code. Plans are required for fire sprinkler systems prior to issuance of a building permit. All fire sprinkler systems require a fire alarm system that reports to a listed central station and a local evacuation alarm. Alarm plans shall be submitted with the fire sprinkler plans.
F. Fire Control Room. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. Said room shall contain all fire sprinkler main risers, system control valves, fire alarm control panels and other fire equipment required by the fire code official. Fire control rooms shall be located within the building at a location approved by the fire code official, and shall be provided with a means to access the room directly from the exterior or a corridor built with one-hour fire-resistive construction. Durable signage shall be provided on the exterior side of the access door to identify the fire control room.
Exception: One- and two-family dwelling protected by an NFPA 13D designed system.
G. Section 4501 of the NFPA Referenced Standards is hereby amended as follows:
All NFPA Standards shall be adopted except for these sections:
|
13E |
13R |
450 |
472 |
473 |
|
550 |
551 |
555 |
556 |
901 |
|
1000 |
1001 |
1002 |
1003 |
1005 |
|
1006 |
1021 |
1026 |
1031 |
1033 |
|
1035 |
1037 |
1041 |
1051 |
1061 |
|
1071 |
1201 |
1221 |
1250 |
1401 |
|
1402 |
1404 |
1405 |
1410 |
1451 |
|
1452 |
1500 |
1521 |
1561 |
1581 |
|
1582 |
1583 |
1584 |
1600 |
1620 |
|
1670 |
1710 |
1720 |
1800 |
1901 |
|
1906 |
1912 |
1925 |
1951 |
1971 |
|
1975 |
1981 |
1983 |
1991 |
1992 |
|
1994 |
1999 |
5000 |
|
|
H. Chapter 9, Section 903.3.1.2, NFPA 13R sprinkler systems, is hereby deleted.
I. Existing Buildings – Additions, Alterations, and Repairs. Existing buildings shall comply with CBC Chapter 7A when the addition, alteration, interior remodel and/or repair exceeds fifty percent of the value of an existing building or structure and complying with the requirements for new buildings or structures and may be made to such building or structure within any twelve-month period without making the entire building or structure comply.
J. Elevation above Six Thousand, Two Hundred Feet. Water shut-off valve shall be installed inside of a structure with a back drain and a main shut-off valve and shall be placed outside of the structure with a gate valve.
K. Propane Tanks. Propane tanks shall have an approved protective structure built over the tank(s). All regulators, meters and gas lines entering the building shall be protected from snow and ice damage.
L. Permanent Utility Connections. It is unlawful for any person, including utility companies, to connect electric power lines, natural gas or liquid petroleum gas sources to any building or structure for which a building permit is required by this chapter until the final inspection has been made and approval signed by the building inspector. This shall not prohibit temporary power being approved by the building official during the course of construction. It is unlawful for any person to use or occupy any building to which electrical power is served from a temporary power pole for more than thirty days following approval of final inspection. (Ord. 680 § 3, 2007)
15.04.040 Violations.
It is unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish, equip, use, occupy or maintain any building or structure or cause or permit the same to be done in violation of this code. Any person, firm or corporation violating any of the provisions of this chapter shall be deemed guilty of a misdemeanor and upon conviction thereof shall be punishable by a fine of not to exceed five hundred dollars or by imprisonment in the County Jail for not to exceed ninety days, or by both such fine and imprisonment. Each separate day or any portion thereof during when any violation of this chapter occurs or continues shall be deemed to constitute a separate offense, and upon conviction thereof shall be punishable as provided in this chapter. (Ord. 680 § 3, 2007)