Chapter 18.04
BUILDING CODES1

Sections:

18.04.010    Adoption of building codes.

18.04.030    Building official or administrative authority deemed chief building inspector or his or her assistants.

18.04.040    Board of appeals – Conflicting provisions.

18.04.041    Accessibility board of appeals.

18.04.045    Reference.

18.04.050    Fire and sewer protection.

18.04.055    Driveways, curb, gutter and sidewalk.

18.04.065    Smoke detector installation.

18.04.070    Permit and plan check fees.

18.04.080    Plumbing permit fees.

18.04.095    Business district – Exterior walls.

18.04.100    Repealed.

18.04.010 Adoption of building codes.

Except as otherwise amended by this chapter and this title, the following amended model codes are hereby adopted by reference and are incorporated in this chapter as if fully set forth herein, as authorized by Government Code Section 50020 et seq. The city manager may enforce these codes in accord with the enforcement procedures and remedies set forth in Chapter 1.19 PGMC, in addition to any other provision of law.

(a) General Provisions. The following amended model codes are hereby adopted by reference as if set forth fully herein:

(1) 2016 California Building Code and Appendices I and J;

(2) 2016 California Historic Building Code;

(3) 2016 California Existing Building Code;

(4) 2016 California Residential Code;

(5) 2016 California Plumbing Code;

(6) 2016 California Electric Code;

(7) 2016 California Mechanical Code;

(8) 2016 California Fire Code and Appendices A through J;

(9) 2015 International Property Maintenance Code.

(b) Building Code – Amendments to the 2016 California Building Code and related codes.

Section 105.3.2 is hereby amended to read as follows:

105.3.2 Expiration of Plan Review: Applications for which no permit is issued within 180 days following the date of the application shall expire, and plans and other data submitted for review shall 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 180 days on written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken, as long as the extension request has been submitted in writing prior to the expiration date.

If a permit has not been obtained after the first extension, additional extensions of 90 days may be granted provided the project has not changed in scope and further provided that the applicant submits this request in writing and pays the fee required by the City Master Fee Schedule for each requested 90-day extension.

Exception: Written extensions shall not be required for any project that has been approved by the City, and the approval contains an express condition stating that approval from an outside agency is pending at time of expiration. This exception shall apply only until such time as the outside agency approval is granted. Thereafter, the expiration limitation shall apply.

Section 105.5 is hereby amended to read as follows:

105.5 Expiration of Permits: Every permit issued by the building official under the provisions of the technical codes shall expire and become null and void, if the project authorized by such permit has not achieved an approval for one of the required inspections identified in Section 110.3 of the 2010 California Building Code within one year of such permit.

The building official may grant a one-time permit extension of 180 days provided the applicant submits a request in writing prior to the permit expiration and the project has not changed in scope. If a permit has not been obtained after the first extension, additional extensions of 90 days may be granted provided the project has not changed in scope and further provided that the applicant submits this request in writing and pays the fee required by the City Master Fee Schedule for each requested 90-day extension.

Before work can commence or recommence under an expired permit, a new permit application must be submitted and permit obtained along with all applicable fees for this new project.

All existing projects are subject to this section and will be subject to the conditions listed above.

Section 1505.1.1 is hereby amended to read as follows:

Real coverings within all fire hazard severity zones. Any new roof on a new or existing structure and any re-roofing of an existing structure of 50% or more of the total roof area within a one-year period shall be of a fire retardant roof or Class “A” roof.

(c) Residential Code – Amendments to the California Residential Code.

Section R105.3.2 is hereby amended to read as follows:

R105.3.2 Expiration of Plan Review: Applications for which no permit is issued within 180 days following the date of the application shall expire, 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 180 days on written request by the applicant showing that circumstances beyond control of the applicant have prevented action from being taken and the extension has been submitted in writing prior to the expiration date.

If a permit has not been obtained after the first extension, additional extensions of 90 days may be granted provided the applicant submits this request in writing and pays the fee required by the City’s Master Fee Schedule for each requested 90-day extension and the project has not changed in scope.

Exception: If a project has been approved by the City on condition where a pending approval from an outside agency exists at time of expiration, written extensions will not be required.

Section R105.5 is hereby amended to read as follows:

R105.5 Expiration of Permits: Every permit issued by the building official under the provisions of the technical codes shall expire and become null and void, if the project authorized by such permit has not achieved an approval for one of the required inspections identified in section 110.3 of the 2010 California Building Code within one year of such permit.

The building official may grant a one-time permit extension of 180 days provided the applicant submits a request in writing prior to the permit expiration and the project has not changed in scope. Additional extension requests of 90 days each may be granted by the building official if the request is made in writing, the project has not changed in scope, the project has obtained at least one inspection approval and the applicant pays the fee required by the City’s Master Fee Schedule for each 90-day extension.

Before work can commence or recommence under an expired permit, a new permit application must be submitted and permit obtained along with all applicable fees applied for this new project.

All existing projects are subject to this section and will be subject to the conditions listed above.

Section R313.2 is hereby amended to read as follows:

Section R313.2 One-and two-family dwellings automatic fire systems: An automatic residential fire sprinkler system shall be installed in new one- and two-family dwellings, or to which additions, alterations or repairs are made within a one-year period that involve the removal or replacement to 50 percent or greater of the linear length of walls of the building (exterior plus interior).

Section R403.1.3 is hereby amended to read as follows:

R403.1.3 Seismic reinforcing: Concrete footings located in Seismic Design Categories D0, D1 and D2, as established in Table R301.2(1), shall have minimum reinforcement of at least two continuous longitudinal reinforcing bars not smaller than No. 4 bars. Bottom reinforcement shall be located a minimum of 3 inches (76 mm) clear from the bottom of the footing.

In Seismic Design Categories D0, D1 and D2 where a construction joint is created between a concrete footing and a stem wall, a minimum of one No. 4 bar shall be installed at not more than 4 feet (1.2 meters) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the bottom of the footing, have a standard hook and extend a minimum of 14 inches (357 mm) into the stem wall.

In Seismic Design Categories D0, D1 and D2 where a grouted masonry stem wall is supported on a concrete footing and stem wall, a minimum of one No. 4 bar shall be installed at not more than 4 feet (1.2 meters) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the bottom of the footing and have a standard hook.

In Seismic Design Categories D0, D1 and D2 masonry stem walls without solid grout and vertical reinforcing are not permitted.

Exception: In detached one- and two-family dwellings that are three stories or less in height and constructed with stud bearing walls, isolated plain concrete footings supporting columns or pedestals are permitted.

Section R902.1.1 is hereby amended to read as follows:

Roof coverings within all fire hazard severity zones. Any new roof on a new or existing structure, and any re-roofing of an existing structure of 50% or more of the total roof area within a one-year period shall be of a fire retardant roof or Class “A” roof.

(d) Plumbing Code – Amendments to the California Plumbing Code.

Section 710.1 is hereby amended to read as follows:

In every case where the outlet of a trap for a plumbing fixture is installed or located at an elevation which is less than two feet above the rim of the nearest manhole uphill from the point of connection of the building sewer to the public sewer in any new or existing drainage system, approved types of backwater valve, relief vent and cleanout approved shall be installed in the building sewer at the point of lowest elevation of the ground surface of the building site outside of the building or at such other location as is permitted by the Building Inspector, providing that at any such location, the elevation of the ground surface is not less than two below the lowest trap outlet served by the building sewer.

The installation shall consist of an approved fresh air inlet and a Y branch or combination fitting installed in sequence in the line of flow from the building. The vent from this fresh air inlet shall be piped to the ground surface and capped with a vent cap. Provision shall be made by elevation above the ground or by other means for preventing the obstruction of the vent opening or the flow of water therein. The cleanout shall be placed as close to the valve as is practical and shall be piped to within one foot of the ground surface and closed with an approved cleanout plug. Every existing installation which includes a plumbing fixture trap outlet which is less than two feet above the rim of the nearest manhole uphill from the point of connection of the building sewer to the public sewer is hereby declared to be dangerous, unsanitary and a menace to life, health and property. Whenever it shall come to the attention of the Building Inspector that such an installation exists, he or she is hereby empowered to order and require that such plumbing outlet be immediately plugged or capped, or that the equipment described in the preceding paragraph of this section be installed immediately.

[Ord. 16-017 § 2, 2016; Ord. 13-019 § 2, 2013; Ord. 10-029 § 2, 2010; Ord. 09-005 § 23, 2009; Ord. 08-007 § 2, 2007; Ord. 05-019 §§ 1 – 4, 2005; Ord. 02-31, 2002].

18.04.030 Building official or administrative authority deemed chief building inspector or his or her assistants.

Wherein said codes refer to the “building official” or “administrative authority,” the reference means the chief building inspector or his or her assistants acting on his or her behalf. [Ord. 98-34 § 1, 1998; Ord. 1950 N.S. § 1, 1994; Ord. 693 N.S. § 2, 1971].

18.04.040 Board of appeals – Conflicting provisions.

(a) Wherein there may be conflicting or duplicative provisions in the uniform codes regarding the operating procedures for a board of appeals, Section 105 of the Uniform Building Code, Section 110 of the Uniform Mechanical Code and Sections 501 through 605 of the Uniform Code for the Abatement of Dangerous Buildings, shall be controlling.

(b) The city’s board of appeals shall consist of five members appointed by the city manager and shall be known as the “Housing Advisory Appeals Board – Uniform Building Code Board of Appeals – International Fire Code Board.” Members may be removed at any time in the discretion of the city manager.

(c) An affirmative vote of a majority of the total members of the Housing Advisory Appeals Board – Uniform Building Code Board of Appeals – Uniform Fire Code Board shall be required for any action by the board. [Ord. 10-005 § 9, 2010; Ord. 02-30 § 9, 2002; Ord. 96-28 § 1, 1996; Ord. 1450 N.S. § 3, 1984; Ord. 693 N.S. § 2, 1971].

18.04.041 Accessibility board of appeals.

(a) An accessibility board of appeals is created.

(b) The purpose of the board is to hear and decide appeals of orders, decisions or determinations made by the building official concerning handicap accessibility, as provided in Title 24, California Code of Regulations.

(c) The board shall consist of seven members appointed by the city manager. Five of the members shall be the members of the building board of appeals referenced in PGMC 18.04.040, and shall serve so long as they remain members of said board. The other two members, appointed by the city manager, shall have demonstrated experience dealing with accessibility standards and their application. Members may be removed at any time in the discretion of the city manager. An affirmative vote of a majority of the total members of the accessibility board shall be required for any action by the board. [Ord. 10-005 § 10, 2010; Ord. 02-30 § 10, 2002; Ord. 98-04 § 1, 1998; Ord. 96-28 § 2, 1996].

18.04.045 Reference.

Any reference to a Housing Advisory Appeals Board, a Uniform Building Code Board of Appeals, or a Uniform Fire Code Board shall be deemed a reference to the board of appeals formed in accord with PGMC 18.04.040. [Ord. 10-005 § 11, 2010].

18.04.050 Fire and sewer protection.

Whenever a new building is constructed on a lot, other than an accessory structure, and irrespective of whether the new building replaces one that has been demolished on the same site, fire hydrants, fire mains and sewer mains suitable for servicing of the building according to the standards set forth in Chapter 24.08 PGMC shall be installed unless the building is a single-family dwelling, or unless the fire chief determines that the building is adequately protected by fire hydrants already installed, or the city engineer determines that the sewer mains are adequate for the building. The chief building inspector shall not issue a building permit for such construction until the requirements have been complied with. In the event that these requirements create unnecessary hardship, practical difficulties and results inconsistent with the general purpose of PGMC Title 18 or 23, a variance may be granted under the procedures set forth in PGMC 23.72.090 through 23.72.160. [Ord. 98-34 § 2, 1998; Ord. 1934 N.S. § 1, 1994; Ord. 1539 N.S. § 2, 1986; Ord. 744 N.S. § 1, 1973].

18.04.055 Driveways, curb, gutter and sidewalk.

(a) As a condition of any construction (new construction or renovation) over $30,000 in value that is initiated, and irrespective of whether the new building replaces one that has been demolished on the same site, driveways, concrete curb, gutter and sidewalk conforming to the specifications set forth in the city standards shall be provided or, if present but not in compliance, repaired on all sides abutting the property. All new and reconstructed sidewalks shall be fully compliant with Americans with Disabilities Act (ADA) regulations, and all work shall be done in accordance with design standards and specifications adopted by the public works department. New sidewalks shall be not be installed where they are deemed unsuitable with Council Policy 700-4.

(b) In the event that these requirements create unnecessary hardship, practical difficulties and results inconsistent with the general purpose of PGMC Title 18 or 23, a variance may be granted under the procedures set forth in Chapter 23.74 PGMC.

(c) The community development director shall allow deferral of curb, gutter and/or sidewalk improvements otherwise required hereunder, where in his or her opinion the building site is located in an area where curb, gutter and/or sidewalk improvements would be incompatible with existing street improvements or under study regarding the desirability of rescinding the requirement to install such curb, gutter and/or sidewalk improvements. Any such deferral shall be the subject of an appropriate recorded document which shall provide, without limitation, that such improvements shall be installed upon written notice from the community development director.

(d) For any public or private sidewalk construction, it will be the responsibility of the city to install the curb cuts at intersections and construct the curb and gutter. For private sidewalk development, the city will coordinate work with the property owners. [Ord. 18-007 § 2, 2018; Ord. 1934 N.S. § 2, 1994].

18.04.065 Smoke detector installation.

Notwithstanding, and additional to, the provisions of the Uniform Building Code, no residential dwelling unit within the city, including single-family residences, condominiums, apartment buildings, mobile homes, motels, or hotels shall be sold or transferred until a smoke detector or detectors shall have been installed therein by the seller, in conformance with the requirements of said section of said Uniform Building Code. [Ord. 1319 N.S. § 1, 1982].

18.04.070 Permit and plan check fees.

Combination permit fees, building permit fees, other inspection fees and plan check fees shall be as established by resolution of the council. [Ord. 1765 N.S. § 11, 1991; Ord. 1539 N.S. § 5, 1986; Ord. 1450 N.S. § 4, 1984; Ord. 1312 N.S. § 1, 1982; Ord. 1024 N.S. § 1, 1978; Ord. 850 N.S. § 3, 1975].

18.04.080 Plumbing permit fees.

Fees for permits obtained under the Uniform Plumbing Code shall be as established by resolution of the council. [Ord. 1765 N.S. § 12, 1991; Ord. 850 N.S. § 4, 1975].

18.04.095 Business district – Exterior walls.

Exterior walls of Type V buildings located in the principal business district bounded by Fifteenth Street, Laurel Avenue, Seventeenth Street and Central Avenue, shall be of noncombustible construction, where openings are not permitted.

Note: Approved fire-retardant treated wood framing may be used with the assembly; provided, that the required fire resistance is maintained and that all the exposed outer and inner surfaces of such walls are sheathed with noncombustible materials. [Ord. 97-33 § 2, 1997; Ord. 1245 N.S. § 4, 1981].

18.04.100 Commercial decks, platforms and fences.

Repealed by Ord. 10-029. [Ord. 02-31, 2002].


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    For authority to regulate construction and removal of buildings, see California Government Code §§ 38601 and 38660. For statutory provisions governing plumbing and electrical regulations, see California Government Code § 38660.