HomeMy Public PortalAbout14) 8A Public Hearing - Adoption of Los Angeles County Building Code by referenceCity Council
December 6, 2016
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BACKGROUND:
1. On December 3, 2013, the City Council adopted Ordinance 13-985, adopting by
reference the 2013 Los Angeles County Building Codes.
2. On July 1, 2016, the California Building Standards Commission published Title 24
the "California Building Standards Code." These codes will become effective
January 1, 2017.
3. On November 1, 2016, the County of Los Angeles Board of Supervisors introduced
an Ordinance adopting by reference the 2017 California Building Codes with local
amendments and established a public hearing to amend and adopt the 2017
California Building Codes at their meeting on November 22, 2016, thereby creating
the 2017 Los Angeles County Codes.
ANALYSIS:
State law requires local governments to adopt the California Building Codes, which
originate from the International Code Council and the International Association of
Plumbing and Mechanical Officials. Most jurisdictions in Los Angeles County wait to
comply with this requirement until the County of Los Angeles adopts the Building Codes
and all of the associated local amendments. Then, these jurisdictions adopt the County
Building Codes.
Consistent with past practice, staff is recommending that the City adopt the 2017 Los
Angeles County Codes. The major benefits realized by adopting the County Codes are:
• The County Codes are common and well known to contractors;
• The County Codes contain well-reasoned local amendments that are supported by
findings and which are consistently applied through the County of Los Angeles;
• The County Codes are virtually identical to the Codes adopted by the City of Los
Angeles and many other cities;
• The County Codes are readily available for purchase by architects, engineers, and
contractors;
• Because of their widespread use, the County Codes are close to being a standard.
Many of the architects and general contractors with which the City does business
have already purchased the County amendments to the California Codes because
they work in areas where the County Codes are enforced;
• A challenge to an amendment is unlikely because the challenge would actually be
against the County of Los Angeles;
• Far less language must be codified into the Municipal Code, thereby reducing the
City's codifying costs; and
City Council
December 6, 2016
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• The County administrative prov1s1ons (as modified by the City) are already
consistent with the County Plan Check and Permit Fee Schedule which has also
been adopted by the City.
New City Specific Code Administration
While jurisdictions can establish their own administration of the codes, jurisdictions are
only allowed to amend the technical requirements of the State Codes based on local
climatic, topographical, or geological conditions, and only if the requirement is more
restrictive than the current State Code. Findings must be made for each amendment to
the State Codes, and a copy of these findings must be filed with the Building Standards
Commission. No local amendment is enforceable unless filed with the California Building
Standards Commission.
The proposed Building Codes include amending the administration portion of the Building
Code (see Attachment "C" for the required findings). The text and substance of the
proposed administrative section of the Code will remain virtually the same as the current
Municipal Code, but it will be adopted in a different manner. Historically, the. City has
adopted the administration portion of the current County Code by reference. Since the
City's administrative requirements rarely require modification, a different approach was
used for this code adoption cycle. Unlike the other sections of the Building Code that will
reference the County Code, the administrative section will be codified into the City's
Municipal Code. From this point on, only the technical portions of future codes will be
adopted, not the administrative section. In the event that the City needs to modify an
administrative requirement, the City can simply amend its own Municipal Code without
regard to the existing County administrative language.
While this approach created a lengthy Building Code Ordinance for this code cycle
simplifying the ordinances for Residential, Plumbing, Mechanical, Electrical and Existing
Building Code, future code adoption ordinances will be much shorter because only the
technical requirements of the future codes will need to be adopted rather than the whole
code including administration with City modifications.
CONCLUSION:
It is recommended that the City Council adopt two identical ordinances adopting the Los
Angeles County Codes. Ordinance 16-1020 is a standard ordinance which will be
introduced on December 6, 2016 and a second Public Hearing will be set for December
20, 2016. This Ordinance will take effect thirty days after adoption. Ordinance 16-1019U
is an urgency ordinance, adopting the same Los Angeles County Codes. This Ordinance
would make the Los Angele County Codes become effective on January 1, 2017.
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December 6, 2016
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State law provides that if the City has not adopted its own Building , Residential, Electrical ,
Plumbing, Mechanical and Existing Building Codes by January 1, 2017, the State
Building, Residential, Electrical, Plumbing, Mechanical, Green Building Standards and
Existing Codes will automatically become the codes for the City of Temple City. Since
the City is adopting the Los Angeles County Codes by reference the City is required to
wait until the County has completed the second reading and adoption of its ordinance,
which is scheduled for November 22, 2016. An urgency ordinance does not require a 30-
day waiting period and therefore it will insure that the Temple City Building, Residential ,
Electrical , Plumbing, Mechanical, Green Building Standards and Ex isting Build ing Codes
are in place on January 1, 2017. The regular ordinance is being adopted, as a good
practice measure , in case the urgency ordinance is challenged for any reason.
FISCAL IMPACT:
The proposed ordinances will not have an impact on the Fiscal Year 2016-17 City Budget.
CITY STRATEGIC GOALS:
The proposed Ordinances furthers the City's Strategic Goals of Good Governance by
updating the Municipal Code to reflect current building code standards and best practices .
ATTACHMENT(S):
A. Urgency Ordinance 16-1019U
B . Ordinance 16-1 020
C. Findings and Los Angeles County Ordinance adopting and amending the 2016
California Codes and creating the 2017 Los Angeles County Codes, due to volume of
the LACO Ordinance, one copy filed with the Office of City Clerk for review and also
can be viewed at the following links
Building Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08564 . pdf
Residential Code http ://file .lacounty.gov/SDSinter/bos/supdocs/1 08600 .pdf
Electrical Code http ://file.lacounty.gov/SDSinte r/bos/supdocs/108567 .pdf
Plumbing Code http :1/fi le .lacounty.gov/SDSI nter/bos/supdocs/1 08597. pdf
Mechanical Code http://file .lacounty.gov/SDSinter/bos/supdocs/108599 .pdf
Existing Building Code http ://file .lacounty.gov/SDS in ter/bos/supdocs/108603 .pdf
California Codes can be viewed at http ://www.bsc.ca .gov/codes.aspx
ATTACHMENT A
Urgency Ordinance 16-1 019U
ORDINANCE NO. 16-1019U
ORDINANCE NO. 16-1019U
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMPLE CITY,
CALIFORNIA, AMENDING TITLE 7BY ADOPTING BY REFERENCE THE 2017 LOS ANGELES
COUNTY CODE, TITLE 26, BUILDING CODE, TITLE 27, ELECTRICAL CODE, TITLE 28,
PLUMBING CODE, TITLE 29, MECHANICAL CODE, TITLE 30, RESIDENTIAL CODE AND TITLE
33, EXISTING BUILDING CODE AND CALIFORNIA GREEN BUILDING STANDARDS CODE WITH
CERTAIN AMENDMENTS, ADDITIONS AND DELETIONS THERETO
WHEREAS, it is the intent of the City Council, in enacting this ordinance, to adopt the Los Angeles
County Code pertaining to Building Code regulations.
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS FOLLOWS:
SECTION 1: Findings and local conditions.
A California law requires that on January 1, 2017, all portions of the 2017 California Code of
Regulations Title 24 will be effective within the City: and,
B. The City may amend the provisions of the California Code of Regulations Title 24 provided
express findings for each amendment, addition or deletion is made based upon climatic,
topographical or geological conditions.
C. The City shall file the amendments, additions or deletions shall be filed with California Building
Standards Commission.
D. The Building Official has recommended modifying certain Parts of California Code of Regulations
Title 24 due to local climatic, topographical and geological conditions in the City.
E. The findings supporting the necessity for the amendments to building standards herein are
contained in Attachment A to this ordinance in accordance with California Health and Safety Code
Section 18941.5, and are incorporated by reference herein.
F. The City Council hereby finds, determines and declares that those certain amendments to the
State Code are appropriate and necessary to meet local conditions existing in the City, and
this Council hereby further finds, determines and declares that those certain amendments to
the State Building Code made by the County of Los Angeles are appropriate and necessary
and declares that each such change is required for the protection of the public safety and is
reasonably necessary because of local climatic, geological conditions.
G. In accordance with Section 15061(b)(3) of Title 14 of the California Code of Regulations, the
adoption of local amendments to the California Building Standards Code, and amending the City
of Temple City Municipal Code, are exempt from the provisions of the California Environmental
Quality Act.
The recitals set forth herein above are adopted as findings of the City Council.
SECTION 2: The purpose of this ordinance is to amend the City of Temple City Municipal Code
by adopting by reference, and amending where necessary, that certain ordinances of the County of Los
Angeles Codes, 2016 California Building (Ordinance Number 16-5330), Residential (Ordinance Number
16-5358), Electrical (Ordinance Number 16-5333), Mechanical (Ordinance Number 16-5357), Plumbing
(Ordinance Number 16-5356), Existing Building (Ordinance Number 16-5360), which adopt by reference
California Code California Building, Residential, Electrical, Mechanical, Plumbing, and Existing Building
Codes (Title 24, Parts 2, 2.5, 3, 4, 5, and 1 0) and which make amendments, additions and deletions
thereto. And Adopt by reference California Green Building Standards Code (Title 24, Part 11) Therefore,
the City of Temple City Municipal Code is hereby amended by repealing therefrom the Chapters 1, 2, 3,
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4, 5, 6 of Title 7 and replacing it with new Chapters 1, 2, 3, 4, 5, 6, and add new Chapter 9 in lieu thereof,
to read as set forth in Exhibit "A" to this Ordinance.
SECTION 3: Continuation of existing law. Where they are substantially the same as existing
law, the provisions of the City of Temple City Building, Residential, Electrical, Plumbing, Mechanical,
Green and Existing Building Codes shall be considered continuations of existing law and shall not be
considered new enactments.
SECTION 6: Catchlines of sections. The catchlines of the several sections of this code
printed in boldface type are intended as mere catchwords to indicate the contents of the section and shall
not be deemed or taken to be titles of such sections; nor as any part of the section, nor, unless expressly
so provided, shall they be so deemed when any of such sections, including the catchlines, are amended
or reenacted.
SECTION 7: Severability. The City Council hereby declares that, should any provision, section,
subsection, paragraph, sentence, clause, phrase, or word of this Ordinance or any part thereof, be rendered
or declared invalid or unconstitutional by any final court action in a court of competent jurisdiction or by reason
of any preemptive legislation, such decision or action shall not affect the validity of the remaining section or
portions of the Ordinance or part thereof. The City Council hereby declares that it would have independently
adopted the remaining provisions, sections, subsections, paragraphs, sentences, clauses, phrases, or words
of this Ordinance irrespective of the fact that any one or more provisions, sections, subsections, paragraphs,
sentences, clauses, phrases, or words may be declared invalid or unconstitutional.
SECTION 8: Declaration of Urgency. This ordinance is hereby declared to be an urgency
measure necessary for the immediate protection of the public health, safety and welfare. This Council
hereby finds that there is a current and immediate threat to the public health, safety and welfare. Unless
the City Council adopts an urgency ordinance effective on January 1, 2017, the 2017 California Codes
without amendments necessary to preserve the public peace, health, safety and welfare of the City of
Temple City will go into effect until such time as the amendment to the code can become legally effective
through the standard process of Code adoption. This will result in a gap in the implementation of the
more stringent Code regulations necessary for the City of Temple City due to its unique climatic,
geological and topographical characteristics. The City Council hereby finds that such a gap in the
implementation of said more stringent Code regulations will result in an immediate threat to the public
health, safety and welfare of the City of Temple City. The City Council hereby finds, determines and
declares that the immediate preservation of the public peace, health, safety and welfare necessitates the
enactment of this ordinance as an urgency ordinance and hereby shall become enforceable on January
1,2017.
SECTION 9: Effective Date. This Ordinance shall take effect on January 1, 2017.
SECTION 10: Publication. The City Clerk shall certify to the passage of this ordinance and shall
cause it to be published according to legal requirements.
SECTION 11: Filing The ordinance and express findings. The Building Official shall filed this
ordinance with the California Building Standards Commission at 2525 Natomas Park Drive, Suite 130,
Sacramento, CA 95833.
PASSED, APPROVED AND ADOPTED this 6th day of December, 2016.
MAYOR
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ORDINANCE NO. 16-1 019U
ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
I, Peggy Kuo, City Clerk of the City o!Temple City, hereby certify that the foregoing Ordinance No. 16-
1019U was duly passed, approved and adopted by said Council at the regular meeting held on December 61h,
2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
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Councilmember-
Councilmember-
Councilmember-
Councilmember-
EXHIBIT "A"
TITLE 7. BUILDING REGULATIONS
CHAPTER 1. BUILDING CODE
ORDINANCE N0.16·1019U
7-1-00 BUILDING CODE ADMINISTRATION
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101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 8 Building Regulations, Chapter 1 of the City of Temple City Municipal
Code shall be known as the Building Code of the City of Temple City, may be cited as
such, and will be referred to herein as "these regulations" or "these building standards "or
"this Code."
101.2 Purpose and Intent. The purpose of this code is to establish the minimum
requirements to safeguard the public health, safety and general welfare through structural
strength, means of egress facilities, stability, sanitation, adequate light and ventilation,
energy conservation, and safety to life and property from fire and other hazards attributed
to the built environment and to provide safety to firefighters and emergency responders
during emergency operations. Consistent with this purpose, the provisions of this Code
are intended and always have been intended to confer a benefit on the community as a
whole and are not intended to establish a duty of care toward any particular person.
This Code shall not be construed to hold the City or any officer, employee or agent thereof
responsible for any damage to persons or property by reason of any inspection authorized
herein or by reason of the issuance or nonissuance of any permit authorized herein,
and/or for any action or omission in connection with the application and/or enforcement of
this Code. By adopting the provisions of this Code, the City does not intend to impose on
itself, its employees or agents, any mandatory duties of care toward persons and property
within its jurisdiction so as to provide a basis of civil liability for damages.
This section is declaratory of existing law and is not to be construed as suggesting that
such was not the purpose and intent of previous Code adoptions.
101.3 Scope and Applicability. The provisions of this Code shall apply to the erection,
construction, enlargement, alteration, installation, reconstruction, repair, movement,
improvement, connection, conversion, demolition, use and occupancy of any building,
structure or premises, or portion thereof, and grading within the City.
The provisions of this Code shall not apply to work located primarily in a public way other
than pedestrian protection structures required by Chapter 33; public utility towers and
poles; equipment not specifically regulated in this Code; hydraulic flood control structures;
work exempted by Section 107.2; or minor work of negligible hazard to life specifically
exempted by the building official.
Additions, alterations, repairs and changes of use or occupancy in all buildings and
structures shall comply with the provisions for new buildings and structures except as
otherwise provided in Section 109 and Existing Building Code of the City ofTemple City.
Detached one-and two-family dwellings and multiple single-family dwellings
(townhouses) not more than three stories above grade plane in height with a separate
means of egress and their accessory structures shall comply with the Residential Code
as amended and adopted by the City of Temple City.
Where, in any specific case, different sections of this Code specify different materials,
methods of construction or other requirements, the most restrictive shall govern.
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The codes and standards referenced in this Code shall be considered part of the
requirements of this Code to the prescribed extent of each such reference. Where
differences occur between provisions of this Code and referenced codes and standards,
the provisions of this Code shall apply.
The provisions of this Code shall not be deemed to nullify any provisions of local, state or
federal law.
In the event any differences in requirements exist between the accessibility requirements
of this Code and the accessibility requirements of the California Code of Regulations, Title
24 (also referred to as the California Building Standards Code), then the California Code
of Regulations shall govern.
102-UNSAFE BUILDINGS
102.1 Definition. All buildings or structures which are structurally unsound or not
provided with adequate egress, or which constitute a fire hazard, or are otherwise
dangerous to human life, or which in relation to existing use constitute a hazard to safety
or health, or public welfare, by reason of inadequate maintenance, dilapidation,
obsolescence, fire hazard, disaster damage, lacking an approved water supply,
hazardous electrical, unsafe gas piping or appliances or abandonment as specified in this
Code or any other effective ordinance, are, for the purpose of this Chapter, unsafe
buildings. Whenever the Building Official determines by inspection that a building or
structure, whether structurally damaged or not, is dangerous to human life by reason of
being located in an area which is unsafe due to hazard from landslide, settlement, or
slippage or any other cause, such building shall, for the purpose of this Chapter, be
considered an unsafe building.
No person shall own, use, occupy or maintain any unsafe building.
All unsafe buildings are hereby declared to be public nuisances. In addition to instituting
any appropriate action to prevent, restrain or correct a violation of this section, the Building
Official may abate an unsafe condition or order that the unsafe condition be secured,
repaired, rehabilitated, demolished or removed as deemed necessary by the Building
Official in accordance with the procedure specified in this Code.
As used in this Chapter "party concerned" means the person, if any, in real or apparent
charge and control of the premises involved, the record owner, the holder of any
mortgage, trust deed or other lien or encumbrance of record, the owner or holder of any
lease of record, the record holder of any other estate or interest in or to the building or
structure or the land upon which it is located.
102.2 Notice of Unsafe Building. The Building Official shall examine or cause to be
examined every building or structure or portion thereof reported as dangerous or damaged
and, if, in the Building Official's opinion, such is found to be an unsafe building as defined
in this Chapter, the Building Official shall give to the party concerned written notice stating
the defects thereof. This notice may require the owner or person in charge of the building
or premises to;
1. Immediately remove, backfill, shore up or secure such unsafe condition, and/or
2. Within 48 hours, apply for required permit(s) and commence either the required
repairs or improvements or demolition and removal of the building or structure
or portions thereof.
All such work shall be completed within 90 days from date of notice, unless otherwise
stipulated by the Building Official. If necessary, such notice shall also require the building,
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structure, or portion thereof to be vacated forthwith and not reoccupied until the required
repairs and improvements are completed, inspected and approved by the Building Official.
Proper service of such notice shall be by personal service or by registered or certified mail
upon every party concerned. In the event the Building Official, after reasonable effort, is
unable to serve the notice as specified above, proper service shall be by posting on the
structure a copy of the notice.
The designated period within which the owner or person in charge is required to comply
with such notice shall begin as of the date the owner or person in charge receives such
notice by personal service or registered or certified mail. If such notice is by posting, the
designated period shall begin ten days following the date of posting.
The failure of any owner or other person to receive such notice shall not affect in any
manner the validity of any proceedings taken hereunder.
A person notified to vacate an unsafe building by the Building Official shall vacate within
the time specified in the order.
The Building Official may record a notice of violation with the County Recorder's Office
that the building or structure described has been inspected and found to be an unsafe
building, as defined in this Chapter, and that the owner thereof has been so notified. After
all, required work has been completed, upon request and payment of required fee(s) the
Building Official shall record a notice rescinding the prior notice of violation with the County
Recorder's Office.
102.3 Posting of Signs. The Building Official shall cause to be posted on buildings
required to be vacated or remain unoccupied a notice to read substantially as follows: "
Restricted Use" or "Unsafe-Do Not Enter or Occupy" as described in Section 1 02.6. All
placards shall read "Building and Safety Division, City of Temple City"
Such notice shall be posted at the main entrance and shall be visible to persons
approaching the building or structure from a street. Such notice shall remain posted until
the required repairs, demolition or removal are completed. Such notice shall not be
removed without written permission of the Building Official and no person shall enter the
building except for the purpose of making the required repairs or of demolishing the
building.
102.4 Unsafe Buildings: Hearing.
102.4.1 Right of hearing. The party concerned or the Building Official may request a
hearing regarding the unsafe condition of the building or structure. The request by the
interested party shall be made in writing to the Building Official within 30 days of the date
of the notice of the unsafe condition. A hearing shall be requested by the Building Official
prior to demolition or repair of an unsafe building by the City except when such demolition
or repair is done under the emergency procedure set forth in this Chapter.
All interested parties who desire to be heard may appear before the Building Board of
Appeals to show cause why the building or structure should not be ordered repaired,
vacated and repaired, or demolished.
102.4.2 Notice of hearing. Not less than ten days prior to the hearing, the Building
Official shall serve or cause to be served either in the manner required by law for the
service of summons or by first class mail, postage prepaid, a copy of the notice of hearing
upon every party concerned.
102.4.3 Form and contents of notice. The notice of hearing shall state:
1. The street address and a legal description sufficient for identification of the
premises upon which the building or structure is located.
2. The conditions because of which the Building Official believed that the building
or structure is an unsafe building.
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3. The date, hour and place of the hearing.
102.4.4 Posting of notice. The Building Official shall post one copy of the notice of
hearing in a conspicuous place on the unsafe building involved, not less than ten days
prior to the hearing.
102.4.5 Hearing by Building Board of Appeals. The Building Board of Appeals shall
hold a hearing and consider all competent evidence offered by any person pertaining to
the matters set forth in the report of the Building Official.
The Building Board of Appeals shall make written findings of fact as to whether or not the
building or structure is an unsafe building as defined in this Chapter.
When determined by the Building Official, the Building Rehabilitation Appeals Board shall
hold the hearing in lieu of the Building Board of Appeals.
102.4.6 Order. If the Building Board of Appeals finds that the building or structure is
an unsafe building, it shall make an order based on its finding that:
1. The building or structure is an unsafe building and directing that repairs
be made and specifying such repairs, or
2. The building or structure is an unsafe building and directing that it be
vacated and that specified repairs be made, or
3. The building or structure is an unsafe building and directing that it shall
be vacated and demolished.
The order shall state the time within which the work required must be commenced, which
shall not be less than 10 nor later than 30 days after the service of the order. The order
shall state a reasonable time within which the work shall be completed. The Building
Board of Appeals for good cause may extend the time for completion in writing.
The order shall be served upon the same parties and in the same manner as required by
Section 102.4.2 for the notice of hearing. It shall also be conspicuously posted on or about
the building or structure.
102.5 Unsafe Buildings: Demolition or Repair.
102.5.1 Work by City. If the repairs or demolition necessary to remove the unsafe
condition as set forth in the Notice of Unsafe Building is not made within the designated
period and a hearing has not been requested by any party concerned, the Building Official
shall request that a hearing be held regarding the unsafe condition. If the finding by the
Building Board of Appeals is not complied with within the period designated by the Board,
the Building Official may then secure or demolish such portions of the structure, or may
cause such work to be done, to the extent necessary to eliminate the hazard determined
to exist by the Building Board of Appeals.
102.5.2 Emergency procedure. Whenever any portion of a structure constitutes an
immediate hazard to life or property, and in the opinion of the Building Official, the
conditions are such that repairs, or demolition must be undertaken within less than the
designated period, the Building Official may take necessary action, such as performing
alterations, repairs, and/or demolition of the structures, to protect life or property, or both,
after giving such notice to the parties concerned as the circumstances will permit or
without any notice whatever when, in the Building Official's opinion, immediate action is
necessary.
102.5.3 Costs. The costs incurred by actions taken pursuant to Sections 102.5.1 and
102.5.2 including the entire cost of the services rendered by the County, shall be a special
assessment against the property upon which the structure stood. The Building Official
shall notify, in writing, all parties concerned of the amount of such assessment resulting
from such work. Within five days of the receipt of such notice, any such party concerned
may file with the Building Official a written request for a hearing on the correctness or
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reasonableness, or both, of such assessment. Any party concerned who did not receive
a notice pursuant to Section 102.2 and who has not had a hearing on the necessity of the
demolition or repairs in such request for hearing also may ask that such necessity be
reviewed. The Building Board of Appeals thereupon shall set the matter for hearing; give
such party concerned notice thereof as provided in Section 1 02.4.2; hold such hearing
and determine the reasonableness or correctness of the assessment, or both; and if
requested, determine the necessity of the demolition or repairs. The Building Board of
Appeals, in writing, shall notify such party concerned of its decision. If the total
assessment determined as provided for in this section is not paid in full within 10 days
after receipt of such notice from the Building Official or the Building Board of Appeals, as
the case may be, the Building Official shall record in the office of the Department of
Registrar-Recorder a statement of the total balance still due and a legal description of the
property. From the date of such recording, such balance due shall be a special
assessment against the parcel.
The assessment shall be collected at the same time and in the same manner as ordinary
City taxes are collected and shall be subject to the same penalties and the same
procedure and sale in case of delinquency as provided for ordinary City taxes. All the laws
applicable to the levy, collection and enforcement of City taxes shall be applicable to such
special assessment.
102.5.4 Interference Prohibited. A person shall not obstruct, impede, or interfere with
the Building Official or any representative of the Building Official, or with any person who
owns or holds any estate or interest in any unsafe building which has been ordered by the
Building Board of Appeals to be repaired, vacated and repaired, or vacated and
demolished or removed, whenever the Building Official or such owner is engaged in
repairing, vacating and repairing, or demolishing any such unsafe building pursuant to this
Chapter, or is performing any necessary act preliminary to or incidental to such work, or
authorized or directed pursuant hereto.
102.5.5 Prosecution. In case the owner shall fail, neglect or refuse to comply with the
notice to repair, rehabilitate, or to demolish and remove said building or structure or
portion thereof, the Building Official shall cause the owner of the building to be prosecuted
as a violator of this Code.
102.6 Posting of signs for damage assessment. The building official shall cause
placard(s) to be posted on buildings upon completion of a safety assessment.
All placards shall read "Building and Safety Division, City of Temple City"
The placards shall also indicate the condition of the structure for continued occupancy,
and shall read substantially as follows:
1. "INSPECTED -Lawful Occupancy Permitted" (green placard) shall be posted on
any building or structure wherein no apparent structural hazard has been found. This
placard is not intended to mean that there is no damage to the building or structure.
2. "RESTRICTED USE" (yellow placard) shall be posted on each building or structure
that has been damaged wherein the damage has resulted in some form of restriction to
the continued occupancy. This placard will note in general terms the type
of damage encountered and will clearly and concisely note the restrictions on continued
occupancy.
3. "UNSAFE-Do Not Enter or Occupy" (red placard) shall be posted on each building
or structure that has been damaged such that the continued occupancy poses a threat to
life safety. Buildings or structures posted with this placard shall not be entered under any
circumstance except as authorized in writing by the Building Official, or his or her
authorized representative. This placard is not to be used or considered as a demolition
order. This placard will note in general terms the type of damage encountered.
Such notice shall be posted at the main entrance(s) and shall be visible to persons
approaching the building or structure from a street. Such notice shall remain posted until
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the required repairs, demolition or removal are completed. Such notice shall not be
removed without written permission of the Building Official and no person shall enter the
building except for the purpose of making the required repairs or of demolishing the
building.
103-VIOLATIONS AND PENALTIES
103.1 Compliance with Code. It shall be unlawful for a person to erect, construct,
enlarge, alter, repair, move, improve, remove, connect, convert, demolish, equip, or
perform any other work on any building or structure or portion thereof, or perform any
grading in the City, or cause the same to be done, contrary to, or in violation of, any of the
provisions of this Code.
103.2 Violation. It shall be unlawful for any person to own, use, occupy or maintain
any building or structure or portion thereof, in the City, or cause the same to be done,
contrary to, or in violation of, any of the provisions of this Code.
103.3 Penalty. Any person, firm or corporation violating any of the provisions of this
Code shall be guilty of a misdemeanor, and each such person shall be guilty of a separate
offense for each and every day or portion thereof during which any violation of any of the
provisions of this Code is committed, continued or permitted, and upon conviction of any
such violation such person shall be punishable by a fine of not more than $1,000, (one
thousand dollars) or by imprisonment for not more than six months, or by both such fine
and imprisonment. The provisions of this Section are in addition to and independent of
any other sanctions, penalties or costs which are or may be imposed for a violation of any
of the provisions of this Code.
103.4 Recordation of Violation.
103.4.1 General. The Building Official may record a notice with the County Recorder's
Office that a property, building, or structure, or any part thereof, is in violation of any
provision of this Code provided that the provisions of this Section are complied with. The
remedy provided by this Section is cumulative to any other enforcement actions permitted
by this Code.
103.4.2 Recordation. If (1) the Building Official determines that any property, building,
or structure, or any part thereof is in violation of any provision of this Code; and if (2) the
Building Official gives written notice as specified below of said violation; then the Building
Official may have sole discretion to, at any time thereafter, record with the County
Recorder's Office a notice that the property and/or any building or structure located
thereon is in violation of this Code.
Following the recordation of the notice of violation the Building Official is not required to
conduct an inspection or review of the premises to determine the continued existence of
the cited violation. It is the responsibility of the property owner, occupant or other similarly
interested private party to comply with the above provisions.
103.4.3 Notice. The written notice given pursuant to this Section shall indicate:
1. The nature of the violation(s); and
2. That if the violation is not remedied to the satisfaction of the Building Official, the
Building Official may, at any time thereafter, record with the County Recorder's Office a
notice that the property and/or any building or structure located thereon is in violation of
this Code. The notice shall be posted on the property and shall be mailed to the owner of
the property as indicated on the last equalized County Assessment roll. The mailed notice
may be by registered, certified, or first-class mail.
103.4.4 Rescission. Any person who desires to have recorded a notice rescinding the
notice of violation must first obtain the necessary approvals and permit(s) to correct the
violation. Once the Building Official determines that the work covered by such permit(s)
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has been satisfactorily completed, the Building Official may record a notice rescinding the
prior notice of violation.
Section 103.5 Costs. Any person who violates any provision of this Code shall be
responsible for the costs of any and all Code enforcement actions taken by the Building
Official in response to such violations. These costs shall be based on the amounts
specified in Section 115.
103.6 Work Without Permit. Whenever any work has been commenced without a permit
as required by the provisions of this Code, a special investigation shall be made prior to
the issuance of the permit. An investigation fee specified as per Section 115 shall be
collected for each permit so investigated.
Exception: When the building official has determined that the owner-builder of a one-or
two-family dwelling, accessory building or accessory structure had no knowledge that a
permit was necessary and had not previously applied for a permit from the Building
Division of the City of Temple City the investigation fee shall be specified as per the
Section 115.
The payment of the investigation fee shall not exempt any person from compliance with
all other provisions of this Code or from any penalty prescribed by law.,
For additional provisions applicable to grading, see Appendix J.
103.7 Noncompliance Fee. If the building official, in the course of enforcing the
provisions of this Code or any State law, issues an order to a person and that person fails
to comply with the order within 15 days following the due date for compliance stated in
the order, including any extensions thereof, the building official shall have the authority to
collect a noncompliance fee.
The noncompliance fee shall not be imposed unless the order states that a failure to
comply within 15 days after the compliance date specified in the order will result in the fee
being imposed. No more than one such fee shall be collected for failure to comply with an
order.
For additional provisions applicable to grading, see Appendix J.
104-ORGANIZATION AND ENFORCEMENT
104.1 Building Division. There is hereby established a division in the City Community
Development Department to be known and designated as the Building and Safety
Division.
104.2.1 General. The building official is hereby authorized and directed to enforce all the
provisions of this Code, including the Electrical Code, the Plumbing Code, Mechanical
Code, Residential Code, Energy Code, Existing Building Code and Green Building
Standards, relevant laws, ordinances, rules and regulations; and to make all inspections
pursuant to the provisions of this Code, relevant laws, ordinances, rules and regulations,
For such purposes, the building official shall have the powers of a law enforcement officer.
The building official shall have the power to render interpretations of this Code, relevant
laws, ordinances, rules and regulations; and to adopt and enforce rules and supplemental
regulations in order to clarify the application of the provisions. Such interpretations, rules
and regulations shall be in conformance with the intent and purpose of this Code.
The building official shall classify every building or portion thereof into one of the
occupancies set forth in Chapter 3 of the Building Code according to its use or the
character of its occupancy.
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The Building Official shall also classify every building into one of the types of construction
set forth in Chapter 6 of the Building Code.
104.2.1.1 The building official is authorized to make and enforce such guidelines and
policies for the safeguarding of life, limb, health or property as may be necessary from
time to time to carry out the purpose of this Code.
104.2.2 Deputies. With the approval of the City Council, the building official may appoint
such number of officers, inspectors and assistants, and other employees as shall be
authorized from time to time. The building official may deputize such employees as may
be necessary to carry out the functions of the Building Division.
1 04.2.3 Right of entry.
1 04.2.3.1 Whenever it is necessary to make an inspection to enforce any of the provisions
of or perform any duty imposed by this Code or other applicable law, or whenever the
Building Official or an authorized representative has reasonable cause to believe that
there exists in any building, structure, or grading, or upon any premises any condition
which makes such building, structure, or grading, or premises hazardous, unsafe, or
dangerous for any reason specified in this Code or other similar Jaw, the Building Official
or an authorized representative hereby is authorized to enter such property at any
reasonable time and to inspect the same and perform any duty imposed upon the Building
Official by this Code or other applicable law; provided that (i) if such property is occupied,
then the Building Official shall first present proper credentials to the occupant and request
entry explaining the reasons therefor; and (ii) if such property is unoccupied, then the
Building Official shall first make a reasonable effort to locate the owner or other persons
having charge or control of the property and request entry, explaining the reasons
therefor.
If such entry cannot be obtained because the owner or other person having charge or
control of the property cannot be found after due diligence or if entry is refused, then the
Building Official or an authorized representative shall have recourse to every remedy
provided by law to secure lawful entry and inspect the property.
104.2.3.2 Notwithstanding the foregoing, if the Building Official or an authorized
representative has reasonable cause to believe that the building or grading or premises
is so hazardous, unsafe, or dangerous as to require immediate inspection to safeguard
the public health or safety, the Building Official shall have the right to immediately enter
and inspect such property, and may use any reasonable means required to effect such
entry and make such inspection, whether such property is occupied or unoccupied and
whether or not permission to inspect has been obtained. If the property be occupied, the
Building Official shall first present credentials to the occupant and demand entry,
explaining the reasons therefor and the purpose of the inspection.
104.2.3.3 "Authorized representative" shall include the officers named in section 104.2.2
and their authorized inspection personnel.
1 04.2.3.4 No person shall fail or refuse, after proper demand has been made upon such
person as provided in this subsection, to promptly permit the Building Official or an
authorized representative to make any inspection provided for by Subsection 104.2.3.2.
Any person violating Section 104.2.3 shall be guilty of a misdemeanor.
104.2.4 Stop orders. Whenever any building or grading work is being done contrary
to the provisions of this Code, or other pertinent laws or ordinances implemented through
the enforcement of this Code, the Building Official may order the work stopped by notice
in writing served on any persons engaged in the doing or causing such work to be done,
and any such persons shall forthwith stop such work until authorized by the Building
Official to proceed with the work.
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104.2.5 Occupancy violations. Whenever any structure or portion thereof is being
used contrary to the provisions of this Code, or other pertinent laws or ordinances, or
whenever any structure or portion thereof which was built contrary to the provisions of this
Code or other pertinent laws or ordinances, is being used or occupied, the Building Official
may order such use discontinued and the structure, or portion thereof, vacated by notice
served on any person causing such use to be continued. Such person shall discontinue
the use within 10 days after receipt of such notice to make the structure, or portion thereof,
comply with the requirements of this Code, provided, however, that in the event of an
unsafe building Section 102 shall apply.
104.2.6 Liability. The liability and indemnification of the Building Official and any
subordinates are governed by the provisions of Division 3.6 of Title 1 of the Government
Code.
104.2.7 Modifications. Whenever there are practical difficulties involved in carrying out
the provisions of this Code, the building official rnay grant modifications, on a case-by-
case basis, provided the building official shall first find that a special individual reason
makes the strict letter of this Code, relevant laws, ordinances, rules and regulations
impractical and that the modification is in conformity with the spirit and purpose of this
Code, relevant laws, ordinances, rules and regulations, and that such modification does
not lessen any fire protection or other life safety-related requirements or any degree of
structural integrity. The details of any action granting modifications shall be recorded and
entered in the files of the City.
A written application for the granting of such modifications shall be submitted together
with a filing fee established by separate fee resolution or ordinance.
For additional provisions, applicable to grading, see Appendix J.
104.2.8 Alternate materials, design and methods of construction. The provisions of
this Code, relevant laws, ordinances, rules and regulations are not intended to prevent
the use of any material, appliances, installation, device, arrangement, method, design or
method of construction not specifically prescribed by this Code, provided any such
alternate has been approved.
The building official may approve on a case-by-case basis any such alternate, provided
that he or she finds that the proposed design is satisfactory and complies with the
provisions of this Code and finds that the material, method or work offered is, for the
purpose intended, at least the equivalent of that prescribed in this Code, relevant laws,
ordinances, rules and regulations in quality, strength, effectiveness, fire resistance and
other life-safety factors, durability, planning and design, energy, material resource
efficiency and conservation, environmental air quality, performance, water and sanitation.
The building official shall require that sufficient evidence or proof be submitted to
substantiate any claims that may be made regarding its use.
A written application for use of an alternate material, design or method of construction
shall be submitted together with a filing fee established by separate fee resolution or
ordinance.
For additional provisions, applicable to grading, see Appendix J.
104.2.9 Tests. Whenever there is insufficient evidence of compliance with the
provisions of this Code or evidence that any material or any construction does not conform
to the requirements of this Code, or in order to substantiate claims for alternate materials
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or methods of construction, the Building Official may require tests as proof of compliance
to be made at the expense of the owner or the owner's agent by an approved agency.
Test methods shall be as specified by this Code for the material in question. If there are
no appropriate test methods specified in this Code, the Building Official shall determine
the test procedure.
Reports of such test shall be retained by the Building Official in accordance with the City's
guidelines for the retention of public records.
104.2.10 Cooperation of other officials. The Building Official may request, and shall
receive so far as may be necessary in the discharge of his or her duties, the assistance
and cooperation of other officials of the City.
104.2.11 Demolition. Whenever the term "demolition" or "demolish" is used in this
Code it shall include the removal of the resulting debris from such demolition the proper
abandonment of any sewer or sewage disposal system when applicable, and the
protection or filling of excavations exposed by such demolition as may be required by this
Code or other ordinances or laws.
104.2.12 Service. Whenever in this Code a notice is required to be served by personal
service or by registered or certified mail, it shall be deemed a reasonable effort has been
made to serve such notice when registered or certified letters have been mailed to the
address of the interested party as shown on the official record and on the record of the
County Assessor. When an address is not so listed or contact cannot be made at the
listed address, the service shall be by posting on the structure a copy of the notice.
104.2.13 Amendments to Ordinances.
Whenever any reference is made to any other ordinance such reference shall be deemed
to include all future amendments thereto.
104.2.14 Validity. If any section, subsection, sentence, clause or phrase of this
ordinance is, for any reason, held to be invalid, such decision shall not affect the validity
of the remaining portions of this ordinance. The City Council hereby declares that it would
have passed this ordinance, and each section, subsection, clause or phrase thereof,
irrespective of the fact that any one or more sections, subsections, sentences, clauses
and phrases be declared invalid.
104.3 Definitions. In additions to the definitions specified in Chapter 2 of this Code, the
following certain terms, phrases, words and their derivatives shall be construed as
specified in this section. Terms, phrases and words used in the masculine gender include
the feminine and the feminine the masculine.
In the event of conflicts between these definitions and definitions that appear elsewhere
in this Code, these definitions shall govern and be applicable.
BOARD OF SUPERVISORS shall mean the City of Temple City, City Council.
BUILDING CODE shall mean the Los Angeles County Code Title 26 as adopted and
amended by the City ofTemple City.
BUILDING DIVISION or BUILDING DEPARTMENT shall mean the Building Division of
the City of Temple City.
BUILDING OFFICIAL shall mean the Building Official of the Building and Safety Division
or other designated authority charged with the administration and enforcement of this
Code, or his/her's duly authorized representative.
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BUILDING REHABILITATION APPEALS BOARD shall mean the City of Temple City,
City Council.
CALGREEN see Green Building Standards Code definition.
COUNTY may mean City ofTemple City or Los Angeles County depending on the context.
DEMOLITION Whenever the term demolition or demolish is used in this Code, it shall
include the removal of the resulting debris from such demolition and the protection or filling
of excavations exposed by such demolition as may be required by this Code, relevant
laws, ordinances, rules and/or regulations.
ELECTRICAL CODE shall mean the Los Angeles County Code Title 27 as adopted and
amended by the City of Temple City.
ENERGY CODE shall mean California Code of Regulations Title 24, Part 6.
EXISTING BUILDING CODE shall mean the Los Angeles County Code Title 33 as
adopted and amended by the City of Temple City.
FACTORY-BUILT STRUCTURE shall mean buildings or structures that meet all of the
following criteria:
(1) fabrication on an off-site location under the inspection of the State, for which the
State inspection agency has attested to compliance with the applicable State laws and
regulations by the issuance of an insignia;
(2) the bearing of the State insignia and that have not been modified since fabrication
in a manner that would void the State approval; and for which the City has been relieved
by statute of the responsibility for the enforcement of laws and regulations of the State of
California or the City.
FIRE CODE shall mean the California Code of Regulations Title 24, Part 9, as adopted
and amended by the County of Los Angeles Fire Department.
GREEN BUILDING STANDARDS CODE shall mean California Code of Regulations Title
24, Part 11.
HEALTH CODE or LOS ANGELES COUNTY HEALTH CODE shall mean the County of
Los Angeles Health Department.
LOS ANGELES COUNTY FLOOD CONTROL DISTRICT shall mean either the City of
Temple City Public Works Department or the Los Angeles County Flood Control District.
MECHANICAL CODE shall mean the Los Angeles County Code Title 29 as adopted and
amended by the City of Temple City.
NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT shall
mean a permit issued as required by the Federal Clean Water Act in order to protect
receiving waters. The NPDES permit requires controls to reduce the discharge of
pollutants into storm drains, channels or natural watercourses.
NON INSPECTED WORK shall mean any erection, construction, enlargement, alteration,
repair, movement, improvement, removal, connection, conversion, demolition or
equipping for which a permit was first obtained, pursuant to Section 107, but which has
progressed beyond the point indicated in successive inspections, including but not limited
to inspections set forth in Section 117, without first obtaining inspection by and approval
of the building official.
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PLUMBING CODE shall mean the Los Angeles County Code Title 28 as adopted and
amended by the City ofTemple City.
RESIDENTIAL BUILDING CODE shall mean the Los Angeles County Code Title 30 as
adopted and amended by the City of Temple City.
ROAD COMMISSIONER shall mean the City Engineer.
UNINCORPORATED PORTION OF THE COUNTY OF LOS ANGELES shall mean the
City of Temple City.
UNPERMITTED STRUCTURE shall be defined as any structure, or portion thereof, that
was erected, constructed, enlarged, altered, repaired, moved, improved, removed,
connected, converted, demolished or equipped, at any point in time, without the required
approval(s) and permit(s) having first been obtained from the building official.
SECTION 105 APPEALS BOARDS
105.1 Technical Interpretations Appeals Board. When a request for an alternate
material has been proposed by an applicant and denied by the building official, the
applicant may appeal the building official's decision to the Technical Interpretations
Appeals Board no later than 60 calendar days from the date of the action being appealed.
The board shall consist of five members who are qualified by experience and training to
pass upon matters pertaining to building construction. One member shall be a practicing
architect, one a competent builder, one a lawyer and two shall be civil or structural
engineers, each of whom shall have had at least ten years experience as an architect,
builder, lawyer or structural designer. The building official shall be an ex officio member
and shall act as secretary to the board. The members of the board of appeals shall be
appointed by the City Council and shall hold office at its pleasure. The board shall adopt
reasonable rules and regulations for conducting its investigations. The board shall
establish that the approval for alternate materials and the modifications granted for
individual cases are in conformity with the intent and purpose of this Code, relevant laws,
ordinances, rules and regulations, and that such alternate material, modification or
method of work offered is at least the equivalent of that prescribed in this Code, relevant
laws, ordinances, rules and regulations in quality, strength, effectiveness, fire resistance,
durability, safety and sanitation and does not lessen any fire-protection requirements or
any degree of structural integrity. The board shall document all decisions and findings in
writing to the building official with a duplicate copy to the applicant, and the board may
recommend to the City Council such new legislation as is consistent therewith.
105.2 Accessibility Appeals Board. In order to conduct the hearings on written appeals
regarding action taken by the building official concerning accessibility and to ratify certain
exempting actions of the building official in enforcing the accessibility requirements of the
California Code of Regulations, Title 24 (also known as the California Building Standards
Code), and to serve as an advisor to the building official on disabled access matters, there
shall be an accessibility appeals board consisting of five members. Two members of the
appeals board shall be physically disabled persons, two members shall be persons
experienced in construction, and one member shall be a public member. The building
official shall be an ex officio member and shall act as secretary to the board. The members
of the accessibility appeals board shall be appointed by the City Council and shall hold
office at its pleasure. The board shall adopt reasonable rules and regulations for
conducting its actions. The board shall establish that the access matter under review is in
conformity with the intent and purpose of the California Code of Regulations, Title 24, and
this Code. The board shall document all decisions and findings in writing to the building
official with a duplicate copy to the applicant, and the board may recommend to the City
Council such new legislation as is consistent therewith.
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The appeals board may approve or disapprove interpretations and enforcement actions
taken by the building official. All such approvals or disapprovals for privately funded
construction shall be final and conclusive as to the building official in the absence of fraud
or prejudicial abuse of discretion.
105.3 Limitations of Authority. Neither the Technical Interpretations Appeals Board nor
the Accessibility Appeals Board shall have authority relative to interpretation of the
administrative portions of this Code, other than Section 1 02, nor shall the board be
empowered to waive requirements of this Code.
105.4 Appeals Board Fees. A filing fee established by separate fee resolution or
ordinance shall be paid to the building official whenever a person requests a hearing or a
rehearing before the appeals boards provided for in this section.
All requests to appeal determinations, orders or actions of the building official or to seek
modifications of previous orders of the appeals boards shall be presented in writing.
SECTION 106 BUILDING PLAN REQUIREMENTS
106.1 General. When required by the building official to verify compliance with this Code,
relevant laws, ordinances, rules and regulations, plans, and when deemed necessary by
the building official, calculations, geological or engineering reports and other required data
shall be submitted for plan review. The building official may require plans and calculations
to be prepared by an engineer or architect licensed or registered by the State to practice
as such. Only after the plans have been approved may the applicant apply for a building
permit for such work. The building official may also require such plans be reviewed by
other departments and/or divisions of the City to verify compliance with the laws and
ordinances under their jurisdiction.
When authorized by the building official, complete plans and calculations need not be
submitted for the following work when information sufficient to clearly define the nature
and scope of the work are submitted for review:
1. One-story buildings of Type V conventional wood-stud construction with
an area not exceeding 600 square feet;
2. Work deemed by the building official as minor, small and/or unimportant
work.
Where applicable, submittals shall include special inspection requirements and structural
observation requirements as required by Chapter 17.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a civil
engineer, structural engineer, mechanical engineer, electrical engineer, soils engineer or
architect registered or certified to practice in the State of California when required by the
California Business and Professions Code. A seal and number shall not be required for
work authorized by the said article to be performed by a person not registered or certified
as an engineer or architect.
For buildings exceeding 160 feet (48.77 m) in height, the structural calculations and each
sheet of structural plans shall be prepared under the supervision of and shall bear the
signature or approved stamp of a person authorized by the State of California to use the
title structural engineer. In addition, all architectural sheets shall bear the signature or
approved stamp of an architect licensed by the State of California.
All structures and devices installed for the protection of pedestrians, regardless of
location, are subject to the plan review requirements of this section.
For additional provisions applicable to grading, see Appendix J.
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106.2 Architect or Engineer of Record. When it is required that documents be prepared
by an architect or engineer, the building official may require the owner to designate on the
permit application an architect or engineer who shall act as the architect or engineer of
record. If the circumstances require, the owner may designate a substitute architect or
engineer of record who shall perform all of the duties required of the original architect or
engineer of record. The building official shall be notified in writing by the owner if the
architect or engineer of record is changed or is unable to continue to perform the duties.
The architect or engineer of record shall be responsible for reviewing and coordinating all
submittal documents prepared by others, including deferred submittal items, for
compatibility with the design of the building.
106.3 Information Required on Building Plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official, shall be of sufficient
clarity to indicate the nature and scope of the work proposed, and shall show in detail that
the proposed construction will conform to the provisions of this Code and all relevant laws,
ordinances, rules and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and
the name, address and telephone number of the owner(s) and all persons who were
involved in the design and preparation of the plans.
Plans shall include a plot plan showing the location of the proposed building and of every
existing building on the premises. In lieu of specific details, the building official may
approve references on the plans to a specific section or part of this Code, relevant laws,
ordinances, rules and/or regulations.
Computations, stress diagrams and other data sufficient to show the correctness of the
plans shall be submitted when required by the Building Official.
When deemed necessary by the building official, the first sheet of each set of plans shall
indicate the following information:
1. The building Type of Construction;
2. Whether fire sprinklers are installed in all or any portion of the building;
3. Existing building areas and areas of all additions;
4. The number of stories of the building;
5. The use of all new and existing rooms and/or areas;
6. The Occupancy Classifications of each occupancy;
7. The Code in effect on the date of plan check submittal.
The plans shall show all mitigation measures required under the National Pollution
Discharge Elimination System (NPDES) permit issued to the City. For the application of
NPDES permit requirements as they apply to grading plans and permits, see Appendix J
of this code.
For additional provisions, applicable to grading, see Appendix J.
106.4 Drainage Review Requirement. Where proposed construction will affect site
drainage, existing and proposed drainage patterns shall be shown on the plot plan.
A site inspection may be required prior to plan check of building plans for lots or parcels
in areas having slopes of five horizontal to one vertical (5: 1) or steeper when the building
official finds that a visual inspection of the site is necessary to establish drainage
requirements for the protection of property, existing buildings or the proposed
construction. The fee for such inspection shall be as set forth by ordinance or resolution.
Such a preinspection shall not be required for a building pad graded under the provisions
of Appendix J.
For additional provisions, applicable to grading, see Appendix J.
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106.5 Deferred submittals. For the purposes of this section, deferred submittals are
defined as those portions of the design that are not submitted at the time of the application
and that are to be submitted to the building official within a specified period.
Deferral of any submittal items shall have prior approval of the building official. The
architect or engineer of record shall list the deferred submittals on the plans and shall
submit the deferred submittal documents for review by the building official.
Submittal documents for deferred submittal items shall be submitted to the architect or
engineer of record who shall review them and forward them to the building official with a
notation indicating that the deferred submittal documents have been reviewed and that
they have been found to be in general conformance with the design of the building. The
deferred submittal items shall not be installed until their design and submittal documents
have been approved by the building official.
106.6 Standard Plans. The building official may approve a set of plans for a building or
structure as a "standard plan," provided that the applicant has made proper application
and submitted complete sets of plans as required by this section.
Plans shall reflect laws and ordinances in effect at the time a permit is issued except as
provided in this section. Nothing in this section shall prohibit modifying the permit set of
plans to reflect changes in laws and ordinances that have become effective since the
approval of the standard plan. The standard plans shall become null and void where the
work required by such changes exceeds five percent of the value of the building or
structure.
Standard plans shall be valid for a period of one year from the date of approval. This
period may be extended by the building official when there is evidence that the plans may
be used again and the plans show compliance with this Code, relevant laws, ordinances,
rules and regulations.
106.7 Expiration of Plan Check Applications. Plan check applications for which no
permit is issued within one year following the date of application shall expire by limitation
and become null and void. Plans and calculations previously submitted may thereafter be
returned to the applicant or destroyed by the building official.
When requested in writing by the applicant and prior the effective date of a more current
code, the Building Official within their discretion may grant extension{s) not exceeding 1
year provided;
1-Circumstances beyond the control of the applicant have prevented action from
being taken;
2-An extension fee is paid as determined by the Building Official, not to exceed 25
percent of the plan check fee.
Once an application and any extension thereof has expired, the applicant shall resubmit
plans and calculations and pay a new application fee.
106.8 Retention of Plans. One set of approved plans, calculations and reports shall be
retained by the building official. Except as required by Section 19850 of the Health and
Safety Code, the building official shall retain such set of the approved plans, calculations
and reports for a period of not less than 90 days from date of completion of the work
covered therein.
107 BUILDING PERMIT REQUIREMENTS
107.1 Building Permit Required. No person shall erect, construct, enlarge, alter, repair,
move, improve, remove, connect, convert, demolish, or equip any building, structure, or
portion thereof, perform any grading, or cause the same to be done, without first obtaining
a separate permit for each such building, structure or grading from the building official.
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The issuance of a permit without first requiring a plan review shall not prevent the building
official from requesting plans deemed necessary to verify that the work performed under
said permit complies with this Code and all relevant laws, ordinances, rules and
regulations.
No person shall install, alter, repair, move, improve, remove, connect any automatic fire-
protection system regulated by this Code, or cause the same to be done, without first
obtaining a separate permit for each such building or structure from the building official.
All structures and devices installed for the protection of pedestrians, regardless of
location, are subject to the permit requirements of this section.
For additional provisions, applicable to grading, see Appendix J.
107.2 Work Exempted. A building permit shall not be required for the following:
Exemption from permit requirements of this Code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of this
Code or any other laws or ordinances.
Unless otherwise exempted by the City Plumbing, Electrical or Mechanical Codes,
separate plumbing, electrical and mechanical permits will be required for the below-
exempted items.
A building permit shall not be required for the following:
1. Work not regulated by the Building Code, except where deemed necessary by the
building official to enforce other Federal and/or State Laws, State disabled access
requirements, or to enforce City ordinances or policies.
2. Painting; wallpapering; installing carpet, vinyl, tile, and similar floor coverings,
cabinets, counter tops and similar finish work where disabled access requirements do
not apply.
3. Repairing broken window glass not required by the Building Code to be safety or
security glazing.
4. One-story detached accessory buildings used as tool and storage sheds, playhouses,
shade structures, and similar uses, provided the gross floor area does not exceed 120
square feet, the height does not exceed 12 feet and the maximum roof projection does
not exceed 24 inches.
5. Chain-link, wrought-iron and similar fences not more than 12 feet in height.
6. Masonry, concrete, wood and similar fences not more than 6 feet in height.
Exception: Wood fences not more than 8 feet in height with 60 percent or more of
the fence open and incapable of being loaded by wind.
7. Retaining walls that retain not more than 4 feet (1219 mm) in height measured from
the bottom of the footing to the top of the wall, unless supporting a surcharge or
impounding a Class I, II, or Ill-A liquids.
8. Ground-mounted radio and television antenna towers that do not exceed 45 feet in
height and ground-supported dish antennas not exceeding 15 feet in height above
finished grade in any position.
9. Light standards that do not exceed 30 feet in height.
10. Flagpoles not erected upon a building and not more than 15 feet high.
11. A tree house provided that:
1. The tree house does not exceed 64 square feet in area or 8 feet in height from floor
to roof.
2. The ceiling height as established by door height or plate line does not exceed 6
feet.
12. Canopies or awnings, completely supported by the exterior wall, attached to a Group
R-3 or U Occupancy and extending not more than 54 inches from the exterior wall of
the building.
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13. Sheds, office or storage buildings, and other structures that are less than 1,500
square feet and incidental to work authorized by a valid grading or building permit.
Such structures must be removed upon expiration of the permit or completion of the
work covered by the permit.
14. Decks, walks and driveways not more than 30 inches above grade and not over any
basement or story below and that are not part of an accessible route.
15. Prefabricated swimming pools and other bodies of water accessory to a Group R-3
Occupancy that are less than 18 inches deep, or do not exceed 5,000 gallons (18,927
L), and are installed entirely above adjacent grade.
16. Playground equipment
17. Membrane structures not regulated by California Title 19, not exceeding 250 square
feet in area, used exclusively for residential recreational purposes or as a cover for
vehicles, and located in accordance with other City ordinances.
18. Steel tanks supported on a foundation not more than 2 feet (610 mm) above grade
when the height does not exceed 1% times the diameter.
19. Gantry cranes and similar equipment.
20. Bridges not involving buildings.
21. Motion picture, television and theater stage sets and scenery, except when used as
a building.
22. Oil derricks.
23. Non fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet
9 inches in height.
For additional provisions, applicable to grading, see Appendix J.
107.3 Application for Permit To obtain a permit, the applicant shall first file an
application in writing on a form furnished by the City for that purpose. Each such
application shall:
1. Identify and describe the work to be covered by the permit for which application is made.
2. Describe the land on which the proposed work is to be done by lot, block, tract, street
address, or similar description that will readily identify and locate the proposed building
or work.
3. Show the use and occupancy of all parts of the building.
4. Be accompanied by plans and calculations as required in Section 106.
5. State the valuation of the proposed work or, for grading, the volume of earth to be
handled.
6. Give such other information as reasonably may be required by the building official.
107.4 Issuance. The building official shall issue a permit to the applicant for the work
described in the application and plans filed therewith when the building official is satisfied
that all of the following items comply:
1. The work described conforms to the requirements of this Code, relevant laws,
ordinances, rules and regulations.
2. The fees specified by resolution or ordinance have been paid.
3. The applicant has obtained a permit pursuant to Public Resources Code Section
30600 et seq., if such a permit is required.
When the building official issues the permit, the building official shall endorse in writing or
stamp on both sets of plans "Reviewed for Substantial Compliance Only." Such stamped
plans shall not be changed, modified or altered without authorization from the building
official, and all work shall be done in accordance with the currently adopted Codes in
effect at the time of permit issuance regardless of the information presented on the plans.
The approval of the plans shall not be held to permit or to be an approval of any violation
of any Federal, State, County or City laws or ordinances. The issuance of a permit shall
not be deemed to certify that the site of the described work is safe.
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One set of approved plans and reports shall be returned to the applicant to be kept on
such building or work site at all times while the authorized work is in progress.
The building official may issue a permit for the construction of part of a building or structure
before the entire plans and calculations for the whole building or structure have been
submitted or approved, provided adequate information and detailed statements have
been filed complying with all pertinent requirements of this Code. The holder of such
permit shall proceed at his or her own risk without assurance that the permit for the entire
building or structure will be granted.
For additional provisions, applicable to grading, see Appendix J.
107.5 Permit Validity. The issuance or granting of a permit or approval of plans and
calculations shall not be construed to be a permit for, or an approval of, any violation of
any of the provisions of this Code, relevant laws, ordinances, rules and regulations. No
permit presuming to give authority to violate or cancel the provisions of this Code, relevant
laws, ordinances, rules and regulations shall be valid, except insofar as the work or use
which it authorizes is lawful.
The issuance of a permit based on plans and calculations shall not prevent the building
official from thereafter requiring the correction of errors in said plans and calculations or
from preventing building operations being carried on thereunder when in violation of this
Code, relevant laws, ordinances, rules and regulations.
For additional provisions, applicable to grading, see Appendix J.
107.6 Expiration of Permit Every permit issued by the building official under the
provisions of this Code shall expire automatically by limitation and become null and void
one year after the date of the last required building inspection approval by the building
official or if work authorized by such permit is not commenced within one year from the
issuance date of such permit. Before such work can be commenced or recommenced, a
new permit shall be first obtained.
For the purposes of this paragraph, "required building inspection" shall mean those
inspections listed in Section 117.4.2, and those inspections specifically identified on the
Job Record issued with the building permit. No partial inspection shall meet the definition
of "required building inspection."
Supplementary permits for electrical, grading, mechanical, plumbing, and reroof shall not
expire so long as the associated building permit remains active. No electrical, grading,
mechanical, plumbing or reroof inspection shall satisfy the requirement to have a required
building inspection as defined in this Section.
Where a new building permit is issued to complete work previously started under an
expired permit, a permit fee and or plan review fee shall be collected in an amount
determined by the Building Official, not to exceed 25 percent of the permit fee provided;
1) Applicant request in writing prior the effective date of a more current code
2) that the duration of time from the date of expiration has not exceeded one year
3) that no changes have been made or will be made in the original plans and
calculations for such work;
Applicable Plan review fees and Permit fees, in addition to issuance fees, for the
remaining work based on the remaining work valuation shall be collected for all permits
which do not meet the preceding criteria.
All work to be performed under the new permit must be done in accordance with the
Building Code in effect on the date of issuance of the new permit.
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107.7 Permit Suspension or Revocation. The building official may, in writing, suspend
or revoke a permit issued under the provisions of this Code, relevant laws, ordinances,
rules and regulations whenever the permit was issued in error or on the basis of incorrect
information supplied, or in violation of any other laws, ordinances or regulations or any of
the provisions of this Code.
The building official may also, in writing, withhold inspections, suspend or revoke a permit
where work is being done in violation of this Code, where work is being done in violation
of the approved plans, where work is being concealed without approval from the building
official, or where work is not in accordance with the direction of the building official.
For additional provisions, applicable to grading, see Appendix J.
107.8 Cancellation of Permit by Applicant. If no portion of the work or construction
covered by a permit issued by the building official under the provisions of this Code,
relevant laws, ordinances, rules and regulations has been commenced, the person to
whom such permit has been issued may deliver such permit to the building official with a
request that such permit be cancelled. Only the person to whom such permit was issued
may request cancellation of the permit. The building official shall thereupon stamp or write
on the face of such. permit the words, "Cancelled at the request of the applicant."
Thereupon such permit shall be null and void and of no effect. All fees except for issuance
fees shall be returned to the applicant.
For additional provisions, applicable to grading, see Appendix J.
107.9 Transfer of Permit by Applicant.
107.9.1 No Inspection Performed. When requested in writing by the person to whom the
permit was issued, a permit may be transferred from the person to whom the permit was
issued to a new individual. Fee credit shall be given where deemed appropriate by the
building official and new fees shall be paid as required by ordinance or resolution.
107.9.2 One or More Inspection Performed. Permits may be transferred to any
individual upon completion of a new application. Fee credit shall be given where deemed
appropriate by the building official and new fees shall be paid as required by ordinance or
resolution.
107.9.3 Permit Duration Remains Unchanged. Transfer of a permit shall be considered
a continuation of the previous permit when determining the permit's duration, and shall in
no way extend the duration of the preceding permit.
108 RESERVED
109 USE AND OCCUPANCY
109.1 General. No building, structure or premises, or portion thereof, shall be used or
occupied, and no change in the existing occupancy classification of a building, structure
or premises, or portion thereof, shall be made until the building official has approved the
building, structure or premises or portion thereof for such use or occupancy and until all
permits have been approved or a temporary certificate of completed construction has
been issued.
Upon final of a building permit and at the request of the applicant, a certificate of
completed construction shall be issued by the building official for any structure that is
ready to occupy.
Approval of a building, structure or premises, or portion thereof, for use or occupancy
(including, but not limited to, final inspection approval and/or issuance of a certificate of
completed construction or issuance of a temporary certificate of completed construction)
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shall not be construed as approval of a violation of the provisions of this Code, relevant
laws, ordinances, rules and/or regulations. Approvals presuming to give authority to
violate or cancel the provisions of this Code, relevant laws, ordinances, rules and/or
regulations are not valid.
The building official may, in writing, suspend or revoke any such approvals or certificates
whenever the building official determines that the approval or certificate was issued in
error, or on the basis of incorrect information supplied, or when it is determined that the
building, structure or premises, or portion thereof, is in violation of any provision of this
Code, relevant laws, ordinances, rules and/or regulations. Any certificate of completed
construction or temporary certificate of completed construction so issued shall be
surrendered upon request of the building official.
109.2 Unpermitted Structures. No person shall own, use, occupy or maintain any
unpermitted structure.
109.3 Change in Use. Changes in the character or use of a building shall not be made
except as specified in Existing Building Code.
109.4 Issuance of a Certificate of Completed Construction. When the building,
structure or premises, or portion thereof, has passed final inspection, and when the
building, structure or premises complies with this Code, relevant laws, ordinances, rules
and regulations, and the required fees have been paid, the building official, upon request
of the applicant, shall issue a certificate of completed construction, which shall contain
the following:
1. The building permit number.
2. The address of the building or structure.
3. A description of that portion of the building for which the certificate is issued.
4. A statement that the described portion of the building was inspected and found to
comply with the requirements of this Code, relevant laws, ordinances, rules and
regulations for the group and division of occupancy and the use for which the
proposed occupancy is classified.
5. The date the permit was approved.
6. Any other information deemed necessary by the building official.
For additional provisions, applicable to grading, see Appendix J.
109.5 Issuance of a Temporary Certificate of Completed Construction. If the building
official finds that no substantial hazard will result from occupancy of any building or portion
thereof before the same is completed, the building official may issue a temporary
certificate of completed construction for the use of a portion or portions of a building,
structure or premises, prior to the completion of the entire building, structure or premises,
or portion thereof.
Such temporary certificate of completed construction shall be valid for a period of time to
be specified by the building official. Upon request of the owner or permittee, the building
official may, in writing, extend the temporary certificate of completed construction when it
is determined that the circumstances so warrant. After the expiration of a temporary
certificate of completed construction and any extension(s) thereof, the building, structure
or premises, or portion thereof, shall not be used or occupied until the building official has
approved the building for such use or occupancy.
109.6 Live Load Posted. In new construction, a durable sign that indicates the "live load"
shall be required in commercial or industrial buildings where the floor or roof or portion
thereof is or has been designed with a live load that exceeds 50 psf. The live load sign
shall be posted on that part of each story or roof to which it applies, in a conspicuous
place. The live load sign shall be posted as a condition precedent to the issuance of a
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certificate of completed construction certificate. It shall be unlawful to remove or deface
any such sign
109.7 Continued Use of Unpermitted and/or Noncomplying Conditions. When
deemed appropriate by the building official, a certificate of continued use of unpermitted
and/or noncomplying condition(s) may be issued. The certificate shall not be issued until
documentation, satisfactory to the building official, has been provided indicating that 1)
the unpermitted and/or noncomplying condition(s) were not created by the current owner,
and 2) that the current owner had no knowledge that the conditions were unpermitted
and/or noncomplying at the time of purchase.
An application shall be completed that states 1) that the continued use of the existing
unpermitted construction and/or noncomplying conditions is permitted by the City only
with the owner's understanding that the City in no way assumes responsibility for the
method of construction or the materials used; and 2) that it is further understood that this
application for continued use is not to be construed as being equivalent in any way to a
building permit.
An inspection shall then be made by the building official. Where necessary, permits shall
be issued to correct any conditions deemed to pose a potential threat to life, limb or
property. Once the inspection(s) have been made; all necessary permits have been
obtained, inspected and approved; and all obvious potential threats to life, limb or property
have been corrected, the building official may approve the application for unpermitted
construction and or noncomplying condition(s). When approved by the building official,
conditions deemed not to pose a potential threat to life, limb or property may be permitted
to remain.
110-PROHIBITED USES OF BUILDING SITES
110.1 Flood Hazard.
Buildings are not permitted in an area determined by the Building Official to be subject to
flood hazard by reason of inundation, overflow or erosion.
The placement of the building and other structures (including walls and fences) on the
building site shall be such that water or mud flow will not be a hazard to the building or
adjacent property. This prohibition shall not apply when provision is made to eliminate
such hazard to the satisfaction of the Building Official by providing adequate drainage
facilities by protective walls, suitable fill, raising the floor level of the building, a
combination of these methods, or by other means. The Building Official, in the application
of this Section for buildings, structures, and grading located in whole or in part in flood
hazard areas, shall enforce, as a minimum, the current Federal Flood Plain Management
Regulations defined in Title 44, Code of Federal Regulations, Section 60.3, and may
require the applicant or property owner to provide the following information and/or comply
with the following provisions:
1. Delineation of flood hazard areas, floodway boundaries and flood zones, and the
design flood elevation, as appropriate;
2. The elevation of the proposed lowest floor, including basement, in flood hazard
areas (A Zones), and the height of the proposed lowest floor, including basement, above
the highest adjacent grade;
3. The elevation of the bottom of the lowest horizontal structural member in coastal
high hazard areas (V Zone);
4. If the design flood elevations are not included on the community's Flood Insurance
Rate Map (FIRM), then the applicant shall obtain and reasonably utilize any design flood
elevation and floodway data available from other sources, as approved by the Building
Official; and
5. During construction, upon placement of the lowest floor, including basement, and
prior to further vertical construction, the permittee shall provide to the Building Official
documentation, prepared and sealed by a registered design professional, certifying the
elevation of the lowest floor, including basement.
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110.2 Geotechnical Hazards.
110.2.1 No building or grading permit shall be issued under the provisions of this section
when the Building Official finds that property outside the site of the proposed work could
be damaged by activation or acceleration of a geotechnically hazardous condition and
such activation or acceleration could be attributed to the proposed work on, or change in
use of, the site for which the permit is requested. For the purpose of this section, a
geotechnically hazardous condition does not include surface displacement due to
earthquake faults.
110.2.2 Except as provided in Section 11 0.2.3, work requiring a building or grading permit
by this Code is not permitted in an area determined by the Building Official to be subject
to hazard from landslide, settlement, or slippage. For the purpose of this Section,
landslide, settlement, or slippage does not include surface displacement due to the
earthquake faults.
110.2.3 Subject to the conditions of Subsection 110.2.1, permits may be issued in the
following cases.
110.2.3.1 When the applicant has submitted an engineering geology and/or soils
engineering report or reports complying with the provisions of Section 111 such that said
reports show to the satisfaction of the Building Official that the hazard will be eliminated
prior to the use or occupancy of the land or structures.
110.2.3.2 When the applicant has submitted an engineering geology and/or soils
engineering report or reports that comply with the provisions of Section 111, and that
demonstrate, to the satisfaction of the Building Official, that the site is safe for the intended
use.
11 0.2.3.3 When the proposed work involves the alteration or minor repair of existing
structures and the cost of such alteration or repair does not exceed 25 percent of the
current valuation of the existing structure, such value to be based on assumed
continuation of the established legal use. Before a permit may be issued pursuant to this
section, the owner shall do all of the following:
1. If required by the Building Official, submit an engineering geology and/or soils
engineering report or reports that contain(s), at a minimum, a qualitative and/or conditional
finding that the proposed work complies with the provisions of Section 110.2.1 of this
Code.
2. Record in the office of the Department of Registrar-Recorder, a statement that
the owner is aware that the records of the Building Official indicate that the property is
potentially subject to hazard from landslide, settlement, or slippage.
3. Record in the office of the Department of Registrar-Recorder, an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement or
slippage no longer exists. The repair work shall consist of restoring the original
construction. The Building Official may require that provisions be made in anticipation of
future settlement. For the purposes of this Section 11 0.2.3.3, "alteration" does not include
an addition or additions.
110.2.3.4 When the proposed work involves an addition or additions to an existing
structure but is not a change in use or occupancy and such work does not increase the
gross floor area of the structure by more than 25 percent of the area of the structure as it
existed on July 6, 1968, and the Building Official determines that the proposed work will
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not impact a historically active landslide. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. Submit an engineering geology and/or soils engineering report or reports that
contain(s}, at a minimum, a qualitative and/or a conditional finding that the proposed work
complies with the provisions of Section 11 0.2.1.
2. Record in the office of the Department of Registrar-Recorder the finding of such
report or reports.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
loss which may result from the issuance of such a permit. This agreement shall provide
that it is binding on all successors in interest of the owner and shall continue in effect until
the Building Official records in the office of the Department of Registrar-Recorder a
statement that the Building Official has determined that a hazard from landslide,
settlement, or slippage no longer exists.
110.2.3.5 When the proposed work involves the repair of a single-family residence or
accessory structures where the cost of such repair exceeds 25 percent of the current
valuation of the existing building.
The scope of the repair work shall be subject to the approval of the Building Official. Before
a permit may be issued pursuant to this Section, the owner shall do all of the following:
1. Submit an engineering geology and/or soils engineering report or reports that
contain(s), at a minimum, a qualitative and/or conditional finding that the proposed work
complies with the provisions of Section 110.2.1 of this Code.
2. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the records of the Building Official indicate that the property is
potentially subject to hazard from landslide, settlement, or slippage.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the County and all officers and employees thereof of any liability for any damage
or loss which may result from issuance of such a permit. This agreement shall provide
that it is binding on all successors in interest of the owner and shall continue in effect until
the Building Official records in the office of the Department of Registrar-Recorder a
statement that the Building Official has determined that such hazard from landslide,
settlement, or slippage no longer exists.
11 0.2.3.6 When the proposed work involves the replacement of structures destroyed by
causes other than landslide, settlement, or slippage, and the permit applicant was the
owner of the property at the time of the loss, their immediate heir(s), or their authorized
representative, and the application for a permit under this Section is filed no later than ten
(10) years following the date of the loss.
The replacement structure{s) shall not exceed the area, number of stories, load, or
number of fixtures and bedrooms of the structure that was destroyed. No change in
occupancy type shall be permitted. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. Demonstrate, to the satisfaction of the Building Official, that the replacement
structure and/or the associated private sewage disposal system {if any) and/or the
replacement landscaping (if any) will not result in a greater amount of groundwater
infiltration than occurred under the original condition.
2. Submit an engineering geology and/or soils engineering report or reports that
contain, at a minimum, a qualitative and/or conditional finding that the proposed work
complies with the provisions of Section 110.2.1 of this Code and that contain
recommendations for enhancing the stability of the site.
3. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the owner is aware that the records of the Building Official
indicate that the property is potentially subject to a hazard from landslide, settlement, or
slippage.
4. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
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loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement, or
slippage no longer exists.
110.2.3.7 When the proposed work involves a one-story, detached, light-frame accessory
structure not intended or used for human occupancy and not exceeding 400 square feet
in gross floor area nor 12 feet in height. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. When required by the Building Official, submit an engineering geology and/or soils
engineering report or reports that contain, at a minimum, a qualitative and/or conditional
finding that the proposed work complies with the provisions of Section 11 0.2.1.
2. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the owner is aware that the records of the Building Official
indicate that the property is potentially subject to hazard from landslide, settlement, or
slippage.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement, or
slippage no longer exists.
110.2.3.8 When the Building Official determines that the hazard from landslide,
settlement, or slippage is based solely on the fact that the area has been identified as a
potentially liquefiable area in a seismic hazard zone (pursuant to Public Resources Code
section 2690 et seq.) and a foundation investigation is performed in connection with the
work in accordance with Section 1803 of this Code.
110.2.3.9 Notwithstanding any other provisions of this Section, the Building Official may,
at his or her discretion, deny a permit for any building, structure, or grading subject to
hazard from landslide, settlement, or slippage, which cannot be mitigated and may
endanger the f1ealth or safety of the occupants, adjoining property, or the public.
110.2.3.10 When the proposed work involves the repair and restoration of a slope. Before
a permit may be issued pursuant to this Section, the owner shall submit an engineering
geology and/or soils engineering report or reports that contain{s) the following:
1. A description and analysis of the existing conditions, including the cause or
causes of the failed slope.
2. Recommendations for the repair of the failed slope.
3. A qualitative and/or conditional finding that the proposed work. complies with the
provisions of Section 110.2.1 of this Code.
4. An analysis demonstrating that future failures originating from the repaired portion
of the slope will not impact previously permitted structures.
5. An analysis demonstrating that the proposed work will improve existing slope
stability.
111-ENGINEERING GEOLOGY AND SOILS ENGINEERING REPORTS
The Building Official may require an engineering geology or soils engineering report, or
both, where in the Building Official's opinion, such reports are essential for the evaluation
of the safety of the site. The engineering geology or soils engineering report or both shall
contain a finding regarding the safety of the site of the proposed work against hazard from
landslide, settlement or slippage and a finding regarding the effect that the proposed work
will have on the geotechnical stability of the area outside of the proposed work. Any
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ORDINANCE N0.16-1019U
engineering geology report shall be prepared by a certified engineering geologist licensed
in the State of California. Any soils engineering report shall be prepared by a civil engineer
licensed in the State of California, experienced in the field of soil mechanics, or a
geotechnical engineer licensed in the State of California. When both an engineering
geology and soils engineering report are required for the evaluation of the safety of a
building site, the two reports shall be coordinated before submission to the Building
Official.
112-EARTHQUAKE FAULT MAPS
Earthquake fault zone maps within the City prepared under Sections 2622 and 2623 of
the California Resources Code which show traces of earthquake faults are hereby
declared to be, on the date of official issue, a part of this Code, and may be referred to
elsewhere in this Code. Earthquake fault zone maps revised under the above sections of
the California Resources Code shall, on the date of their official issue, supersede
previously issued maps which they replace.
SECTION 113-EARTHQUAKE FAULTS
113.1 General. The construction of a building or structure near a known active
earthquake fault and regulated by this Code shall be permitted as set forth in this Section.
113.2 Scope. The provisions of this Section shall apply only to permits for buildings or
structures on individual lots or parcels and are not intended to be supplementary to
geologic investigations required to qualify divisions of land as set forth in Title 9 Chapter
2 (Subdivision Regulations) the City of Temple City Municipal Code.
113.3 Definition. For the purpose of this Section, a geologist shall be a professional
geologist, licensed by the California State Board for Geologists and Geophysicists to
practice geology in California.
113.4 Known Active Earthquake Faults. For the purpose of this Section, known
active earthquake faults are those faults which have had displacement within Holocene
time (approximately the last 11,000 years) as defined in the most current issue of Special
Publication 42 of the California Geological Survey.
113.5 Construction Limitations. No building or structure shall be constructed over or
upon the trace of a known active earthquake fault which is shown on maps maintained by
the Building Official. These maps include, but are not limited to, earthquake fault zone
maps prepared under Sections 2622 and 2623 of the California Public Resources Code.
The absence of a known active earthquake fault trace at the proposed building location
shall be determined by a professional geologist licensed in the State of California in the
following cases:
1. When the proposed building is within (50) feet (15.24 m) of that line designated
by the Building Official as the assumed location of a known active earthquake
fault on the aforementioned maps.
2. When the proposed building is within 50 feet (15.24 m) of the most probable
ground location of the trace of a known active earthquake fault shown on the
aforementioned maps.
In these cases, the Building Official may require the excavation of a trench, for the purpose
of determining the existence of an active earthquake fault. Such a trench will be required
if a lack of distinguishable fault features in the vicinity prevents the Building Official from
determining by a site examination, review of available aerial photographs, or by other
means that the fault trace does not underlie the proposed building. The trench shall be
approximately perpendicular to the most probable direction of the fault trace, at least 1-
1/2 feet (0.15 m) wide, and at least five feet in depth measured from natural grade, or to
a depth satisfactory to the Building Official.
The trench must be accessible for mapping and inspection by the Building Official, when
requested, and meet the requirements of Title 8 of the California Code of Regulations,
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Construction Safety Orders. The trench need not extend further than the full width of the
proposed structure plus 5 feet (1.52 m) beyond the traversed exterior walls. A known
active earthquake fault shall be presumed nonexistent if an exposure is not found by the
professional geologist in the walls or floor of the trench.
The Building Official may require a more extensive investigation by a professional
geologist as evidence to the absence of a known active earthquake fault prior to the
issuance of a permit for Groups A, E, I, H and R, Division 1 Occupancies and B, F, M and
S Occupancies over one story in height.
The results of the investigation, conclusions and recommendations shall be presented in
a geology report prepared by a professional geologist as defined by Section 113.3. The
report shall comply with the guidelines presented in Note 49 prepared by the California
Department of Conservation, Geological Survey.
EXCEPTION: The provisions of this Section do not apply to:
1. One-story, detached light-frame buildings not intended or used for human
occupancy and not exceeding 1,000 square feet (92.9 m 2) in gross floor area or
12 feet (3.66 m) in building height.
2. Alterations or repairs to an existing building provided that the aggregate value of
such work within any 12-month period does not exceed 50 percent of the current
market value of the existing building. For the purposes of this Section 113.5,
"alteration" does not include an addition or additions.
3. Swimming pools, retaining walls, fences and minor work of a similar nature.
114 FACTORY-BUILT HOUSING
114.1. Plans shall be submitted for plan review for all field-built portions of factory-built
structures that clearly describe all work to be done at the site, including connection and/or
anchorage of the factory-built structure to the field-built foundation and connection of
utilities. Plans shall indicate compliance with this Code, relevant laws, ordinances, rules
and regulations for all work that is to be done at the site.
SECTION 115 FEES
115.1 Plan review fees shall be as adopted by a separate resolution and/or ordinance.
Plan checking fees shall be paid at the time of plan review submittal. In addition to the
aforementioned fees, the building official may require additional charges for review
required by changes, additions or revisions of approved plans or reports, and for services
beyond the first and second check due to changes, omissions or errors the part of the
applicant.
115.2 Permit fees shall be as adopted by separate resolution and/or ordinance. Permit
fees shall be paid at the time of permit issuance.
115.3 The determination of value or valuation under any of the provisions of this code
shall be made by the building official. The valuation to be used in computing the permit
and plan check fees shall be the total value of all construction work for which the permit
is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air
conditioning, elevators, fire protection systems and any other permanent work or
permanent equipment.
116 REFUNDS
116.1 Permit Refunds. In the event that any person shall have obtained a permit and no
portion of the work or construction covered by such permit shall have been commenced,
and such permit shall have been cancelled as provided for in Section 1 07. 8, the permittee
may submit a written request to the building official requesting a refund of permit fees.
Permit fees in an amount equal to 80 percent may be refunded to the permit applicant,
but permit issuance fees shall not. The building official shall satisfy himself or herself as
to the right of such applicant to such refund, and each such refund shall be paid to the
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permit applicant, provided the request has been submitted within one year from the date
of cancellation or expiration of the permit.
116.2 Plan Check Refunds. No portion of the plan checking fee shall be refunded, unless
no review has been performed, in which case 80 percent of the plan checking fee shall
be refunded. The building official shall satisfy himself or herself as to the right of such
applicant to such refund, and each such refund shall be paid to the plan check applicant,
provided the request has been submitted within one year from the date of cancellation or
expiration of the permit.
1171NSPECTIONS.
117.1 General. All construction or work for which a permit is required shall be subject to
inspection by the building official, and all such construction or work shall remain
accessible and exposed for inspection purposes until approved by the building official.
In addition to the inspections required to be made by the building official, certain types of
construction shall have continuous inspection as specified in Chapter 17. Special
inspections made in accordance with Chapter 17 shall not relieve the permit applicant of
the responsibility to have the work inspected and approved by the building official.
Approval as a result of an inspection shall not be construed to be an approval of a violation
of any provision of this Code, relevant laws, ordinances, rules or regulations. Inspections
presuming to give authority to violate or cancel the provisions of this Code, relevant laws,
ordinances, rules and regulations shall not be valid.
It shall be the duty of the permit applicant to cause the work to remain accessible and
exposed for inspection purposes. Neither the building official nor the jurisdiction shall be
liable for expense entailed in the removal or replacement of any material required to allow
inspection.
It shall be the duty of the permit applicant to provide access for the inspector to the area
of work. Access may include, but shall not be limited to, ladders, scaffolding, catwalks and
lifts. It shall be the duty of the permit applicant to maintain a safe access path for the
inspector to the area of work. Safety precautions may include, but shall not be limited to,
handrails, guardrails and safety harnesses. All components of the access path shall be
securely anchored in place. The building inspector shall have the right to refuse to make
any inspection in an area that does not have an access path deemed safe for use by said
building inspector. It shall be the duty of the permit applicant to make any necessary
improvements to the access path to allow inspection by the building inspector.
It shall be the duty of the permit applicant to protect all existing construction from damage
caused during inspection. Neither the building official nor the jurisdiction shall be liable for
expense entailed in the removal or replacement of any material damaged during the
course of inspection.
For additional provisions, applicable to grading, see Appendix J.
117.2 Inspection Requests. It shall be the duty of the permit holder to notify the building
official that work authorized by a permit is ready for inspection. The building official may
require that every request for inspection be filed at least one working day before such
inspection is desired. Such request may be in writing or by telephone at the option of the
building official.
It shall be the duty of the person requesting any inspection required by this Code, relevant
laws, ordinances, rules and regulations to provide access to and means for inspection of
such work.
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For additional provisions, applicable to grading, see Appendix J.
117.3 Inspection Record Card. When deemed necessary by the building official, work
requiring a permit shall not be commenced until the applicant has posted or otherwise
made available an inspection record card so as to allow the building official to conveniently
make the required entries thereon regarding inspection of the work. This card shall
continue to be posted or otherwise made available by the permit holder until final approval
of the permit has been granted by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4 Work Ready For Inspection.
117.4.1 General. Upon notification from the applicant that the work for which there is a
valid permit is ready for inspection, the building official shall be allowed to make all
applicable inspections specified in this Code, on the inspection record card and any
additional inspections required by the building official.
No work shall be approved by the building official that was not completely verified. Partial
or spot inspections shall not be performed by the building official, nor shall partial or spot
inspection be used as a justification for approving any required inspection.
Inspection by a special inspector shall not be made in-lieu of any inspections required to
be made by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4.2 Minimum Inspection Requirements. The following inspections shall not be
requested until the associated requirements have been satisfied.
1. Foundation inspection: Shall not be requested until all trenches are excavated
and forms erected, any required reinforcing steel is in place, and when all
materials for the foundation are delivered to the job. All holdown hardware shall
be securely installed in place. Where concrete from a central mixing plant
(commonly termed "transit mixed") is to be used, materials need not be on the
job.
Where any fill more than 8 inches in depth is placed, and/or where required by the
building official or the soils engineer, compaction tests shall be submitted to the
building official prior to requesting inspection.
Where required by the soils engineer, foundation trenching shall be reviewed and
approved by the soils engineer prior to requesting inspection.
2. Concrete slab or under-floor inspection: Shall not be requested until all in-slab or
under-floor building service equipment, conduit, piping accessories and other
ancillary equipment items are in place, but before any concrete is poured and/or
floor sheathing installed, including the subfloor.
3. Floor sheathing inspection: Floor sheathing inspection shall not be requested until
all sheathing is in place; all diaphragm nailing is complete; and all diaphragm ties,
chords and/or drag struts have been installed. No walls shall be erected above
the floor sheathing.
4. Roof sheathing inspection: Roof sheathing inspection shall not be requested until
all sheathing is in place; all diaphragm nailing is complete; and all diaphragm ties,
chords and/or drag struts have been installed. No portion of the roof sheathing
shall be covered by crickets or similar construction.
5. Frame inspection: Shall not be requested until after the roof, all framing, fire
blocking and bracing are in place and all pipes, chimneys, vents and all rough
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ORDINANCE NO. 16-1019U
electrical, plumbing and mechanical work are complete. Roof coverings shall not
be installed.
6. Lath inspection and/or wallboard: Shall not be requested until after all lathing
and/or wallboard, interior and exterior, is in place, but before any plastering is
applied or before wallboard joints and fasteners are taped and finished.
7. Final inspection: Shall not be requested until after finish grading and the building
is completed and is ready for occupancy.
8. Other Inspections: In addition to the inspections specified above, the building
official shall be allowed to make all applicable inspections specified on the
Inspection Record card. The building official may also make or require any other
inspections of any construction work to ascertain compliance with the provisions
of this Code, relevant laws, ordinances, rules and regulations that are enforced
by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4.3 Reinspections. An inspection fee may be assessed for reinspection, as
determined by the Building Official, for any of the following reasons:
1. The portion of work for which inspection is requested is not complete;
2. Corrections given are not completed;
3. There is inadequate work site access preventing inspection;
4. The inspection record card is not posted or otherwise available on the work site:
5. The approved plans are not available for the inspector;
6. Work has deviated from the approved plans and has not been approved by the
Building Official.
This Section is not to be interpreted as requiring additional inspection fees the first time a
job is rejected for failure to comply with the requirements of this Code.
To obtain re-inspection, the applicant shall pay the re-inspection fee in advance, as
determined per the fee resolution.
117.5 Provisions for Special Inspection.
117.5.1 When Required. In addition to the inspections required elsewhere in this section,
the owner shall employ one or more special inspectors who shall provide inspections
during construction on the types of work listed under Chapter 17 The special inspector
may be employed either directly or through the architect or engineering firm in charge of
the design of the structure, or through an independent inspection test firm approved by
the building official.
Exception: The building official may waive the requirement for the employment of a
special inspector if the construction is of a minor nature.
117.5.2 Identification of Work. When special inspection is required by Section 117.5.1,
the architect or engineer of record shall identify on the plans all work that is required to
have special inspection.
Where the special inspection method(s) to be employed are not specified elsewhere in
this Code, relevant laws, ordinances, rules and/or regulations, the architect or engineer of
record shall prepare an inspection program that shall be submitted to and approved by
the building official prior to building permit issuance.
The special inspector(s) may be employed by the owner, the engineer or architect of
record, or an agent of the owner, but shall not be employed by the contractor, the
contractor's employees, representatives or agents of the contractor, or any other person
performing the work.
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The architect or engineer of record shall identify, on forms provided by the City, the
individual(s) and/or firm(s) who are to perform any required special inspection, and where
an inspection program is required by this section, shall specify the special inspection
duties of the special inspector(s).
117.5.3 Qualifications, Requirements and Duties of the Special Inspector. The
special inspector shall be approved by the building official prior to performing any
inspection duties. The special inspector shall complete an application form provided by
the City and shall submit documentation satisfactory to the building official that the special
inspector is qualified to make the special inspection(s) for which application is made. The
building official shall have the right to administer a written or verbal examination as
deemed appropriate by the building official to verify that the special inspector is qualified
to perform the inspection duties for which application is made. A special inspector who
fails to pass the examination administered by the building official shall be required to wait
a minimum of seven (7) days before submitting a new application to provide special
inspection within the City.
The building official shall not be required to accept any documentation provided by a
special inspector who was not approved by the building official prior to performing
inspection duties. Neither the building official nor the jurisdiction shall be liable for expense
entailed in the removal or replacement of any material(s) or work installed, constructed or
placed under the review of a special inspector who was not approved by the building
official.
Failure to be approved by the building official prior to performing any special inspection
duties may be considered by the building official as a failure to perform properly and shall
allow the building official to refuse to allow the special inspector to perform inspection
within the City.
The special inspector shall observe the work assigned for conformance with the approved
design drawings.
The special inspector shall furnish inspection reports to the building official. All observed
discrepancies shall be brought to the immediate attention of the contractor for correction,
then if uncorrected, to the proper design authority and to the building official.
The special inspector shall submit a final signed report stating that the work requiring
special inspection was, to the best of the inspector's knowledge, in conformance with the
approved plans and the applicable workmanship provisions of this Code.
The building official shall have the right to reject any work performed under the review of
a special inspector where the work performed fails to meet the minimum requirements of
this Code, relevant laws, ordinances, rules and regulations. Regardless of the information
communicated between the permit applicant and the special inspector, all work shall
comply with the approved plans and this Code, relevant laws, ordinances, rules and
regulations.
Upon evidence, satisfactory to the building official, of the failure of a special inspector to
perform properly and effectively the duties of said office, the building official may revoke,
suspend or refuse to allow the special inspector to perform inspection on sites within the
City. Prior to such action, the holder shall be given an opportunity to appear before the
building official and be heard.
117.6 Provisions for Structural Observation. When structural observation is required
in accordance with the requirements of Chapter 17, the engineer or architect of record
shall indicate on the plans what work is required to be observed by the engineer or
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architect responsible for the structural design, or the engineer or architect responsible for
the structural design shall prepare an inspection program and shall name the individuals
or firms who are to perform structural observation and describe the stages of construction
at which structural observation is to occur. The inspection program shall include samples
of inspection reports and provide time limits for the submission of observation reports. The
program shall be submitted to and approved by the building official prior to building permit
issuance.
When required by the engineer or architect responsible for the structural design or the
building official, the owner shall employ the engineer or architect responsible for the
structural design, or another engineer or architect designated by the engineer or architect
responsible for the structural design, to perform structural observation as defined in
Section 202.
When deemed appropriate by the engineer or architect responsible for the structural
design, the owner or owner's representative shall coordinate and call a preconstruction
meeting between the engineer or architect responsible for the structural design, the
structural observer, the contractor, the affected subcontractors and the special
inspector(s). The structural observer shall preside over the meeting. The purpose of the
meeting shall be to identify the major structural elements and connections that affect the
vertical and lateral load systems of the structure and to review scheduling of the required
observations. A record of the meeting shall be submitted to the building official.
All observed discrepancies shall be brought to the immediate attention of the engineer or
architect responsible for the structural design and the contractor for correction; then if
unresolved, to the building official. The structural observer shall submit to the building
official a written statement at each significant construction stage stating that the required
site visits have been made and identifying any reported deficiencies which, to the best of
the structural observer's knowledge, have not been resolved.
The structural observer shall submit a final signed report stating that the work requiring
structural observation was, to the best of the observer's knowledge, in conformance with
the approved plans and the applicable workmanship provisions of this Code.
117.7 Required Approvals. No work shall be done on any part of the building structure
or premises beyond the point indicated in each successive inspection without first
obtaining the written approval of the building official. The building official, upon notification,
shall make the requested inspections and shall either indicate in writing that the work
appears to comply as completed, or shall notify the applicant in writing which portion of
the work fails to comply with this Code, relevant laws, ordinances, rules and/or
regulations. Any work that does not comply shall be corrected and such work shall not be
covered or concealed until authorized by the building official.
There shall be a final inspection and approval of all work when completed and ready for
occupancy.
For additional provisions, applicable to grading, see Appendix J.
117.8 Site Requirements. A survey of the lot may be required by the building official to
verify compliance of the structure with the approved plans.
117.9 Noninspected Work. No person shall own, use, occupy or maintain any structure
on which non inspected work has been performed.
117.10 Utility Release. When deemed appropriate by the building official, gas and electric
utilities may be released. Release of either utility may be done prior to building final for
testing and inspection purposes. The building official shall retain the right to revoke the
ORDINANCE N0.16-1019U
release of either utility for just cause, and may have either utility disconnected at the
earliest availability of the utility purveyor.
Attempting to occupy prior to issuance of a certificate of completed construction, whether
temporary or final, may be considered as just cause by the building official, and may result
in disconnection of the utilities.
117.11 Authority to Disconnect Electric Utility. The building official is hereby
empowered to disconnect or to order in writing the discontinuance of electric utility service
to buildings, structures or premises, or portions thereof, or wiring, devices or materials
installed without permit or found to be a hazard to life, health and/or property.
The building official shall have the power to disconnect or to order in writing the
discontinuance of electric utility service as a means of preventing, restraining, correcting
or abating any violation of this Code, relevant laws, ordinances, rules or regulations.
The electrical service shall remain disconnected or electrical utility service shall remain
discontinued until the Code violation has been abated to the satisfaction of the building
official, or until the installation of such wiring, devices or materials have been made safe
as directed by the building official; or until a permit has been issued and the work has
been inspected and approved by the building official.
117.12 Authority to Disconnect Gas Utility. The building official is hereby empowered
to disconnect or to order in writing the discontinuance of gas utility service to buildings,
structures, premises, appliances, devices or materials installed without permit or found to
be a hazard to life, health and/or property.
The building official shall have the power to disconnect or to order in writing the
discontinuance of gas utility service as a means of preventing, restraining, correcting or
abating any violation of this Code, relevant laws, ordinances, rules or regulations
The gas service shall remain disconnected or gas utility service shall remain discontinued
until the Code violation has been abated to the satisfaction of the building official, or until
the installation of such appliances, devices or materials has been made safe as directed
by the building official; or until a permit has been issued and the work has been inspected
and approved by the building official.
7-1-01 ADOPTION OF LOS ANGELES COUNTY CODE, TITLE 26, BUILDING CODE
Chapters 2 through 35, 66, 67, 96, 98, 99 and Appendices I and J ofTitle 26, Los Angeles County
Building Code, as amended and in effect on or before January 1, 2017, adopting the 2016
California Building Code, is hereby adopted by reference pursuant to the provisions of Sections
50022.1 through 50022.10 of the Government Code of the State of California as though fully set
forth herein, and made a part of the Temple City Municipal Code with the same force and effect
as though set out herein in full, including all of the regulations, revisions, conditions and terms
contained therein except as revised in this ordinance by section 7-1.02 below.
In accordance with Section 50022.6 of the California Government Code, not less than one copy
of said Title 26 of the Los Angeles County Code together with any and all amendments thereto
proposed by the City of Temple City, has been and is now filed in the office of the Building and
Safety Division, shall be remain on file with the Building Official, shall collectively be known as the
City of Temple City Building Code and may be cited as Title 7 Chapter 1 of the City ofT emple City
Municipal Code.
7-1-02 BUILDING CODE MODIFIED
Page 35 of 51
ORDINANCE N0.16-1019U
Chapters 33, 99 and Appendix J of Title 26 of the Los Angeles County Code, adopted by reference
as the Building Code of the City of Temple City, are hereby amended, deleted or added as follows:
Page 36 of 51
a. A new Section 3301.3 is added to read:
3301.3 On-Site Fencing During Construction.
3301.3.1 General. A fence shall be provided any time grading, demolition, or construction
work requiring a grading or building permit is performed. The fence shall totally enclose
the perimeter of all property. Locking gates may be provided at any location.
Exceptions:
1) When approved by the building official, a fence need not enclose residential
property when at least one dwelling is continuously occupied. Approval not to fence the
property may be revoked in writing by the building official if the property is found to be
unoccupied for any length of time. For the purposes of this exception, continuously
occupied is not intended to imply that the occupants must be continuously present.
2) When approved by the building official, the fence may enclose areas other than
the perimeter of the property.
3301.3.2 Fence Construction. The fence shall be 6 feet in height measured from
adjacent grade on the exterior side of the fence, and constructed from chain link, lumber,
masonry or other approved materials. The fence shall be self-supporting and shall not
incorporate structures or fencing on adjacent property without written approval of the
adjacent property owner.
3301.3.3 Duration of Fencing. The fence shall be erected prior to the start of any grading,
demolition, or construction work and shall remain in place until the work for which a
grading or building permit is required has been completed.
Exceptions:
1) All or portions of the fence may be removed daily during construction so long as
the property is continuously occupied, and all portions of the removed fence are replaced
prior to the property being unoccupied.
2) When approved by the building official, the fence may be removed prior to
completion of the grading, demolition, or construction work, if the property is determined
by the building official to no longer provide an unsafe or hazardous condition.
3301.3.4 Failure to Comply. If the property is found unfenced and the building official
determines that an unsafe or hazardous condition exists, the City may take action to
correct the noncomplying condition by providing the required fence. The building official
may then issue a notice to stop work until all fees incurred by the City to properly fence
the property have been recovered. If such fees have not been recovered by the City within
30 days, the City may take action to recover the costs in accordance with the requirements
of this Code.
b. Section J103.5 is amended in its entirety to read:
J 103.5 Grading Fees. Fees shall be assessed in accordance with the provisions of this
section. The amount of the fees shall be as specified in Section 115 of this code.
J 103.5.1 Plan Review Fees. When a plan or other data are required to be submitted, a
plan review fee shall be paid at the time of submitting plans and specifications for review.
Separate plan review fees shall apply to retaining walls or majordrainage structures as
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ORDINANCE N0.16-1019U
required elsewhere in this code. For excavation and fill on the same site, the fee shall be
based on the total volume of excavation and fill.
J 103.5.2 Permit Fees. A fee for each grading permit shall be paid to the Building Official
at the time of issuance of the permit. Separate permits and fees shall apply to retaining
walls or major drainage structures as required elsewhere in this code.
c. Section J 103.6 is amended in its entirety to read:
J 103.6 Compliance with Zoning Code. The building official may refuse to issue a
grading permit for work on a site if either the proposed grading or the proposed land use
for the site shown on the grading plan application does not comply with the provisions of
"Zoning Regulations" of the City of Temple City Municipal Code.
d. Section J105.12 is amended in its entirety to read:
J105.12 Completion of work. Upon completion of the rough grading work and at the final
completion of the work, the following reports and drawings and supplements thereto are
required for engineered grading or when professional inspection is otherwise required by
the Building Official:
1. A certification by the Field Engineer that to the best of his or her
knowledge, the work within the Field Engineer's area of responsibility was done in
accordance with the final approved grading plan.
2. A report prepared by the Soils Engineer retained to provide such services
in accordance with Section J1 05.4, including locations and elevations of field density tests,
summaries of field and laboratory tests, other substantiating data, and comments on any
changes made during grading and their effect on the recommendations made in the
approved soils engineering investigation report. The report shall include a certification by
the Soils Engineer that to the best of his or her knowledge, the work
within the Soils Engineer's area of responsibility is in accordance with the approved Soils
Engineering report and applicable provisions of this chapter. The report shall contain a
finding regarding the safety of the completed grading and any proposed structures against
hazard from landslide, settlement, or slippage.
3. A report prepared by the Engineering Geologist retained to provide such
services in accordance with Section J105.5, including a final description of the geology of
the site and any new information disclosed during the grading and the effect of such new
information, if any, on the recommendations incorporated in the approved grading plan.
The report shall contain a certification by the Engineering Geologist that, to the best of his
or her knowledge, the work within the Engineering Geologist's area of responsibility is in
accordance with the approved engineering geology report and applicable provisions of
this Chapter. The report shall contain a finding regarding the safety of the completed
grading and any proposed structures against hazard from landslide, settlement or
slippage. The report shall contain a final as-built geologic map and cross-sections
depicting all the information collected prior to and during grading.
4. The grading contractor shall certify, on a form prescribed by the building
official that the grading conforms to the approved plans and specifications.
7-1-03 EFFECT OF ADOPTION
The adoption of the city Building Code and the repeal, addition or amendment of
ordinances by this code shall not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
ORDINANCE NO. 16-1019U
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-1-04 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful
and every failure to perform an act required by this code is a misdemeanor or an infraction
as set forth in the said respective pertinent sections of this code and any person causing
or permitting a violation of any such section of said code shall be subject to the penalties
ascribed to each such section as set forth herein. Where silent, as to whether a violation
is a misdemeanor or infraction, the City Attorney rnay prosecute such violation as either
a misdemeanor or infraction in his/her discretion.
(B) Violations including aiding, abetting, and concealing. Every person who
causes, aids, abets or conceals the fact of a violation of this code is guilty of violating this
code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said
code may be enforced by civil action. Any condition existing in violation of this code is a
public nuisance and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 2. MECHANICAL CODE
7-2-00 MECHANICAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Mechanical Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 2 of the City of Temple City Municipal Code
shall be known as the Mechanical Code of the City of Temple City, may be cited as such, and will
be referred to herein as "these regulations" or "these building standards "or "this Code."
101.3-SCOPE. The provisions of this Code shall apply to the erection, alteration, installation,
repair, relocation, movement, improvement, removal connection or conversion, use or
maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other
miscellaneous heat-producing appliances mechanical equipment and/or appliances or any other
mechanical work regulated by this Code within the City.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event, any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
Page 38 of 51
ORDINANCE NO. 16-1019U
by the State to practice as such. Only after the plans have been approved may the applicant apply
for a mechanical permit for such work. The building official may also require such plans be
reviewed by other departments and/or divisions of the City to verify compliance with the laws and
ordinances under their jurisdiction.
Separate Mechanical Code plan review is required for any of the following:
(a) To verify compliance with State energy requirements when such information is not shown
completely on the building plans;
(b) Installations where the aggregate BTU input capacity for either comfort heating or comfort
cooling is more than 500,000 BTU;
(c) Type I or Type II commercial hoods;
(d) Parking garage exhaust ventilation systems;
(e) Product conveying duct system;
(f) Spray booths;
(g) Stair pressurization systems;
(h) Installation of fire dampers, smoke dampers and/or combination smoke/fire dampers;
(i) Air moving systems supplying air in excess of 2000 elm and where smoke detectors are
required in the duct work;
(j) Any installation in a building of Type 1-A, Type 11-A, Type lil-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a mechanical
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.3 Information Required on Mechanical plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official shall be of sufficient clarity to
indicate the nature and scope of the work proposed, and shall show in detail that the proposed
construction will conform to the provisions of this Code and all relevant laws, ordinances, rules
and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the mechanical plans shall indicate the following:
(a) A complete floor plan showing the location of all proposed mechanical equipment, duct
work, vents, etc.;
(b) A complete plan showing the layout, diameter and material of all proposed piping;
(c) A legend of all symbols used and a list of all abbreviations used;
(d) The location of all proposed inlets, outlets, diffusers, etc.;
(e) The btu/Hr and/or elm rating of all equipment;
(f) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for mechanical piping and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the Building Code and the Mechanical Code in
effect on the date of plan check submittal.
107.1 Mechanical permit Required. No person shall erect, alter, install, repair, move, improve,
remove, connect or convert, or cause the same to be done, any mechanical equipment without
first obtaining a mechanical permit from the building official.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
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ORDINANCE N0.16-1019U
107.2 Work Exempted from Mechanical permit. A mechanical permit shall not be required for
the following:
(a) Installation of portable appliances or equipment used for heating ventilating, or cooling
(refrigeration or evaporative) which does not require either a Building Permit or an Electrical Permit
to install;
(b) Repair or replacement of steam, hot, or chilled water piping, and refrigeration piping which
were previously permitted and inspected under a valid mechanical permit;
(c) Repair or replacement of components to a refrigeration system which were previously
permitted and inspected under a valid Mechanical permit.
(d) Repair or replacement of any component, part or assembly of an appliance which does
not alter its original approval and complies with the other applicable requirements of this Code;
(e) Any unit refrigerating system.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
7-2-01 LOS ANGELES COUNTY CODE, TITLE 29, MECHANICAL CODE ADOPTED
Los Angeles County Mechanical Code Chapter 2 through Chapter 17 and Appendices B, C and
D, Title 29, the 2017 Los Angeles County Mechanical Code, as amended and in effect on or before
January 1, 2017, adopting the 2016 California Mechanical Code, is hereby adopted by reference
pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government Code of the
State of California as though fully set forth herein, and made a part of the Temple City Municipal
Code with the same force and effect as though set out herein in full, including all of the regulations,
revisions, conditions and terms contained therein.
Not less than one copy of said Title 29 of the Los Angeles County Mechanical Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Mechanical Code and may be cited as
Title 7 Chapter 2 of the City of Temple City Municipal Code.
7-2-02 EFFECT OF ADOPTION
The adoption of this code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-2-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
Page 40 of 51
ORDINANCE N0.16-1019U
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 3. ELECTRICAL CODE
7-3-00 ELECTRICAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Electrical Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 3 of the City ofTemple City Municipal Code shall
be known as the Electrical Code of the City of Temple City, may be cited as such, and will be
referred to herein as "these regulations" or "these building standards "or "this Code."
101.3 Scope and Applicability The provisions of this Code shall apply to the erection, alteration,
installation, repair, movement, improvement, removal connection or conversion of any electrical
equipment and/or appliances or any other electrical work regulated by this Code within the City.
Exception: The provisions of this Code shall not apply to public utilities; or to electrical wiring for
street lighting or traffic signals located primarily in a public way; or to mechanical equipment not
specifically regulated in this Code. The provisions of this Code shall not apply to any electrical
work performed by or for any electrical corporation, telephone corporation, telegraph corporation,
railroad corporation or street railroad corporation on or with any electrical equipment owned or
controlled and operated, or used by and for the exclusive benefit of, such corporation in the conduit
of its business as a public utility, or to any other work which any such corporation may be entitled
by law to perform without payment of any local tax; but all provisions of this Code shall apply
insofar as they may consistently with the above be applicable to all other electrical work performed
by or for any such corporation.
The terms "electrical corporation", "telephone corporation", railroad corporation", and "street
railroad corporation" are herein used as said terms are respectively defined in the Public Utility
Code of the State of California; and such terms shall also be deerned to include similar utilities
which are municipally or governmentally owned and operated.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
by the State to practice as such. Only after the plans have been approved may the applicant apply
for an electrical permit for such work. The building official may also require such plans be reviewed
by other departments and/or divisions of the City to verify compliance with the laws and ordinances
under their jurisdiction.
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ORDINANCE N0.16-1019U
Separate Electrical Code plan review is required for any of the following:
1-To verify compliance with State energy requirements when such information is not shown
completely on the building plans;
2-Any installation of any equipment rated at 400 amperes or larger;
3-Any installation of a subpanel, switchboard or motor control center having a rating of 400
amperes or larger;
4-Any installation of a motor rated more than 10 HP;
5-Any installation of a transformer, generator, uninteruptable power supply (UPS), phase
converter, capacitor, rectifier or other separately derived system;
6-Any installation of a storage batteries;
7-Any installation of equipment rated above 600V;
8-All motion picture theaters;
9-Assembly rooms having an occupant load exceeding 500 occupants;
10-All gas stations, repair garages and similar locations classified as Hazardous in Chapter 5 of
this Code;
11-Spray booths;
12-Installation of lighting fixtures weighing more than 300 pounds;
13-Installation of any illuminated sign.
14-Any installation in a building of Type 1-A, Type II-A , Type 111-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of an electrical
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.3 Information Required on Electrical Plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official shall be of sufficient clarity to
indicate the nature and scope of the work proposed, and shall show in detail that the proposed
construction will conform to the provisions of this Code and all relevant laws, ordinances, rules
and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the electrical plans shall indicate the following:
( 1) A complete floor plan showing the location of the proposed service and all proposed
subpanels, switchboards, panelboards and/or motor control centers. All required working space
dimensions shall also be indicated where required by the building official;
(2) A complete plan showing the layout, conductor size and insulation type for all proposed
electric wiring in all parts of the building or structure;
(3) A legend of all symbols used and a list of all abbreviations used;
(4) A complete single line diagram with complete system grounding, water pipe bonding and
other metal pipe bonding as required by the building official;
(5) The location of all proposed outlet boxes for switches, lights, receptacles and similar
devices in all parts of the building or structure;
(6) The location, voltage and wattage or ampere rating for each noninductive piece of
equipment;
(7) The location, voltage and wattage or ampere rating for each transformers, capacitor,
ballast, converter, frequency changer and/or similar equipment;
(8) The location, voltage and horsepower rating for all motors, generators and similar
equipment;
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ORDINANCE N0.16-1019U
(9) The horsepower rating for all disconnects protecting more than one motor or protecting
any piece of HVAC equipment containing more than one motor;
(10) Panel schedules for all proposed subpanels and similar equipment;
(11) Lighting fixture schedule;
(12) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for electrical and communication conduits, pipes and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the City Building Code and the Electrical Code in
effect on the date of plan check submittal.
107.1 Electrical Permit Required. No person shall erect, alter, install, repair, move, improve,
remove, connect or convert, or cause the same to be done, any electrical equipment without first
obtaining an electrical permit from the building official.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
107.2 Work Exempted from Electrical Permit. An Electrical Permit shall not be required for the
following:
(1) Minor repair work such as the replacement of lamps, switches, receptacle devices and
sockets which were previously permitted and inspected under a valid electrical permit;
(2) Connection of portable generators, portable motors, appliances, tools, power outlets and
other portable equipment connected by means of a cord or cable having an attachment plug to a
permanently installed receptacle which. was previously permitted and inspected under a valid
electrical permit;
(3) Repair or replacement of overcurrent devices;
(4) The wiring for temporary theater, motion picture or television stage sets;
(5) The repair or replacement of ground, slab, floor or roof mounted fixed motors or
appliances of the same type and rating in the same location and which were previously permitted
and inspected under a valid electrical permit. Note: Suspended or wall mounted equipment may
be exempted from electrical permit requirements only after documentation has been submitted to
and reviewed by the building official for adequate seismic anchorage. Separate building permit(s)
may be required;
(6) That portion of electrical wiring, devices, appliances, apparatus, or equipment operating
at less than 25 volts and not capable of supplying more than 50 watts of energy;
(7) That portion of telephone, intercom, sound, alarm, control, communication and/or signal
wiring that is not an integral part of an appliance, and which operates at 30 volts or less. Note:
Separate permit may be required from the Fire Department;
(8) Temporary decorative lighting which is not installed for more than 90 days;
(9) The installation of temporary wiring for testing or experimental purposes within suitable
facilities specifically approved by the building official for such use.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
7-3-01 LOS ANGELES COUNTY CODE, TITLE 27, ELECTRICAL CODE ADOPTED
Los Angeles County Electrical Code Article 90, Chapter 1 through 9, and Appendices A, B, C, D,
E, F, G, H, I and J, Title 27, The 2016 Los Angeles County Electrical Code, as amended and in
effect on or before January 1, 2017, adopting the 2016 California Electrical Code, except as
otherwise provided in said Title 27, is hereby adopted by reference pursuant to the provisions of
Sections 50022.1 through 50022. 10 of the Government Code of the State of California as though
Page 43 of 51
ORDINANCE N0.16·1019U
fully set forth herein, and made a part of the Temple City Municipal Code with the same force and
effect as though set out herein in full, including all of the regulations, revisions, conditions and
terms contained therein.
Not less than one copy of said Title 27 of the Los Angeles County Electrical Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Electrical Code and may be cited as
Title 7 Chapter 3 of the City of Temple City Municipal Code.
7-3-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-3-03 PENAL TV; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 4. PLUMBING CODE
7-4-00 PLUMBING CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Plumbing Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 4 of the City of Temple City Municipal Code shall
be known as the Plumbing Code of the City of Temple City, may be cited as such, and will be
referred to herein as "these regulations" or "these building standards "or "this Code."
Page 44 of 51
ORDINANCE N0.16-1019U
101.3 SCOPE. The provisions of this Code shall apply to the erection, alteration, installation,
repair, movement, improvement, removal connection or conversion of any plumbing equipment
and/or appliances or any other plumbing work regulated by this Code within the City.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
Where the requirements of this Code conflict with the requirements of Mechanical Code, this
Code shall prevail.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
by the State to practice as such. Only after the plans have been approved may the applicant apply
for a plumbing permit for such work. The building official may also require such plans be reviewed
by other departments and/or divisions of the City to verify compliance with the laws and ordinances
under their jurisdiction.
Separate Plumbing Code plan review is required for any of the following:
(a) For any restaurant which requires a grease trap or a grease interceptor;
(b) Any facility which requires a sand/grease clarifier;
(c) Plumbing Systems with more than 216 waste fixture units;
(d) Potable water supply piping required to be 2" or larger;
(e) Fuel gas piping required to be 2" or larger;
(f) Fuel gas piping containing medium-or high-pressure gas;
(g) Combination waste and vent systems;
(h) Plumbing fixtures located below the next upstream manhole or below the sewer main;
(i) Chemical waste systems;
U) Rainwater system employing a sump pump;
(k) Grey water systems;
(I) Any type of sewer ejection system or lift station;
(m) Any installation in a building of Type 1-A, Type II-A, Type Ill-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a plumbing
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.3 Information Required on Plumbing plans. Plans shall be drawn to scale upon substantial
paper or other material suitable to the building official shall be of sufficient clarity to indicate the
Page 45 of 51
ORDINANCE N0.16-1019U
nature and scope of the work proposed, and shall show in detail that the proposed construction
will conform to the provisions of this Code and all relevant laws, ordinances, rules and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the plumbing plans shall indicate the following:
(a) A complete floor plan showing the location of all proposed plumbing fixtures;
(b) A complete plan showing the layout, diameter and material of all proposed piping;
(c) A legend of all symbols used and a list of all abbreviations used;
(d) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for plumbing piping and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the Building Code and the Plumbing Code in effect
on the date of plan check submittal.
107.1 Plumbing permit Required. No person shall erect, alter, install, repair, move, improve,
remove; connect or convert, or cause the same to be done, to any plumbing equipment or fixtures
without first obtaining a plumbing permit from the building official. A Plumbing Permit is required
for any installation, alteration, reconstruction or repair of any plumbing (including fixtures, traps,
tailpieces and valves), drainage piping, vent piping; waste piping, soil piping, water piping (potable
or non potable but which is connected to a potable water source) or gas piping located within or
on any building, structure or premises.
107.2 Work Exempted from Plumbing Permit. A Plumbing Permit shall not be required for the
following:
(a) Clearing of stoppages and stopping of leaks which do not involve the replacement of any
plumbing (including fixtures, traps, tailpieces and valves), drainage piping, vent piping, waste
piping, soil piping, water piping or gas piping.
(b) Change of residential plumbing fixtures which do not involve the replacement of the
existing waste and vent piping excluding the trap, to include, residential toilets, residential
bathroom hand sinks, bathtub and residential kitchen sinks.
(c) Connection of any appliance approved for and intended to be connected by flexible gas
piping to a gas shutoff valve which was previously permitted and inspected under a valid Plumbing
permit.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
7-4-01 LOS ANGELES COUNTY CODE, TITLE 28, PLUMBING CODE ADOPTED
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ORDINANCE N0.16-1019U
Los Angeles County Plumbing Code Chapter 2 through Chapter 17, and Appendices A.B, D, H, I
and J, Title 28, the 2017 Los Angeles County Plumbing Code, as amended and in effect on or
before January 1, 2017, adopting the 2016 California Plumbing Code, is hereby adopted by
reference pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government
Code of the State of California as though fully set forth herein, and made a part of the Temple
City Municipal Code with the same force and effect as though set out herein in full, including all of
the regulations, revisions, conditions and terms contained therein.
Not less than one copy of said Title 28 of the Los Angeles County Plumbing Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Plumbing Code and may be cited as
Title 7 Chapter 4 of the City of Temple City Municipal Code.
7-4-02 EFFECT OF ADOPTION
The adoption of this code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-4-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 5. RESIDENTIAL CODE
7-5-00 RESIDENTIAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Residential Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
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ORDINANCE NO. 16-1019U
101.1 Title. Title 7 Building Regulations, Chapter 5 of the City of Temple City Municipal Code
shall be known as the Residential Code of the City of Temple City, may be cited as such, and will
be referred to herein as "these regulations" or "these building standards "or "this Code."
7-5-01 LOS ANGELES COUNTY CODE, TITLE 30, RESIDENTIAL CODE ADOPTED
Section 1207 of Chapter 12, Chapters 67, 68, 69, 96, 98, 99, and appendix J of Title 26 of the Los
Angeles County Code are adopted by reference as amended by City of Temple City Building Code
(8-1.03) and incorporated in to this Section 8-4.02 as if fully set forth below and shall be known as
Section 1207 of Chapter 12, Chapters 67, 68, 69, 96, 98, 99, and appendix J of the City of Temple
City Residential Code.
Chapters 2 through 10, 44 and Appendix H of Title 30, Los Angeles County Residential Code, as
amended and in effect on or before January 1, 2017, adopting the 2016 California Residential
Code, is hereby adopted by reference pursuant to the provisions of Sections 50022.1 through
50022.10 of the Government Code of the State of California as though fully set forth herein, and
made a part of the Temple City Municipal Code with the same force and effect as though set out
herein in full, including all of the regulations, revisions, conditions and terms contained therein.
Not less than one copy of said Title 30 of the Los Angeles County Residential Code together with
any and all amendments thereto proposed by the City of Tern pie City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Residential Code and may be cited as
Title 7 Chapter 5 of the City of Temple City Municipal Code.
7-5-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-5-03 PENALTY; VIOLATIONS.
{A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
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ORDINANCE N0.16-1019U
CHAPTER 6. GREEN BUILDING STANDARDS CODE
7-6-00 GREEN BUILDING STANDARDS CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Green Building Standards
Code shall be as set forth in 7-1-00 Building Code Administration of this Code.
101.1 Title. Title 7 Building Regulations, Chapter 6 of the City of Temple City Municipal Code
shall be known as the Green Building Standards Code of the City of Temple City, may be cited as
such, and will be referred to herein as "these regulations" or "these building standards "or "this
Code."
7-6-01 CALIFORNIA GREEN BUILDING STANDARDS CODE ADOPTED
Chapters 2 through 8, Appendix A4, and Appendix A5 of 2016 California Green Building
Standards Code, California Code of Regulations Title 24 Part 11, as published by the California
Building Standards Commission, is hereby adopted by reference pursuant to the provisions of
Sections 50022.1 through 50022.10 of the Government Code of the State of California as
though fully set forth herein, and made a part of the Temple City Municipal Code with the same
force and effect as though set out herein in full, including all of the regulations, revisions,
conditions and terms contained therein.
In accordance with Section 50022.6 of the California Government Code, not less than one copy
of said 2016 California Green Building Standards Code, California Code of Regulations Title 24
Part 11 together with any and all amendments thereto proposed by the City of Temple City, has
been and is now filed in the office of the Building and Safety Division, shall be remain on file with
the Building Official, shall collectively be known as the City of Temple City Green Building
Standards Code and may be cited as Title 7 Chapter 6 of the City of Temple City Municipal Code.
7-6-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code
shall not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this
code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-6-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set
forth in the said respective pertinent sections of this code and any person causing or permitting
a violation of any such section of said code shall be subject to the penalties ascribed to each
such section as set forth herein. Where silent, as to whether a violation is a misdemeanor or
infraction, the City Attorney may prosecute such violation as either a misdemeanor or infraction
in his/her discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes,
aids, abets or conceals the fact of a violation of this code is guilty of violating this code.
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ORDINANCE N0.16-1019U
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public
nuisance and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 9. EXISTING BUILDING CODE
7-9-00 EXISTING BUILDING CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Existing Building Code
shall be as set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 6 of the City of Temple City Municipal Code
shall be known as the Existing Building Code of the City of Temple City, may be cited as such,
and will be referred to herein as "these regulations" or "these building standards "or "this Code."
101.3-SCOPE. The provisions of this Code shall apply to the repair, alteration, change of
occupancy, addition to and relocation of any existing building or structure or any other work
regulated by this Code within the City, subject to the criteria of Sections 101.3.1 and 101.3.2
Where, in any specific case, different sections of this Code specify different materials, methods
of construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event, any differences in requirements exist between the accessibility requirements of
this Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
101.3.1 Buildings not previously occupied. A building or portion of a building that has not
been previously occupied or used for its intended purpose in accordance with the laws in
existence at the time of its completion shall be permitted to comply with the provisions of the
laws in existence at the time of its original permit unless such permit has expired. Subsequent
permits shall comply with the Building Code or Residential Code, as applicable, for new
construction.
101.3.2 Buildings previously occupied. The legal occupancy of any building existing on the
date of adoption of this Code shall be permitted to continue without change, except as is
specifically covered in this Code, the Fire Code, or as is deemed necessary by the Building
Official for the general safety and welfare of the occupants and the public.
7-9-01 LOS ANGELES COUNTY CODE, TITLE 33, EXISTING CODE ADOPTED
Los Angeles County Existing Building Code Chapter 2 through 4, 15, 16 and Appendix Chapter
A 1, A3, A4 and A6 of the Title 33, the 2017 Los Angeles County Existing Building Code, as
amended and in effect on or before January 1, 2017, adopting the 2016 California Existing
Building Code, is hereby adopted by reference pursuant to the provisions of Sections 50022.1
through 50022.10 of the Government Code of the State of California as though fully set forth
herein, and made a part of the Temple City Municipal Code with the same force and effect as
though set out herein in full, including all of the regulations, revisions, conditions and terms
contained therein.
Not less than one copy of said Title 33 of the Los Angeles County Existing Building Code
together with any and all amendments thereto proposed by the City of Temple City, has been
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ORDINANCE N0.16-1019U
and is now filed in the office of the Building and Safety Division and shall be remain on file with
Building Official, and shall collectively be known as the City of Temple City Existing Building
Code and may be cited as Title 7 Chapter 6 of the City of Temple City Municipal Code.
7-9-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code
shall not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this
code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-9-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set
forth in the said respective pertinent sections of this code and any person causing or permitting
a violation of any such section of said code shall be subject to the penalties ascribed to each
such section as set forth herein. Where silent, as to whether a violation is a misdemeanor or
infraction, the City Attorney may prosecute such violation as either a misdemeanor or infraction
in his/her discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes,
aids, abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public
nuisance and may be summarily abated by the city.
Page 51 of 51
ATTACHMENT 8
Ordinance 16-1020
ORDINANCE NO. 16-1020
ORDINANCE NO. 16-1620
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMPLE CITY, CALIFORNIA,
AMENDING TITLE 7BY ADOPTING BY REFERENCE THE 2017 LOS ANGELES COUNTY CODE,
TITLE 26, BUILDING CODE, TITLE 27, ELECTRICAL CODE, TITLE 28, PLUMBING CODE, TITLE
29, MECHANICAL CODE, TITLE 30, RESIDENTIAL CODE AND TITLE 33, EXISTING BUILDING
CODE AND CALIFORNIA GREEN BUILDING STANDARDS CODE WITH CERTAIN AMENDMENTS,
ADDITIONS AND DELETIONS THERETO
WHEREAS, it is the intent of the City Council, in enacting this ordinance, to adopt the Los Angeles
County Code pertaining to Building Code regulations.
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS FOLLOWS:
SECTION 1: Findings and local conditions.
A. California law requires that on January 1, 2017, all portions of the 2017 California Code of
Regulations Title 24 will be effective within the City: and,
B. The City may amend the provisions of the California Code of Regulations Title 24 provided
express findings for each amendment, addition or deletion is made based upon climatic,
topographical or geological conditions.
C. The City shall file the amendments, additions or deletions shall be filed with California Building
Standards Commission.
D. The Building Official has recommended modifying certain Parts of California Code of Regulations
Title 24 due to local climatic, topographical and geological conditions in the City.
E. The findings supporting the necessity for the amendments to building standards herein are
contained in Attachment A to this ordinance in accordance with California Health and Safety Code
Section 18941.5, and are incorporated by reference herein.
F. The City Council hereby finds, determines and declares that those certain amendments to the
State Code are appropriate and necessary to meet local conditions existing in the City, and
this Council hereby further finds, determines and declares that those certain amendments to
the State Building Code made by the County of Los Angeles are appropriate and necessary
and declares that each such change is required for the protection of the public safety and is
reasonably necessary because of local climatic, geological conditions.
G. In accordance with Section 15061(b)(3) of Title 14 of the California Code of Regulations, the
adoption of local amendments to the California Building Standards Code, and amending the City
of Temple City Municipal Code, are exempt from the provisions of the California Environmental
Quality Act.
The recitals set forth herein above are adopted as findings of the City Council.
SECTION 2: The purpose of this ordinance is to amend the City of Temple City Municipal Code
by adopting by reference, and amending where necessary, that certain ordinances of the County of Los
Angeles Codes, 2016 California Building (Ordinance Number 16-5330), Residential (Ordinance Number
16-5358), Electrical (Ordinance Number 16-5333), Mechanical (Ordinance Number 16-5357), Plumbing
(Ordinance Number 16-5356), Existing Building (Ordinance Number 16-5360), which adopt by reference
California Code California Building, Residential, Electrical, Mechanical, Plumbing, and Existing Building
Codes (Title 24, Parts 2, 2.5, 3, 4, 5, and 1 0) and which make amendments, additions and deletions
thereto. And Adopt by reference California Green Building Standards Code (Title 24, Part 11) Therefore,
the City of Temple City Municipal Code is hereby amended by repealing therefrom the Chapters 1, 2, 3,
Page 1 of 51
ORDINANCE NO. 16-1020
4, 5, 6 of Title 7 and replacing it with new Chapters 1, 2, 3, 4, 5, 6, and add new Chapter 9 in lieu thereof,
to read as set forth in Exhibit "A" to this Ordinance.
SECTION 3: Continuation of existing law. Where they are substantially the same as existing
law, the provisions of the City of Temple City Building, Residential, Electrical, Plumbing, Mechanical,
Green and Existing Building Codes shall be considered continuations of existing law and shall not be
considered new enactments.
SECTION 6: Catchlines of sections. The catchlines of the several sections of this code
printed in boldface type are intended as mere catchwords to indicate the contents of the section and shall
not be deemed or taken to be titles of such sections; nor as any part of the section, nor, unless expressly
so provided, shall they be so deemed when any of such sections, including the catchlines, are amended
or reenacted.
SECTION 7: Severability. The City Council hereby declares that, should any provision, section,
subsection, paragraph, sentence, clause, phrase, or word of this Ordinance or any part thereof, be rendered
or declared invalid or unconstitutional by any final court action in a court of competent jurisdiction or by reason
of any preemptive legislation, such decision or action shall not affect the validity of the remaining section or
portions of the Ordinance or part thereof. The City Council hereby declares that it would have independently
adopted the remaining provisions, sections, subsections, paragraphs, sentences, clauses, phrases, or words
of this Ordinance irrespective of the fact that any one or more provisions, sections, subsections, paragraphs,
sentences, clauses, phrases, or words may be declared invalid or unconstitutional.
SECTION 8: Publication. The City Clerk shall certify to the passage of this ordinance and shall
cause it to be published according to legal requirements.
SECTION 9: Effective Date. This Ordinance shall take effect thirty (30) days after its final
passage by the City Council.
SECTION 10: Filing The ordinance and express findings. The Building Official shall filed this
ordinance with the California Building Standards Commission at 2525 Natomas Park Drive, Suite 130,
Sacramento, CA 95833.
PASSED, APPROVED AND ADOPTED this 20th day of December, 2016.
MAYOR
ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
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ORDINANCE NO. 16-1020
I, Peggy Kuo, City Clerk of the City ofTemple City, hereby certify that the foregoing Ordinance No. 16-
1020 was introduced at the regular meeting of the City Council of the City of Temple City held on the 6th day
of December, 2016 and was duly passed, approved and adopted by said Council at the regular meeting held
on December 20ih, 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Page 3 of 51
Councilmember-
Councilmember-
Councilmember-
Council member-
EXHIBIT "A"
TITLE 7. BUILDING REGULATIONS
CHAPTER 1. BUILDING CODE
ORDINANCE N0.16-1020
7-1-00 BUILDING CODE ADMINISTRATION
Page 4 of 51
101-TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 8 Building Regulations, Chapter 1 of the City of Temple City Municipal
Code shall be known as the Building Code of the City of Temple City, may be cited as
such, and will be referred to herein as "these regulations" or "these building standards "or
"this Code."
101.2 Purpose and Intent. The purpose of this code is to establish the minimum
requirements to safeguard the public health, safety and general welfare through structural
strength, means of egress facilities, stability, sanitation, adequate light and ventilation,
energy conservation, and safety to life and property from fire and other hazards attributed
to the built environment and to provide safety to firefighters and emergency responders
during emergency operations. Consistent with this purpose, the provisions of this Code
are intended and always have been intended to confer a benefit on the community as a
whole and are not intended to establish a duty of care toward any particular person.
This Code shall not be construed to hold the City or any officer, employee or agent thereof
responsible for any damage to persons or property by reason of any inspection authorized
herein or by reason of the issuance or nonissuance of any permit authorized herein,
and/or for any action or omission in connection with the application and/or enforcement of
this Code. By adopting the provisions of this Code, the City does not intend to impose on
itself, its employees or agents, any mandatory duties of care toward persons and property
within its jurisdiction so as to provide a basis of civil liability for damages.
This section is declaratory of existing law and is not to be construed as suggesting that
such was not the purpose and intent of previous Code adoptions.
101.3 Scope and Applicability. The provisions of this Code shall apply to the erection,
construction, enlargement, alteration, installation, reconstruction, repair, movement,
improvement, connection, conversion, demolition, use and occupancy of any building,
structure or premises, or portion thereof, and grading within the City.
The provisions of this Code shall not apply to work located primarily in a public way other
than pedestrian protection structures required by Chapter 33; public utility towers and
poles; equipment not specifically regulated in this Code; hydraulic flood control structures;
work exempted by Section 107.2; or minor work of negligible hazard to life specifically
exempted by the building official.
Additions, alterations, repairs and changes of use or occupancy in all buildings and
structures shall comply with the provisions for new buildings and structures except as
otherwise provided in Section 109 and Existing Building Code of the City of Temple City.
Detached one-and two-family dwellings and multiple single-family dwellings
(townhouses) not more than three stories above grade plane in height with a separate
means of egress and their accessory structures shall comply with the Residential Code
as amended and adopted by the City ofTemple City.
Where, in any specific case, different sections of this Code specify different materials,
methods of construction or other requirements, the most restrictive shall govern.
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ORDINANCE N0.16-1020
The codes and standards referenced in this Code shall be considered part of the
requirements of this Code to the prescribed extent of each such reference. Where
differences occur between provisions of this Code and referenced codes and standards,
the provisions of this Code shall apply.
The provisions of this Code shall not be deemed to nullify any provisions of local, state or
federal law.
In the event any differences in requirements exist between the accessibility requirements
of this Code and the accessibility requirements of the California Code of Regulations, Title
24 (also referred to as the California Building Standards Code), then the California Code
of Regulations shall govern.
102-UNSAFE BUILDINGS
102.1 Definition. All buildings or structures which are structurally unsound or not
provided with adequate egress, or which constitute a fire hazard, or are otherwise
dangerous to human life, or which in relation to existing use constitute a hazard to safety
or health, or public welfare, by reason of inadequate maintenance, dilapidation,
obsolescence, fire hazard, disaster damage, lacking an approved water supply,
hazardous electrical, unsafe gas piping or appliances or abandonment as specified in this
Code or any other effective ordinance, are, for the purpose of this Chapter, unsafe
buildings. Whenever the Building Official determines by inspection that a building or
structure, whether structurally damaged or not, is dangerous to human life by reason of
being located in an area which is unsafe due to hazard from landslide, settlement, or
slippage or any other cause, such building shall, for the purpose of this Chapter, be
considered an unsafe building.
No person shall own, use, occupy or maintain any unsafe building.
All unsafe buildings are hereby declared to be public nuisances. In addition to instituting
any appropriate action to prevent, restrain or correct a violation of this section, the Building
Official may abate an unsafe condition or order that the unsafe condition be secured,
repaired, rehabilitated, demolished or removed as deemed necessary by the Building
Official in accordance with the procedure specified in this Code.
As used in this Chapter "party concerned" means the person, if any, in real or apparent
charge and control of the premises involved, the record owner, the holder of any
mortgage, trust deed or other lien or encumbrance of record, the owner or holder of any
lease of record, the record holder of any other estate or interest in or to the building or
structure or the land upon which it is located.
102.2 Notice of Unsafe Building. The Building Official shall examine or cause to be
examined every building or structure or portion thereof reported as dangerous or damaged
and, if, in the Building Official's opinion, such is found to be an unsafe building as defined
in this Chapter, the Building Official shall give to the party concerned written notice stating
the defects thereof. This notice may require the owner or person in charge of the building
or premises to;
1. Immediately remove, backfill, shore up or secure such unsafe condition, and/or
2. Within 48 hours, apply for required permit(s) and commence either the required
repairs or improvements or demolition and removal of the building or structure
or portions thereof.
All such work shall be completed within 90 days from date of notice, unless otherwise
stipulated by the Building Official. If necessary, such notice shall also require the building,
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ORDINANCE N0.16-1020
structure, or portion thereof to be vacated forthwith and not reoccupied until the required
repairs and improvements are completed, inspected and approved by the Building Official.
Proper service of such notice shall be by personal service or by registered or certified mail
upon every party concerned. In the event the Building Official, after reasonable effort, is
unable to serve the notice as specified above, proper service shall be by posting on the
structure a copy of the notice.
The designated period within which the owner or person in charge is required to comply
with such notice shall begin as of the date the owner or person in charge receives such
notice by personal service or registered or certified mail. If such notice is by posting, the
designated period shall begin ten days following the date of posting.
The failure of any owner or other person to receive such notice shall not affect in any
manner the validity of any proceedings taken hereunder.
A person notified to vacate an unsafe building by the Building Official shall vacate within
the time specified in the order.
The Building Official may record a notice of violation with the County Recorder's Office
that the building or structure described has been inspected and found to be an unsafe
building, as defined in this Chapter, and that the owner thereof has been so notified. After
all, required work has been completed, upon request and payment of required fee{s) the
Building Official shall record a notice rescinding the prior notice of violation with the County
Recorder's Office.
102.3 Posting of Signs. The Building Official shall cause to be posted on buildings
required to be vacated or remain unoccupied a notice to read substantially as follows: "
Restricted Use" or "Unsafe-Do Not Enter or Occupy" as described in Section 1 02.6. All
placards shall read "Building and Safety Division, City of Temple City"
Such notice shall be posted at the main entrance and shall be visible to persons
approaching the building or structure from a street. Such notice shall remain posted until
the required repairs, demolition or removal are completed. Such notice shall not be
removed without written permission of the Building Official and no person shall enter the
building except for the purpose of making the required repairs or of demolishing the
building.
102.4 Unsafe Buildings: Hearing.
102.4.1 Right of hearing. The party concerned or the Building Official may request a
hearing regarding the unsafe condition of the building or structure. The request by the
interested party shall be made in writing to the Building Official within 30 days of the date
of the notice of the unsafe condition. A hearing shall be requested by the Building Official
prior to demolition or repair of an unsafe building by the City except when such demolition
or repair is done under the emergency procedure set forth in this Chapter.
All interested parties who desire to be heard may appear before the Building Board of
Appeals to show cause why the building or structure should not be ordered repaired,
vacated and repaired, or demolished.
102.4.2 Notice of hearing. Not less than ten days prior to the hearing, the Building
Official shall serve or cause to be served either in the manner required by law for the
service of summons or by first class mail, postage prepaid, a copy of the notice of hearing
upon every party concerned.
102.4.3 Form and contents of notice. The notice of hearing shall state:
1. The street address and a legal description sufficient for identification of the
premises upon which the building or structure is located.
2. The conditions because of which the Building Official believed that the building
or structure is an unsafe building.
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ORDINANCE NO. 16-1020
3. The date, hour and place of the hearing.
102.4.4 Posting of notice. The Building Official shall post one copy of the notice of
hearing in a conspicuous place on the unsafe building involved, not less than ten days
prior to the hearing.
102.4.5 Hearing by Building Board of Appeals. The Building Board of Appeals shall
hold a hearing and consider all competent evidence offered by any person pertaining to
the matters set forth in the report of the Building Official.
The Building Board of Appeals shall make written findings of fact as to whether or not the
building or structure is an unsafe building as defined in this Chapter.
When determined by the Building Official, the Building Rehabilitation Appeals Board shall
hold the hearing in lieu of the Building Board of Appeals.
102.4.6 Order. If the Building Board of Appeals finds that the building or structure is
an unsafe building, it shall make an order based on its finding that:
1. The building or structure is an unsafe building and directing that repairs
be made and specifying such repairs, or
2. The building or structure is an unsafe building and directing that it be
vacated and that specified repairs be made, or
3. The building or structure is an unsafe building and directing that it shall
be vacated and demolished.
The order shall state the time within which the work required must be commenced, which
shall not be less than 10 nor later than 30 days after the service of the order. The order
shall state a reasonable time within which the work shall be completed. The Building
Board of Appeals for good cause may extend the time for completion in writing.
The order shall be served upon the same parties and in the same manner as required by
Section 102.4.2 for the notice of hearing. It shall also be conspicuously posted on or about
the building or structure.
102.5 Unsafe Buildings: Demolition or Repair.
102.5.1 Work by City. If the repairs or demolition necessary to remove the unsafe
condition as set forth in the Notice of Unsafe Building is not made within the designated
period and a hearing has not been requested by any party concerned, the Building Official
shall request that a hearing be held regarding the unsafe condition. If the finding by the
Building Board of Appeals is not complied with within the period designated by the Board,
the Building Official may then secure or demolish such portions of the structure, or may
cause such work to be done, to the extent necessary to eliminate the hazard determined
to exist by the Building Board of Appeals.
102.5.2 Emergency procedure. Whenever any portion of a structure constitutes an
immediate hazard to life or property, and in the opinion of the Building Official, the
conditions are such that repairs, or demolition must be undertaken within less than the
designated period, the Building Official may take necessary action, such as performing
alterations, repairs, and/or demolition of the structures, to protect life or property, or both,
after giving such notice to the parties concerned as the circumstances will permit or
without any notice whatever when, in the Building Official's opinion, immediate action is
necessary.
102.5.3 Costs. The costs incurred by actions taken pursuant to Sections 102.5.1 and
102.5.2 including the entire cost of the services rendered by the County, shall be a special
assessment against the property upon which the structure stood. The Building Official
shall notify, in writing, all parties concerned of the amount of such assessment resulting
from such work. Within five days of the receipt of such notice, any such party concerned
may file with the Building Official a written request for a hearing on the correctness or
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ORDINANCE N0.16-1020
reasonableness, or both, of such assessment. Any party concerned who did not receive
a notice pursuant to Section 102.2 and who has not had a hearing on the necessity of the
demolition or repairs in such request for hearing also may ask that such necessity be
reviewed. The Building Board of Appeals thereupon shall set the matter for hearing; give
such party concerned notice thereof as provided in Section 1 02.4.2; hold such hearing
and determine the reasonableness or correctness of the assessment, or both; and if
requested, determine the necessity of the demolition or repairs. The Building Board of
Appeals, in writing, shall notify such party concerned of its decision. If the total
assessment determined as provided for in this section is not paid in full within 10 days
after receipt of such notice from the Building Official or the Building Board of Appeals, as
the case may be, the Building Official shall record in the office of the Department of
Registrar-Recorder a statement of the total balance still due and a legal description of the
property. From the date of such recording, such balance due shall be a special
assessment against the parcel.
The assessment shall be collected at the same time and in the same manner as ordinary
City taxes are collected and shall be subject to the same penalties and the same
procedure and sale in case of delinquency as provided for ordinary City taxes. All the laws
applicable to the levy, collection and enforcement of City taxes shall be applicable to such
special assessment.
102.5.4 Interference Prohibited. A person shall not obstruct, impede, or interfere with
the Building Official or any representative of the Building Official, or with any person who
owns or holds any estate or interest in any unsafe building which has been ordered by the
Building Board of Appeals to be repaired, vacated and repaired, or vacated and
demolished or removed, whenever the Building Official or such owner is engaged in
repairing, vacating and repairing, or demolishing any such unsafe building pursuant to this
Chapter, or is performing any necessary act preliminary to or incidental to such work, or
authorized or directed pursuant hereto.
102.5.5 Prosecution. In case the owner shall fail, neglect or refuse to comply with the
notice to repair, rehabilitate, or to demolish and remove said building or structure or
portion thereof, the Building Official shall cause the owner of the building to be prosecuted
as a violator of this Code.
102.6 Posting of signs for damage assessment. The building official shall cause
placard(s) to be posted on buildings upon completion of a safety assessment.
All placards shall read "Building and Safety Division, City of Temple City"
The placards shall also indicate the condition of the structure for continued occupancy,
and shall read substantially as follows:
1. "INSPECTED -Lawful Occupancy Permitted" (green placard) shall be posted on
any building or structure wherein no apparent structural hazard has been found. This
placard is not intended to mean that there is no damage to the building or structure.
2. "RESTRICTED USE" (yellow placard) shall be posted on each building or structure
that has been damaged wherein the damage has resulted in some form of restriction to
the continued occupancy. This placard will note in general terms the type
of damage encountered and will clearly and concisely note the restrictions on continued
occupancy.
3. "UNSAFE-Do Not Enter or Occupy" (red placard) shall be posted on each building
or structure that has been damaged such that the continued occupancy poses a threat to
life safety. Buildings or structures posted with this placard shall not be entered under any
circumstance except as authorized in writing by the Building Official, or his or her
authorized representative. This placard is not to be used or considered as a demolition
order. This placard will note in general terms the type of damage encountered.
Such notice shall be posted at the main entrance(s) and shall be visible to persons
approaching the building or structure from a street. Such notice shall remain posted until
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the required repairs, demolition or removal are completed. Such notice shall not be
removed without written permission of the Building Official and no person shall enter the
building except for the purpose of making the required repairs or of demolishing the
building.
103-VIOLATIONS AND PENAL TIES
103.1 Compliance with Code. It shall be unlawful for a person to erect, construct,
enlarge, alter, repair, move, improve, remove, connect, convert, demolish, equip, or
perform any other work on any building or structure or portion thereof, or perform any
grading in the City, or cause the same to be done, contrary to, or in violation of, any of the
provisions of this Code.
103.2 Violation. It shall be unlawful for any person to own, use, occupy or maintain
any building or structure or portion thereof, in the City, or cause the same to be done,
contrary to, or in violation of, any of the provisions of this Code.
103.3 Penalty. Any person, firm or corporation violating any of the provisions of this
Code shall be guilty of a misdemeanor, and each such person shall be guilty of a separate
offense for each and every day or portion thereof during which any violation of any of the
provisions of this Code is committed, continued or permitted, and upon conviction of any
such violation such person shall be punishable by a fine of not more than $1,000, (one
thousand dollars) or by imprisonment for not more than six months, or by both such fine
and imprisonment. The provisions of this Section are in addition to and independent of
any other sanctions, penalties or costs which are or may be imposed for a violation of any
of the provisions of this Code.
103.4 Recordation of Violation.
103.4.1 General. The Building Official may record a notice with the County Recorder's
Office that a property, building, or structure, or any part thereof, is in violation of any
provision of this Code provided that the provisions of this Section are complied with. The
remedy provided by this Section is cumulative to any other enforcement actions permitted
by this Code.
103.4.2 Recordation. If (1) the Building Official determines that any property, building,
or structure, or any part thereof is in violation of any provision of this Code; and if (2) the
Building Official gives written notice as specified below of said violation; then the Building
Official may have sole discretion to, at any time thereafter, record with the County
Recorder's Office a notice that the property and/or any building or structure located
thereon is in violation of this Code.
Following the recordation of the notice of violation the Building Official is not required to
conduct an inspection or review of the premises to determine the continued existence of
the cited violation. It is the responsibility of the property owner, occupant or other similarly
interested private party to comply with the above provisions.
103.4.3 Notice. The written notice given pursuant to this Section shall indicate:
1. The nature of the violation(s); and
2. That if the violation is not remedied to the satisfaction of the Building Official, the
Building Official may, at any time thereafter, record with the County Recorder's Office a
notice that the property and/or any building or structure located thereon is in violation of
this Code. The notice shall be posted on the property and shall be mailed to the owner of
the property as indicated on the last equalized County Assessment roll. The mailed notice
may be by registered, certified, or first-class mail.
103.4.4 Rescission. Any person who desires to have recorded a notice rescinding the
notice of violation must first obtain the necessary approvals and permit(s) to correct the
violation. Once the Building Official determines that the work covered by such permit(s)
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has been satisfactorily completed, the Building Official may record a notice rescinding the
prior notice of violation.
Section 103.5 Costs. Any person who violates any provision of this Code shall be
responsible for the costs of any and all Code enforcement actions taken by the Building
Official in response to such violations. These costs shall be based on the amounts
specified in Section 115.
103.6 Work Without Permit. Whenever any work has been commenced without a permit
as required by the provisions of this Code, a special investigation shall be made prior to
the issuance of the permit. An investigation fee specified as per Section 115 shall be
collected for each permit so investigated.
Exception: When the building official has determined that the owner-builder of a one-or
two-family dwelling, accessory building or accessory structure had no knowledge that a
permit was necessary and had not previously applied for a permit from the Building
Division of the City of Temple City the investigation fee shall be specified as per the
Section 115.
The payment of the investigation fee shall not exempt any person from compliance with
all other provisions of this Code or from any penalty prescribed by law.
For additional provisions applicable to grading, see Appendix J.
103.7 Noncompliance Fee. If the building official, in the course of enforcing the
provisions of this Code or any State law, issues an order to a person and that person fails
to comply with the order within 15 days following the due date for compliance stated in
the order, including any extensions thereof, the building official shall have the authority to
collect a noncompliance fee.
The noncompliance fee shall not be imposed unless the order states that a failure to
comply within 15 days after the compliance date specified in the order will result in the fee
being imposed. No more than one such fee shall be collected for failure to comply with an
order.
For additional provisions applicable to grading, see Appendix J.
104-ORGANIZATION AND ENFORCEMENT
104.1 Building Division. There is hereby established a division in the City Community
Development Department to be known and designated as the Building and Safety
Division.
104.2.1 General. The building official is hereby authorized and directed to enforce all the
provisions of this Code, including the Electrical Code, the Plumbing Code, Mechanical
Code, Residential Code, Energy Code, Existing Building Code and Green Building
Standards, relevant laws, ordinances, rules and regulations; and to make all inspections
pursuant to the provisions of this Code, relevant laws, ordinances, rules and regulations.
For such purposes, the building official shall have the powers of a law enforcement officer.
The building official shall have the power to render interpretations of this Code, relevant
laws, ordinances, rules and regulations; and to adopt and enforce rules and supplemental
regulations in order to clarify the application of the provisions. Such interpretations, rules
and regulations shall be in conformance with the intent and purpose of this Code.
The building official shall classify every building or portion thereof into one of the
occupancies set forth in Chapter 3 of the Building Code according to its use or the
character of its occupancy.
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The Building Official shall also classify every building into one of the types of construction
set forth in Chapter 6 of the Building Code.
104.2.1.1 The building official is authorized to make and enforce such guidelines and
policies for the safeguarding of life, limb, health or property as may be necessary from
time to time to carry out the purpose of this Code.
104.2.2 Deputies. With the approval of the City Council, the building official may appoint
such number of officers, inspectors and assistants, and other employees as shall be
authorized from time to time. The building official may deputize such employees as may
be necessary to carry out the functions of the Building Division.
104.2.3 Right of entry.
104.2.3.1 Whenever it is necessary to make an inspection to enforce any of the provisions
of or perform any duty imposed by this Code or other applicable law, or whenever the
Building Official or an authorized representative has reasonable cause to believe that
there exists in any building, structure, or grading, or upon any premises any condition
which makes such building, structure, or grading, or premises hazardous, unsafe, or
dangerous for any reason specified in this Code or other similar law, the Building Official
or an authorized representative hereby is authorized to enter such property at any
reasonable time and to inspect the same and perform any duty imposed upon the Building
Official by this Code or other applicable law; provided that (i) if such property is occupied,
then the Building Official shall first present proper credentials to the occupant and request
entry explaining the reasons therefor; and (ii) if such property is unoccupied, then the
Building Official shall first make a reasonable effort to locate the owner or other persons
having charge or control of the property and request entry, explaining the reasons
therefor.
If such entry cannot be obtained because the owner or other person having charge or
control of the property cannot be found after due diligence or if entry is refused, then the
Building Official or an authorized representative shall have recourse to every remedy
provided by law to secure lawful entry and inspect the property.
104.2.3.2 Notwithstanding the foregoing, if the Building Official or an authorized
representative has reasonable cause to believe that the building or grading or premises
is so hazardous, unsafe, or dangerous as to require immediate inspection to safeguard
the public health or safety, the Building Official shall have the right to immediately enter
and inspect such property, and may use any reasonable means required to effect such
entry and make such inspection, whether such property is occupied or unoccupied and
whether or not permission to inspect has been obtained. If the property be occupied, the
Building Official shall first present credentials to the occupant and demand entry,
explaining the reasons therefor and the purpose of the inspection.
104.2.3.3 "Authorized representative" shall include the officers named in section 104.2.2
and their authorized inspection personnel.
1 04.2.3.4 No person shall fail or refuse, after proper demand has been made upon such
person as provided in this subsection, to promptly permit the Building Official or an
authorized representative to make any inspection provided for by Subsection 1 04.2.3.2.
Any person violating Section 104.2.3 shall be guilty of a misdemeanor.
104.2.4 Stop orders. Whenever any building or grading work is being done contrary
to the provisions of this Code, or other pertinent laws or ordinances implemented through
the enforcement of this Code, the Building Official may order the work stopped by notice
in writing served on any persons engaged in the doing or causing such work to be done,
and any such persons shall forthwith stop such work until authorized by the Building
Official to proceed with the work.
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104.2.5 Occupancy violations. Whenever any structure or portion thereof is being
used contrary to the provisions of this Code, or other pertinent laws or ordinances, or
whenever any structure or portion thereof which was built contrary to the provisions of this
Code or other pertinent laws or ordinances, is being used or occupied, the Building Official
may order such use discontinued and the structure, or portion thereof, vacated by notice
served on any person causing such use to be continued. Such person shall discontinue
the use within 10 days after receipt of such notice to make the structure, or portion thereof,
comply with the requirements of this Code, provided, however, that in the event of an
unsafe building Section 102 shall apply.
104.2.6 Liability. The liability and indemnification of the Building Official and any
subordinates are governed by the provisions of Division 3.6 of Title 1 of the Government
Code.
104.2.7 Modifications. Whenever there are practical difficulties involved in carrying out
the provisions of this Code, the building official may grant modifications, on a case-by-
case basis, provided the building official shall first find that a special individual reason
makes the strict letter of this Code, relevant laws, ordinances, rules and regulations
impractical and that the modification is in conformity with the spirit and purpose of this
Code, relevant laws, ordinances, rules and regulations, and that such modification does
not lessen any fire protection or other life safety-related requirements or any degree of
structural integrity. The details of any action granting modifications shall be recorded and
entered in the files of the City.
A written application for the granting of such modifications shall be submitted together
with a filing fee established by separate fee resolution or ordinance.
For additional provisions, applicable to grading, see Appendix J.
104.2.8 Alternate materials, design and methods of construction. The provisions of
this Code, relevant laws, ordinances, rules and regulations are not intended to prevent
the use of any material, appliances, installation, device, arrangement, method, design or
method of construction not specifically prescribed by this Code, provided any such
alternate has been approved.
The building official may approve on a case-by-case basis any such alternate, provided
that he or she finds that the proposed design is satisfactory and complies with the
provisions of this Code and finds that the material, method or work offered is, for the
purpose intended, at least the equivalent of that prescribed in this Code, relevant laws,
ordinances, rules and regulations in quality, strength, effectiveness, fire resistance and
other life-safety factors, durability, planning and design, energy, material resource
efficiency and conservation, environmental air quality, performance, water and sanitation.
The building official shall require that sufficient evidence or proof be submitted to
substantiate any claims that may be made regarding its use.
A written application for use of an alternate material, design or method of construction
shall be submitted together with a filing fee established by separate fee resolution or
ordinance.
For additional provisions, applicable to grading, see Appendix J.
104.2.9 Tests. Whenever there is insufficient evidence of compliance with the
provisions of this Code or evidence that any material or any construction does not conform
to the requirements of this Code, or in order to substantiate claims for alternate materials
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or methods of construction, the Building Official may require tests as proof of compliance
to be made at the expense of the owner or the owner's agent by an approved agency.
Test methods shall be as specified by this Code for the material in question. If there are
no appropriate test methods specified in this Code, the Building Official shall determine
the test procedure.
Reports of such test shall be retained by the Building Official in accordance with the City's
guidelines for the retention of public records.
104.2.10 Cooperation of other officials. The Building Official may request, and shall
receive so far as may be necessary in the discharge of his or her duties, the assistance
and cooperation of other officials of the City.
104.2.11 Demolition. Whenever the term "demolition" or "demolish" is used in this
Code it shall include the removal of the resulting debris from such demolition the proper
abandonment of any sewer or sewage disposal system when applicable, and the
protection or filling of excavations exposed by such demolition as may be required by this
Code or other ordinances or laws.
104.2.12 Service. Whenever in this Code a notice is required to be served by personal
service or by registered or certified mail, it shall be deemed a reasonable effort has been
made to serve such notice when registered or certified letters have been mailed to the
address of the interested party as shown on the official record and on the record of the
County Assessor. When an address is not so listed or contact cannot be made at the
listed address, the service shall be by posting on the structure a copy of the notice.
104.2.13 Amendments to Ordinances.
Whenever any reference is made to any other ordinance such reference shall be deemed
to include all future amendments thereto.
104.2.14 Validity. If any section, subsection, sentence, clause or phrase of this
ordinance is, for any reason, held to be invalid, such decision shall not affect the validity
of the remaining portions of this ordinance. The City Council hereby declares that it would
have passed this ordinance, and each section, subsection, clause or phrase thereof,
irrespective of the fact that any one or more sections, subsections, sentences, clauses
and phrases be declared invalid.
104.3 Definitions. In additions to the definitions specified in Chapter 2 of this Code, the
following certain terms, phrases, words and their derivatives shall be construed as
specified in this section. Terms, phrases and words used in the masculine gender include
the feminine and the feminine the masculine.
In the event of conflicts between these definitions and definitions that appear elsewhere
in this Code, these definitions shall govern and be applicable.
BOARD OF SUPERVISORS shall mean the City of Temple City, City Council.
BUILDING CODE shall mean the Los Angeles County Code Title 26 as adopted and
amended by the City ofTemple City.
BUILDING DIVISION or BUILDING DEPARTMENT shall mean the Building Division of
the City of Temple City.
BUILDING OFFICIAL shall mean the Building Official of the Building and Safety Division
or other designated authority charged with the administration and enforcement of this
Code, or his/her's duly authorized representative.
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BUILDING REHABILITATION APPEALS BOARD shall mean the City of Temple City,
City Council.
CALGREEN see Green Building Standards Code definition.
COUNTY may mean City of Temple City or Los Angeles County depending on the context.
DEMOLITION Whenever the term demolition or demolish is used in this Code, it shall
include the removal of the resulting debris from such demolition and the protection or filling
of excavations exposed by such demolition as may be required by this Code, relevant
laws, ordinances, rules and/or regulations.
ELECTRICAL CODE shall mean the Los Angeles County Code Title 27 as adopted and
amended by the City ofT em pie City.
ENERGY CODE shall mean California Code of Regulations Title 24, Part 6.
EXISTING BUILDING CODE shall mean the Los Angeles County Code Title 33 as
adopted and amended by the City ofTemple City.
FACTORY-BUILT STRUCTURE shall mean buildings or structures that meet all of the
following criteria:
(1) fabrication on an off-site location under the inspection of the State, for which the
State inspection agency has attested to compliance with the applicable State laws and
regulations by the issuance of an insignia;
(2) the bearing of the State insignia and that have not been modified since fabrication
in a manner that would void the State approval; and for which the City has been relieved
by statute of the responsibility for the enforcement of laws and regulations of the State of
California or the City.
FIRE CODE shall mean the California Code of Regulations Title 24, Part 9, as adopted
and amended by the County of Los Angeles Fire Department.
GREEN BUILDING STANDARDS CODE shall mean California Code of Regulations Title
24, Part 11.
HEALTH CODE or LOS ANGELES COUNTY HEALTH CODE shall mean the County of
Los Angeles Health Department.
LOS ANGELES COUNTY FLOOD CONTROL DISTRICT shall mean either the City of
Temple City Public Works Department or the Los Angeles County Flood Control District.
MECHANICAL CODE shall mean the Los Angeles County Code Title 29 as adopted and
amended by the City of Temple City.
NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT shall
mean a permit issued as required by the Federal Clean Water Act in order to protect
receiving waters. The NPDES permit requires controls to reduce the .discharge of
pollutants into storm drains, channels or natural watercourses.
NONINSPECTED WORK shall mean any erection, construction, enlargement, alteration,
repair, movement, improvement, removal, connection, conversion, demolition or
equipping for which a permit was first obtained, pursuant to Section 107, but which has
progressed beyond the point indicated in successive inspections, including but not limited
to inspections set forth in Section 117, without first obtaining inspection by and approval
of the building official.
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PLUMBING CODE shall mean the Los Angeles County Code Title 28 as adopted and
amended by the City of Temple City.
RESIDENTIAL BUILDING CODE shall mean the Los Angeles County Code Title 30 as
adopted and amended by the City of Temple City.
ROAD COMMISSIONER shall mean the City Engineer.
UNINCORPORATED PORTION OF THE COUNTY OF LOS ANGELES shall mean the
City of Temple City.
UNPERMITTED STRUCTURE shall be defined as any structure, or portion thereof, that
was erected, constructed, enlarged, altered, repaired, moved, improved, removed,
connected, converted, demolished or equipped, at any point in time, without the required
approval(s) and permit(s) having first been obtained from the building official.
SECTION 105 APPEALS BOARDS
105.1 Technical Interpretations Appeals Board. When a request for an alternate
material has been proposed by an applicant and denied by the building official, the
applicant may appeal the building official's decision to the Technical Interpretations
Appeals Board no later than 60 calendar days from the date of the action being appealed.
The board shall consist of five members who are qualified by experience and training to
pass upon matters pertaining to building construction. One member shall be a practicing
architect, one a competent builder, one a lawyer and two shall be civil or structural
engineers, each of whom shall have had at least ten years experience as an architect,
builder, lawyer or structural designer. The building official shall be an ex officio member
and shall act as secretary to the board. The members of the board of appeals shall be
appointed by the City Council and shall hold office at its pleasure. The board shall adopt
reasonable rules and regulations for conducting its investigations. The board shall
establish that the approval for alternate materials and the modifications granted for
individual cases are in conformity with the intent and purpose of this Code, relevant laws,
ordinances, rules and regulations, and that such alternate material, modification or
method of work offered is at least the equivalent of that prescribed in this Code, relevant
laws, ordinances, rules and regulations in quality, strength, effectiveness, fire resistance,
durability, safety and sanitation and does not lessen any fire-protection requirements or
any degree of structural integrity. The board shall document all decisions and findings in
writing to the building official with a duplicate copy to the applicant, and the board may
recommend to the City Council such new legislation as is consistent therewith.
105.2 Accessibility Appeals Board. In order to conduct the hearings on written appeals
regarding action taken by the building official concerning accessibility and to ratify certain
exempting actions of the building official in enforcing the accessibility requirements of the
California Code of Regulations, Title 24 (also known as the California Building Standards
Code), and to serve as an advisor to the building official on disabled access matters, there
shall be an accessibility appeals board consisting of five members. Two members of the
appeals board shall be physically disabled persons, two members shall be persons
experienced in construction, and one member shall be a public member. The building
official shall be an ex officio member and shall act as secretary to the board. The members
of the accessibility appeals board shall be appointed by the City Council and shall hold
office at its pleasure. The board shall adopt reasonable rules and regulations for
conducting its actions. The board shall establish that the access matter under review is in
conformity with the intent and purpose of the California Code of Regulations, Title 24, and
this Code. The board shall document all decisions and findings in writing to the building
official with a duplicate copy to the applicant, and the board may recommend to the City
Council such new legislation as is consistent therewith.
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The appeals board may approve or disapprove interpretations and enforcement actions
taken by the building official. All such approvals or disapprovals for privately funded
construction shall be final and conclusive as to the building official in the absence of fraud
or prejudicial abuse of discretion.
105.3 Limitations of Authority. Neither the Technical Interpretations Appeals Board nor
the Accessibility Appeals Board shall have authority relative to interpretation of the
administrative portions of this Code, other than Section 102, nor shall the board be
empowered to waive requirements of this Code.
105.4 Appeals Board Fees. A filing fee established by separate fee resolution or
ordinance shall be paid to the building official whenever a person requests a hearing or a
rehearing before the appeals boards provided for in this section.
All requests to appeal determinations, orders or actions of the building official or to seek
modifications of previous orders of the appeals boards shall be presented in writing.
SECTION 106 BUILDING PLAN REQUIREMENTS
106.1 General. When required by the building official to verify compliance with this Code,
relevant laws, ordinances, rules and regulations, plans, and when deemed necessary by
the building official, calculations, geological or engineering reports and other required data
shall be submitted for plan review. The building official may require plans and calculations
to be prepared by an engineer or architect licensed or registered by the State to practice
as such. Only after the plans have been approved may the applicant apply for a building
permit for such work. The building official may also require such plans be reviewed by
other departments and/or divisions of the City to verify compliance with the laws and
ordinances under their jurisdiction.
When authorized by the building official, complete plans and calculations need not be
submitted for the following work when information sufficient to clearly define the nature
and scope of the work are submitted for review:
1. One-story buildings of Type V conventional wood-stud construction with
an area not exceeding 600 square feet;
2. Work deemed by the building official as minor, small and/or unimportant
work.
Where applicable, submittals shall include special inspection requirements and structural
observation requirements as required by Chapter 17.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a civil
engineer, structural engineer, mechanical engineer, electrical engineer, soils engineer or
architect registered or certified to practice in the State of California when required by the
California Business and Professions Code. A seal and number shall not be required for
work authorized by the said article to be performed by a person not registered or certified
as an engineer or architect.
For buildings exceeding 160 feet (48.77 m) in height, the structural calculations and each
sheet of structural plans shall be prepared under the supervision of and shall bear the
signature or approved stamp of a person authorized by the State of California to use the
title structural engineer. In addition, all architectural sheets shall bear the signature or
approved stamp of an architect licensed by the State of California.
All structures and devices installed for the protection of pedestrians, regardless of
location, are subject to the plan review requirements of this section.
For additional provisions applicable to grading, see Appendix J.
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106.2 Architect or Engineer of Record. When it is required that documents be prepared
by an architect or engineer, the building official may require the owner to designate on the
permit application an architect or engineer who shall act as the architect or engineer of
record. If the circumstances require, the owner may designate a substitute architect or
engineer of record who shall perform all of the duties required of the original architect or
engineer of record. The building official shall be notified in writing by the owner if the
architect or engineer of record is changed or is unable to continue to perform the duties.
The architect or engineer of record shall be responsible for reviewing and coordinating all
submittal documents prepared by others, including deferred submittal items, for
compatibility with the design of the building.
106.3 Information Required on Building Plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official, shall be of sufficient
clarity to indicate the nature and scope of the work proposed, and shall show in detail that
the proposed construction will conform to the provisions of this Code and all relevant laws,
ordinances, rules and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and
the name, address and telephone number of the owner(s) and all persons who were
involved in the design and preparation of the plans.
Plans shall include a plot plan showing the location of the proposed building and of every
existing building on the premises. In lieu of specific details, the building official may
approve references on the plans to a specific section or part of this Code, relevant laws,
ordinances, rules and/or regulations.
Computations, stress diagrams and other data sufficient to show the correctness of the
plans shall be submitted when required by the Building Official.
When deemed necessary by the building official, the first sheet of each set of plans shall
indicate the following information:
1. The building Type of Construction;
2. Whether fire sprinklers are installed in all or any portion of the building;
3. Existing building areas and areas of all additions;
4. The number of stories of the building;
5. The use of all new and existing rooms and/or areas;
6. The Occupancy Classifications of each occupancy;
7. The Code in effect on the date of plan check submittal.
The plans shall show all mitigation measures required under the National Pollution
Discharge Elimination System (NPDES) permit issued to the City. For the application of
NPDES permit requirements as they apply to grading plans and permits, see Appendix J
of this code.
For additional provisions, applicable to grading, see Appendix J.
106.4 Drainage Review Requirement. Where proposed construction will affect site
drainage, existing and proposed drainage patterns shall be shown on the plot plan.
A site inspection may be required prior to plan check of building plans for lots or parcels
in areas having slopes of five horizontal to one vertical (5: 1) or steeper when the building
official finds that a visual inspection of the site is necessary to establish drainage
requirements for the protection of property, existing buildings or the proposed
construction. The fee for such inspection shall be as set forth by ordinance or resolution.
Such a preinspection shall not be required for a building pad graded under the provisions
of Appendix J.
For additional provisions, applicable to grading, see Appendix J.
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106.5 Deferred submittals. For the purposes of this section, deferred submittals are
defined as those portions of the design that are not submitted at the time of the application
and that are to be submitted to the building official within a specified period.
Deferral of any submittal items shall have prior approval of the building official. The
architect or engineer of record shall list the deferred submittals on the plans and shall
submit the deferred submittal documents for review by the building official.
Submittal documents for deferred submittal items shall be submitted to the architect or
engineer of record who shall review them and forward them to the building official with a
notation indicating that the deferred submittal documents have been reviewed and that
they have been found to be in general conformance with the design of the building. The
deferred submittal items shall not be installed until their design and submittal documents
have been approved by the building official.
106.6 Standard Plans. The building official may approve a set of plans for a building or
structure as a "standard plan," provided that the applicant has made proper application
and submitted complete sets of plans as required by this section.
Plans shall reflect laws and ordinances in effect at the time a permit is issued except as
provided in this section. Nothing in this section shall prohibit modifying the permit set of
plans to reflect changes in laws and ordinances that have become effective since the
approval of the standard plan. The standard plans shall become null and void where the
work required by such changes exceeds five percent of the value of the building or
structure.
Standard plans shall be valid for a period of one year from the date of approval. This
period may be extended by the building official when there is evidence that the plans may
be used again and the plans show compliance with this Code, relevant laws, ordinances,
rules and regulations.
106.7 Expiration of Plan Check Applications. Plan check applications for which no
permit is issued within one year following the date of application shall expire by limitation
and become null and void. Plans and calculations previously submitted may thereafter be
returned to the applicant or destroyed by the building official.
When requested in writing by the applicant and prior the effective date of a more current
code, the Building Official within their discretion may grant extension(s) not exceeding 1
year provided;
1-Circumstances beyond the control of the applicant have prevented action from
being taken;
2-An extension fee is paid as determined by the Building Official, not to exceed 25
percent of the plan check fee.
Once an application and any extension thereof has expired, the applicant shall resubmit
plans and calculations and pay a new application fee.
106.8 Retention of Plans. One set of approved plans, calculations and reports shall be
retained by the building official. Except as required by Section 19850 of the Health and
Safety Code, the building official shall retain such set of the approved plans, calculations
and reports for a period of not less than 90 days from date of completion of the work
covered therein.
107 BUILDING PERMIT REQUIREMENTS
107.1 Building Permit Required. No person shall erect, construct, enlarge, alter, repair,
move, improve, remove, connect, convert, demolish, or equip any building, structure, or
portion thereof, perform any grading, or cause the same to be done, without first obtaining
a separate permit for each such building, structure or grading from the building official.
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The issuance of a permit without first requiring a plan review shall not prevent the building
official from requesting plans deemed necessary to verify that the work performed under
said permit complies with this Code and all relevant laws, ordinances, rules and
regulations.
No person shall install, alter, repair, move, improve, remove, connect any automatic fire-
protection system regulated by this Code, or cause the same to be done, without first
obtaining a separate permit for each such building or structure from the building official.
All structures and devices installed for the protection of pedestrians, regardless of
location, are subject to the permit requirements of this section.
For additional provisions, applicable to grading, see Appendix J.
107.2 Work Exempted. A building permit shall not be required for the following:
Exemption from permit requirements of this Code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of this
Code or any other laws or ordinances.
Unless otherwise exempted by the City Plumbing, Electrical or Mechanical Codes,
separate plumbing, electrical and mechanical permits will be required for the below-
exempted items.
A building permit shall not be required for the following:
1. Work not regulated by the Building Code, except where deemed necessary by the
building official to enforce other Federal and/or State Laws, State disabled access
requirements, or to enforce City ordinances or policies.
2. Painting; wallpapering; installing carpet, vinyl, tile, and similar floor coverings,
cabinets, counter tops and similar finish work where disabled access requirements do
not apply.
3. Repairing broken window glass not required by the Building Code to be safety or
security glazing.
4. One-story detached accessory buildings used as tool and storage sheds, playhouses,
shade structures, and similar uses, provided the gross floor area does not exceed 120
square feet, the height does not exceed 12 feet and the maximum roof projection does
not exceed 24 inches.
5. Chain-link, wrought-iron and similar fences not more than 12 feet in height.
6. Masonry, concrete, wood and similar fences not more than 6 feet in height.
Exception: Wood fences not more than 8 feet in height with 60 percent or more of
the fence open and incapable of being loaded by wind.
7. Retaining walls that retain not more than 4 feet (1219 mm) in height measured from
the bottom of the footing to the top of the wall, unless supporting a surcharge or
impounding a Class I, II, or 111-A liquids.
8. Ground-mounted radio and television antenna towers that do not exceed 45 feet in
height and ground-supported dish antennas not exceeding 15 feet in height above
finished grade in any position.
9. Light standards that do not exceed 30 feet in height.
10. Flagpoles not erected upon a building and not more than 15 feet high.
11 . A tree house provided that:
1. The tree house does not exceed 64 square feet in area or 8 feet in height from floor
to roof.
2. The ceiling height as established by door height or plate line does not exceed 6
feet.
12. Canopies or awnings, completely supported by the exterior wall, attached to a Group
R-3 or U Occupancy and extending not more than 54 inches from the exterior wall of
the building.
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13. Sheds, office or storage buildings, and other structures that are less than 1,500
square feet and incidental to work authorized by a valid grading or building permit.
Such structures must be removed upon expiration of the permit or completion of the
work covered by the permit.
14. Decks, walks and driveways not more than 30 inches above grade and not over any
basement or story below and that are not part of an accessible route.
15. Prefabricated swimming pools and other bodies of water accessory to a Group R-3
Occupancy that are less than 18 inches deep, or do not exceed 5,000 gallons (18,927
L), and are installed entirely above adjacent grade.
16. Playground equipment
17. Membrane structures not regulated by California Title 19, not exceeding 250 square
feet in area, used exclusively for residential recreational purposes or as a cover for
vehicles, and located in accordance with other City ordinances.
18. Steel tanks supported on a foundation not more than 2 feet (610 mm) above grade
when the height does not exceed 1 Y, times the diameter.
19. Gantry cranes and similar equipment.
20. Bridges not involving buildings.
21. Motion picture, television and theater stage sets and scenery, except when used as
a building.
22. Oil derricks.
23. Non fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet
9 inches in height.
For additional provisions, applicable to grading, see Appendix J.
107.3 Application for Permit. To obtain a permit, the applicant shall first file an
application in writing on a form furnished by the City for that purpose. Each such
application shall:
1. Identify and describe the work to be covered by the permit for which application is made.
2. Describe the land on which the proposed work is to be done by lot, block, tract, street
address, or similar description that will readily identify and locate the proposed building
or work.
3. Show the use and occupancy of all parts of the building.
4. Be accompanied by plans and calculations as required in Section 106.
5. State the valuation of the proposed work or, for grading, the volume of earth to be
handled.
6. Give such other information as reasonably may be required by the building official.
107.4 Issuance. The building official shall issue a permit to the applicant for the work
described in the application and plans filed therewith when the building official is satisfied
that all of the following items comply:
1. The work described conforms to the requirements of this Code, relevant laws,
ordinances, rules and regulations.
2. The fees specified by resolution or ordinance have been paid.
3. The applicant has obtained a permit pursuant to Public Resources Code Section
30600 et seq., if such a permit is required.
When the building official issues the permit, the building official shall endorse in writing or
stamp on both sets of plans "Reviewed for Substantial Compliance Only." Such stamped
plans shall not be changed, modified or altered without authorization from the building
official, and all work shall be done in accordance with the currently adopted Codes in
effect at the time of permit issuance regardless of the information presented on the plans.
The approval of the plans shall not be held to permit or to be an approval of any violation
of any Federal, State, County or City laws or ordinances. The issuance of a permit shall
not be deemed to certify that the site of the described work is safe.
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One set of approved plans and reports shall be returned to the applicant to be kept on
such building or work site at all times while the authorized work is in progress.
The building official may issue a permit for the construction of part of a building or structure
before the entire plans and calculations for the whole building or structure have been
submitted or approved, provided adequate information and detailed statements have
been filed complying with all pertinent requirements of this Code. The holder of such
permit shall proceed at his or her own risk without assurance that the permit for the entire
building or structure will be granted.
For additional provisions, applicable to grading, see Appendix J.
107.5 Permit Validity. The issuance or granting of a permit or approval of plans and
calculations shall not be construed to be a permit for, or an approval of, any violation of
any of the provisions of this Code, relevant laws, ordinances, rules and regulations. No
permit presuming to give authority to violate or cancel the provisions of this Code, relevant
laws, ordinances, rules and regulations shall be valid, except insofar as the work or use
which it authorizes is lawful.
The issuance of a permit based on plans and calculations shall not prevent the building
official from thereafter requiring the correction of errors in said plans and calculations or
from preventing building operations being carried on thereunder when in violation of this
Code, relevant laws, ordinances, rules and regulations.
For additional provisions, applicable to grading, see Appendix J.
107.6 Expiration of Permit. Every permit issued by the building official under the
provisions of this Code shall expire automatically by limitation and become null and void
one year after the date of the last required building inspection approval by the building
official or if work authorized by such permit is not commenced within one year from the
issuance date of such permit. Before such work can be commenced or recommenced, a
new permit shall be first obtained.
For the purposes of this paragraph, "required building inspection" shall mean those
inspections listed in Section 117.4.2, and those inspections specifically identified on the
Job Record issued with the building permit. No partial inspection shall meet the definition
of "required building inspection."
Supplementary permits for electrical, grading, mechanical, plumbing, and reroof shall not
expire so long as the associated building permit remains active. No electrical, grading,
mechanical, plumbing or reroof inspection shall satisfy the requirement to have a required
building inspection as defined in this Section.
Where a new building permit is issued to complete work previously started under an
expired permit, a permit fee and or plan review fee shall be collected in an amount
determined by the Building Official, not to exceed 25 percent of the permit fee provided;
1) Applicant request in writing prior the effective date of a more current code
2) that the duration of time from the date of expiration has not exceeded one year
3) that no changes have been made or will be made in the original plans and
calculations for such work;
Applicable Plan review fees and Permit fees, in addition to issuance fees, for the
remaining work based on the remaining work valuation shall be collected for all permits
which do not meet the preceding criteria.
All work to be performed under the new permit must be done in accordance with the
Building Code in effect on the date of issuance of the new permit.
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107.7 Permit Suspension or Revocation. The building official may, in writing, suspend
or revoke a permit issued under the provisions of this Code, relevant laws, ordinances,
rules and regulations whenever the permit was issued in error or on the basis of incorrect
information supplied, or in violation of any other laws, ordinances or regulations or any of
the provisions of this Code.
The building official may also, in writing, withhold inspections, suspend or revoke a permit
where work is being done in violation of this Code, where work is being done in violation
of the approved plans, where work is being concealed without approval from the building
official, or where work is not in accordance with the direction of the building official.
For additional provisions, applicable to grading, see Appendix J.
107.8 Cancellation of Permit by Applicant. If no portion of the work or construction
covered by a permit issued by the building official under the provisions of this Code,
relevant laws, ordinances, rules and regulations has been commenced, the person to
whom such permit has been issued may deliver such permit to the building official with a
request that such permit be cancelled. Only the person to whom such permit was issued
may request cancellation of the permit. The building official shall thereupon stamp or write
on the face of such permit the words, "Cancelled at the request of the applicant."
Thereupon such permit shall be null and void and of no effect. All fees except for issuance
fees shall be returned to the applicant.
For additional provisions, applicable to grading, see Appendix J.
107.9 Transfer of Permit by Applicant.
107.9.1 No Inspection Performed. When requested in writing by the person to whom the
permit was issued, a permit may be transferred from the person to whom the permit was
issued to a new individual. Fee credit shall be given where deemed appropriate by the
building official and new fees shall be paid as required by ordinance or resolution.
107.9.2 One or More Inspection Performed. Permits may be transferred to any
individual upon completion of a new application. Fee credit shall be given where deemed
appropriate by the building official and new fees shall be paid as required by ordinance or
resolution.
107.9.3 Permit Duration Remains Unchanged. Transfer of a permit shall be considered
a continuation of the previous permit when determining the permit's duration, and shall in
no way extend the duration of the preceding permit.
108 RESERVED
109 USE AND OCCUPANCY
109.1 General. No building, structure or premises, or portion thereof, shall be used or
occupied, and no change in the existing occupancy classification of a building, structure
or premises, or portion thereof, shall be made until the building official has approved the
building, structure or premises or portion thereof for such use or occupancy and until all
permits have been approved or a temporary certificate of completed construction has
been issued.
Upon final of a building permit and at the request of the applicant, a certificate of
completed construction shall be issued by the building official for any structure that is
ready to occupy.
Approval of a building, structure or premises, or portion thereof, for use or occupancy
(including, but not limited to, final inspection approval and/or issuance of a certificate of
completed construction or issuance of a temporary certificate of completed construction)
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shall not be construed as approval of a violation of the provisions of this Code, relevant
laws, ordinances, rules and/or regulations. Approvals presuming to give authority to
violate or cancel the provisions of this Code, relevant laws, ordinances, rules and/or
regulations are not valid.
The building official may, in writing, suspend or revoke any such approvals or certificates
whenever the building official determines that the approval or certificate was issued in
error, or on the basis of incorrect information supplied, or when it is determined that the
building, structure or premises, or portion thereof, is in violation of any provision of this
Code, relevant laws, ordinances, rules and/or regulations. Any certificate of completed
construction or temporary certificate of completed construction so issued shall be
surrendered upon request of the building official.
109.2 Unpermitted Structures. No person shall own, use, occupy or maintain any
unpermitted structure.
109.3 Change in Use. Changes in the character or use of a building shall not be made
except as specified in Existing Building Code.
109.4 Issuance of a Certificate of Completed Construction. When the building,
structure or premises, or portion thereof, has passed final inspection, and when the
building, structure or premises complies with this Code, relevant laws, ordinances, rules
and regulations, and the required fees have been paid, the building official, upon request
of the applicant, shall issue a certificate of completed construction, which shall contain
the following:
1. The building permit number.
2. The address of the building or structure.
3. A description of that portion of the building for which the certificate is issued.
4. A statement that the described portion of the building was inspected and found to
comply with the requirements of this Code, relevant laws, ordinances, rules and
regulations for the group and division of occupancy and the use for which the
proposed occupancy is classified.
5. The date the permit was approved.
6. Any other information deemed necessary by the building official.
For additional provisions, applicable to grading, see Appendix J.
109.51ssuance of a Temporary Certificate of Completed Construction. lithe building
official finds that no substantial hazard will result from occupancy of any building or portion
thereof before the same is completed, the building official may issue a temporary
certificate of completed construction for the use of a portion or portions of a building,
structure or premises, prior to the completion of the entire building, structure or premises,
or portion thereof.
Such temporary certificate of completed construction shall be valid for a period of time to
be specified by the building official. Upon request of the owner or permittee, the building
official may, in writing, extend the temporary certificate of completed construction when it
is determined that the circumstances so warrant. After the expiration of a temporary
certificate of completed construction and any extension(s) thereof, the building, structure
or premises, or portion thereof, shall not be used or occupied until the building official has
approved the building for such use or occupancy.
109.6 Live Load Posted. In new construction, a durable sign that indicates the "live load"
shall be required in commercial or industrial buildings where the floor or roof or portion
thereof is or has been designed with a live load that exceeds 50 psi. The live load sign
shall be posted on that part of each story or roof to which it applies, in a conspicuous
place. The live load sign shall be posted as a condition precedent to the issuance of a
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certificate of completed construction certificate. It shall be unlawful to remove or deface
any such sign
109.7 Continued Use of Unpermitted and/or Noncomplying Conditions. When
deemed appropriate by the building official, a certificate of continued use of unpermitted
and/or noncomplying condition(s) may be issued. The certificate shall not be issued until
documentation, satisfactory to the building official, has been provided indicating that 1)
the unpermitted and/or noncomplying condition(s) were not created by the current owner,
and 2) that the current owner had no knowledge that the conditions were unpermitted
and/or noncomplying at the time of purchase.
An application shall be completed that states 1) that the continued use of the existing
unpermitted construction and/or noncomplying conditions is permitted by the City only
with the owner's understanding that the City in no way assumes responsibility for the
method of construction or the materials used; and 2) that it is further understood that this
application for continued use is not to be construed as being equivalent in any way to a
building permit.
An inspection shall then be made by the building official. Where necessary, permits shall
be issued to correct any conditions deemed to pose a potential threat to life, limb or
property. Once the inspection(s) have been made; all necessary permits have been
obtained, inspected and approved; and all obvious potential threats to life, limb or property
have been corrected, the building official may approve the application for unpermitted
construction and or noncomplying condition(s). When approved by the building official,
conditions deemed not to pose a potential threat to life, limb or property may be permitted
to remain.
110-PROHIBITED USES OF BUILDING SITES
110.1 Flood Hazard.
Buildings are not permitted in an area determined by the Building Official to be subject to
flood hazard by reason of inundation, overflow or erosion.
The placement of the building and other structures (including walls and fences) on the
building site shall be such that water or mud flow will not be a hazard to the building or
adjacent property. This prohibition shall not apply when provision is made to eliminate
such hazard to the satisfaction of the Building Official by providing adequate drainage
facilities by protective walls, suitable fill, raising the floor level of the building, a
combination of these methods, or by other means. The Building Official, in the application
of this Section for buildings, structures, and grading located in whole or in part in flood
hazard areas, shall enforce, as a minimum, the current Federal Flood Plain Management
Regulations defined in Title 44, Code of Federal Regulations, Section 60.3, and may
require the applicant or property owner to provide the following information and/or comply
with the following provisions:
1. Delineation of flood hazard areas, floodway boundaries and flood zones, and the
design flood elevation, as appropriate;
2. The elevation of the proposed lowest floor, including basement, in flood hazard
areas (A Zones), and the height of the proposed lowest floor, including basement, above
the highest adjacent grade;
3. The elevation of the bottom of the lowest horizontal structural member in coastal
high hazard areas (V Zone);
4. lithe design flood elevations are not included on the community's Flood Insurance
Rate Map (FIRM), then the applicant shall obtain and reasonably utilize any design flood
elevation and floodway data available from other sources, as approved by the Building
Official; and
5. During construction, upon placement of the lowest floor, including basement, and
prior to further vertical construction, the permittee shall provide to the Building Official
documentatipn, prepared and sealed by a registered design professional, certifying the
elevation of the lowest floor, including basement.
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110.2 Geotechnical Hazards.
110.2.1 No building or grading permit shall be issued under the provisions of this section
when the Building Official finds that property outside the site of the proposed work could
be damaged by activation or acceleration of a geotechnically hazardous condition and
such activation or acceleration could be attributed to the proposed work on, or change in
use of, the site for which the permit is requested. For the purpose of this section, a
geotechnically hazardous condition does not include surface displacement due to
earthquake faults.
110.2.2 Except as provided in Section 11 0.2.3, work requiring a building or grading permit
by this Code is not permitted in an area determined by the Building Official to be subject
to hazard from landslide, settlement, or slippage. For the purpose of this Section,
landslide, settlement, or slippage does not include surface displacement due to the
earthquake faults.
110.2.3 Subject to the conditions of Subsection 110.2.1, permits may be issued in the
following cases.
110.2.3.1 When the applicant has submitted an engineering geology and/or soils
engineering report or reports complying with the provisions of Section 111 such that said
reports show to the satisfaction of the Building Official that the hazard will be eliminated
prior to the use or occupancy of the land or structures.
110.2.3.2 When the applicant has submitted an engineering geology and/or soils
engineering report or reports that comply with the provisions of Section 111, and that
demonstrate, to the satisfaction of the Building Official, that the site is safe for the intended
use.
110.2.3.3 When the proposed work involves the alteration or minor repair of existing
structures and the cost of such alteration or repair does not exceed 25 percent of the
current valuation of the existing structure, such value to be based on assumed
continuation of the established legal use. Before a permit may be issued pursuant to this
section, the owner shall do all of the following:
1. If required by the Building Official, submit an engineering geology and/or soils
engineering report or reports that contain(s), at a minimum, a qualitative and/or conditional
finding that the proposed work complies with the provisions of Section 110.2.1 of this
Code.
2. Record in the office of the Department of Registrar-Recorder, a statement that
the owner is aware that the records of the Building Official indicate that the property is
potentially subject to hazard from landslide, settlement, or slippage.
3. Record in the office of the Department of Registrar-Recorder, an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement or
slippage no longer exists. The repair work shall consist of restoring the original
construction. The Building Official may require that provisions be made in anticipation of
future settlement. For the purposes of this Section 11 0.2.3.3, "alteration" does not include
an addition or additions.
11 0.2.3.4 When the proposed work involves an addition or additions to an existing
structure but is not a change in use or occupancy and such work does not increase the
gross floor area of the structure by more than 25 percent of the area of the structure as it
existed on July 6, 1968, and the Building Official determines that the proposed work will
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not impact a historically active landslide. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. Submit an engineering geology and/or soils engineering report or reports that
contain(s), at a minimum, a qualitative and/or a conditional finding that the proposed work
complies with the provisions of Section 11 0.2.1.
2. Record in the office of the Department of Registrar-Recorder the finding of such
report or reports.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
. loss which may result from the issuance of such a permit This agreement shall provide
that it is binding on all successors in interest of the owner and shall continue in effect until
the Building Official records in the office of the Department of Registrar-Recorder a
statement that the Building Official has determined that a hazard from landslide,
settlement, or slippage no longer exists.
110.2.3.5 When the proposed work involves the repair of a single-family residence or
accessory structures where the cost of such repair exceeds 25 percent of the current
valuation of the existing building.
The scope of the repair work shall be subject to the approval of the Building Official. Before
a permit may be issued pursuant to this Section, the owner shall do all of the following:
1. Submit an engineering geology and/or soils engineering report or reports that
contain(s), at a minimum, a qualitative and/or conditional finding that the proposed work
complies with the provisions of Section 110.2.1 of this Code.
2. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the records of the Building Official indicate that the property is
potentially subject to hazard from landslide, settlement, or slippage.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the County and all officers and employees thereof of any liability for any damage
or loss which may result from issuance of such a permit This agreement shall provide
that it is binding on all successors in interest of the owner and shall continue in effect until
the Building Official records in the office of the Department of Registrar-Recorder a
statement that the Building Official has determined that such hazard from landslide,
settlement, or slippage no longer exists.
110.2.3.6 When the proposed work involves the replacement of structures destroyed by
causes other than landslide, settlement, or slippage, and the permit applicant was the
owner of the property at the time of the loss, their immediate heir(s), or their authorized
representative, and the application for a permit under this Section is filed no later than ten
(10) years following the date of the loss.
The replacement structure(s) shall not exceed the area, number of stories, load, or
number of fixtures and bedrooms of the structure that was destroyed. No change in
occupancy type shall be permitted. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. Demonstrate, to the satisfaction of the Building Official, that the replacement
structure and/or the associated private sewage disposal system (if any) and/or the
replacement landscaping (if any) will not result in a greater amount of groundwater
infiltration than occurred under the original condition.
2. Submit an engineering geology and/or soils engineering report or reports that
contain, at a minimum, a qualitative and/or conditional finding that the proposed work
complies with the provisions of Section 110.2.1 of this Code and that contain
recommendations for enhancing the stability of the site.
3. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the owner is aware that the records of the Building Official
indicate that the property is potentially subject to a hazard from landslide, settlement, or
slippage.
4. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
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loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement, or
slippage no longer exists.
110.2.3.7 When the proposed work involves a one-story, detached, light-frame accessory
structure not intended or used for human occupancy and not exceeding 400 square feet
in gross floor area nor 12 feet in height. Before a permit may be issued pursuant to this
Section, the owner shall do all of the following:
1. When required by the Building Official, submit an engineering geology and/or soils
engineering report or reports that contain, at a minimum, a qualitative and/or conditional
finding that the proposed work complies with the provisions of Section 11 0.2.1.
2. Record in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging that the owner is aware that the records of the Building Official
indicate that the property is potentially subject to hazard from landslide, settlement, or
slippage.
3. Record in the office of the Department of Registrar-Recorder an agreement
relieving the City and all officers and employees thereof of any liability for any damage or
loss which may result from issuance of such a permit. This agreement shall provide that
it is binding on all successors in interest of the owner and shall continue in effect until the
Building Official records in the office of the Department of Registrar-Recorder a statement
that the Building Official has determined that such hazard from landslide, settlement, or
slippage no longer exists.
110.2.3.8 When the Building Official determines that the hazard from landslide,
settlement, or slippage is based solely on the fact that the area has been identified as a
potentially liquefiable area in a seismic hazard zone (pursuant to Public Resources Code
section 2690 et seq.) and a foundation investigation is performed in connection with the
work in accordance with Section 1803 of this Code.
110.2.3.9 Notwithstanding any other provisions of this Section, the Building Official may,
at his or her discretion, deny a permit for any building, structure, or grading subject to
hazard from landslide, settlement, or slippage, which cannot be mitigated and may
endanger the health or safety of the occupants, adjoining property, or the public.
110.2.3.10 When the proposed work involves the repair and restoration of a slope. Before
a permit may be issued pursuant to this Section, the owner shall submit an engineering
geology and/or soils engineering report or reports that contain(s) the following:
1. A description and analysis of the existing conditions, including the cause or
causes of the failed slope.
2. Recommendations for the repair of the failed slope.
3. A qualitative and/or conditional finding that the proposed work complies with the
provisions of Section 110.2.1 of this Code.
4. An analysis demonstrating that future failures originating from the repaired portion
of the slope will not impact previously permitted structures.
5. An analysis demonstrating that the proposed work will improve existing slope
stability.
111-ENGINEERING GEOLOGY AND SOILS ENGINEERING REPORTS
The Building Official may require an engineering geology or soils engineering report, or
both, where in the Building Official's opinion, such reports are essential for the evaluation
of the safety of the site. The engineering geology or soils engineering report or both shall
contain a finding regarding the safety of the site of the proposed work against hazard from
landslide, settlement or slippage and a finding regarding the effect that the proposed work
will have on the geotechnical stability of the area outside of the proposed work. Any
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engineering geology report shall be prepared by a certified engineering geologist licensed
in the State of California. Any soils engineering report shall be prepared by a civil engineer
licensed in the State of California, experienced in the field of soil mechanics, or a
geotechnical engineer licensed in the State of California. When both an engineering
geology and soils engineering report are required for the evaluation of the safety of a
building site, the two reports shall be coordinated before submission to the Building
Official.
112-EARTHQUAKE FAULT MAPS
Earthquake fault zone maps within the City prepared under Sections 2622 and 2623 of
the California Resources Code which show traces of earthquake faults are hereby
declared to be, on the date of official issue, a part of this Code, and may be referred to
elsewhere in this Code. Earthquake fault zone maps revised under the above sections of
the California Resources Code shall, on the date of their official issue, supersede
previously issued maps which they replace.
SECTION 113-EARTHQUAKE FAULTS
113.1 General. The construction of a building or structure near a known active
earthquake fault and regulated by this Code shall be permitted as set forth in this Section.
113.2 Scope. The provisions of this Section shall apply only to permits for buildings or
structures on individual lots or parcels and are not intended to be supplementary to
geologic investigations required to qualify divisions of land as set forth in Title 9 Chapter
2 (Subdivision Regulations) the City ofTemple City Municipal Code.
113.3 Definition. For the purpose of this Section, a geologist shall be a professional
geologist, licensed by the California State Board for Geologists and Geophysicists to
practice geology in California.
113.4 Known Active Earthquake Faults. For the purpose of this Section, known
active earthquake faults are those faults which have had displacement within Holocene
time (approximately the last 11,000 years) as defined in the most current issue of Special
Publication 42 of the California Geological Survey.
113.5 Construction Limitations. No building or structure shall be constructed over or
upon the trace of a known active earthquake fault which is shown on maps maintained by
the Building Official. These maps include, but are not limited to, earthquake fault zone
maps prepared under Sections 2622 and 2623 of the California Public Resources Code.
The absence of a known active earthquake fault trace at the proposed building location
shall be determined by a professional geologist licensed in the State of California in the
following cases:
1. When the proposed building is within (50) feet (15.24 m) of that line designated
by the Building Official as the assumed location of a known active earthquake
fault on the aforementioned maps.
2. When the proposed building is within 50 feet (15.24 m) of the most probable
ground location of the trace of a known active earthquake fault shown on the
aforementioned maps.
In these cases, the Building Official may require the excavation of a trench, for the purpose
of determining the existence of an active earthquake fault. Such a trench will be required
if a lack of distinguishable fault features in the vicinity prevents the Building Official from
determining by a site examination, review of available aerial photographs, or by other
means that the fault trace does not underlie the proposed building. The trench shall be
approximately perpendicular to the most probable direction of the fault trace, at least 1-
1/2 feet (0.15 m) wide, and at least five feet in depth measured from natural grade, or to
a depth satisfactory to the Building Official.
The trench must be accessible for mapping and inspection by the Building Official, when
requested, and meet the requirements of Title 8 of the California Code of Regulations,
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ORDINANCE NO. 16-1020
Construction Safety Orders. The trench need not extend further than the full width of the
proposed structure plus 5 feet (1.52 m) beyond the traversed exterior walls. A known
active earthquake fault shall be presumed nonexistent if an exposure is not found by the
professional geologist in the walls or floor of the trench.
The Building Official may require a more extensive investigation by a professional
geologist as evidence to the absence of a known active earthquake fault prior to the
issuance of a permit for Groups A, E, I, H and R, Division 1 Occupancies and B, F, M and
S Occupancies over one story in height.
The results of the investigation, conclusions and recommendations shall be presented in
a geology report prepared by a professional geologist as defined by Section 113.3. The
report shall comply with the guidelines presented in Note 49 prepared by the California
Department of Conservation, Geological Survey.
EXCEPTION: The provisions of this Section do not apply to:
1. One-story, detached light-frame buildings not intended or used for human
occupancy and not exceeding 1,000 square feet (92.9 m 2) in gross floor area or
12 feet (3.66 m) in building height.
2. Alterations or repairs to an existing building provided that the aggregate value of
such work within any 12-month period does not exceed 50 percent of the current
market value of the existing building. For the purposes of this Section 113.5,
"alteration" does not include an addition or additions.
3. Swimming pools, retaining walls, fences and minor work of a similar nature.
114 FACTORY-BUILT HOUSING
114.1. Plans shall be submitted for plan review for all field-built portions of factory-built
structures that clearly describe all work to be done at the site, including connection and/or
anchorage of the factory-built structure to the field-built foundation and connection of
utilities. Plans shall indicate compliance with this Code, relevant laws, ordinances, rules
and regulations for all work that is to be done at the site.
SECTION 115 FEES
115.1 Plan review fees shall be as adopted by a separate resolution and/or ordinance.
Plan checking fees shall be paid at the time of plan review submittal. In addition to the
aforementioned fees, the building official may require additional charges for review
required by changes, additions or revisions of approved plans or reports, and for services
beyond the first and second check due to changes, omissions or errors the part of the
applicant.
115.2 Permit fees shall be as adopted by separate resolution and/or ordinance. Permit
fees shall be paid at the time of permit issuance.
115.3 The determination of value or valuation under any of the provisions of this code
shall be made by the building official. The valuation to be used in computing the permit
and plan check fees shall be the total value of all construction work for which the permit
is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air
conditioning, elevators, fire protection systems and any other permanent work or
permanent equipment.
116 REFUNDS
116.1 Permit Refunds. In the event that any person shall have obtained a permit and no
portion of the work or construction covered by such permit shall have been commenced,
and such permit shall have been cancelled as provided for in Section 1 07.8, the permittee
may submit a written request to the building official requesting a refund of permit fees.
Permit fees in an amount equal to 80 percent may be refunded to the permit applicant,
but permit issuance fees shall not. The building official shall satisfy himself or herself as
to the right of such applicant to such refund, and each such refund shall be paid to the
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permit applicant, provided the request has been submitted within one year from the date
of cancellation or expiration of the permit.
116.2 Plan Check Refunds. No portion of the plan checking fee shall be refunded, unless
no review has been performed, in which case 80 percent of the plan checking fee shall
be refunded. The building official shall satisfy himself or herself as to the right of such
applicant to such refund, and each such refund shall be paid to the plan check applicant,
provided the request has been submitted within one year from the date of cancellation or
expiration of the permit.
117 INSPECTIONS.
117.1 General. All construction or work for which a permit is required shall be subject to
inspection by the building official, and all such construction or work shall remain
accessible and exposed for inspection purposes until approved by the building official.
In addition to the inspections required to be made by the building official, certain types of
construction shall have continuous inspection as specified in Chapter 17. Special
inspections made in accordance with Chapter 17 shall not relieve the permit applicant of
the responsibility to have the work inspected and approved by the building official.
Approval as a result of an inspection shall not be construed to be an approval of a violation
of any provision of this Code, relevant laws, ordinances, rules or regulations. Inspections
presuming to give authority to violate or cancel the provisions of this Code, relevant laws,
ordinances, rules and regulations shall not be valid.
It shall be the duty of the permit applicant to cause the work to remain accessible and
exposed for inspection purposes. Neither the building official nor the jurisdiction shall be
liable for expense entailed in the removal or replacement of any material required to allow
inspection.
It shall be the duty of the permit applicant to provide access for the inspector to the area
of work. Access may include, but shall not be limited to, ladders, scaffolding, catwalks and
lifts. It shall be the duty of the permit applicant to maintain a safe access path for the
inspector to the area of work. Safety precautions may include, but shall not be limited to,
handrails, guardrails and safety harnesses. All components of the access path shall be
securely anchored in place. The building inspector shall have the right to refuse to make
any inspection in an area that does not have an access path deemed safe for use by said
building inspector. It shall be the duty of the permit applicant to make any necessary
improvements to the access path to allow inspection by the building inspector.
It shall be the duty of the permit applicant to protect all existing construction from damage
caused during inspection. Neither the building official nor the jurisdiction shall be liable for
expense entailed in the removal or replacement of any material damaged during the
course of inspection.
For additional provisions, applicable to grading, see Appendix J.
117.2 Inspection Requests. It shall be the duty of the perrnit holder to notify the building
official that work authorized by a permit is ready for inspection. The building official may
require that every request for inspection be filed at least one working day before such
inspection is desired. Such request may be in writing or by telephone at the option of the
building official.
It shall be the duty of the person requesting any inspection required by this Code, relevant
laws, ordinances, rules and regulations to provide access to and means for inspection of
such work.
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ORDINANCE N0.16-1020
For additional provisions, applicable to grading, see Appendix J.
117.3 Inspection Record Card. When deemed necessary by the building official, work
requiring a permit shall not be commenced until the applicant has posted or otherwise
made available an inspection record card so as to allow the building official to conveniently
make the required entries thereon regarding inspection of the work. This card shall
continue to be posted or otherwise made available by the permit holder until final approval
of the permit has been granted by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4 Work Ready For Inspection.
117.4.1 General. Upon notification from the applicant that the work for which there is a
valid permit is ready for inspection, the building official shall be allowed to make all
applicable inspections specified in this Code, on the inspection record card and any
additional inspections required by the building official.
No work shall be approved by the building official that was not completely verified. Partial
or spot inspections shall not be performed by the building official, nor shall partial or spot
inspection be used as a justification for approving any required inspection.
Inspection by a special inspector shall not be made in-lieu of any inspections required to
be made by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4.2 Minimum Inspection Requirements. The following inspections shall not be
requested until the associated requirements have been satisfied.
1. Foundation inspection: Shall not be requested until all trenches are excavated
and forms erected, any required reinforcing steel is in place, and when all
materials for the foundation are delivered to the job. All holdown hardware shall
be securely installed in place. Where concrete from a central mixing plant
(commonly termed "transit mixed") is to be used, materials need not be on the
job.
Where any fill more than 8 inches in depth is placed, and/or where required by the
building official or the soils engineer, compaction tests shall be submitted to the
building official prior to requesting inspection.
Where required by the soils engineer, foundation trenching shall be reviewed and
approved by the soils engineer prior to requesting inspection.
2. Concrete slab or under-floor inspection: Shall not be requested until all in-slab or
under-floor building service equipment, conduit, piping accessories and other
ancillary equipment items are in place, but before any concrete is poured and/or
floor sheathing installed, including the subfloor.
3. Floor sheathing inspection: Floor sheathing inspection shall not be requested until
all sheathing is in place; all diaphragm nailing is complete; and all diaphragm ties,
chords and/or drag struts have been installed. No walls shall be erected above
the floor sheathing.
4. Roof sheathing inspection: Roof sheathing inspection shall not be requested until
all sheathing is in place; all diaphragm nailing is complete; and all diaphragm ties,
chords and/or drag struts have been installed. No portion of the roof sheathing
shall be covered by crickets or similar construction.
5. Frame inspection: Shall not be requested until after the roof, all framing, fire
blocking and bracing are in place and all pipes, chimneys, vents and all rough
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ORDINANCE N0.16-1020
electrical, plumbing and mechanical work are complete. Roof coverings shall not
be installed.
6. Lath inspection and/or wallboard: Shall not be requested until after all lathing
and/or wallboard, interior and exterior, is in place, but before any plastering is
applied or before wallboard joints and fasteners are taped and finished.
7. Final inspection: Shall not be requested until after finish grading and the building
is completed and is ready for occupancy.
8. Other Inspections: In addition to the inspections specified above, the building
official shall be allowed to make all applicable inspections specified on the
Inspection Record card. The building official may also make or require any other
inspections of any construction work to ascertain compliance with the provisions
of this Code, relevant laws, ordinances, rules and regulations that are enforced
by the building official.
For additional provisions, applicable to grading, see Appendix J.
117.4.3 Reinspections. An inspection fee may be assessed for reinspection, as
determined by the Building Official, for any of the following reasons:
1. The portion of work for which inspection is requested is not complete;
2. Corrections given are not completed;
3. There is inadequate work site access preventing inspection;
4. The inspection record card is not posted or otherwise available on the work site:
5. The approved plans are not available for the inspector;
6. Work has deviated from the approved plans and has not been approved by the
Building Official.
This Section is not to be interpreted as requiring additional inspection fees the first time a
job is rejected for failure to comply with the requirements of this Code.
To obtain re-inspection, the applicant shall pay the re-inspection fee in advance, as
determined per the fee resolution.
117.5 Provisions for Special Inspection_
117.5.1 When Required. In addition to the inspections required elsewhere in this section,
the owner shall employ one or more special inspectors who shall provide inspections
during construction on the types of work listed under Chapter 17 The special inspector
may be employed either directly or through the architect or engineering firm in charge of
the design of the structure, or through an independent inspection test firm approved by
the building official.
Exception: The building official may waive the requirement for the employment of a
special inspector if the construction is of a minor nature.
117.5.2 Identification of Work. When special inspection is required by Section 117.5.1,
the architect or engineer of record shall identify on the plans all work that is required to
have special inspection.
Where the special inspection method(s) to be employed are not specified elsewhere in
this Code, relevant laws, ordinances, rules and/or regulations, the architect or engineer of
record shall prepare an inspection program that shall be submitted to and approved by
the building official prior to building permit issuance.
The special inspector(s) may be employed by the owner, the engineer or architect of
record, or an agent of the owner, but shall not be employed by the contractor, the
contractor's employees, representatives or agents of the contractor, or any other person
performing the work.
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The architect or engineer of record shall identify, on forms provided by the City, the
individual(s) and/or firm(s) who are to perform any required special inspection, and where
an inspection program is required by this section, shall specify the special inspection
duties of the special inspector(s).
117.5.3 Qualifications, Requirements and Duties of the Special Inspector. The
special inspector shall be approved by the building official prior to performing any
inspection duties. The special inspector shall complete an application form provided by
the City and shall submit documentation satisfactory to the building official that the special
inspector is qualified to make the special inspection(s) for which application is made. The
building official shall have the right to administer a written or verbal examination as
deemed appropriate by the building offici<il to verify that the special inspector is qualified
to perform the inspection duties for which application is made. A special inspector who
fails to pass the examination administered by the building official shall be required to wait
a minimum of seven (7) days before submitting a new application to provide special
inspection within the City.
The building official shall not be required to accept any documentation provided by a
special inspector who was not approved by the building official prior to performing
inspection duties. Neither the building official nor the jurisdiction shall be liable for expense
entailed in the removal or replacement of any material(s) or work installed, constructed or
placed under the review of a special inspector who was not approved by the building
official.
Failure to be approved by the building official prior to performing any special inspection
duties may be considered by the building official as a failure to perform properly and shall
allow the building official to refuse to allow the special inspector to perform inspection
within the City.
The special inspector shall observe the work assigned for conformance with the approved
design drawings.
The special inspector shall furnish inspection reports to the building official. All observed
discrepancies shall be brought to the immediate attention of the contractor for correction,
then if uncorrected, to the proper design authority and to the building official.
The special inspector shall submit a final signed report stating that the work requiring
special inspection was, to the best of the inspector's knowledge, in conformance with the
approved plans and the applicable workmanship provisions of this Code.
The building official shall have the right to reject any work performed under the review of
a special inspector where the work performed fails to meet the minimum requirements of
this Code, relevant laws, ordinances, rules and regulations. Regardless of the information
communicated between the permit applicant and the special inspector, all work shall
comply with the approved plans and this Code, relevant laws, ordinances, rules and
regulations.
Upon evidence, satisfactory to the building official, of the failure of a special inspector to
perform properly and effectively the duties of said office, the building official may revoke,
suspend or refuse to allow the special inspector to perform inspection on sites within the
City. Prior to such action, the holder shall be given an opportunity to appear before the
building official and be heard.
117.6 Provisions for Structural Observation. When structural observation is required
in accordance with the requirements of Chapter 17, the engineer or architect of record
shall indicate on the plans what work is required to be observed by the engineer or
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ORDINANCE NO. 16-1020
architect responsible for the structural design, or the engineer or architect responsible for
the structural design shall prepare an inspection program and shall name the individuals
or firms who are to perform structural observation and describe the stages of construction
at which structural observation is to occur. The inspection program shall include samples
of inspection reports and provide time limits for the submission of observation reports. The
program shall be submitted to and approved by the building official prior to building permit
issuance.
When required by the engineer or architect responsible for the structural design or the
building official, the owner shall employ the engineer or architect responsible for the
structural design, or another engineer or architect designated by the engineer or architect
responsible for the structural design, to perform structural observation as defined in
Section 202.
When deemed appropriate by the engineer or architect responsible for the structural
design, the owner or owner's representative shall coordinate and call a preconstruction
meeting between the engineer or architect responsible for the structural design, the
structural observer, the contractor, the affected subcontractors and the special
inspector(s). The structural observer shall preside over the meeting. The purpose of the
meeting shall be to identify the major structural elements and connections that affect the
vertical and lateral load systems of the structure and to review scheduling of the required
observations. A record of the meeting shall be submitted to the building official.
All observed discrepancies shall be brought to the immediate attention of the engineer or
architect responsible for the structural design and the contractor for correction; then if
unresolved, to the building official. The structural observer shall submit to the building
official a written statement at each significant construction stage stating that the required
site visits have been made and identifying any reported deficiencies which, to the best of
the structural observer's knowledge, have not been resolved.
The structural observer shall submit a final signed report stating that the work requiring
structural observation was, to the best of the observer's knowledge, in conformance with
the approved plans and the applicable workmanship provisions of this Code.
117.7 Required Approvals. No work shall be done on any part of the building structure
or premises beyond the point indicated in each successive inspection without first
obtaining the written approval of the building official. The building official, upon notification,
shall make the requested inspections and shall either indicate in writing that the work
appears to comply as completed, or shall notify the applicant in writing which portion of
the work fails to comply with this Code, relevant laws, ordinances, rules and/or
regulations. Any work that does not comply shall be corrected and such work shall not be
covered or concealed until authorized by the building official.
There shall be a final inspection and approval of all work when completed and ready for
occupancy.
For additional provisions, applicable to grading, see Appendix J.
117.8 Site Requirements. A survey of the lot may be required by the building official to
verify compliance of the structure with the approved plans.
117.9 Noninspected Work. No person shall own, use, occupy or maintain any structure
on which noninspected work has been performed.
117.10 Utility Release. When deemed appropriate by the building official, gas and electric
utilities may be released. Release of either utility may be done prior to building final for
testing and inspection purposes. The building official shall retain the right to revoke the
ORDINANCE NO. 16·1 020
release of either utility for just cause, and may have either utility disconnected at the
earliest availability of the utility purveyor.
Attempting to occupy prior to issuance of a certificate of completed construction, whether
temporary or final, may be considered as just cause by the building official, and may result
in disconnection of the utilities.
117.11 Authority to Disconnect Electric Utility. The building official is hereby
empowered to disconnect or to order in writing the discontinuance of electric utility service
to buildings, structures or premises, or portions thereof, or wiring, devices or materials
installed without permit or found to be a hazard to life, health and/or property.
The building official shall have the power to disconnect or to order in writing the
discontinuance of electric utility service as a means of preventing, restraining, correcting
or abating any violation of this Code, relevant laws, ordinances, rules or regulations.
The electrical service shall remain disconnected or electrical utility service shall remain
discontinued until the Code violation has been abated to the satisfaction of the building
official, or until the installation of such wiring, devices or materials have been made safe
as directed by the building official; or until a permit has been issued and the work has
been inspected and approved by the building official.
117.12 Authority to Disconnect Gas Utility. The building official is hereby empowered
to disconnect or to order in writing the discontinuance of gas utility service to buildings,
structures, premises, appliances, devices or materials installed without permit or found to
be a hazard to life, health and/or property.
The building official shall have the power to disconnect or to order in writing the
discontinuance of gas utility service as a means of preventing, restraining, correcting or
abating any violation of this Code, relevant laws, ordinances, rules or regulations
The gas service shall remain disconnected or gas utility service shall remain discontinued
until the Code violation has been abated to the satisfaction of the building official, or until
the installation of such appliances, devices or materials has been made safe as directed
by the building official; or until a permit has been issued and the work has been inspected
and approved by the building official.
7-1-01 ADOPTION OF LOS ANGELES COUNTY CODE, TITLE 26, BUILDING CODE
Chapters 2 through 35, 66, 67, 96, 98, 99 and Appendices I and J of Title 26, Los Angeles County
Building Code, as amended and in effect on or before January 1, 2017, adopting the 2016
California Building Code, is hereby adopted by reference pursuant to the provisions of Sections
50022.1 through 50022.10 of the Government Code of the State of California as though fully set
forth herein, and made a part of the Temple City Municipal Code with the same force and effect
as though set out herein in full, including all of the regulations, revisions, conditions and terms
contained therein except as revised in this ordinance by section 7-1.02 below.
In accordance with Section 50022.6 of the California Government Code, not less than one copy
of said Title 26 of the Los Angeles County Code together with any and all amendments thereto
proposed by the City of Temple City, has been and is now filed in the office of the Building and
Safety Division, shall be remain on file with the Building Official, shall collectively be known as the
City of Temple City Building Code and may be cited as Title 7 Chapter 1 of the City ofTemple City
Municipal Code.
7-1-02 BUILDING CODE MODIFIED
Page 35 of 51
ORDINANCE NO. 16-1020
Chapters 33, 99 and Appendix J of Title 26 of the Los Angeles County Code, adopted by reference
as the Building Code of the City of Temple City, are hereby amended, deleted or added as follows:
Page 36 of 51
a. A new Section 3301.3 is added to read:
3301.3 On-Site Fencing During Construction.
3301.3.1 General. A fence shall be provided any time grading, demolition, or construction
work requiring a grading or building permit is performed. The fence shall totally enclose
the perimeter of all property. Locking gates may be provided at any location.
Exceptions:
1) When approved by the building official, a fence need not enclose residential
property when at least one dwelling is continuously occupied. Approval not to fence the
property may be revoked in writing by the building official if the property is found to be
unoccupied for any length of time. For the purposes of this exception, continuously
occupied is not intended to imply that the occupants must be continuously present.
2) When approved by the building official, the fence may enclose areas other than
the perimeter of the property.
3301.3.2 Fence Construction. The fence shall be 6 feet in height measured from
adjacent grade on the exterior side of the fence, and constructed from chain link, lumber,
masonry or other approved materials. The fence shall be self-supporting and shall not
incorporate structures or fencing on adjacent property without written approval of the
adjacent property owner.
3301.3.3 Duration of Fencing. The fence shall be erected prior to the start of any grading,
demolition, or construction work and shall remain in place until the work for which a
grading or building permit is required has been completed.
Exceptions:
1) All or portions of the fence may be removed daily during construction so long as
the property is continuously occupied, and all portions of the removed fence are replaced
prior to the property being unoccupied.
2) When approved by the building official, the fence may be removed prior to
completion of the grading, demolition, or construction work, if the property is determined
by the building official to no longer provide an unsafe or hazardous condition.
3301.3.4 Failure to Comply. If the property is found unfenced and the building official
determines that an unsafe or hazardous condition exists, the City may take action to
correct the noncomplying condition by providing the required fence. The building official
may then issue a notice to stop work until all fees incurred by the City to properly fence
the property have been recovered. If such fees have not been recovered by the City within
30 days, the City may take action to recover the costs in accordance with the requirements
of this Code.
b. Section J103.5 is amended in its entirety to read:
J 103.5 Grading Fees. Fees shall be assessed in accordance with the provisions of this
section. The amount of the fees shall be as specified in Section 115 of this code.
J 103.5.1 Plan Review Fees. When a plan or other data are required to be submitted, a
plan review fee shall be paid at the time of submitting plans and specifications for review.
Separate plan review fees shall apply to retaining walls or major drainage structures as
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ORDINANCE NO. 16-1020
required elsewhere in this code. For excavation and fill on the same site, the fee shall be
based on the total volume of excavation and fill.
J 103.5.2 Permit Fees. A fee for each grading permit shall be paid to the Building Official
at the time of issuance of the permit. Separate permits and fees shall apply to retaining
walls or major drainage structures as required elsewhere in this code.
c. Section J 103.6 is amended in its entirety to read:
J 103.6 Compliance with Zoning Code. The building official may refuse to issue a
grading permit for work on a site if either the proposed grading or the proposed land use
for the site shown on the grading plan application does not comply with the provisions of
"Zoning Regulations" of the City of Temple City Municipal Code.
d. Section J105.12 is amended in its entirety to read:
J105.12 Completion of work. Upon completion of the rough grading work and at the final
completion of the work, the following reports and drawings and supplements thereto are
required for engineered grading or when professional inspection is otherwise required by
the Building Official:
1. A certification by the Field Engineer that to the best of his or her
knowledge, the work within the Field Engineer's area of responsibility was done in
accordance with the final approved grading plan.
2. A report prepared by the Soils Engineer retained to provide such services
in accordance with Section J1 05.4, including locations and elevations of field density tests,
summaries of field and laboratory tests, other substantiating data, and comments on any
changes made during grading and their effect on the recommendations made in the
approved soils engineering investigation report. The report shall include a certification by
the Soils Engineer that to the best of his or her knowledge, the work
within the Soils Engineer's area of responsibility is in accordance with the approved Soils
Engineering report and applicable provisions of this chapter. The report shall contain a
finding regarding the safety of the completed grading and any proposed structures against
hazard from landslide, settlement, or slippage.
3. A report prepared by the Engineering Geologist retained to provide such
services in accordance with Section J1 05.5, including a final description of the geology of
the site and any new information disclosed during the grading and the effect of such new
information, if any, on the recommendations incorporated in the approved grading plan.
The report shall contain a certification by the Engineering Geologist that, to the best of his
or her knowledge, the work within the Engineering Geologist's area of responsibility is in
accordance with the approved engineering geology report and applicable provisions of
this Chapter. The report shall contain a finding regarding the safety of the completed
grading and any proposed structures against hazard from landslide, settlement or
slippage. The report shall contain a final as-built geologic map and cross-sections
depicting all the information collected prior to and during grading.
4. The grading contractor shall certify, on a form prescribed by the building
official that the grading conforms to the approved plans and specifications.
7-1-03 EFFECT OF ADOPTION
The adoption of the city Building Code and the repeal, addition or amendment of
ordinances by this code shall not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
ORDINANCE NO. 16-1020
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-1-04 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful
and every failure to perform an act required by this code is a misdemeanor or an infraction
as set forth in the said respective pertinent sections of this code and any person causing
or permitting a violation of any such section of said code shall be subject to the penalties
ascribed to each such section as set forth herein. Where silent, as to whether a violation
is a misdemeanor or infraction, the City Attorney may prosecute such violation as either
a misdemeanor or infraction in his/her discretion.
(B) Violations including aiding, abetting, and concealing. Every person who
causes, aids, abets or conceals the fact of a violation of this code is guilty of violating this
code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said
code may be enforced by civil action. Any condition existing in violation of this code is a
public nuisance and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 2. MECHANICAL CODE
7-2-00 MECHANICAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Mechanical Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 2 of the City of Temple City Municipal Code
shall be known as the Mechanical Code of the City of Temple City, may be cited as such, and will
be referred to herein as "these regulations" or "these building standards "or "this Code."
101.3-SCOPE. The provisions of this Code shall apply to the erection, alteration, installation,
repair, relocation, movement, improvement, removal connection or conversion, use or
maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other
miscellaneous heat-producing appliances mechanical equipment and/or appliances or any other
mechanical work regulated by this Code within the City.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event, any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
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ORDINANCE NO. 16-1020
by the State to practice as such. Only after the plans have been approved may the applicant apply
for a mechanical permit for such work. The building official may also require such plans be
reviewed by other departments and/or divisions of the City to verify compliance with the laws and
ordinances under their jurisdiction.
Separate Mechanical Code plan review is required for any of the following:
(a) To verify compliance with State energy requirements when such information is not shown
completely on the building plans;
(b) Installations where the aggregate BTU input capacity for either comfort heating or comfort
cooling is more than 500,000 BTU;
(c) Type I or Type II commercial hoods;
(d) Parking garage exhaust ventilation systems;
(e) Product conveying duct system;
(f) Spray booths;
(g) Stair pressurization systems;
(h) Installation of fire dampers, smoke dampers and/or combination smoke/fire dampers;
(i) Air moving systems supplying air in excess of 2000 cfm and where smoke detectors are
required in the duct work;
(j) Any installation in a building of Type 1-A, Type 11-A, Type 111-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a mechanical
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.3 Information Required on Mechanical plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official shall be of sufficient clarity to
indicate the nature and scope of the work proposed, and shall show in detail that the proposed
construction will conform to the provisions of this Code and all relevant laws, ordinances, rules
and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the mechanical plans shall indicate the following:
(a) A complete floor plan showing the location of all proposed mechanical equipment, duct
work, vents, etc.;
(b) A complete plan showing the layout, diameter and material of all proposed piping;
(c) A legend of all symbols used and a list of all abbreviations used;
(d) The location of all proposed inlets, outlets, diffusers, etc.;
(e) The btu/Hr and/or elm rating of all equipment;
(f) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for mechanical piping and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the Building Code and the Mechanical Code in
effect on the date of plan check submittal.
107.1 Mechanical permit Required. No person shall erect, alter, install, repair, move, improve,
remove, connect or convert, or cause the same to be done, any mechanical equipment without
first obtaining a mechanical permit from the building official.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
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ORDINANCE NO. 16-1020
107.2 Work Exempted from Mechanical permit. A mechanical permit shall not be required for
the following:
(a) Installation of portable appliances or equipment used for heating ventilating, or cooling
(refrigeration or evaporative) which does not require either a Building Permit or an Electrical Permit
to install;
(b) Repair or replacement of steam, hot, or chilled water piping, and refrigeration piping which
were previously permitted and inspected under a valid mechanical permit;
(c) Repair or replacement of components to a refrigeration system which were previously
permitted and inspected under a valid Mechanical permit.
(d) Repair or replacement of any component, part or assembly of an appliance which does
not alter its original approval and complies with the other applicable requirements of this Code;
(e) Any unit refrigerating system.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
7-2-01 LOS ANGELES COUNTY CODE, TITLE 29, MECHANICAL CODE ADOPTED
Los Angeles County Mechanical Code Chapter 2 through Chapter 17 and Appendices B, C and
D, Title 29, the 2017 Los Angeles County Mechanical Code, as amended and in effect on or before
January 1, 2017, adopting the 2016 California Mechanical Code, is hereby adopted by reference
pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government Code of the
State of California as though fully set forth herein, and made a part of the Temple City Municipal
Code with the same force and effect as though set out herein in full, including all of the regulations,
revisions, conditions and terms contained therein.
Not less than one copy of said Title 29 of the Los Angeles County Mechanical Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Mechanical Code and may be cited as
Title 7 Chapter 2 of the City of Temple City Municipal Code.
7-2-02 EFFECT OF ADOPTION
The adoption of this code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-2-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
Page 40 of 51
ORDINANCE NO. 16-1020
{C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 3. ELECTRICAL CODE
7-3-00 ELECTRICAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Electrical Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 3 of the City of Temple City Municipal Code shall
be known as the Electrical Code of the City of Temple City, may be cited as such, and will be
referred to herein as "these regulations" or "these building standards "or "this Code."
101.3 Scope and Applicability The provisions of this Code shall apply to the erection, alteration,
installation, repair, movement, improvement, removal connection or conversion of any electrical
equipment and/or appliances or any other electrical work regulated by this Code within the City.
Exception: The provisions of this Code shall not apply to public utilities; or to electrical wiring for
street lighting or traffic signals located primarily in a public way; or to mechanical equipment not·
specifically regulated in this Code. The provisions of this Code shall not apply to any electrical
work performed by or for any electrical corporation, telephone corporation, telegraph corporation,
railroad corporation or street railroad corporation on or with any electrical equipment owned or
controlled and operated, or used by and for the exclusive benefit of, such corporation in the conduit
of its business as a public utility, or to any other work which any such corporation may be entitled
by law to perform without payment of any local tax; but all provisions of this Code shall apply
insofar as they may consistently with the above be applicable to all other electrical work performed
by or for any such corporation.
The terms "electrical corporation", "telephone corporation", railroad corporation", and "street
railroad corporation" are herein used as said terms are respectively defined in the Public Utility
Code of the State of California; and such terms shall also be deemed to include similar utilities
which are municipally or governmentally owned and operated.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
by the State to practice as such. Only after the plans have been approved may the applicant apply
for an electrical permit for such work. The building official may also require such plans be reviewed
by other departments and/or divisions of the City to verify compliance with the laws and ordinances
under their jurisdiction.
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ORDINANCE N0.16-1020
Separate Electrical Code plan review is required for any of the following:
1-To verify compliance with State energy requirements when such information is not shown
completely on the building plans;
2-Any installation of any equipment rated at 400 amperes or larger;
3-Any installation of a subpanel, switchboard or motor control center having a rating of 400
amperes or larger;
4-Any installation of a motor rated more than 10 HP;
5-Any installation of a transformer, generator, uninteruptable power supply (UPS), phase
converter, capacitor, rectifier or other separately derived system;
6-Any installation of a storage batteries;
7-Any installation of equipment rated above 600V;
8-All motion picture theaters;
9-Assembly rooms having an occupant load exceeding 500 occupants;
10-All gas stations, repair garages and similar locations classified as Hazardous in Chapter 5 of
this Code;
11-Spray booths;
12-Installation of lighting fixtures weighing more than 300 pounds;
13-Installation of any illuminated sign.
14-Any installation in a building of Type 1-A, Type II-A , Type 111-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of an electrical
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.3 Information Required on Electrical Plans. Plans shall be drawn to scale upon
substantial paper or other material suitable to the building official shall be of sufficient clarity to
indicate the nature and scope of the work proposed, and shall show in detail that the proposed
construction will conform to the provisions of this Code and all relevant laws, ordinances, rules
and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the electrical plans shall indicate the following:
(1) A complete floor plan showing the location of the proposed service and all proposed
subpanels, switchboards, panelboards and/or motor control centers. All required working space
dimensions shall also be indicated where required by the building official;
(2) A complete plan showing the layout, conductor size and insulation type for all proposed
electric wiring in all parts of the building or structure;
(3) A legend of all symbols used and a list of all abbreviations used;
(4) A complete single line diagram with complete system grounding, water pipe bonding and
other metal pipe bonding as required by the building official;
(5) The location of all proposed outlet boxes for switches, lights, receptacles and similar
devices in all parts of the building or structure;
(6) The location, voltage and wattage or ampere rating for each noninductive piece of
equipment;
(7) The location, voltage and wattage or ampere rating for each transformers, capacitor,
ballast, converter, frequency changer and/or similar equipment;
(8) The location, voltage and horsepower rating for all motors, generators and similar
equipment;
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ORDINANCE N0.16-1020
(9) The horsepower rating for all disconnects protecting more than one motor or protecting
any piece of HVAC equipment containing more than one motor;
(10) Panel schedules for all proposed subpanels and similar equipment;
(11) Lighting fixture schedule;
(12) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for electrical and communication conduits, pipes and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the City Building Code and the Electrical Code in
effect on the date of plan check submittal.
107.1 Electrical Permit Required. No person shall erect, alter, install, repair, move, improve,
remove, connect or convert, or cause the same to be done, any electrical equipment without first
obtaining an electrical permit from the building official.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
107.2 Work Exempted from Electrical Permit. An Electrical Permit shall not be required for the
following:
(1) Minor repair work such as the replacement of lamps, switches, receptacle devices and
sockets which were previously permitted and inspected under a valid electrical permit;
(2) Connection of portable generators, portable motors, appliances, tools, power outlets and
other portable equipment connected by means of a cord or cable having an attachment plug to a
permanently installed receptacle which. was previously permitted and inspected under a valid
electrical permit;
(3) Repair or replacement of overcurrent devices;
(4) The wiring for temporary theater, motion picture or television stage sets;
(5) The repair or replacement of ground, slab, floor or roof mounted fixed motors or
appliances of the same type and rating in the same location and which were previously permitted
and inspected under a valid electrical permit. Note: Suspended or wall mounted equipment may
be exempted from electrical permit requirements only after documentation has been submitted to
and reviewed by the building official for adequate seismic anchorage. Separate building permit(s)
may be required;
(6) That portion of electrical wiring, devices, appliances, apparatus, or equipment operating
at less than 25 volts and not capable of supplying more than 50 watts of energy;
(7) That portion of telephone, intercom, sound, alarm, control, communication and/or signal
wiring that is not an integral part of an appliance, and which operates at 30 volts or less. Note:
Separate permit may be required from the Fire Department;
(8) Temporary decorative lighting which is not installed for more than 90 days;
(9) The installation of temporary wiring for testing or experimental purposes within suitable
facilities specifically approved by the building official for such use.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
7-3-01 LOS ANGELES COUNTY CODE, TITLE 27, ELECTRICAL CODE ADOPTED
Los Angeles County Electrical Code Article 90, Chapter 1 through 9, and Appendices A, 8, C, D,
E, F, G, H, I and J, Title 27, The 2016 Los Angeles County Electrical Code, as amended and in
effect on or before January 1, 2017, adopting the 2016 California Electrical Code, except as
otherwise provided in said Title 27, is hereby adopted by reference pursuant to the provisions of
Sections 50022.1 through 50022. 10 of the Government Code of the State of California as though
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ORDINANCE N0.16-1020
fully set forth herein, and made a part of the Temple City Municipal Code with the same force and
effect as though set out herein in full, including all of the regulations, revisions, conditions and
terms contained therein.
Not less than one copy of said Title 27 of the Los Angeles County Electrical Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Electrical Code and may be cited as
Title 7 Chapter 3 of the City of Temple City Municipal Code.
7-3-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-3-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 4. PLUMBING CODE
7-4-00 PLUMBING CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Plumbing Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 4 of the City of Temple City Municipal Code shall
be known as the Plumbing Code of the City of Temple City, may be cited as such, and will be
referred to herein as "these regulations" or "these building standards "or "this Code."
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ORDINANCE NO. 16-1020
101.3 SCOPE. The provisions of this Code shall apply to the erection, alteration, installation,
repair, movement, improvement, removal connection or conversion of any plumbing equipment
and/or appliances or any other plumbing work regulated by this Code within the City.
Where, in any specific case, different sections of this Code specify different materials, methods of
construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event any differences in requirements exist between the accessibility requirements of this
Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
Where the requirements of this Code conflict with the requirements of Mechanical Code, this
Code shall prevail.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, relevant laws, ordinances, rules and regulations; plans and, when deemed necessary
by the building official, calculations, and other required data shall be submitted for plan review.
The building official may require plans and calculations to be prepared by an engineer registered
by the State to practice as such. Only after the plans have been approved may the applicant apply
for a plumbing permit for such work. The building official may also require such plans be reviewed
by other departments and/or divisions of the City to verify compliance with the laws and ordinances
under their jurisdiction.
Separate Plumbing Code plan review is required for any of the following:
(a) For any restaurant which requires a grease trap or a grease interceptor;
(b) Any facility which requires a sand/grease clarifier;
(c) Plumbing Systems with more than 216 waste fixture units;
(d) Potable water supply piping required to be 2" or larger;
(e) Fuel gas piping required to be 2" or larger;
(f) Fuel gas piping containing medium-or high-pressure gas;
(g) Combination waste and vent systems;
(h) Plumbing fixtures located below the next upstream manhole or below the sewer main;
(i) Chemical waste systems;
U) Rainwater system employing a sump pump;
(k) Grey water systems;
(I) Any type of sewer ejection system or lift station;
(m) Any installation in a building of Type 1-A, Type 11-A, Type Ill-A, Type IV or Type V-A fire-
resistive construction where penetrations are required of fire-resistive walls, floors or ceilings.
Plans, calculations, reports or documents for work regulated by this Code, relevant laws,
ordinances, rules and regulations shall bear the seal, signature and number of a plumbing
engineer when required by the California Business and Professions Code. A seal and number
shall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engineer or architect.
106.31nformation Required on Plumbing plans. Plans shall be drawn to scale upon substantial
paper or other material suitable to the building official shall be of sufficient clarity to indicate the
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ORDINANCE N0.16-1020
nature and scope of the work proposed, and shall show in detail that the proposed construction
will conform to the provisions of this Code and all relevant laws, ordinances, rules and regulations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone number of the owner and all persons who were involved in the
design and preparation of the plans.
Where the scope of the proposed work involves the following, unless otherwise approved by the
building official, the plumbing plans shall indicate the following:
(a) A complete floor plan showing the location of all proposed plumbing fixtures;
(b) A complete plan showing the layout, diameter and material of all proposed piping;
(c) A legend of all symbols used and a list of all abbreviations used;
(d) Any other information requested by the building official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indicate how required fire-resistive integrity will be maintained where a
penetration will be made for plumbing piping and similar systems.
When deemed necessary by the building official, the first sheet of each set of plans shall indicate
the building Type of Construction as defined in the Building Code and the Plumbing Code in effect
on the date of plan check submittal.
107.1 Plumbing permit Required. No person shall erect, alter, install, repair, move, improve,
remove, connect or convert, or cause the same to be done, to any plumbing equipment or fixtures
without first obtaining a plumbing permit from the building official. A Plumbing Permit is required
for any installation, alteration, reconstruction or repair of any plumbing (including fixtures, traps,
tailpieces and valves), drainage piping, vent piping, waste piping, soil piping, water piping (potable
or nonpotable but which is connected to a potable water source) or gas piping located within or
on any building, structure or premises.
107.2 Work Exempted from Plumbing Permit. A Plumbing Permit shall not be required for the
following:
(a) Clearing of stoppages and stopping of leaks which do not involve the replacement of any
plumbing (including fixtures, traps, tailpieces and valves), drainage piping, vent piping, waste
piping, soil piping, water piping or gas piping.
(b) Change of residential plumbing fixtures which do not involve the replacement of the
existing waste and vent piping excluding the trap, to include, residential toilets, residential
bathroom hand sinks, bathtub and residential kitchen sinks.
(c) Connection of any appliance approved for and intended to be connected by flexible gas
piping to a gas shutoff valve which was previously permitted and inspected under a valid Plumbing
permit.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisions of other laws or ordinances.
The issuance of a permit without first requiring a plan review shall not prevent the building official
from requesting plans deemed necessary to verify that the work performed under said permit
complies with this Code and all relevant laws, ordinances, rules and regulations.
7-4-01 LOS ANGELES COUNTY CODE, TITLE 28, PLUMBING CODE ADOPTED
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ORDINANCE NO. 16-1020
Los Angeles County Plumbing Code Chapter 2 through Chapter 17, and Appendices A.B, D, H, I
and J, Title 28, the 2017 Los Angeles County Plumbing Code, as amended and in effect on or
before January 1, 2017, adopting the 2016 California Plumbing Code, is hereby adopted by
reference pursuant to the provisions of Sections 50022.1 through 50022.10 of the Government
Code of the State of California as though fully set forth herein, and made a part of the Temple
City Municipal Code with the same force and effect as though set out herein in full, including all of
the regulations, revisions, conditions and terms contained therein.
Not less than one copy of said Title 28 of the Los Angeles County Plumbing Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Plumbing Code and may be cited as
Title 7 Chapter 4 of the City ofTemple City Municipal Code.
7-4-02 EFFECT OF ADOPTION
The adoption of this code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-4-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 5. RESIDENTIAL CODE
7-5-00 RESIDENTIAL CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Residential Code shall be as
set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
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ORDINANCE NO. 16-1020
101.1 Title. Title 7 Building Regulations, Chapter 5 of the City of Temple City Municipal Code
shall be known as the Residential Code of the City of Temple City, may be cited as such, and will
be referred to herein as "these regulations" or "these building standards "or "this Code."
7-5-01 LOS ANGELES COUNTY CODE, TITLE 30, RESIDENTIAL CODE ADOPTED
Section 1207 of Chapter 12, Chapters 67, 68, 69, 96, 98, 99, and appendix J of Title 26 of the Los
Angeles County Code are adopted by reference as amended by City of Temple City Building Code
(8-1.03) and incorporated in to this Section 8-4.02 as if fully set forth below and shall be known as
Section 1207 of Chapter 12, Chapters 67, 68, 69, 96, 98, 99, and appendix J of the City ofTemple
City Residential Code.
Chapters 2 through 10, 44 and Appendix H of Title 30, Los Angeles County Residential Code, as
amended and in effect on or before January 1, 2017, adopting the 2016 California Residential
Code, is hereby adopted by reference pursuant to the provisions of Sections 50022.1 through
50022.10 of the Government Code of the State of California as though fully set forth herein, and
made a part of the Temple City Municipal Code with the same force and effect as though set out
herein in full, including all of the regulations, revisions, conditions and terms contained therein.
Not less than one copy of said Title 30 of the Los Angeles County Residential Code together with
any and all amendments thereto proposed by the City of Temple City, has been and is now filed
in the office of the Building and Safety Division and shall be remain on file with Building Official,
and shall collectively be known as the City of Temple City Residential Code and may be cited as
Title 7 Chapter 5 of the City of Temple City Municipal Code.
7-5-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code shall
not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-5-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set forth
in the said respective pertinent sections of this code and any person causing or permitting a
violation of any such section of said code shall be subject to the penalties ascribed to each such
section as set forth herein. Where silent, as to whether a violation is a misdemeanor or infraction,
the City Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
discretion.
(B) VIolations including aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violation of this code is guilty of violating this code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public nuisance
and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
Page 48 of 51
ORDINANCE N0.16-1020
CHAPTER 6. GREEN BUILDING STANDARDS CODE
7-6-00 GREEN BUILDING STANDARDS CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Green Building Standards
Code shall be as set forth in 7-1-00 Building Code Administration of this Code.
101.1 Title. Title 7 Building Regulations, Chapter 6 of the City of Temple City Municipal Code
shall be known as the Green Building Standards Code of the City ofTemple City, may be cited as
such, and will be referred to herein as "these regulations" or "these building standards "or "this
Code."
7-6-01 CALIFORNIA GREEN BUILDING STANDARDS CODE ADOPTED
Chapters 2 through 8, Appendix A4, and Appendix AS of 2016 California Green Building
Standards Code, California Code of Regulations Title 24 Part 11, as published by the California
Building Standards Commission, is hereby adopted by reference pursuant to the provisions of
Sections 50022.1 through 50022.10 of the Government Code of the State of California as
though fully set forth herein, and made a part of the Temple City Municipal Code with the same
force and effect as though set out herein in full, including all of the regulations, revisions,
conditions and terms contained therein.
In accordance with Section 50022.6 of the California Government Code, not less than one copy
of said 2016 California Green Building Standards Code, California Code of Regulations Title 24
Part 11 together with any and all amendments thereto proposed by the City of Temple City, has
been and is now filed in the office of the Building and Safety Division, shall be remain on file with
the Building Official, shall collectively be known as the City of Temple City Green Building
Standards Code and may be cited as Title 7 Chapter 6 of the City of Temple City Municipal Code.
7-6-02 EFFECT OF ADOPTION
The adoption of this Code and the repeal, addition or amendment of ordinances by this code
shall not affect the following matters:
(A) Actions and proceedings which began the effective date of this code.
(B) Prosecution for ordinance violations committed before the effective date of this
code.
(C) Licenses and penalties due and unpaid at the effective date of this code, and the
collection of these licenses and penalties.
(D) Bonds and cash deposits required to be posted, filed or deposited pursuant to any
ordinance.
(E) Matters of record which refer to or are connected with ordinances the substances
of which are included in this code; these references shall be construed to apply to the
corresponding provisions of the code.
7-6-03 PENALTY; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawful and
every failure to perform an act required by this code is a misdemeanor or an infraction as set
forth in the said respective pertinent sections of this code and any person causing or permitting
a violation of any such section of said code shall be subject to the penalties ascribed to each
such section as set forth herein. Where silent, as to whether a violation is a misdemeanor or
infraction, the City Attorney may prosecute such violation as either a misdemeanor or infraction
in his/her discretion.
(B) Violations including aiding, abetting, and concealing. Every person who causes,
aids, abets or conceals the fact of a violation of this code is guilty of violating this code.
Page 49 of 51
ORDINANCE NO. 16-1020
(C) Enforcement by civil action. In addition to the penalties provided herein, the said code
may be enforced by civil action. Any condition existing in violation of this code is a public
nuisance and may be summarily abated by the city.
TITLE 7. BUILDING REGULATIONS
CHAPTER 9. EXISTING BUILDING CODE
7-9-00 EXISTING BUILDING CODE ADMINISTRATION
Except as hereinafter changed or modified, the administration of the Existing Building Code
shall be as set forth in 7-1-00 Building Code Administration of this Code.
101 -TITLE, PURPOSE, INTENT AND SCOPE
101.1 Title. Title 7 Building Regulations, Chapter 6 of the City of Temple City Municipal Code
shall be known as the Existing Building Code of the City of Temple City, may be cited as such,
and will be referred to herein as "these regulations" or "these building standards "or "this Code."
101.3-SCOPE. The provisions of this Code shall apply to the repair, alteration, change of
occupancy, addition to and relocation of any existing building or structure or any other work
regulated by this Code within the City, subject to the criteria of Sections 101.3.1 and 101.3.2
Where, in any specific case, different sections of this Code specify different materials, methods
of construction or other requirements, the most restrictive shall govern. Where there is a conflict
between a general requirement and a specific requirement, the specific requirement shall be
applicable.
In the event, any differences in requirements exist between the accessibility requirements of
this Code and the accessibility requirements of the California Code of Regulations, Title 24 (also
referred to as the California Building Standards Code), then the California Code of Regulations
shall govern.
101.3.1 Buildings not previously occupied. A building or portion of a building that has not
been previously occupied or used for its intended purpose in accordance with the laws in
existence at the time of its completion shall be permitted to comply with the provisions of the
laws in existence at the time of its original permit unless such permit has expired. Subsequent
permits shall comply with the Building Code or Residential Code, as applicable, for new
construction.
101.3.2 Buildings previously occupied. The legal occupancy of any building existing on the
date of adoption of this Code shall be permitted to continue without change, except as is
specifically covered in this Code, the Fire Code, or as is deemed necessary by the Building
Official for the general safety and welfare of the occupants and the public.
7-9-01 LOS ANGELES COUNTY CODE, TITLE 33, EXISTING CODE ADOPTED
Los Angeles County Existing Building Code Chapter 2 through 4, 15, 16 and Appendix Chapter
A1, A3, A4 and A6 of the Title 33, the 2017 Los Angeles County Existing Building Code, as
amended and in effect on or before January 1, 2017, adopting the 2016 California Existing
Building Code, is hereby adopted by reference pursuant to the provisions of Sections 50022.1
through 50022.10 of the Government Code of the State of California as though fully set forth
herein, and made a part of the Temple City Municipal Code with the same force and effect as
though set out herein in full, including all of the regulations, revisions, conditions and terms
contained therein.
Not less than one copy of said Title 33 of the Los Angeles County Existing Building Code
together with any and all amendments thereto proposed by the City of Temple City, has been
Page 50 of 51
ATTACHMENT C
Findings and Los Angeles County Ordinance adopting and amending the 2016
California Codes and creating the 2017 Los Angeles County Codes, due to volume
of the LACO Ordinance, one copy filed with the Office of City Clerk for review and
can be viewed at the following links
Building Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08564.pdf
Residential Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08600.pdf
Electrical Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08567.pdf
Plumbing Code http://file .lacounty.gov/SDSI nter/bos/supdocs/1 08597.pdf
Mechanical Code http ://file .lacounty .gov/SDS I nter/bos/supdocs/1 08599. pdf
Existing Building Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08603.pdf
California Codes can be viewed at http://www.bsc.ca.gov/codes.aspx