HomeMy Public PortalAbout09) 8A Second Reading of Ordinance 16-1019 adopting 2017 LA County CodesAGENDA
ITEM 8.A.
COMMUNITY DEVE LOPMENT DEPARTMENT
MEMORANDUM
DATE: Decembe r 20 , 2016
TO : The Ho norable City Cou nci l
FROM : Bryan Cook, City Ma nage r
By : Mi c hae l D. Forbes, Community Deve lopment Director~
SUBJECT: SECOND READING AND ADOPTION OF AN ORDINANCE O F THE CITY
COUNCIL OF THE CITY OF TEMPLE CITY, CALIFORNIA, AMENDING
TITLE 7 BY ADOPTING BY REFERENCE TH E 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
RECOMMENDATION:
Th e City Counci l is req uested to :
1. Open the pub lic hea ring ;
2. A ccept public test imony from me mbers of the pub li c ; and
3. Read by titl e o nly, wa ive fu rth e r rea d i ng , and ad opt Ord i nance 16-1019 (Attachment
"A") adopti ng by refere nce an d amend ing t he 2017 Los Angeles Bui lding ,
Residential , Electrica l, Mec hanica l, Plumbing Code, Existing Building Codes and
California G ree n Bui lding Sta ndard s Code .
BACKGROUND:
O n December 6, 2 01 6 , the C ity Co un cil cond ucted a first reading and introduced the
p ro posed ordina nce 16-10 19 amend ing th e City's bui ld i ng regulations .
City Council
December 20 , 2016
Page 2 of 2
ANALYSIS:
Stat e law requires loca l governme nts to adopt the California Bu il ding Codes , which
orig in ate from t he In te rn ational Code Council and the Internatio nal Association of
P l umbing and Mechan ica l Officia ls . Most jurisdictions in Los Angeles County wait to
comply with this requi rement unti l the County of Los A ngeles adopts the Bu ildi ng Codes
and all of the assoc iated local amendments. Then , these jurisd ictions adopt the County
Building Codes. Co n sistent with past practice, staff is recommend in g that the City adopt
the 2017 Los Ange les County Codes.
CITY STRATEGIC GOALS :
The proposed Ordinance furthers the City's Strategic Goals of Good Governance by
updating the Mu n icipa l Code to reflect current building code standards and best practices
FISCAL IMPACT:
T he proposed ord in ances will not have an impact on the Fisca l Year 2016-17 City Budget.
ATTACHMENTS :
A. Ordinance 16-1019
B . Staff Report Dat ed December 6 , 2016
C. Fin dings and Los Angeles County O rdinance adopting and amending the 2016
California Codes and creating t he 2017 Los Ange les County Codes, due to volume
of the LACO O rdi nance , one copy f iled with the Office of City Cle rk for review and
also can be v iewed at th e following li nks:
Building Code http ://file .lacounty.gov/SDS i nter/bos/supdocs/1 08564 .pdf
Resident ia l Code http ://file .laco unty .gov/SDSinter/bos/supdocs/1 08600 .pdf
Electrica l Code http ://file .lacou nty .gov/S D S i nter/bos/supdocs/1 08567 .pdf
Plumb i ng Code http://file .lacou nty .gov/SDSinter/bos/supdocs/1 08597 .pdf
Mechanica l Code http ://file .lacounty .gov/SDS i nter/bos/supdocs/1 08599 .pdf
Existing B ui ldi n g Code http ://fil e .laco unty .gov/SD S i nter/bos/supd ocs/1 08603 .pdf
California Codes can be viewed at http ://www.bsc.ca .gov/codes .aspx
ATTACHMENT A
Ordinance 16-1019
ORDINANCE NO. 16-1019
ORDINANCE NO . 16-1619
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 o f the C ity Council , in enacting this ord inance, to adopt the Los Ange les
County Code pe rt aining to Bui lding Code regu lations .
THE CITY COUNC IL OF T HE CITY OF TEMPLE CITY HEREBY ORDAINS AS FOLLOWS:
SECTION 1: Find ings and local conditions.
A. California law requires that on January 1, 201 7, all portions of the 2017 California Code of
Regulations Title 24 will be effective within the City : and ,
B. T he City may amend the provisions of the Ca lifornia Code of Regulations Tit le 24 provided
express findings for eac h 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 fi led with California Bui lding
Sta ndards Commissio n.
D. T he Building Official has recommended modify ing certain Parts of Ca lifornia Code of Regulations
Title 24 due to local climatic , topographical and geologica l conditions in the City.
E. The findings supporting the necessity for the amendments to bui lding standards here in are
contained in Attachment A to th is ord inance in accordance with Cal ifornia Health and Safety Cod e
Secti on 18941 .5, and are incorporated by refe rence herein .
F. The City Council hereby finds , determines and declares that those ce rta in amendments to the
State Code are appropriate and necessary to meet loca l cond it ions existing in the City , and
this Council hereby further finds , determines and de cl ares that those certa in amendments to
the State Building Code made by the County of Los Angeles a re appropriate and necessary
and declares that each such change is required for the protection of th e public safety and is
reasonably necessary because of local climatic, geolog ical conditions.
G . In accordance with Sect ion 15061(b)(3) of T itle 14 of the California Code of Regulations , t he
adopt ion of local amendments to the California Building Standards Code, and amending the C ity
of Temple City Municipa l Code , are exempt from the prov isions of the California Environmental
Quality Act.
The recitals set f orth 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 Build ing (Ordinance Number 16-5330), Residential (O rdinance Number
16-53 58 ), Electrical (Ordinance Number 16-5333), Mechan ical (Ord inance Number 16-5357), Plumbing
(Ordinance Number 16-5356 ), Existing Building (Ordinance Numbe r 16-5360), which adopt by reference
Ca lifornia Code California Building , Residential , Electrical, Mechan ical , Plumbing , and Existing Building
Codes (Title 24 , Parts 2 , 2.5, 3, 4 , 5, and 10) and which make amendments , add it ions and deletions
thereto . And Adopt by reference Californ ia 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 ,
P age 1 of 51
ORDINANCE NO. 16-1019
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 se t fo rth in Exhibit "A" to thi s Ordinance.
SECTION 3 : Continuation of existing law. Where they are substa nt ially the same as existing
law, the provisio ns of the City of Temple City Building , Residential , Electri cal , Plumbing , Mechanica l,
Green and Existing Bu ildi ng Codes s hall be considered continuations of ex isting law and sha ll not be
considered new enactments.
SECTION 6: Catchlines of sections. The catchlines of the several sections of th is code
printed in boldface type are intended as mere catchwords to indicate th e conte nts of the section and shall
not be deemed or taken to be titl es of such sections; nor as any part of th e section , nor, un less 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 Counci l hereby declares that, should any provision , section,
subsection, parag raph , sentence, cla use, phra se , or word of this Ordinance or any part thereof, be rendered
or declared invalid or unconstitut ional by any final court action in a court of competent jurisd iction or by reason
of any preemp ti ve legis lat ion , such dec ision or action sha ll not affect the val idity of the remain ing section or
portions of th e Ordinance or part thereof. The City Counc il hereby declares that it would have independently
adopted the remain ing provisions , section s, subsections , paragraphs, sentences , clauses , phrases , or words
of th is Ordinance irrespective of the fact that any one or more provisi ons , sectio ns , subsections, paragraphs ,
sen tences , clauses , phrases , or wo rd s may be declared invalid or uncon stituti onal.
SECTION 8: Publication. The City Clerk sha ll certify to the passage of this ordinance and shall
cause it to be published according to legal req u irements .
SECTION 9 : Effective Date. This Ord inance shall take effect thirty (30) days after its f inal
passage by the City Council.
SECTION 10 : Filing The ordinance and express findings. The Bui lding Official shall filed this
ordinance with the California Bui ldi ng Standards Comm is sion at 2525 Natomas Park Drive , Suite 130,
Sacramento, CA 95833.
PASSED, APPROVED AND ADOPTED this 20 th day of December, 2016 .
MAYOR
ATIEST: APPROVED AS TO FORM :
City C lerk City Attorney
Pa ge 2 of 51
--------------------------------------
ORDINANCE NO. 16-1019
I, Peggy Kuo , City Clerk of the City of Temple C ity , hereby certify that the foregoing Ordinance No. 16-
1 019 was introduced at the regular meeting of the C ity Council of th e 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 201h, 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
Page 3 of 51
Counci lmember-
Councilmember -
Council member-
Council member-
EXHIBIT "A"
TITLE 7 . BUILDING REGULATIONS
CHAPTER 1. BUILDING CODE
ORDINANCE NO . 16-1019
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 Tem p le City Muni cipal
Code sha ll be know n as th e Building Code of the City of Temple City, may be c ited as
s uch , and will be r efe rred to herein as "th ese regu lations" or "the se build in g standards "or
"thi s Code."
101.2 Purpose and Intent. Th e purpose of th is code is to establ ish th e m1n1mum
requirements to safeguard t he public hea lth , safety and general we lfare throug h structural
strength , means of egress f ac ilities, sta bility, sanitation , adequate li ght and ve ntilati on ,
energy conservation, and sa fety to life and pro perty f rom fire and oth er hazards attri buted
to th e bu ilt environment and to provide safety to firefighters and emergency respo nd ers
durin g emergency opera ti o ns . Consisten t with this pu rpose , th e provisions of this Code
are intended and always have been intended to confer a be nefit on the com munity as a
whole and are not intend ed to establish a duty of care towa rd any particular person .
This Code sha ll not be construed to hold the City or any officer, employee or agent thereof
res ponsib le for any da mage to persons or property by reason of any in spection authorized
herein or by reaso n of the issuance or noni ssuance of any permit authorized he re in ,
and/or for any acti on or omission in connection with the application and/or enforcement of
thi s Code . By adopting the provisions of this Code , the City does not inten d to impose on
itself, its emp lo yees or age nts, any ma ndatory duties of care toward persons and property
within its juris diction so as to prov ide a basis of civil lia bili ty for damages .
This section is declaratory of existing law and is not to be co nstru ed as suggesti ng that
such was not t he purpose and intent of p revio us Code adoptions.
101 .3 Scope and Applicability. Th e provisions of th is Code shall app ly to the erection ,
co nstruction, en largem ent, alteration , installation , re cons tru ction , repair, movement,
imp rovement, con necti on , conversion , demolition , use and occupancy of any build ing,
structure or premises, or portion t hereof, and grad in g wit h in th e City .
The prov isions of th is Code shall not apply t o work loca ted primarily in a public way other
th an pedestrian protection structu res required b y Chapter 33 ; pu blic util ity towers and
poles; equ ipme nt not specifically regulate d in this Code ; hydrauli c flood control structures;
work exempted b y Section 107.2 ; or minor wo r k of neg li gible ha zard to life specifi cally
exe mpted by t he building official.
Additions , al terati ons, repa irs and cha nge s of use or occupan cy in all buil d ings and
structures shall co mply with the provisions for new buildings and struc tures except as
otherwise prov id ed in Section 109 and Existing Build ing Code of the City of Temple City .
Detached one-and two-family dwel li ngs and multiple sin g le-fa mily dwellings
(townhouses) not more than three stories a bove grade plane in height w ith a se para te
means of egress and th eir accessory structures shall com ply with the Residential Code
as amended and adopted by the City of Temple City .
Wh ere, in any speci fi c case , different sec tions of t his Code sp ecify different materials ,
meth ods of co nstru cti o n or other req u irem ents , th e most rest ri cti ve shall govern .
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O RD INANCE NO . 16-1019
Th e codes and sta ndards referenced in t his Code sha ll be considered part of the
re quirements of this Code to the presc ribed extent of each such reference. Where
d ifferences occur between provisions of this Code and re ferenced codes and sta ndards ,
the prov isions of this Code shall a pply .
Th e provisions of this Code shall not be deemed to nullify any provisions of local , state or
fed eral law.
In the event any differences in requirements exist between the accessibility requirements
of th is Code and the accessibility requiremen t s of the California Code of Regulations , T itle
24 (also referred to as the Californ ia Bui ld ing Standards Code), then the California Code
of Regulations shall govern .
102 -UNSAFE BUILDINGS
102.1 Definition . All buildi ngs or str uctu res which are structurally unsound or not
provided with adeq uate egress, or which const itute a f ire 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 in adequate maintenance , dilapidation ,
obsolescence, fire hazard , d isaster damage, lacking an approved water supply,
hazardous electrical , unsafe gas pip ing or app liances or abandonment as specified in th is
Code or any other effective ordinance , are , for the purpose of this Chapter, un safe
buildings. Whenever the Build ing Official determ i nes by inspection that a bu il ding or
st ructure , whether structurally damaged or not, is dangerous to human life by reason of
bei ng located in an area w hich is unsafe due to hazard from landslide , settlement , or
sl ippa ge or any oth er cause , such bui ld i ng shall , for the purpose of this Chap ter , be
co nsidere d an unsafe bui ldin g.
No pe rson shall own , use , occupy or mainta in any unsafe build ing .
A ll unsafe buildings are hereby declared to be public nuisances. In addition to inst it uting
any appropriate action to prevent, restrain or correct a violation of th is section , the Building
Official may abate an unsafe condition or order that the unsafe condi tion be secured ,
repaired , rehabilitated , demolished or removed as deemed ne cessary by the Bu ild ing
Official in accordance with the procedure specified in th is Code .
As used in this Chapter "party concerned" means the person, if any , in real or apparent
charge and cont rol 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 bu il ding or
st ru cture or the la nd upon which it is located .
102 .2 Noti c e of Un s afe Building. The Bu il d ing Official shall examine or cause to be
examined every bu ilding or structure or portion thereof re ported as dangerous or damaged
an d , if, in the Building Offi ci al 's opinion , such is found to be an unsafe bu il ding as defined
in this Chapter, the Building Official shall give to the party concerned wr itten notice stating
th e defects thereof. This no tice may requi re the owne r or pe rson in charge of the bui lding
or pre mises to ;
1. Immediately remove, backfill , shore up or secure such unsafe condition, and /or
2. With in 48 hours , apply for required permit(s) and commence either the required
repairs or improvements or demolition and remova l of the bu ildin g or structure
or portions thereof.
All such work shall be completed within 90 days from date of notice , un less otherwise
stip ulated by the Bui lding Official. If necessary , such notice shall also requ ire the building ,
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ORDINANCE NO . 16-1019
structure , or port ion thereof to be vacated forthwith and not reoccup ied until the required
repairs and improvements are comp leted , inspected and app roved by the Bui ldi ng Offi ci a l.
Proper service of such notice shall be by persona l service or by registe red or certified mail
upon every party concerned . In th e even t the Bu ilding Offi ci al , after reasonable effort , is
unable to serve the noti ce as specified above, prope r service shall be by pos ting on the
structure a copy of the notice.
The designated period within which the own er or person in charge is requ ired to comp ly
with such notice shall beg in as of the date the owner or person in charge re ce ives such
noti ce by personal service or registered or certified mail. If such notice is by pos ting , the
design ated period shall begin ten days following the date of posting .
The failure of any owne r or other perso n to rece ive such not ice shall not affect in any
man ner the valid ity of any proceedings take n hereunder.
A person notified to va ca te an unsafe build ing by the Bu il ding Official shall vaca te within
th e tim e specified in th e ord er.
Th e Bu ild in g Official may r ecord a notice of violat ion w ith th e County Recorde r's Office
that the bu il ding o r stru ctu re described has been inspected and found to be an unsafe
bu ilding , as defined in this Chapter, and that th e owner thereof ha s been so notified . After
all , req u ired work ha s been completed , upon request and payment of required fee(s) the
Buildin g Offi cial sha ll re cord a notice rescinding the prior notice of violation with the County
Record er's Office.
102.3 Posting of Signs . Th e Building Official sha ll c ause to be posted o n bu il din gs
requ ire d to be vaca ted or rema i n unoccupied a notice to read substantially as follows : "
Restricted Use " or "Un sa fe -Do Not Enter or Occupy" as de sc ribed i n Section 1 02 .6 . All
placards shall read "Building a nd Safety Division, City of Temple City"
Such notice sha ll be posted at the main en trance and shall be visible to pe rsons
approaching the building or structure from a street. Such not ice shall rema in posted until
the required repairs, demol ition o r removal are compl eted . Such notice shall not be
remov ed without written permission of the Bu il din g Official and no person shall en ter the
bu ilding except for the purp ose of making the required repairs or of demolishing the
building .
102 .4 Unsafe Buildings: Hearing.
102.4.1 Ri ght of hearing . Th e party c oncerned o r the Buildin g Official may re quest a
hearin g regard ing the unsafe condition of the bui ldi n g or stru cture. The requ es t by t he
interested party shall be made in writing to the Bu ilding Official w ith in 30 days of the date
of the notice of the unsafe condition . A hearing shall be reques ted by the Building Official
prior to demolition or repair of an unsafe build i ng by the City excep t wh en such demolition
or repa ir is done u nde r the emergency procedure set forth in th is Chapter.
All interested parties who desire to be heard may appear before the Bu il ding Board of
Appeal s to show cause why the buildi ng or structure shoul d not be ordered repaired ,
vacated and repaired , or dem olished .
102.4.2 Notice of hearing. Not less th an ten days prior to th e heari ng , the Building
Offi cia l shall serve or cause to be served either in the manner requ ired by law for the
service of summons or by first class mail, po stage prepa id , a copy of the notice of hearing
upon every party co ncerned.
102.4 .3 Form and contents of notice . Th e notice of hearin g shall state:
1. The street add ress and a lega l description sufficient for identificat ion of the
premises upon which the building or structure is located .
2. The co nditions because of which the Bu il ding Official believed that the build ing
or struc ture is an unsafe building .
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OR DIN A NCE NO . 16 -1019
3. The date , hour and place of the hear ing .
102 .4.4 Posting of notice. The Building Officia l shall post one copy of the notice of
heari ng in a conspicuo us place on the unsafe building involved , not less than ten days
prior to the hearing.
102.4 .5 Hea ring by Building Bo ard of Appea ls . The Building Board of Appeals shall
ho ld a hearing and consider all competent evidence offered by any person pertaining to
th e matters set forth in th e report of the Bui lding Official.
T he Building Board of Appeals shall make written findings of fact as to whether or not t he
building or structure is an unsafe bui lding as defined in this Chapter.
When determined by the Building Official, the Build in g Rehabilitation Appeals Board shall
hold the hearing in lieu of the Building Board of Appea ls.
102.4.6 Order. If th e Building Board of Appeals finds that the building or structure is
a n unsafe building , it sha ll make an orde r based on its finding that:
1. The buil ding or structure is an unsafe building and directing that repairs
be made a nd 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 sha ll
be vacated and demolished .
Th e order shall state the time within which the work required must be commenced, which
shall not be less tha n 1 0 nor later than 30 days after the service of the order. The order
sh a ll state a reaso nabl e time within which the work shall be completed . The Building
Board of Appeals for good cause may extend the t ime for comp let ion in wri t ing.
T he order shall be served upon the same parties and in the same manner as required by
Sec tion 102.4.2 for the notice of hearing . It shall also be conspicuously posted on or about
the building or structure .
102.5 Un sa f e Buildings : Demolition or Rep air.
102.5.1 Wo r k by City. If the repairs or demolition necessary to remove the unsafe
condition as set forth in the Noti ce of Unsafe Bu ilding is not mad e within the designated
period and a hearing has not been requested by any party concerned , the Building Official
sha ll request that a hearing be held regarding the unsafe condition . If the finding by the
Buil ding Board of Appea ls is not complied w ith with i n the period designated by the Board ,
th e Build ing Official may t hen 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 Em erg e n c y procedure . Whenever any portion of a structure constitutes an
immed iate hazard to life or property , an d in the opinion of the Building Official , the
co ndi tions are such that repairs , or demolition must be undertaken with in less than the
designated period , t he Building Officia l may take necessary act ion , such as performing
alterations , repairs , and /or demolition of the structures, to protect li fe or property , or both ,
aft er giving such notice to the parties concerned as t he circumstances will pe rmit or
wi thout any notice w hatever when, in t he Bui lding Official's opinion , immediate ac t ion is
necessary.
102.5.3 Cost s . The costs incurred by actions taken pursuant to Sections 102 .5.1 and
102.5 .2 including the entire cost of the serv ices rendered by the County, shall be a specia l
assessment against the property upon w hich the structure stood . The Bu ild ing Official
s hall notify , in writing , all parties concern ed of the amount of su ch assessment resulting
from such work. Wi th in five days of the rece i pt of such notice, any such party concerned
may fi le with the Bu ilding Official a wri tten request fo r a hearing on the correctness or
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ORDI NANCE NO. 16-1019
rea sonableness , 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
dem olition or repa irs in such request for hearing also may ask that su ch necessity be
reviewed . T he Bui ldin g Board of Appeal s th ereupon shall set th e matter for hearing ; gi ve
suc h party co ncerned notice thereof as provided in Section 1 02.4 .2; hold such hearing
and determine t he rea so nab leness o r co rr ectness of the assessment, or both ; and if
requested , determine th e necessity of the dem olition or repairs . T he Build i ng Board of
Appeals, in writing, s hall notify such party concerned of it s decision . If the total
ass essment determined as provided for in this section is not paid in ful l within 10 days
afte r rece ipt of such not ice from the Building Official or the Build ing Board of Appeals , as
the case may be , the Bu il d ing Official sh a ll record in the office of the Department of
Reg istrar-Recorder a statement of the tota l balance still due and a legal description of the
property. From the date of such reco rding , such bala nce due shall be a special
assessment aga inst the parcel.
The assessment shall be collected at the same time and in the same manner as o rd inary
City ta xes are collected and shall b e subje ct to the same penalties and the same
proced ure an d sa le in case of delinquency as provide d fo r ordin ary City ta xes . A ll th e laws
appl icab le to the le vy , collection and enfo rce ment of City taxes shall be applicab le to such
special assessment.
102 .5 .4 Interference Prohibited . A person shall not obstru ct, impede, or interfere with
the Bu i ld ing Official or any representative of the Bu ilding Official , or with any person who
owns or holds any estate or interest in any unsafe building which has been ordered by the
Bu ild ing Board of Appeals to be repaired , vacated and repaired , or vaca ted a nd
demolished or removed , whe never the Build ing Official or such owner is engaged in
repair ing, vacating and repairing , or demolish ing any such un safe buildi ng pursuant to this
Chapt er, or is perfo rming any necessary act prelim inary to or in cidental to suc h work, or
a uth orized or direc ted pursuant h ereto.
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 sa id building or structu re or
port ion thereof, the Building Offici al shall cause the owner of the build ing to be prosecuted
as a violator of this Code.
102.6 Posting of signs for damage assessment. The bu ilding official shall cause
pla ca rd (s) to be posted on build ings upon comp let io n of a safety assessment.
All pla cards shall read "Bu il d ing and Safety Div ision, Ci ty of Temple Ci ty"
The placards sh all also indicate th e co ndition of the structure f or conti nued occupancy,
and shall read substanti ally as follows :
1. "INSPECTED -Lawful Occupancy Permitted " (green placard ) sha ll be posted on
any bu ilding or structu re wherein no apparent structural hazard has been found . Th is
placard is not inte nd ed to mean that there is no damage to the bu il d ing or structure .
2. "RESTRICTED USE" (yellow placard) shall be posted on each build ing or st ructure
that has been damaged where in the damage has resulted in some form of restriction to
the continued occupancy. Th is placard will note in ge nera l terms the type
of damag e e nco un te red and will clearly and concise ly note th e restrictions on co ntin ued
occ upan cy .
3. "UNSAFE-Do Not Enter or Occupy" (red p laca rd ) shal l be posted on each building
or structure that has been damaged such that th e continued occupancy poses a threat to
life sa fety. Buildings or structures posted with th is placard shall not be entered under any
circumstan ce except as authorized in writing by the Bu ild ing Official , or his or her
autho rized represe nt ative . Th is p lacard is not to be used or cons idered as a demol ition
order. T his placard will note in general terms th e type of damage encountered.
Such notice shall be posted at the main entran ce(s) and sha ll be visible to persons
approach ing t he bu il ding or structure from a street. Such notice shall rema in posted until
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ORDINANCE N0.16-1019
the requ ired repairs , demolition or remova l are completed . Such notice shall not be
removed without written permission of the Building Official and no person shall en ter the
bu ild ing except for th e purpose of making the required repa irs or of demolis hing the
buildin g.
103-VIOLATIONS AND PENALTIES
103 .1 Compliance with Code. It sha ll be unlawful for a person to erect, co nstruct ,
enlarge , alter, repa ir , move , improve , re move , connect, convert , demolish , eq uip , 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 , o r 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 ma intai n
any building or structure or portio n thereof , in the City, or cause the same to be done ,
co ntrary to , o r in violation of, any of the provisions of this Code.
103.3 Penalty. A ny person , firm or co rp orat ion violat ing a ny of the provisions of thi s
Code shall be guil ty of a misdemeanor, and each such pe rs on s hall be guilty of a se parate
offense for each and every day or portion thereof during which any violation of a ny of the
provisions of this Code is committed , con t inued or permitted , and upon conviction of any
such v iol ation such pe r son shall be punishable by a fine of not more than $1 ,000 , (one
t housand dollars ) or by imprisonment for not more than six months, or by both such fine
and imprisonment. The provisions of this Section are in add ition to and i ndependent of
a ny other sanctio ns, penalties or costs which are or may be im posed for a violation of any
of the provision s of th is Code.
103.4 Recordation of Violation .
103.4.1 General. Th e Bu ilding Officia l ma y record a notice with t he County Recorder's
Offi ce tha t a prope rty, bui ld ing , or struct ure , or any pa rt thereof, is in violation of any
provision of this Code pr ovi ded that the provis ions of t his Sectio n are complied wi th. Th e
remedy provided by t his Sect io n is cumula tiv e t o any othe r enfo rcement actions pe r mitted
by t his Code .
103.4.2 Recordation . If (1) the Bu il ding Official determines that any prope rty, bu il di ng ,
o r structure , or any part thereof is i n vio lation of any provision of this Code ; and if (2) the
Bu il d ing Official gives written no t ice as spec ifi ed be low of said violation ; then t he Bu ilding
Offi cial may have so le d iscretion to , at any time thereafter, record with t he Co unty
Re corder's Office a noti ce t hat the property a nd/or any buil ding or structure located
th ereo n is in violation of this Code .
Following the re corda tion of t he noti ce of vi olat ion the Building Official is not required to
conduct an inspection or review of the premises to determine t he continued existe nce of
the cited violation. It is the responsibility of the property owner , occupant or other sim ilarly
interested private party to comply with the above provisions.
103.4.3 Notice. The written notice given pursuant to this Section sha ll indicate :
1. The na t ure of th e vio lat io n(s); and
2. T hat if t he vio latio n is not remedie d to the satisfac tion of the Bu ild ing Officia l, the
Bu ild ing Officia l ma y, at a ny t ime th e reafter , reco rd w ith th e Cou nty Recorder's Offi ce a
noti ce that the property and /or any buil d ing or str uctu re locate d th ereon is in violati o n of
this Code . Th e notice s hall be posted on the property and sha ll be mailed to th e ow ner of
the property as in d icated on the last equalized County Assess ment roll. T he mailed notice
ma y be by reg iste red , certified , or first-class mail.
103.4 .4 Rescission . Any person who desires to have recorded a notice rescindin g the
notice of violation must first obtain the necessary approvals an d permit(s) to corr ect the
viol ation . Once the Build ing Official determines that the work covered by such permit(s)
Page 10 of 51
ORDINANCE NO. 16-1019
has been satisfactorily completed , the Build ing Official may record a notice rescinding the
prior notice of viol ation .
Section 103 .5 Costs. Any person who viola tes any provision of this Code shall be
responsi ble for the costs of an y and all Code enforcement actio ns taken by t he Building
Official in response to such violations. T hese costs shall be based on the amounts
speci fied in Section 115.
103.6 Work Without Permit. Whenever a ny work has been commenced witho ut a perm it
as required by the provisions of this Code, a special investigation shall be made prior to
the issuance of the permit. An invest ig ation fee specified as pe r Section 115 sha ll be
collec ted for each permit so investi gated .
Exception : When the building official has determined that the owner-bu ilder of a one-or
two-fam ily dwelling , accessory building or accessory structure had no knowledge that a
permit was necessary and had not previously ap plied for a perm it from the Build i ng
Divi sion of the City of Temple City the investigation fee shall be specified as per the
Section 11 5.
Th e pa yment of the investigation fee shall not exempt any person from compl iance with
all other provisions of thi s Code or from any pe nalty prescribed by law.
For add itional prov isio ns applicable to grading , see Appendix J .
103.7 Noncompliance Fee. If the building offic ial, in the course of enforcing the
provis ions of this Code or any State law, issues an order to a person and that person fails
to comply with the order with in 15 days following the due date fo r comp li ance sta ted in
th e order, including any extensions thereof, the bu ild ing officia l shall have the autho r ity to
colle ct a non com pliance fee .
The noncompl iance fee shall not be imp osed un less the order states that a failure to
comply within 15 days after th e co mpliance date specified in the order will re su lt in the fee
being imposed . No more than one such fee shall be collected for failure to com ply with an
order.
Fo r add itional provisions appli cable to grading , see Appendix J .
104 -ORGANIZATION AND ENFORCEMENT
104.1 Building Division . Th ere is hereby establ ished a division in the City Community
Development Department to be known and designated as the Bu ild ing and Safety
Divi sion .
104.2.1 General. Th e buildin g official is hereby aut horize d and directed to enforce all the
prov isions of this Cod e, includin g the Electrical Code, the Plumbi ng Code , Mechanical
Code , Residential Code , En ergy Code, Existing Building Code and Green Bu ild ing
Standards, releva nt laws, ordinances , rules and regu lations ; and to make all i nspections
pursuant to the provisions of this Code, relevant laws, ordina nces , rules and regulations .
For such purposes , the buildin g official shall have the powe rs of a law enforceme nt offi cer.
The building official shall have the power to render i nterpretations of this Code , relevant
laws , ord inances, rules and regulations ; and to adopt and enforce rules and supplementa l
regulations in order to c la rify the application of the provisions. Such interpretations , rules
a nd regulations sha ll be in confo rm ance with t he intent and purpose of this Code.
Th e building officia l shall classify every bui lding or portion thereof in to one of the
occupancies set forth in Chapter 3 of the Bu i lding Code accord ing to its use or the
character of its occ upancy .
Pag e 11 of 51
ORDINANCE NO. 16-1019
Th e Building Official shall also classify every building into one of the types of construction
set forth in Chapter 6 of the Building Code .
1 04.2 .1.1 The bui lding 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
tim e to time to carry out the purpose of this Code.
104.2 .2 Deputies . With the approva l of the City Council , the building official may appoint
s uch number of office rs, inspectors an d assi stants, and other emp loyees as shall be
au thorized from time to time . The building officia l may dep uti ze such employees as may
be necessary to carry ou t the functions of the Building Division .
104.2 .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
th ere exists in any building , structure , or grad ing , or upon any premises any cond ition
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
o r an authorized representative hereby is authorized to enter such property at any
rea sonable time an d to inspect the same and perfor m any duty imposed upon the Bu il d ing
Official by th is Code or other applicable law; provided that (i) if such property is occupied ,
then the Building Official shall first prese nt proper credentials to the occupant and request
entry explaining th e reasons therefor ; and (ii) if such property is unoccupied , then the
Building Official sha ll first make a reasona ble effort to loca te th e owner or other pe rson s
hav ing charge or co ntrol of the property and request entry, explaining the reasons
th erefor.
If such entry cannot be obtained because t he owner or other person having charge or
control of the property cannot be found after due diligence or if entry is refused , then the
Bui lding Offic1al or an a uthorized representative shall have recourse to every remedy
provided by law to secu re lawful e ntry a nd inspect the property.
1 04 .2.3 .2 Notwithstand ing 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 safegua rd
the public health or sa f ety, the Building Official shall have th e right to immediately enter
and inspect such property, and may use any reas onable means required to effect such
en try and make suc h in spection , whether such property is occupied or unoccupied and
whether or not permission to inspect has be en obta ine d. If the property be occupie d, the
Buildin g Official sha ll first present credentials to the occupant and demand entry ,
ex pl aining the reaso ns therefor and the pu r pose of the inspect ion .
1 04.2.3 .3 "Authorized repres en tati ve" shall include the officers named in section 104.2 .2
an d the ir authorized in spection personnel.
104.2 .3.4 No person sha ll fail or refuse , after proper demand has been made upon such
person as provided in this subsect ion , to promptly permit the Build ing Official or an
a ut horized represen tative to make any inspection provided for by Subsection 1 04 .2 .3 .2 .
Any person violating Section 104 .2.3 shall be gu il ty of a misdemeanor.
104.2 .4 Stop orders. Whenever any build ing or grad i ng work is be in g done contrary
to the provisions of th is Code , or other pertinent laws or ordinances implemented through
t he enforcement of this Code , the Building Official may order the work stopped by notice
in writing served on any persons engage d in the do in g or causing such work to be done ,
and any such perso ns shall forthwith stop such work until authorized by the Build ing
Offic ial to proceed with th e work .
Page 12 of 51
ORDINANCE NO. 16-1019
104.2.5 Occupancy violation s. Whenever any structure or portio n thereof is be in g
used contrary to the pro visions of this Code , or other pertinent laws or ordinances, or
whenever any structure or portion thereof which was bu il t contrary to the provisions of th is
Cod e or other pertinent laws or ordinances, is being used or occup ie d, the Bu i ld ing Official
may order such use di scontinued and the structure , or portion thereof, vacated by notic e
served on any person ca us ing such use to be continued. Such person shall discontinue
the use within 10 days after receipt of s uch notice to make the struct ure, or portion the reof,
comply with the requirements of this Code , provided , however, that in the event of an
unsafe building Section 102 shall apply.
104.2.6 Liabil ity . The liability and in demnification of the Building Officia l and any
subordinates are gove rn ed by the provisions of Div ision 3.6 of Title 1 of the Government
Code.
104 .2.7 Modifications . Wh enever there are practical difficulties involved in carrying out
the provisions of thi s Code , the building official may grant modifications, on a case-by-
case basis , provided th e building official sha ll first find that a special indiv idual reason
makes the strict letter of this Code, relevant laws , ordinances, rules and regulations
impractical and that th e modification is in conform ity with the sp ir it and purpose of this
Code, relevant laws , ordinances, rules and regu lations , and that such mod ification does
not lessen any fire protec tion or other life safety-related requirements or any degree of
stru ctural integrity . Th e details of any action granting modifications shall be recorded and
entered in the files of th e City.
A written applicat ion fo r the granting of such modifications shall be subm itted together
w ith a fi ling fe e esta bl is hed by separate fee resolution or ord inance .
For additional provis ion s , applicable t o grading , see Appendix J .
104.2 .8 Al te rn ate material s, design and method s of con stru ction. The provis ions 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
th at he or she fi nd s that the proposed design is satisfacto ry and comp lies wit h the
provisions of th is Code a nd f inds that the materia l, method or work offered is, for the
purpose intended , a t leas t the equivalent of that prescribed in this Code, re levant laws ,
o rdin ances, rules an d regulations in quality, strength , effect iveness , fire res istance and
othe r life -safety fa ctor s, durability , planning and design , energy , materia l resource
efficiency and conservation, environmenta l air quality , performance , water and sani tation .
The building official shall require that sufficient evidence or proof be subm itted to
substantia te any claims that may be made regarding its use.
A written a pp licati o n for use of a n alternate material , design or method of construction
shall be submitted tog ether with a filing fee established by separate fee resolution or
ordinance .
For add itional provisions , applicable to grad i ng , see Appendix J .
104.2.9 T ests . Whenever there is insufficient evidence of compliance with the
provisions of this Code or evidence that any materia l or any construct ion does not conform
to th e requirements of thi s Code , or in o rde r to substantiate claims for alternate materials
Pag e 13 of 51
ORDINANCE NO. 16-1019
or methods of cons tru ction , the Bu ilding Official may require te sts as proof of com pli an ce
to be made at the expense of the owner or the owner's agent by an approved age ncy.
Test methods sha ll be as specified by th is Code for the material in question . If there are
no appropria te test meth ods specified in this Co de , the Bui lding Offici al s hall determine
th e test proce dure .
Repo rts of s uch test shall be reta i ned by th e Building Official in accordance with th e City's
gu ideli nes for th e retention of public reco rd s .
104.2 .10 Cooperation of other officials. Th e Bu il di ng Officia l may reques t, and shall
recei ve so far as may be necessary in t he d ischa rge of his or her duties , the assis tance
and cooperation of other officials of the Ci t y.
104.2.11 Demolition . Whenever the term "demoli tio n" or "demolish" is used in this
Code it shall include th e removal of the resulting debris from such demolition the proper
aband onme nt of any sewer or sewage disposal syste m when applicab le, and the
prote ction or fill ing of excavati o ns exposed by such demoli t ion as may be req uired by th is
Code or other ordinances or laws .
104.2.12 Service. W henever in this Code a noti ce is req uired to be served by persona l
service or by registered or certified mail , it shall be deemed a reasonab le effort has been
made to serve suc h notice when reg is tered or certified letters have been mailed to the
ad dress of the inte rested 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
li sted address, the service shall be by posting on the structure a copy of the notice.
104.2.13 Amendments to Ordinances.
Wh enever any refere nce is made to any oth er ord inance such reference sha ll be deemed
to incl ude all fut ure amendments there to.
104.2.14 Validity. If any section , s ub sec tio n, sentence , clause or phrase of th is
ordinance is , for any reason , held to be i nvali d, such decision sh all not affect the val idity
of th e remaining portions of this ordinance . Th e City Council hereby declares that it wou ld
have passed this ord inance, and each section , subsection , clause or phrase thereof,
irrespective of the fact that any one or more se c tio ns , subsecti ons , sentences , clauses
and phrases be declared invalid .
104.3 Definitions. In additions to the definitions specified in Chap ter 2 of this Code, the
follow in g ce rtain terms , phrases , words and their derivatives shall be construed as
s pecified in th is sec tio n. Te r ms , phrases an d words used in the masc ul ine gender include
the f eminine and the fem ini ne the mascul ine.
In t he event of confli cts between these definit ions and defin itions that appear elsewhere
in this Code , these defin iti ons shall govern and be applicable .
BOARD OF SUPERVISORS shall mean the City of T emp le City , City Council.
BUILDING CODE s hall mean the Los Angel es County Code Title 26 as adopted and
amen ded by the City of Temple City.
BUILDING DIVISION or BUILDING DEPARTMENT shall mean the Bu ilding Di visi on of
the City of Temple City .
BUILDING OFFICIAL shall mean the Bu il ding Official of the Build ing a nd Safety Divi sion
or other designated authority charged with the adm inistratio n and enforcement of th is
Code, or his/her's duly auth orized repres entat ive .
Page 14 of 51
ORDINANCE NO . 16-1019
BUILDING REHABILITATION APPEALS BOARD shall mean the C ity of Temple City,
City Counci l.
CALGREEN see Green Building Standards Code definition .
COUNTY may mean City of T emple City or Lo s Ange les County depending on the contex t.
DEMOLITION Whenever t he term demolition or demolish is used in this Code , it shall
include the removal of the resulting debris from such demol ition and the protection or filling
of excavations exposed by such demoli ti on as may be required by th is Code , relevant
laws , ordinances, rules and /or regulations.
ELECTRICAL CODE shall mean the Los Angeles County Code Title 27 as adopted and
amend ed by the City of Temple City.
ENERGY CODE sha ll mean California Co de of Regu lations 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-BUlL T STRUCTURE shall mean bui ldings 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 insi gnia ;
(2) th e bearing of t he State i nsignia an d that have not been modified since fabrication
in a man ne r t hat wo u ld void the State approval ; and for w hi c h th e City has been re lieved
by statute of the responsibility for the enforcement of laws and regulat ions of the State of
California or the City.
FIRE CODE shall mean the California Code of Regulations Titl e 24 , Part 9, as adopted
and amended by the County of Los Ange les Fire Department.
GREEN BUILDING STANDARDS CODE shall mean California Code of Regu lations Title
24 , Part 11 .
HEALTH CODE or LOS ANGELES COUNTY HEALT H CODE shall mean the County of
Los A ngeles Heal th Department.
LOS ANGELES COUNTY FLOOD CONTROL DISTRICT shall mean either the City of
T emple City Public Works Department or th e Los Angeles County Flood Control District.
MECHANICAL COD E shall mean the Los Angeles County Code T itle 29 as adopted and
amended by the C ity of T emple 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
re ceiv in g waters. The N PDES permit requ ires contro ls to redu ce the discharge of
pollutants into storm drains , channels or natural watercourses .
NONINSPE CTED WORK shall mean any erection , construction , enlargement, alteration ,
repa ir, movement, improvement, removal , connection , conversion , demolition or
equipp ing for which a perm it was first obtai ned , 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, wi thout first obtaining inspection by and approval
of the build i ng officia l.
Page 15 of 51
ORDIN AN CE NO. 16-1019
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 , constr ucted , enlarged , alte red , 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 obta ined from the bu ild ing official.
SECTION 105 APPEALS BOARDS
105.1 Tec hnic al Interpretations Appeals Board . When a request for an alternate
material has been proposed by an applicant and den ied by the building official, the
applicant may appeal the building official's decision to the Techn ical Interpretations
Appeals Board no later than 60 calendar days from the date of the action be i ng appealed .
The board shall consist of five members who are qual ified by experience and training to
pass upon matters perta ining to building construction . One member shall be a practicing
archite ct , one a competent builder , one a lawyer and two shall be civil or structural
engineers , each of w hom shall have had at lea st ten years experience as an architect ,
bu ilder, lawy er or str uctural desig ner. The bui lding officia l shall be an ex offici o membe r
and shall act as sec ret ary to the board . The members of the board of appeals shall be
appo in ted by the City Council and shall ho ld office at its pleasure. The board shall ad opt
reasonable rules and regulations for conducting its investigations. The board shall
establish that the approval for alternate materials and the mod ifications granted for
individual cases are in conformity with t he intent and purpose of this Code, relevant laws ,
ord inances, rules and regulations, and that such alternate material , modification or
method of work offered is at lea st the equivalent of that prescribed in this Code, relevant
laws, ordinances, rules and regulations in quality, strength , effectiveness, fire resistance ,
durability, safety and sa nitation and does n ot lessen any fire -protection requirements or
any degree of str uctural integrity . Th e board shall document all decisions and findings in
writing to the bui lding official with a duplicate copy to the applicant, and the board may
recom mend to the City Council such new legislation as is co nsistent therewith .
105.2 Accessibility App ea l s Boa rd. In order to conduct the hearings on written appeals
regarding action tak en by the building official concerning accessibility and to ratify certain
exempting actions of th e building official in enforci ng the access ib ili ty requirements of the
California Code of Regulations, Title 24 (also known as the Cali fornia Building Stan dards
Code ), and to serve as an advisor to the build in g official on disabled access matters, there
shall be an accessib ilit y appeals board consisting of f ive members . Two members of the
appeals board sha ll be physically disab led persons, two members sha ll be persons
experienced in constru ctio n , a nd 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 accessibili ty appeals board sha ll be appointed by the Ci t y Council and shall hold
office at its pleasu re . Th e board shall adopt reasonable rules and regulations for
conducting its actions. Th e board shall establish that the access matter under review is in
conformity w ith the intent and purpose of the Cal iforn ia Code of Regulat ions , Title 24 , and
th is Code. The board shall document all decisions and findings in writing to the build ing
official w ith a duplicate copy to the applicant, and the board may recommend to the City
Council such new legislation as is consistent therewith .
Page 16 of 51
ORDI NAN CE NO. 16-1019
T he appeals board may approve or disapprove interpretations and enforcement actions
taken by the building official. All such approvals or d isapprovals for privately f unded
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 T ech n ical Interpretations Appeals Boa rd nor
t he Accessibility Appeals Board sha ll have authority re lative to interpretation of the
administrative portions of this Code , othe r 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 resolut ion or
ordinance shall be paid to the building officia l whenever a person requests a hearing or a
rehearing before the appeals boards provided for in th is section .
All requests to appea l determinations , orders or actions of the building official or to seek
mod ifications 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,
rel evant laws, ordina nces, rules and reg ula tions , plans, and when deemed necessary by
the bu ilding official , calculations, geologica l or eng i neering reports and other required data
s hall 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 th e plans have been approved may the app licant apply for a bu ilding
perm it for such work. Th e 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
ord in an ces under their ju risdiction .
When auth orized by th e bu ildi ng officia l, complete plans and calculations need not b e
submitted for the foll owing work when information sufficient to clearly define the natu re
and scope of the work are submitted for review:
1. One-story build i ngs of Type V conventional wood -stud construction with
an area not exceeding 600 square f eet;
2. Work deemed by the building official as minor, sma ll and/or unimportant
work.
Where applicable, submittals shall include special inspection requirements and structural
observation requireme nts as required b y Chapt er 17 .
Pl ans , calcula tions , reports or documents for work regu lated by this Code , re levant laws,
ordinances, rules and regulations sha ll bear the seal , signature and number of a civ i l
eng ineer, structural engineer, mechanical eng ineer, e lectrical engineer, soils engineer or
architect registered or certi fied to practice in the State of Cal ifornia when required by the
California Bus iness and Professions Co de. 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.
Fo r buildings exceeding 160 feet (48 .77 m) in height, the structural calculations and each
sheet of structu ral pl ans shall be prepared under the supervision of and shall bear the
signature or ap proved stamp of a person authori zed by the State of California to use t he
title structural engi neer. In addition , all architectural sheet s shall bear the signatu re or
approved stamp of an architect licensed by the State of Cali fornia .
A ll stru c tures and devices installed for the protection of pedestrians , regardless of
lo cation , are subject to the plan review requirements of th is sect ion .
For additional provisions applicable to grading , see Append ix J .
Page 17 of 51
ORDI NAN C E NO . 16-101 9
106 .2 Architect or Engineer of Record . When it is requ ired that documents be prepared
by an arch itect 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
re cord . If the circumstances require , the owner may designate a substitute architect or
engineer of record w ho s hall perform all of the duties required of the original arch itect or
eng in eer of record . Th e b uilding offic ial shall be notified in writ ing by the owner if t he
arch itect or engineer of record is change d or is unable to continue to perform the duties .
The architect or engineer of record shall be responsible for reviewing and coordinati ng all
submittal documen ts prepared by othe rs , including deferred submittal items , for
com patibility with the design of the buildi ng.
106.3 Information Required on Building Plans. Plans shall be drawn to scale upon
substantial paper or other material suita b le to the building official, shall be of sufficient
cl ari t y to indicate t he nature and scope of the work proposed , and shall show in det ail that
th e proposed constructio n will con form to the provisions of this Code and all relevan t laws ,
ord inances , rules an d regulations .
T he 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 showi ng the location of the proposed building and of eve ry
existing building on the premises. In lieu of specific details, the build i ng official may
approve references on the plans to a specific section or part of th is Code , re levant laws ,
ordinances, rules a nd/or regulations.
Com putations, stress diagrams and othe r data sufficient to show the correctness of the
pl a ns sh all be subm itted whe n required by t he Bu il ding Officia l.
Wh en deemed necessary b y t he building official , the first sheet of each set of pla n s sha ll
ind icate the following informat ion :
1. T he buildi ng Type of Construction ;
2. Whether fire sprinklers are installed in all or any portion of the bu ilding ;
3. Existing bu ilding areas and areas of all add itions ;
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 p lan check submittal.
Th e p lans shall show all mitigation measures required under the National Pollution
Di sc harge Elimination System (NPDES) permit issued to the City. For the app li ca t ion of
NPDES permit req u irements as they app ly 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 pla n.
A site inspec tion may be required prior to plan check of building plans for lots or parcels
in areas having s lopes of five horizontal to one vertical (5: 1) or steeper when the building
officia l finds that a vis ual inspection of t he site is necessary to es tablish 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 Append ix J .
For additional provisions, applicable to grading , see Append ix J .
Page 18 of 5 1
ORDINANCE NO . 16-1019
106.5 Deferred submittals. For the purposes of this sect ion , deferred submittals are
defined as those portions of the design that are not submitted at the t ime of the application
and that are to be submitted to the bu ilding official with in a specified period .
Deferral of any submitta l items s hall have prior approval of the bui ld ing official. The
archite ct or engineer of re co rd sha ll list the deferred submi tta ls on the p lans and sha ll
submit th e deferred submittal documents for review by the bu ild ing 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 subm ittal documents ha ve been rev iewed and t hat
th ey have been found to be in general conformance with the des ign of the build ing . The
deferred submittal items shall not be installed until their design and subm ittal documents
ha ve been approved by the bu ildi ng official.
106.6 Sta ndard Plans . Th e build ing offic ial m ay approve a set of plans for a bu il din g or
structure as a "standard p lan ," provided t hat the applicant has made proper appl ication
and submitted complete sets of plans as required by this section .
Plans shall reflect laws and ord inances in effect at the time a perm it is issued except as
p rovided in this section . Nothing in this section shall prohibit mod ifying the permit set of
plans to reflect changes in laws and ord ina nces 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.
St andard plans sha ll be valid for a period of one year f rom the date of approva l. Thi s
peri od may be exten ded by the building official when there is evidence that the plans may
be used again and the p lans show compliance with this Code , relevant laws , ordinances,
rul es and regulations.
106.7 Expiration of Plan Ch ec k Applic ations. Plan check appl ications 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 calcu lations previously subm itted may thereafter be
returned to the applicant or destroyed by the bui lding official.
Wh en requested in wr iting by the applicant and prior the effective date of a more c urrent
code , th e Building Offi cia l within their discretion may gran t ex tension(s) not excee ding 1
year provided ;
1-Circumstances beyond the con trol of the applicant have prevented action from
being taken ;
2-An extensio n fee is paid as determined by the Build ing Official , not to exceed 25
percent of th e plan check fee .
Once an application and any extension thereof has expired , the appl ic ant shall resubmit
p lans and calcula tions and pay a new app li cation fee .
106.8 Ret entio n of Plan s. One set of approved plans, calculations and reports shall be
retained by the building officia l. Exce pt as required by Section 19850 of the Health and
Safety Co de, the build ing official shall reta in such set of the approved plans , ca lc ulations
and reports for a period of not less than 90 days from date of comp let ion of th e work
covered therein .
107 BUILDING PERMIT REQUIR EMENTS
107.1 Building Pe rmit Required . No person shall erect, cons truct , enlarge, alter, repair ,
move , improve , remove , connect, convert, dem olish , or equip any building , structure, or
portion thereof, perform any grad ing , or cause the same to be done , without fi rst obta ining
a separate permit for each such building , structure or grad i ng from the bu ild ing official.
Page 19 of 51
ORDINANCE NO . 16-1019
The issuance of a permit without first requiring a plan review shall not prevent the bui lding
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 sh all install , alter, rep air, 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 bu il ding official.
All structures and devices installed for the protection of pedestrians , regardless of
location , are subject to the perm it require ments of this section .
For additional provisions , applicable to grad ing , see Appendix J .
107.2 Work Exempted . A bui ld ing permi t shall not be required for the following :
Exempti on from permit requirements of th is Code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of th is
Code or any other laws or ordinances .
Unless otherwise exempted by the City Plumb ing, Electrical or Mechan ical Codes ,
sepa rate 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 Bu ilding Code, except where deemed necessary by t he
building officia l to en force ot her Federal and /or State Laws , State d isabled access
requirements , or to en fo rce City ordinances or policies.
2. Pa inting ; wallpapering ; installing carpet , vinyl , t ile, and sim il ar 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 inch es.
5. Chain-link , wro ught-iron and sim il ar fen ces not more th an 12 feet in height.
6. Masonry , concrete , wood and similar fen ces not more than 6 feet in height.
Exception: Wood fences not more than 8 feet in he ight with 60 percent or more of
the fence open an d incapable of being loaded by wind .
7. Retaining walls that retain not mo re 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
impound ing a Class I, II , or 111-A liquids.
8. Ground-mounted radio and te levision 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 sta nda rds that do not exceed 30 feet in height.
10 . Flagpoles not erected upon a building and not more t han 15 feet high .
11 . A tree house prov ided th at:
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 establ ished by door height or plate line does not exceed 6
feet.
12 . Canopies or awnings, completely su pp orted 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
th e building.
Page 20 of 51
ORDINANCE NO. 16-1019
13 . Sheds , office or storage buildings , and other structures that are less than 1,500
square feet and incidenta l to work authorized by a valid grading or bu ildin g 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 tha n 30 inches above grade and not over an y
basement or story below and that are not part of an accessible route.
15 . Prefabr icated swimm ing pools and other bod ies of water accessory to a Group R-3
Occupancy that are less than 18 inches deep, or do not exceed 5,000 gallons (1 8,927
L), and are installed entirely above adjacent grade .
16. Pl ayground equipment
17. Membrane str uctu res not regulated by California Title 19 , not exceeding 250 squa re
feet in area , us ed exclusively for residential recreationa l purposes or as a cover for
vehicles , and located in accordance w it h other City ordinances.
18 . Steel tanks sup ported on a founda tion not more than 2 feet (610 mm ) above grade
whe n the heig ht do es not exceed 1% times the diameter.
19 . Gantry cranes and sim il ar equipment.
20 . Bridges not involving bu i ld ings .
2 1. Mot ion pictu re , televisio n and theater stage sets and scenery, except when used as
a building.
22 . Oil derricks .
23. Non fixed and movable fixtures , case s, racks , counters and partitions not over 5 feet
9 inches in height.
For ad ditional provisions, applicable to grading , see App end ix J .
107.3 Application for Permit. To obtain a permit, the appl icant sha ll f irst fi le an
applicatio n in writing on a form furnished b y th e City fo r th at purpose. Each such
appl ication shall:
1. Id en tify and describe the work to be covered by the permit for wh ich application is made.
2. Describe the land on which the proposed work is to be done by lot, b lock , t rac t, street
address , or sim ilar desc ription that wi ll readily identify and lo ca te the proposed bui ld ing
or work.
3. Show the use and occupancy of all parts of the building .
4 . Be accompanied by plans and calculati ons as required in Section 106.
5. State the valua ti on of the proposed work or, for grading , the volume of earth to be
hand led .
6. Give such other information as reasonab ly may be requi red by the building officia l.
107.4 Iss uan ce. The building official shall issue a permi t to the applicant for the wor k
described in the application and plans filed therewith wh en the b uild ing official is satisfied
that all of the foll owi ng items comply :
1. Th e work described conforms to the requirements of this Code , re levant laws,
ordinances , ru les and re gula tions.
2. Th e fees specified by resolution or ordinance have been paid .
3. T he applican t h as obtained a permit pursuant to Public Resources Code Section
30600 et seq., if suc h a perm it is required .
Wh en the building offi cia l issue s th e permit , th e bui lding officia l shall endorse in writing or
stamp on both sets of plan s "Reviewed for Substantia l Compliance Only." Such stam ped
plans shall not be changed , modified or altered without authorizat ion from the bui lding
officia l, and all work shall be done in accordance w ith the currently adopted Codes in
effect at the t ime of perm it issuan ce re gard less of the information p resented on the plan s.
The approval of the plans shall not be held to perm it or to be an approval of any violation
of any Federal, State , County or City laws or ordinances . T he issuance of a permit sha ll
not be deemed to certify that the si te of the described work is safe .
Page 21 of 51
ORDINANCE NO . 16-101 9
On e set of approved plans and reports shall be returned to the app lica nt to be kept on
such buil ding or work site at all t imes while the authorized work is in progress.
The building official may issue a permit for the construction of part of a bu il ding or stru cture
before the entire plans and calcula tions for the whole building or struct ure have be en
subm itted or approved , provi ded adequa te information and detailed statements have
bee n f iled complyi ng with all pert ine nt requirements of this Code. The holder of such
perm it shall proceed at his or her own r isk without assu ran c e that the permit for the entire
buildi ng or structure wi ll be granted .
For additional provis ions , applicable to gra ding , see Appendix J.
107.5 Permit Validity . The issuance or granting of a permit or approval of plans and
ca lcul ations sha ll not be construed to be a permit for , o r an appro val of, any viola ti on of
any of t he prov isions of this Code, releva nt laws , ordi nan ces, r ules and regulations . No
permit presuming to give authority to vio late or ca nce l t he provisions of this Co de , relevan t
laws, ord i nances , rul es and regulatio ns s hall be valid , exce pt in sof ar as the wo rk or use
whi ch it autho riz es is lawful.
Th e issuance of a perm it based on plans and calculations shall not prevent the bu ild ing
official from thereafte r requiring the correction of errors in said plans and calcul ations or
from preventing building operati ons being ca r ried on thereun der when in violation of th is
Code , relevant laws, ordinances , rules a nd regu lat ions .
For additional provis ions , applicable to grading , see Appe ndi x J.
107.6 Expiration of Permit. Every permit issued by th e bui lding official under the
provisions of this Code shall expire au tomati cally by limitatio n and become nu ll and vo id
one year after the date of th e last requ ire d building inspection approva l by the build ing
officia l or if work authorized by such permit is not comme nced within one year from the
issuance date of such permi t. Before such work can be com men ced or recomme nced , a
new perm it shall be f irst obta ined .
Fo r the purposes of thi s paragraph , "requ ired building inspection" shall mean those
in spections listed in Section 117.4.2 , and those ins pe ction s specifically id entified on the
Job Record issu ed with the buildi ng permit. No partial ins pe ction shall meet the definition
of "req uired bu il d ing inspectio n."
Supp leme ntary permits for electrical , grading , mechan ic al , plumbing , and reroo f shall not
expi re so long as th e associated build ing perm it remai ns active. No electri ca l, grad in g,
me ch an ic al , plumbin g or reroof in spect ion shall satisfy the requiremen t to have a required
bu ildin g inspectio n as defined in this Section .
Where a new build ing pe rm it is issu ed to complete work previously started under an
expi re d permit, a perm it fee an d or pla n rev iew fee sh all be collected in an amount
determined by the Bu ilding Offi cial , not to exceed 25 percent of the permit fee provided ;
1) Applica nt request in writing pr ior the effective date of a more current code
2) that the durati o n 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 ori ginal plans and
calculations for such work ;
Appli cable Plan review fees and Permit f ees, in ad di tio n to issu ance fees , for the
remain ing work based on the rema i ning work va lu ation shall be collected for all permits
whi ch do not m ee t the preceding criteria.
All work to be perfo rmed under the new perm it must be done in accordance with the
Bu ilding Code in effect on the date of issuance of the new perm it.
Page 22 of 51
O RD IN AN CE NO. 16-1019
107 .7 Permit Suspension or Revocation. The buildin g official may, in writing , suspend
or revoke a permit issued under the provisions of this Code, relevant laws, ordinances,
ru les 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 regu lations or any of
th e p rovisions of thi s Co de.
T he 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 approva l from the building
o fficial , or where work is not in accordance with the direction of t he build in g 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 build in g official under the provisions of this Code ,
re levant laws, ord in a nces, rules a n d reg ul atio ns has been commenced , the person to
w hom such permit has been issued may deliver such permit to the bu il d in g 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 wri te
o n the face of such permit the words, "Cancelled at the request of the applicant."
Th e reupon suc h permit shall be null and voi d an d of no effect. A ll fees except for issuance
fees shall be returned to the appl icant.
For add itional 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 pe r mit 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
bui lding official and new fees shall be paid as required by ord i nance or resolution .
107 .9.2 One or More Inspection Performed. Permits may be transfer red 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 pa id 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 determ inin g 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 bu il d ing , structure
or premises, or portion thereof, shall be made until the building official has approved the
bui lding , structure o r premises or portion t hereof for such use or occupancy and until all
pe r mits have been approved or a temporary certificate of completed construct ion has
been issued .
U pon final of a building perm it and at the request of the appl icant, a certificate of
completed construction shall be issued by the bu ilding official for any structure that is
ready to occupy.
Approval of a buildi ng , 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 )
Page 23 of 51
ORDIN AN CE NO. 16-1019
shall not be cons trued as approval of a violation of the provisions of th is 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
reg ulations are not valid.
Th e bu il d ing official may , in writing , sus pend or revoke any such approvals or cert ificates
whenever the building official determines that the approval or certificate was issu ed in
error, or on the basis of incorrect in formation suppl ied , or when it is determined that the
bu il ding , structure or prem ises , or portion thereof, is in viola tion of any prov ision of this
Cod e, relevan t laws, ordi nances , rules a nd /or regulations . Any certificate of com pl eted
cons truction or temporary certificate of comp leted constru ction so issued sha ll be
surrendered upon request of the bu i ld i ng official.
109.2 Unpermitted Structures. No person shall own , use , occupy or maintain an y
unp ermitted stru cture .
109.3 Change in Use. C han ges in the character or use of a building shall not be made
except as specified in Existing Bu ilding Code.
109.4 Issuance of a Certificate of Completed Construction. When the building ,
stru ctu re or premises, or porti on thereof , ha s passed fina l insp ection , and whe n the
bu ilding , structure or premises complies with this Code, relevan t laws, ordinances , rules
and regulations , and the requ ired fees have been pa id , the bui ld ing officia l, upon request
of th e applicant, shall issue a certifica te of comp leted construction , wh ich shall contain
the following :
1. Th e buildi ng permit number.
2. Th e address of the bu ild ing o r structure.
3. A description of that portion of the build in g for wh ich the certificate is issued .
4. A statement that the described portion of the bu il di ng was inspected and found to
comply with the requirements of this Code , re levant laws , ordinances, rules and
regu lations for the gro up and div ision of occupancy and the use for which th e
proposed occ upancy is classified .
5. Th e date t he permit was approved .
6. Any oth er in formation deemed necessary by the bu il ding official.
For additional provisio ns, applicab le to grad ing, see Appendix J.
109 .5 Issuan ce of a Temporary Certificate of Completed Construction . If the bui lding
official finds that no substantial hazard wi ll result from occupancy of any bu i lding or portio n
th ereof before the same is completed , the bu il din g official may issue a temporary
certificate of comple ted construction for the use of a portion or portions of a building ,
structure or premises, pr ior to the completion of the en t ire bu ild ing , structure or premises,
or porti on t hereof.
Such temporary certi ficate of comp leted construction shall be va lid for a period of time to
be specified by the building official. Upon requ est of the owner or perm ittee , t he build ing
offi cia l may , in writin g , ex tend the tempo rary certi f icate of com pleted construction wh en it
is determined that th e circ umstances so warra nt. After the expiration of a temporary
certificate of completed construction and any extension (s) thereof, the building , str ucture
or prem ises , or portion thereof, shall not be used or occupied until the bu il d ing official has
approved the building for such use or occupancy.
109.6 Live Load Posted. In new co nst ruction , a durable sign th at indicates t he "live load "
sha ll be req uired in com mercia l or industria l buildings where th e floor or roof or portion
there of is or has been designed with a liv e load that exceeds 50 psf. The live load sign
shall be posted on that part of each story or roof to wh ich it appl ies , in a conspicuous
pla ce . The live load s ign shall be posted as a condition precedent to the issuance of a
Page 24 of 51
ORDINANCE NO . 16-1019
certificate of completed construction certifica te . It shall be unlawful to rem ove or deface
any such sig n
109.7 Continu ed Use of Unpermitted and /or No nc omplyin g Co nditio ns . When
deemed appropriate by the building official , a certificate of continued use of unpermitted
and /or noncomplying condition (s) may be issu ed. The certif icate shall not be iss ued until
doc ume ntation , satisfactory to the bu ilding official , has been provided indicatin g that 1)
the unpermitted and/or noncomplying condition(s) were not created by the curren t owne r,
and 2) that the current owner had no knowledge that the co ndit ions were un perm itted
and /or noncomplyi ng at the time of purchase .
An app l ica tion shall be com pleted that states 1) that the conti nued use of the existing
unperm itted construction and /or noncomplying conditions is perm itted by the City only
with the owner's understanding that the City in no way assumes responsibili ty for the
method of constru ction or the materials used ; and 2) that it is furth er understood that th is
app lication for con t inu ed use is not to be construed as be ing equiva lent in any way to a
building permit.
An insp ection shall then be made by the bui lding officia l. Where necessary, permits sha ll
be issued to correct any cond itions deemed to pose a potent ial threat to life , limb or
property. Once the inspection (s) have been made ; all necessary perm its have been
obtained , inspected a nd approved ; and all obvious potential th reats to li fe , lim b or property
have been corrected, the building officia l may approve the appl ication for unpermitted
construction and or noncomplying co ndition (s). W hen approved by t he building offic ia l,
conditions deemed not to pose a po tentia l threat to l ife , limb or property may be pe rm itted
to rema in.
110 -PROHIBITED US ES OF BU ILDING S ITES
110.1 Fl ood Haz ard.
Building s are not permitted in an area determined by the Bu ild ing Official to be subject to
flood hazard by reason of inundation , overflow or erosion .
The placement of the bu ilding and other structures (i ncluding wa ll s and fences) on t he
bu i ld ing site shall be such that water or mud flow w ill not be a hazard to the building or
adj acent property. Th is prohibition shall not apply when provision is made to eliminate
suc h hazard to th e sa ti sfaction of the Bui lding Official by prov iding ad equa te dra inage
facilitie s by protective walls, suitable fill , raising the flo or leve l of the build ing , a
combination of the se meth ods , or by oth er means . The Building Official , in the applicati on
of thi s Section for building s, st ructures , and gradin g locate d in who le or in part in flo od
hazard areas , sha ll enforce , as a minimu m , th e current Federal Flood Pla in Management
Re gulations defined in Titl e 44 , Code of Federal Regulat io ns, Section 60.3, and may
requi re the applica nt or property owne r to provid e the following information an d /or comp ly
with th e following pro visi ons:
1. Delineation of flood ha zard areas , f loodway bou ndaries and flood zones , and t he
design fl ood elevation , as appropriate ;
2 . Th e elevatio n of the prop osed lowest floor, inclu d ing bas ement, in flood hazard
areas (A Zones), and the he ight of the proposed lowest floor, including basemen t, above
the highest adja cent grade ;
3. Th e elevati on of th e bottom of th e lowest horizo ntal structural member in coastal
high hazard areas (V Zone);
4 . If th e design fl ood elevations are not incl uded on the community 's Flood Insuran ce
Rate Map (F IRM ), then th e applicant shall obtain and reasonably utilize any design flood
elevation and floodway data available from other sources , as approved by the Bu ilding
Offic ial ; and
5. During constru ction , upon placement of the lowest floor , includ ing basement, and
prior to furth er vertical constru ction , the perm ittee shall provide to the Building Officia l
documentatio n, prepa red a nd sea led by a registered design professiona l, cert ifying th e
elevati o n of the lowest floor , including baseme nt.
Page 25 of 51
ORDINANC E NO. 16-1019
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 condi t io n and
such activation or accele ration 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
geotechn ically 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 th is 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.
11 0 .2 .3 .1 When the applicant has submitted an engineering geology and/or soils
e ngineering report or reports complying wi t h the provisions of Section 111 such that said
reports show to the sa tisfaction of the Building Official that the hazard will be elim inated
prior to the use or occupancy of the land or structures.
110 .2.3 .2 When the applicant has subm itted an engineering geology and /or soils
eng ineering report or report s that comp ly with the provisions of Section 111 , and t hat
demonstrate , to the sa tisfact ion of the Bui lding Official , t hat the site is safe for the intended
use.
11 0.2.3.3 When the proposed work i nvolves the a lteration or minor repair of existing
str uctures and the cost of such alteratio n or repair does not exceed 25 percent of the
cur ren t valuation of th e existing str uctu re , suc h value to be based on ass umed
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 , subm it an engineering geology and /or soils
engineering report o r reports that conta in(s), at a minimum, a qual itative and /or conditional
find ing t hat the proposed work comp lies with the prov isions of Section 110.2.1 of this
Code .
2. Re cord in the office of the Department of Registrar-Recorder, a statement that
the owner is aware that the records of the Bu ilding 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
re lieving the City and all officers and emp loyees thereof of any liabil ity for any damage or
loss which may resul t 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 unt il the
Building Offic ial records in the office of the Department of Registrar-Recorder a statement
that the Building Officia l has determi ned that such hazard from landslide , settlement or
sli ppage no longer ex ists. The repair work shall cons ist of restorin g the orig inal
construction. The Bu il ding Official may requi re 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 invo lves an addition or additions to an ex istin g
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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ORD INANCE NO. 16-1019
not impact a historically act iv e landslide . Before a permit may be issu ed pursuant to this
Section , the owner shall do all of the following :
1. Submit an engineering geology and /or soils eng ineering report or reports that
contain (s), at a minimum , a qualitative and/or a conditional finding that the proposed work
com pli es with the provisions of Section 11 0.2 .1.
2 . Record in t he office of the Depa rt ment of Registrar-Recorder the finding of such
report or report s.
3. Record in the office of the Department of Reg is trar-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 perm it. 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 Reg istrar-Recorder a
statement that the Bui lding Official has determined tha t a hazard from landslide ,
settlement, or slippage no longer exists .
110.2.3.5 When the pro posed work involves the repair of a single-family residence or
accessory struc tures w here the cost of such repair exceeds 25 percent of the cu r rent
val ua t ion of the existing building .
T he scope of the repair work shall be subject to the approval of the Bu ildin g Official. Before
a permit may be issued pursuant to th is Section , the owner shall do all of the following :
1. Submit an engineering geology and /or soils engineenng report or reports that
contain (s ), at a minimum , a qua li tative and/or conditional find ing that the proposed work
compl ies with the provisions of Section 110 .2.1 of th is Code.
2. Record in the office of the Department of Registrar-Recorder a statement by the
ow ner acknowledging t ha t the records of the Building Official indicate that t he property is
po tentially subject to hazard from lands li de , settlement, or slippage .
3. Reco rd in the office of t he De partm ent of Re g istrar-Recorder an ag ree ment
reli evi ng the Coun ty a nd all officers and employees thereof of any li ability for any damage
or loss which may res ult from issuance of such a permit. This agreement sha ll provide
tha t it is binding on all successors in interes t of the owner and shall continue in effect until
the Bu il ding Official records in the office of the Department of Reg istrar-Recorder a
sta tement that the Bu ild in g Official has determined that such hazard fro m landslide ,
settlement, or slippage no longer exists.
11 0.2.3.6 When the proposed w o rk involves the replacement of structures destroyed by
causes other t han landslide, settlement, or sl i ppage , and the permit applicant was the
own er of t he property at t he time of the loss , their immediate heir (s). or their autho r ized
representative , and the application for a per mit under t his Section is filed no later than ten
( 1 0) years following th e date of the loss .
T he replacement structure (s ) shall not exceed the area , number of stories , load , or
nu mbe r of fixtures and bedrooms of the structure that was destroyed . No change in
occupancy type shal l be permitted . Be fore a permit may be issued pu rs uant to th is
Section , the owner s hall do all of the following :
1. Demonstrate, to the satisfaction of the Bu ilding Official, that the replacement
stru cture and /or the associated priva te sewage dis posal system (i f any) and /o r the
replacement landscaping (if any ) wil l not result in a greater am ou nt of groundwater
infi ltra t ion than occurred under the original condition.
2. Submit an e ng ineering geology and/or soils engineering report or repo rts that
co ntain , at a m inimum , a qua litative an d /or conditional finding that the proposed work
complies with the provisions of Section 110.2.1 of this Code and that contain
recommendat ion s for enhancing the stabi lity of the site .
3. Record in the office of the Department of Reg istra r-Reco rder a statement by the
owner acknowledging that the owner is aware that the records of the Bu ildin g Official
indicate that the property is potent ially subject to a hazard from la ndslide , settlement, or
slippage.
4. Record in the office of the Department of Registrar-Recorder an agreement
relievi ng the City and all officers and emp loyees thereof of any liability for any damage or
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ORDINANCE NO . 16-1019
loss which may resu lt from issuance of such a permit. This agreement shall provide that
it is binding on all successors i n 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 th e Building Official has determin ed that such hazard from landslide , settlement, or
slip page no longer exists .
11 0 .2.3 . 7 When the proposed work involves a one-story, detached , ligh t-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 Offic ia l, submit an engineering geology and /o r 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. Re cord in the office of the Department of Registrar-Recorder a statement by the
owner acknowledging th at 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 Reg istrar-Record er 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 perm it. 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 Build ing Official has determined that such hazard from landslide , settlement, or
s li ppage no longer exists.
11 0 .2.3.8 When the Building Official determines that the hazard from lands li de ,
settlement, or slippage is based solely on the fac t that the area has been identif ied as a
po tentially liquefiable area in a seismic hazard zone (pursuant to Public Resources Code
section 2690 et seq .) and a foundation invest igation is performed in connection wi th the
work in accordance with Section 1803 of this Code .
11 0.2 .3 .9 Notwithstand ing 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.
11 0.2 .3.1 0 When th e proposed work involves the repair and restoration of a slope . Before
a permit may be iss ued pursuant to this Sect ion , the owner shall submi t 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 ca use or
causes of the failed slope.
2. Reco mmendations for the repair of the failed slope.
3. A qualitative and /or conditional finding that the proposed work complies with the
provisions of Section 11 0 .2 .1 of this Code.
4. An analysis demonstrating that futu re 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
stabi li ty .
111 -ENGINEERING GEOLOGY AND SOILS ENGINEERING REPORTS
The Bui lding Official may require an engineering geology or so il s eng i neering 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
conta i n a finding regarding the safety of the site of the proposed work against hazard from
land slide , settlement or slippage and a find ing 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 NO. 16-1 019
en gineering 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 civi l engineer
licensed in the State of California , experienced in the field of soi l mechanics , or a
geotechnical engineer licensed in the State of California . When both an engineering
geology and soils engin eering report are required for the evaluatio n of the safety of a
building site, the two reports shall be coordina ted before submiss ion to the Bui lding
Official.
112 -EARTHQUAKE FAULT MAPS
Earthquake fault zone maps within the City prepared under Sections 2622 and 2623 of
th e California Reso urces Code which show traces of earthquake faults are hereby
declared to be , on the date of official issue , a part of th is 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
previou sly issued maps which they replace.
SECTION 113-EARTHQUAKE FAULTS
113.1 General. Th e construction of a build in g or struc ture near a known active
earthquake fault and regulated by this Code shall be permitted as set forth in th is Sect ion .
113.2 Scope. Th e prov isions of this Sect ion shall apply on ly to pe rmi ts for buildings or
stru ctures on individ ual lots or parcels and are not intended to be supplementary to
geologic investigations requ ire d to qualify d ivis io ns of land as set forth in Title 9 Chapter
2 (Subdivision Regulations) the City of Temple City Mun icipal Code.
113 .3 Definition. For th e purp ose of this Section , a geologist shall be a professional
geologist, li cense d by the California State Board for Geologists and Geophysicists to
practice geology in California .
113.4 Known Active Earthquake Faults. For the purpose of th is Section, known
active earthquake faults are those faults whi ch have had displacement within Holocene
tim e (approximately th e last 11 ,000 years) as defined in the most cu rrent issue of Special
Publication 4 2 of the California Geolog ical Survey.
113.5 Construction Limitations. No building or structure sha ll be constructed over or
upon the trace of a known active earthquake fault wh ic h is shown on maps maintained by
th e Building Official. Th ese maps include, but are not limited to, earthquake fault zone
m aps prepared under Sections 2622 and 2623 o f the California Pu blic Resources Code.
Th e absence of a known active earthquake fau lt tra ce at the proposed building location
shall be determined by a profess io nal 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 Bui ldin g-Offi cial as the assumed location of a known active earthquake
fault on the aforementioned maps.
2. When the proposed bu il ding is within 50 feet (15.24 m) of the most probable
ground location of the trace of a known act ive earthquake fault shown on the
aforementio ned maps.
In th ese cases , t he Building Official may requ ire 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 vi cini ty preven ts the Bu il ding Official from
determin ing by a site examination , review of avai lable aerial photog raphs, or by other
mean s that the fault trace does not underlie the proposed building . The trench shall be
approxim ately perpe nd ic ula r to the mos t probable direction of the fault trace, at least 1-
1/2 f eet (0.15 m) wide , and at least five feet in depth measured f rom natural grade , or to
a depth satisfactory to the Bu ilding Official.
The trench must be accessible for mapping and inspection by the Bu il d ing Official , when
request ed , and meet the requ iremen ts of Title 8 of the Californ ia Code of Regulat ions,
Page 29 of 51
ORDINANCE NO. 16-1019
Construction Safe ty 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
pro fessional geologist in the walls or floo r of the trench .
Th e Bu ilding Offici al m ay requi re a more extensive investigatio n by a professional
geo logist as evidence to the absence of a known active earthquake fault prior to the
issuance of a permit for Groups A, E, I, Hand R, Division 1 Occupancies and B, F, M and
S Occupancies over one story in height.
T he results of the investigation , conclusions and recommendations shall be presented in
a geology report pre pared by a pro fessio na l geologist as defined by Section 113.3. The
report shall com pl y wi th th e guidelines presented in Note 49 prepared by the Ca li fornia
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 a nd not exceeding 1,000 square feet (92 .9 m 2 ) in gross floor area or
12 feet (3 .66 m) in building he ig ht.
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 ex isting building . For the purposes of this Section 113.5 ,
"alteration" does not include an addition or additions.
3. Swimm ing poo ls, retain ing wa ll s, fences and minor wo rk of a similar nat ure.
114 FACTORY-BUILT HOUSING
114.1 . Plans shall be submitted for plan review for an field-built portions of factory-built
structures that clearly describe all work to be done at the site , including connection and /or
anc horage of th e fac tory-built structure to the field-built fou ndation and connection of
uti liti es. Plans shall in dicat e comp liance w it h this Code, relevan t laws , ordinances, ru les
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 resolut ion and /or ordina nce.
Plan checking fees s hall be paid at the time of plan review subm ittal. In addition to the
aforementioned fees , the bu i lding official may requ ire additional charges for review
required by changes , additions or revisions of approved plans or reports , and for serv ices
beyond the first a nd second check due to changes , omissions or errors the part of the
app licant.
115 .2 Perm it fees shall be as adopted by separate reso lution and/or ord inance. Permit
fees shall be paid at the time of permit issuance.
115 .3 The determinati on of value or va luation under any of t he prov is ions of this code
s hall be made by th e build ing official. T he valuation to be used in computing the perm it
and plan check fees shall be the total value of all construc tion work for wh ich the permit
is issued , as well as all fin ish work , painting , roofing , electrical , plumbi ng , heating , air
conditioning , elevators, fire protection systems and any other pe rmanent work or
per manent equ ipme nt.
116 REFUNDS
116.1 Permit Refunds . In the event that any person shall have obtained a perm it 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 writte n req uest to the bu ilding official requesting a re f und of pe rm it fees.
Permit fees in an a mou nt equal to 80 percent may be ref unded to the permit app licant ,
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
Page 30 of 51
ORD INANCE NO . 16-1019
permi t applicant, prov id ed the request has been submitted within one year fro m 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 ha s been perfo rmed , in which case 80 percent of the pl an chec king fee sha ll
be refunded . Th e bu ilding official shall satisfy himself or herself as to the r igh t of such
appl ican t to such refund , and each such refund shall be paid to the plan check applicant,
provided the request has been submitte d within one year from the date of cancell at ion or
expiration of the permit.
117 INSPECTIONS.
117.1 General. All construction or work for which a permit is requi red shall be su bject to
inspection by the building official , and a ll such construc tion or work shall rema in
accessible and ex posed for inspect ion purposes un t il approved by the building official.
In addition to the ins pections 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 Chapte r 17 sha ll not relieve the permit applicant of
th e respons ibili ty to have the work in spected and approved by the building official.
Approval as a result of an inspection s hall not be construed to be an approva l of a violation
of any provision of this Code , relevant laws, ordinances , rules or regulations. Inspections
pres uming to give aut hority to violate or cance l t he provisio ns of this Code , relevan t laws ,
ordinan ces, rules and regulati ons shall not be va lid.
It sha ll be th e duty of th e permit applicant to cause th e work to remain accessi b le and
exposed for in spection purp oses . Neither th e b u ild ing official nor t he jurisdiction shall be
liable fo r expense entailed in the removal or replacement of any material required to allow
inspection .
It sha ll be the duty of the permi t applica nt to p rov id e access for the inspector to the area
of work. Access may include , but shall not be limited to , la dders , scaffolding , catwalks and
lift s. It shall be the duty of the permit appl icant to maintain a safe access path for the
inspector to the area of work. Safety precautions may include , but shall not be limited to,
hand rails , guardrails and safety harnesses . All components of the access path shall be
securely anchored in pl ace. The building inspector shall have the right to refuse to make
any inspection in an a rea th at does not have an access path deemed safe for use by said
building inspector It s hall be the duty of the permit applicant to make any necessary
improvements to the access path to allow ins pection by the build ing inspector.
It shall be the duty of th e permit ap pli can t to protect all existing construction f rom damag e
caused during inspection . Nei th er the bui ld ing official nor the ju risdi ction sha ll b e liable for
expense entailed in th e removal or rep lacement of any material damaged during the
course of inspection.
For additional prov isions , applicable to grading , see Appendix J .
117.2 Inspection Requests . It shall be the duty of the pe rm it holder to notify the building
official t hat work au th orized by a permit is ready for inspection . The building officia l may
requ ire 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 optio n of the
bu ilding official.
It s hall be the duty of the person requesti ng any inspection required by th is Code , relevant
laws , ordinances , rules and regu lat ions to provide access to and means for inspec tion of
such work .
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OR DINAN C E NO. 16-1019
For additional provisions, applicable to gra ding , see Appendix J .
117.3 Inspection Record Card . W hen deemed necessary by the bu ild ing official, work
requiring a permit sha ll not be commenced until the app licant has posted or otherwise
m ad e available an in spect ion record card so as to allow the buildi ng official to convenien t ly
make the required entries thereon regard ing inspection of the work . This card sha ll
continue to be posted or otherwise made available by the permit holder until final approva l
o f 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 t he applicant that the work for which there is a
va lid permit is ready for inspection, t he building official shall be allowed to make all
a ppl icab le inspectio n s specified in this Code , on the inspection record card and any
additional inspections required by the bui ld in g official.
No work shall be approved by the building officia l that was not completely verified . Partial
or spot inspections s hall not be performed by the bu ilding official, nor shall partial or spot
inspection be used as a justification for approving an y required inspection .
Inspection by a special inspector shall not be made in-lieu of any inspections requ ired to
be made by the buildi ng officia l.
For additional p rovisions, applicable to grading , see Appendix J .
117.4.2 Minimum Inspection Requirements. The followi ng inspections shall not be
requested until the a ssociated requ iremen ts 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 a ll
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 , materia ls need not be on the
job.
Where any fill more than 8 inches in depth is placed , and /o r where required by the
building o fficial o r t he soils engineer, compaction tests shall be submitted to the
building officia l prior to requesting inspection .
Where required by the soils engineer , foundation trenching sha ll be reviewed and
approved by t he soils engineer p rior to requesting inspection .
2 . Concrete s lab or under-floor inspection : Sha ll not be requested until all in-sla b or
under-floor bu ilding service equ ip ment, conduit, pip ing accessories and other
ancill ary equip ment items are in pla ce, but before any concrete is poured and/or
floor sheathin g installed , including the subfloor.
3. Floor sheat hin g inspection : Floor sheathing i nspection shall not be requested until
all sheath ing is in place ; all diaph ragm na iling is complete; and a ll d iaphragm t ies ,
chords a nd /or d rag st ruts have been installed . N o wa ll s shall be erected above
the floor s he ath ing .
4 . Roof sheathi ng inspection : Roof s heathin g inspection shall not be requested u ntil
all sheathing is in place; all d ia phragm nailing is complete; and a ll diaphragm ties ,
chords and/or drag struts have been installed. No portion of the roof sheath in g
shall be covered by crickets or similar construction .
5. Frame inspection: Shall not be requested until after the roof, a ll fram ing , fire
blocking and bracing are in place and a ll p ipes, chimneys, vents and a ll rough
Page 32 of 51
ORDINANCE NO. 16-1019
electrical , plumbing and mecha nica l work are comp lete . Roof coverings shall not
be installed.
6 . Lath ins pection and/or wallboard: Shall not be reque sted until after all la thing
and /or wallboard , in terior and exterior, is in place , but be fore any plastering is
applied or before wallb oa rd joints and fa stene rs are tap ed and fin ished.
7. Final inspection : Shall not be requested un til afte r f in ish grading and the bu ilding
is completed and is ready for occupancy.
8 . Other Inspections: In addition to t he inspect io ns specified above , the build ing
official shall be allowed to make all applicable inspections specified on the
Inspection Re cord card . The building official may also make or requ ire 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 add itional provis ions , appli cable to grading , see A ppendix J .
117 .4.3 Re i nspections. An inspection fee may be assessed for reinspection , as
determined by the Bu ilding Official , for any of the following reasons :
1. The portion of work for which ins pe ct ion is requested is not comp lete;
2. Correct ions given are not completed ;
3. There is inadequate work site access preventing inspection ;
4 . The ins pection record card is not posted or otherwise available on the wo rk site :
5. The approved plans are not available for the inspector;
6 . Work has deviated from the ap proved plans and has not been approved by the
Building Officia l.
This Section is not to be interpreted as requir ing additional insp ection fe es the f irst tim e a
job is rejected for fa ilure to comply with the requirements of this Code.
To obta i n re-inspecti on, th e appli ca nt shall pay the re-inspection fee in advance , as
determined per th e fee resolution .
117.5 Provisio ns for Special In s p ection.
117.5.1 Wh en Required . In addition to the inspections required elsewhere in this section ,
the owner sha ll emp loy o ne or more spec ial in spectors who shall provide inspections
d uring constructio n on the types of work lis ted under Chapter 17 The specia l ins pecto r
may be employed ei th er direct ly or through the architect or engineering firm in charge of
the design of the str ucture , or through an independent inspection tes t firm approved by
the bu il ding official.
Excepti on : The building official may waive th e requirement for the employment of a
special inspector if th e construction is of a minor nature.
117.5.2 Identif ication of Wo rk. When special inspection is required by Section 117.5.1,
the arch ite ct or engineer of record shall ident ify on the plans all work that is required to
have s pe cial in spection .
Where t he specia l inspection method (s) to be employed are not specified elsewhere i n
t his Code, relevant laws, ordi nances, rules an d/or regulations, th e architect or engi ne er of
record shall prepare an inspection program that shall be submitted to and approved by
the bu i ld ing official pri or to building permi t issuance .
T he special ins pe cto r(s) may be em ployed by the owner, th e engineer or architec t of
record , or an agent o f the owner, but shall not be employed by the con tractor, the
contractor's employees, representat ives or agents of the contractor , or any other pe rson
performing the work .
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ORDINANCE NO . 16-1019
T he architect or engineer of record shall identify, on forms prov ided by the City , the
ind ividual(s) and /or firm(s) who are to perform any requ ired special inspection , and where
an inspection program is req uired by this section , shall specify the special in spection
duties of the specia l inspector(s).
117.5 .3 Qualifications , Requirements and Duties of the Special Inspector. T he
special inspector shall be approved by the building official prior to performing any
in spection duties. The special inspector shall com plete an app lication form provided by
th e City and s hall submi t documentation satisfac tory to the build ing officia l that the special
inspector is q ual ified to make the specia l inspection (s) for which applicat io n is made . Th e
building official shall h ave the right to admin ister a writte n or verbal examination as
deemed appropriate by the building official to verify that the special i nspector is qualified
to perform the inspection duti es for which app lication is made. A special inspector who
fail s to pass the examinati on administered by the building official shall be required to wa it
a min imum of sev en (7) day s before submitting a new app lica tio n to prov ide spe cial
insp ection within the City .
Th e building official shall not be required to accept any documentation provided by a
special inspector w ho was not approved by the bu ildi ng official prior to performing
inspection duties. Nei th er the b ui ldin g officia l nor the j urisdiction shall be lia b le for expe nse
en tailed in the remova l or repla ce ment of any material(s) or work insta ll ed , constru cted or
placed under the review of a special inspector who was not approved by the bu ild ing
officia l.
Failure to be approved by the bu i ld in g officia l prio r to pe rfo rm ing any special inspection
dutie s may be co nsid ered by th e building officia l as a failure t o p erform properly and shall
allow the building offi cia l to refuse to all ow the special inspec tor to perform inspectio n
within the City.
The special i nspector shall observe the wo rk assigned for conformance with th e app roved
design drawin gs.
The special inspector shall furn ish ins pection reports to the build in g official. All observed
discrepancies shall be brought to the im mediate attention of th e contractor for correct ion ,
then if un corrected , to th e proper design authority and to the bu ilding official.
Th e special ins pector shall submit a final signed report sta t ing tha t the work requiring
special inspection was , to the best of the inspector's knowledge , in conformance with the
approved plans and th e applicable workmanship provisions of th is Code .
Th e bu ild ing official shall have the right to reject any work performed under the rev iew of
a spe cial inspector where the work perfo rm ed fa ils to meet th e mini mum requirements of
thi s Code, re levant laws, ord inances , rules and regulations . Regard less of the information
communicated between the permit applican t and the special inspector, all work sha ll
comply with the approved plans and this Code , relevant laws , ordinance s, rules and
regulations.
Upon evi dence , sati sfactory to the bu il ding official , of the failure of a special inspector to
perform properly and effectively the duties of said office , th e buildi ng 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 g iven an opportunity to appear before the
building official and b e heard .
117.6 Provisions for Structural Observation. When structura l obse rvation is re quired
in accordance with th e requirements of Chapter 17 , the eng ineer or a rc hitect of record
shall indi cate on the plans what work is requi red t o be observed by th e engineer or
Page 34 of 51
ORDINANCE NO. 16-1 019
architect responsible fo r the structural d esign , or the engineer or architect responsible for
the structural design shall prepare an inspection program and shall name the ind ividuals
o r firms who are to perform structural observat ion and describe the stages of construction
at which structural observation is to occur. The i nspection program sha ll include samples
of in spection reports and provid e time lim its for the submission of observation reports. The
program shall be submitted to and approved by th e building officia l prior to bu il ding permit
issuance.
When required by the engineer or arc hitect responsible for the structural design or the
building official , the owner shall employ th e engineer or architect responsible for t he
structural design , or another engineer or arch itect designated by the engineer or architect
resp onsible for the stru ctural design , to perform structural observation as defined in
Section 202 .
When deemed appropriate by the engineer or arch itect res ponsible for the structural
design , the owner or owner's representative sh all coordinate and call a preconstruction
meet ing between the engineer or architect responsible for the structura l design , the
structural observer, the contractor, the affected subcont ractors and the special
inspector(s). The structural observer shall preside over the meeting . T he purpose of the
meeting shall be to identify the major structural elements and connections that affect the
vertica l and lateral load system s of the struct ure and to review scheduling of the re q uire d
observations . A record of th e meeting sh all be subm itted to the bui lding official.
All observed discrepancies shall be brought to the immediate attention of the engi neer or
architect respons ibl e for the structural design and the contractor for correction ; then if
unresolved , to the building official. Th e stru c tural observer shall submit to t he b u ild ing
official a written statement at each significant constru ction stage stating that t he required
site visits have been made and identifyi ng any reported deficiencies w hich , to the best of
the structural observe r's knowledge, have not been resolved .
T he structural o bserver shall submit a final signed report stating that the work re quiring
stru ctural o bservation was, to th e best of th e o b server's k nowledge , in con fo rma nce w ith
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 bu il ding structure
o r premises beyond th e point in d icated in each successive inspection without first
obtaining th e written a pproval of the bu il d ing official. The building official , upon notificat ion ,
s hall make the requ ested inspecti ons an d shall e ither indicate in writing that th e wo rk
appears to comply as completed , or shall notify the appl icant in writing which portion of
th e work fails to comply with th is Code, relevant laws , ordinances, rules and/or
regu lations. Any work tha t 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 approva l of all work when complete d and ready fo r
occupancy.
Fo r additional provisions , applicable to grad in g , see Appendix J .
117.8 Site Requirements. A survey of the lot may be requi red by the bu il ding official to
verify compliance of t he s t ructure with the approved plans.
117.9 Noninspected Work. No person shall own , use, occupy or maintai n any structure
on which non in spe cted wor k ha s been perfo rm ed.
117 .10 Utility Release . When deemed appropriate by the building official , gas and electric
utilities may be released . Release of either utili ty may be done prior to bu il d ing final for
testing and inspection purposes. Th e build ing official shall retain the righ t to revoke the
O RDINAN CE NO . 16-1 01 9
release of either uti lity for just cause , and may have either utility disconnected at the
ea rliest availability of the u tility purveyor.
Attempting to occupy prior to issuance of a certificate of completed construction , whether
tem porary or final , may be considered as just cause by the b ui ld ing official , and may result
in disconnection of the util ities .
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 bu il dings , structu res or premises , or po rt io ns thereof, or wi ri ng , devices or ma ter ials
insta ll ed without permit or found to be a hazard to life , heal th 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 , ru les or regulations.
The electrical service shall remain disconnected or electrical utility service shall rema in
discontinued until the Code violation has been abated to the sat isfaction of the b u ilding
official , or until the installation of such wiring , devices or materials have been made safe
as directed by the building official ; or un til a permit has been issued and the work has
been inspected and approved by the buil ding 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 li fe, health and/o r 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 , restrain i ng , correcting or
abating any violatio n of this Code , releva nt laws , ordinances , r ules or regulations
Th e gas service shall remain disconnected or gas utility service shall remain discontinued
until the Code viola tion has been abated to the satisfaction of t he building official , or until
the installation of such appliances , devices or materials has been made safe as directed
by the building officia l; 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
Bu ild in g Code, as amended and in effect on or befo re January 1, 2017 , adoptin g th e 2016
Ca lifo rn ia Bu ilding Code, is hereby adopted by reference pursuan t to the provisions of Sections
50022.1 through 50022.10 of the Government Code of the State of California as though fully set
forth he rein , and made a part of the Temple City M unicipal Code with the same force and effect
as though set out herein in f u ll, including all of t he regulations , revisions , conditions and terms
contai ned t herein except as revised in this ordina nce by section 7-1.02 be low.
In accord ance with Section 50022 .6 of the California Government Code, not less than one copy
of said Ti t le 26 of the Los Angeles County Code together with any and all amendments thereto
proposed by the C ity of Temple City, has been and is now filed in the office of the Building and
Safety Div ision , sha ll be remain on file with the Buil din g Official , sha ll collectively be known as the
City o f Temple City Building Code and may be cited as T itle 7 Chapter 1 of the City of Temple City
Municipal Code .
7-1 -02 BUILDING CODE MODIFIED
Page 35 of 51
ORDINANCE NO . 16-1019
Chapters 33 , 99 and Appendix J of Title 26 of the Los Angeles County Code, adopted by reference
as the Bui ld ing Code of the C ity of Temple City , are hereby amended , deleted or added as follow s:
P age 36 of 5 1
a. A new Section 330 1.3 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 co nstruction
work requiring a grading or building permit is performed . Th e f ence shall totally e ncl ose
the perimeter of all property. Locking gates may be provided at any location .
Exceptio ns:
1) When approved by the building official , a fen ce need not enclose residential
prop erty when at least one dwelling is con tin uously occupied . Approval not to fence the
p roperty may be revoked in writing by the building official if the property is found to be
un occupied for any length of time. For the purposes of th is exception , continuously
occupied is not inten ded to imply that t he occupants must be continuously presen t.
2) When approved by the build ing official , the fence may enclose areas other than
th e perimeter of the prop ert y.
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 cha in link, lumber,
ma sonry or other approved materials. The fence shall be self-supporting and shall not
incorporate str uctures o r fencing on adjacent pro perty 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 , o r co nstru ction work and shall remain in place u ntil the work for which a
grading or building permit is required has been completed .
Exceptio ns :
1) All or portio ns of the fence may be removed daily duri ng construction so lon g as
the property is co ntinuously occu pie d, and all portions of the removed fence are replaced
prior to the property being unoccupied .
2) When approved by the building official , the f ence may be removed prior to
complet ion of the grading , demolition , or constru cti on work , if th e property is dete rm ined
by the building official to no longer provide an unsafe or hazardous condit io n.
3301 .3.4 Failure to Comply. If the property is found unfenced and the building official
determines that an un safe or hazardous co ndition ex ists, th e City may take action to
co rr ect the non comp lying condition by providing the required fen ce . The building official
may then issue a notice to stop work un til all fees incurred by the City to properly fen ce
th e property have been re covered . If such fees have not been reco vered by the City with in
30 days, the City may take action to recover the costs i n accordance with the requirements
of th is Code.
b. Sectio n J 1 03.5 is amended in its entirety to read :
J 103.5 Grading Fees. Fees shall be assessed in accordance w ith the provisions of this
section . The amou nt of the fees shall be as spec ifi ed in Sect ion 11 5 of this co de .
J 103.5.1 Plan Review Fees . When a plan or other data are required to be sub mitted , a
plan review fee shall be paid at the time of submitting plans and specifications for review.
Separate plan review fees shall apply to reta ining walls or major drainage structures as
Page 37 of 51
OR DINANCE NO. 16-1019
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 pa id to the Building Official
at the time of iss uance of the permit. Separate permits and fees shall apply to retaining
walls or major drainage structures as requ ired elsewhere in th is code .
c. Section J 103 .6 is amended in its entirety to read :
J 103.6 Compliance with Zoning Code. The b uilding official may refuse to iss ue a
grading permit for work on a si te if either the proposed grading or the proposed la nd use
for the site shown on the grading plan app li ca t ion does not comply with the provisions of
"Zoning Regulations " of the City of Temple City Municip al Code .
d. Section J1 05 .12 is amended in its entirety to read :
J1 05 .12 Completion of work. Upon completion of the rough grad ing work and at the final
completio n of the work , the following reports and drawings and supplements thereto are
required for engineered grading or when profess ion al inspection is otherwise required by
the Bui lding Official :
1. A certification by the Field Engineer that to the best of his or her
kn owledge, 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 So il s Eng ineer retained to prov ide such services
in accordance with Section J 1 05.4 , including loca ti ons and elevations of field density tests ,
summaries of fie ld and laboratory tests , other substantiating data , and comments on an y
c hanges made during grading and t heir effect on the reco mm endati ons made in the
approved soils engineering investigation repo rt. The report sha ll in c lud e a certifica t ion by
th e Soils Eng inee r that to the best of his or her knowledge , the work
within the So ils Engineer's area of responsibility is i n accordance with the approved Soils
Engineering report and applicable provisions of th is chapter. The report shall contain a
find ing regarding the safety of the completed grading and any proposed structures against
hazard from landslide, settlement, or slippage.
3. A report prepared by the Eng i neering Geologist retained to provide such
services in accordance with Section J105 .5, including a fi nal description of the geology of
the site and any new in formation dis closed during the grading and the effect of such new
information , if any, on the re commendations incorporated in the approved grading plan .
The report shall contai n a certification by the Eng in eering Geologist that. to the best of his
or her knowledge , th e work within the Engineering Geologist's area of responsibility is in
accordan ce with the approved engineering geo lo gy report and appl icable provisions of
this Chapter. The report shall contain a finding regarding the safety of the completed
grad ing and any proposed struct ures against hazard from landslide, settlement or
slippage. The report shal l contain a final as-built geologic map and cross-section s
depi cting all the information collected pr ior to and during grading .
4. The grading contractor shall certify , on a form prescr ibed by the build ing
official that the grading conforms to the approved plans and specifications .
7-1 -03 EFFECT OF ADOPTION
The adoption of the ci ty Building Code and the repea l, addition or amendment of
ordinances by th is code shall not affect the follow in g matters:
(A) Actions and proceedings which began the effective date of th is code.
(B) Prosecut io n for ordinance violations committed before the effective date of this code .
(C) Licenses and penalties due and unpaid at the effective date of th is code , and the
co llection of these li ce nses and penalties.
(D) Bonds and cash deposits required to be posted , filed or deposited pursuant to any
ordinan ce .
ORDINANCE NO. 16-1019
(E) Matters of record which refer to or are connected with ordinances the subs tan ces
of which are inclu ded in this co de; these references shall be construed to apply to the
correspond ing provisions of the code .
7-1-04 PENALTY ; VIOLATIONS.
(A) General penalty; continuing violations. Every act prohibited or declared unlawfu l
and every failure to perform an act requ ired 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 vio lati on of any such sect ion of said code sha ll be subject to the penalties
ascribed to each suc h section as set forth h erein . Where si len t, as to whether a vio lation
is a misdemeanor or infraction , the City Attorney may prosecute such violation as either
a misdemeanor or infract ion in his/her discretion .
(B) Violations including a iding, abetting, and concealing. Every person who
ca uses, aids, abets or co n ceals th e fa ct of a violation of th is code is guilty of violating th is
code.
(C) Enforcement by civil action. In addition to the penalties provided herein, the said
code may be enforced by civil action. Any condit ion existing in violat ion of this co de is a
publ ic nuisance and may be sum maril y abated by the city .
TITLE 7 . BUILDING REGULATIONS
CHAPTER 2. MECHANICAL CODE
7-2-00 MECHANICAL CODE ADMINISTRATION
Except as hereinafter c hang ed or modified , the a dmin ist ration of the Mechanical Code shall be as
set forth in 7-1 -00 Bu il ding Code Adm inistration of this Code .
101 -TITLE, PURPOSE , INTENT AND SCOPE
101 .1 Title. Title 7 Building Regulation s, Chapter 2 of the City of Temple C ity Municipal Code
shall be known as the Mechan ical Cod e of the Ci ty of Temple City, may be ci ted as such , and will
be referred to herein as "these regulations" or "these building standard s "or "this Code."
101 .3 -SCOPE . The provisions of this Code shall apply to the erection , alteration, installation ,
repa ir, relocation , movement, improvement, removal connec tion o r conversion, use or
maintenance of any heating , ventilating , cooling , refrigeration systems , incinerators or other
miscellaneous heat-producing appliances mechanical eq uipm ent and/or appliances or any other
mechanical work regulated by this Code within the City .
Whe re , in any specific case, different sections of th is Code spec ify 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 requ irement, the specific requ irement shall be
appl ic able.
In the event, any differences in requirements exist between the accessibil ity requ i rements of this
Code and the accessibility requirements of the Cal ifornia Code of Regu lations, T itle 24 (also
referred to as the California Bu ild ing Standards Code), then the Ca lifornia Code of Regulations
shall govern .
106 .1 Plan Check Requirements. When required by the bui ldi ng official to verify co mplia nce with
th is Co de , relevant laws, ordinan ces , rules and regulat ions ; plans and , when deemed necessary
by the bu ilding official , calc ul ations , and othe r requ ired data shall be subm itted for plan review .
The build ing offic ial may requ ire plans and calculat ions to be prepared by an eng i neer registered
Page 38 of 51
ORDINANCE NO . 16-1019
by the State to practice as such . Only after the plans have been approved may the app li cant 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 t he City to ver ify compliance w ith the laws and
ordinances under the ir j urisdicti on.
Separate Mechanical Code plan review is required for any of the fo llo w ing :
(a) To verify com plian ce w ith State ene rgy requirements when such informat ion is not shown
completel y on the building plans;
(b) Installations where the aggregate BTU input capacity for either comfort heating or comfort
cooli ng is more than 500,000 BTU ;
(c) Typ e I or Type II commercial hoods;
(d) Park ing garage ex hau st ventilation syste ms ;
(e) Produ ct 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 wh ere smoke detectors are
requi red in th e duct work;
U) Any installation in a building of Type 1-A, T ype 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 th is Code , relevan t laws,
ordinances, rules and regulations shall bear the seal , signature and number of a mechanica l
engineer when required by th e California Business and Professions Code . A seal and number
shall not be required for work authorized by the sa id arti c le to be performed by a person not
registe red or certified as an engineer or architect.
106.3 Information Required on Mechanical plans . Plans shal l be drawn to scale upon
substanti al paper or other material su itable to th e building official sha ll be of sufficient clari ty to
indicate the nature and sco pe of the work proposed , and shall show in detail that the proposed
construction will conform to th e provisions of th is Code and a ll re levant laws, ord inances, r ules
and regu lations.
The first sheet of each set of plans shall give the street address of the proposed work and the
name, address and telephone n umber 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 foll owing , un less otherwise approved by the
build ing official, the mechanical plans shall indicate the followi ng :
(a) A complete floor plan showing the location of all proposed mechanical equipment, duct
work , ven ts , etc.;
(b) A co mp lete p lan s how ing the la yo ut, 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 , ou tl ets, diffusers, etc.;
(e) The btu /Hr and /or cfm rating of all equipment;
(f) Any other informa tion requested by the bu ild ing official.
Plans for buildings more than two stories in height of other than Group R-3 and Group U
Occ upancie s shall indicate how required fire -resis tive integrity will be ma inta ined where a
penetration will be made for mechan ical piping and s imilar systems .
When deemed necessary by the building official , the firs t sheet of each set of plans shall indicate
th e building T ype of Construction as defined in the Bui lding Code and the Mechan ical Code in
effect on th e date of plan c hec k submittal.
107.1 Mechanical permit Required. No perso n shall erect, alter, install , repair , move , improve,
remove , connect or convert, or cause the same to be done , any mechanical equ ipment without
first obta ini ng a mec hanical permit from th e building official.
The iss uan ce of a permit without first requiring a p lan review shall not prevent the building officia l
from requesting plans deemed n ecessary to verify that the work performed under said perm it
complies with this Code and all relevant laws, ord ina nces, rules and regulations .
Page 39 of 51
ORDIN AN CE NO. 16-1019
107.2 Work Exempted from Mechanical permit. A mechanical permi t shall not be required for
the following :
(a) Installation of portable applian ces or equipment used for heat ing vent il ating , or cooling
(re frige rat ion or evaporative) which does not require either a Bu il ding Perm it or an Electr ical Permit
to ins ta ll ;
(b) Repair or replacement of steam , hot, or ch illed water pip ing , and refrigeration piping w h ich
were previously perm itted and inspected under a val id mechan ica l permit;
(c ) Repair or replacement of components to a refrigeration system wh ich we re previously
permitted and inspected under a valid Mechan ical perm it.
(d) Repair or replaceme nt of any component, part or assembly of an appliance which does
not a lter it s origina l approval and complies w ith the other app licable requirements of this Co de;
(e) Any unit refrigerating system .
Exemptio n from the permit requirements of th is Code shall not be deemed to grant authorization
for any work to be done in any manner in violation of the provisio ns o f 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 Append ic es B. C and
D, Title 29, th e 2017 Los Angeles County Mecha nical Code , as amended and in effect on or before
Janua ry 1, 2017 , adopt ing th e 20 16 California Mechanical Code, is he reby adopted by reference
pursuan t to th e provisio ns of Section s 50022 .1 through 50022 .10 of the Government Code of the
State of Californ ia as though fully set forth herein , and made a part of the Temple City Municipal
Code wi th the same fo rce and effect as though set out herein i n fu ll , including all of the regulat ions ,
revis ions , co nditions and terms contained therein .
Not less than one copy of sa id Titl e 29 of the Los Angeles County Mechan ical Code together with
any and all amendments there to proposed by the City of Temple City , has been and is now filed
in the office of the Building and Safety Divi sion and sha ll be remain on file w ith Bu il di ng Official,
and s hall collectively be know n as the City of Temple City Mech anical Code and may be cited as
Title 7 C hapter 2 of th e City of Templ e C ity Mun icipa l Code .
7-2-02 EFFECT OF ADOPTION
The adoption of th is code and the repeal , addition or amendment of ordinances by th is co de shall
not affect t he following matters :
(A) Actions and proceedings which began the effective date of th is code .
(B) Prosecution for ordinance violations commi tted before the effective date of this code .
(C) Li censes a nd penalties due and unpaid at the effective date of this code , and the
collection of these li censes and penal ties.
(D) Bonds and cash deposits required to be posted , filed or deposited pursuant to any
ordinance .
(E) Matters of record which refer to o r are connected w ith ord inances the substa nces
of which are included in t his code ; these references shall be construed to apply to th e
corresponding provisions of the code .
7-2 -03 PENALTY; VIOLATIONS .
(A) General p enalty; continuing violations. Eve ry act proh ibited or declared unlawful and
every failure to perform an act required by this co de is a misdemeanor or an infraction as se t forth
in the said respective pertinen t 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 ascrib ed to each such
section as set forth herei n. Where silent , as to whether a violation is a misdemeanor or infraction ,
the Ci ty Attorn ey may prosecute such vio lati on 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 th is code is gu il ty of v iolating this code.
Page 40 of 51
ORDINANCE NO . 16-1 01 9
(C) Enforcement by civil action. In addition to the penalt ies 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 ab ate d by t he city .
TITLE 7 . BUILDING REGULATIONS
CHAPTER 3. ELECTRICAL CODE
7-3-00 ELECTRICAL CODE ADMINISTRATION
Except as hereinafter changed or modified , the admin istration of the Electrica l Code shall be as
set forth in 7-1-00 Bu ilding Code Administration of this Code .
101 -TITLE, PURPOSE, INTENT AND SCOPE
101 .1 Title. T itle 7 Building Regu lations, Chapter 3 of the City of Temple City Municipal Co de 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 build ing standards "or "this Code."
101.3 Scope and Applicability The provisions of th is Code shall apply to the erection , alte ration ,
installation , repair, movemen t , improvement, remova l connection or conversion of any elec trical
equipment and /or appliances or any other electrical work regulated by th is Code within the City.
Exception: The prov isions of this Code shall not app ly to public utilities; or to electrical wiring for
street li ghting or traffic s ignals located primarily in a publ ic way ; or to mechanical equipment not
specificall y regulated in t his Co de. The provisio ns of this Code shall not apply to any electrical
wo rk perform ed by or fo r any electrical corpora tio n , telephone corpora ti on , te legrap h co rp orat ion ,
ra ilroa d corporation or street railroad corporation on or with any electrical equ ipment owned or
controlle d and operated , or used by and for the exclusive benefit of, such corporation in the co nduit
of its bus iness 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
insofa r as th ey may consistentl y with the above be applicable to all other electrical work perfo r med
by or for an y such corporat io n.
The terms "electr ical corporation ", "telephone corporation ", ra ilroad corporat ion ", and "street
railroad corporation " are herein used as said terms are respectively defined in the Public Utility
Code of the State of Califo rn ia ; and such terms shall also be deemed to include simila r utilities
which a re municipa ll y or governmentally owned and operated .
Where , in any specifi c case , different sections of this Code specify di fferent materials, methods of
construction or other requirements , the most restrictive shall govern . Where there is a conflict
between a gen eral requireme nt and a specific requirement , the specific requirement shall be
ap p lica ble .
In the event any differences in requirements exis t between the accessibility requ irements of th is
Code a nd the accessibilit y requirements of the California Code of Regulations , Ti tle 24 (also
referred to as the Cal ifornia Building Standards Code), then the Californ ia Code of Regulations
shall govern .
106.1 Plan Check Requirements. When required by the building official to verify compliance with
th is Code , relevant laws, ordinances , ru les and regulations ; plans and , when deemed necessary
by the bu ilding official , ca lc ulations , and other required data shall be submitted for plan review.
T he build ing official may req u ire plans and calcu lations to be prepa red by an engineer registered
by the State to practi ce as suc h. Only after the pl an s have been approved may the applican t apply
for an elect r ical perm it for such work. The building official may also req uire such plans be reviewed
by other departments and /or divisions of the City to ve r ify compliance with the laws and ordinances
under their jurisdiction .
Page 41 of 51
ORD INAN C E NO . 16-1019
Separate Electrical Code pla n review is required for any of the following :
1-To verify compliance with State energy requ irements when s uch information is not shown
com pletely on the building plans;
2-Any in stallation of any equipm ent rated at 400 amperes or larger;
3-A ny in stallation of a subp anel , switchboard or motor control cen ter having a rating of 400
amperes or larger;
4-Any installation of a motor rated more than 10 HP ;
5-Any installat ion of a transformer, generator, uninteruptable power supply (UPS), phase
co nverter, capacitor, rec tifi er or other se para tely derived system ;
6-A ny in stallation of a storage batteries ;
7-Any installat ion of equipment rated above 600V ;
8-All motion picture theaters ;
9-Assemb ly rooms havi ng an occupant load exceeding 500 occu pants ;
10-All gas stations, repai r garages and simila r locations classified as Hazardous in Chapt er 5 of
this Code ;
11-Spra y bo oths ;
12-Installation of lighting fixtures weighing more than 300 pounds ;
13-Installation of any illuminated sign.
14-Any installation in a bui ld ing of Type 1-A, Type II -A , Type 111 -A , T ype IV or Type V-A fire-
resistive construction where penetrations are required of fire -resisti ve walls, floors or cei lin gs .
Plans , calcu lations , 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 Bus iness and Profe ssions Code. A seal and number
s hall not be required for work authorized by the said article to be performed by a person not
registered or certified as an engin eer or architect.
106 .3 Information Required on Electrical Plans . Plans shall be drawn to scale up on
subs tant ial paper or other material sui table to the building official shall be of sufficient clarity to
ind ica te the nature and scope of the work proposed, and shall show in detail that the proposed
construction will con form to th e provisions of this Code and all relevant laws , ordina nces, rules
and reg ulati ons.
Th e first sheet of each set of plans shall give the street address of th e proposed work and the
name , address and telephone number of the owner and all persons who were involved in th e
design and preparation of the plan s.
Where the scope of the proposed work involves t he following , unless otherwise approved by th e
building official , the electrica l plans shall indicate the following :
(1) A complete floor plan showing the location of the proposed service and all proposed
subp anel s, switchboards , pane lboards and/or motor co ntro l centers. A ll required worki ng space
dimensions shall als o be indi ca ted wh ere required by th e building offi cial ;
(2) A complete plan showing the layout, cond uctor size and insulation type for all propos ed
electric w iring in all parts of the building or structure;
(3) A legend of all symbols used and a lis t of all abbreviations used ;
(4) A complete sing le line diagram with co mplete system ground in g, water pipe bonding and
other metal pipe bonding as req uired by the buildi ng official ;
(5) T he location of all proposed outlet boxes for switches , lights, receptacles and sim i lar
devices in all parts of the building or structure ;
(6) The location , voltage and wattage or ampere rating for each noninductive pie ce of
equipme nt;
(7) Th e locat ion , vo ltage and wattage or ampe re rati ng for eac h transformers, capaci tor,
ballast , conve rt er, freque ncy changer and/or sim ilar eq ui pment ;
(8) Th e locatio n, voltage and horsepower rating for all motors, generators and similar
equipment;
Page 4 2 of 51
ORDINANCE NO. 16-101 9
(9) Th e horsepower rating for all disconnects protecting more than one motor or protecting
any piece of HVAC equipme nt containing more than o ne motor;
(10) Pa nel schedules for all proposed subpanels and similar equipment;
(11) Lig hting fixture schedu le ;
(12) Any oth er informa tion requ ested by the building official.
Plans fo r buildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall indica te how required fire-resistive integrity will be maintained where a
penetration will be made for electrical and communication conduits , pipe s 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 c heck submittal.
107 .1 Electrical Permit Required . No person shall erect , alter, install, repair , move, im prove ,
remove, connect or co nvert , or cause the same to be done, any elec trical equipment withou t first
obtaining an electrical permi t from the building official.
The iss uan ce of a permit without first requiring a plan review shall not preven t the building offi c ial
from requesting plan s deemed nece ssary to verify that the work performed under said permit
comp li es with th is Code and all re levant laws , ord inan ces , rules and reg ulations.
107.2 Work Exempted from Electrical Permit. A n Electrical Permit shall not be required for the
following:
(1) Minor repair work such as the replacement of lamps, switches , receptacle devices and
soc kets which were previously permitted and inspected under a valid electrical permi t;
(2) Connection of porta bl e generators, porta bl e motors , appliances, tools , powe r o utlets and
other portable equipment connected by means of a cord or cable having an attachment plug to a
permanently insta lled receptacle wh ich . was previously permitted and inspected under a valid
elec trical permit;
(3) Repair or replaceme nt of overcurrent devices;
(4 ) The wiring for temporary theater, mo tion pic ture or televi sion stage sets ;
(5) The repair or rep lacement of ground , slab, floor or roof mounted fixed motors or
applia nces of the same type and rating in the sa me location and whic h were previously pe rm itted
and inspected under a valid electrical permit. Note: Suspended or wall mounted equipme nt may
be exem pted from electrica l permit requirements only after documentation has been submitted to
and reviewed by the building offi cial for adequate seismic anchorage. Sepa rate building permit(s)
may be required ;
(6) That portion of electrical wiring , devices , appl iances, apparatus , or equipment operating
at less than 25 volts and not capable of supplying more than 50 watts of energy;
(7) Th at portion of telephone , intercom , sou nd , alarm , control , communica ti on and/or signal
wiring that is not an integra l part of an a ppliance, and which operates at 30 volts or less. Note :
Separate permit may be req uired from the Fire Department;
(8) Temporary decorative lighting which is not installed for more than 90 days;
(9) Th e installation of temporary wiring for testing or experimental purposes within suitable
fa cili ties specifically approved by the building official for such use .
Exe mption from the pe rmit req uirements of th is Cod e shall not be deemed to gran t au th o ri za tion
for any work to be done in any manner in violation of th e provisions of other laws or ordinances.
7-3-01 LOS ANGELES COUNTY CODE , TITLE 27 , ELECTRICAL CODE ADOPTED
Los Ange les Cou nty Electrical Code Article 90 , Chapter 1 through 9, and Appendices A , B, C, D ,
E, F, G , H, I an d J, Title 27, Th e 2016 Lo s Ange les County Electrical Code , as amended and in
effect on or before January 1, 2017 , adopting th e 2016 California Ele ctrical Code , except as
otherwise provided in said Title 27 , is hereby adopted by reference pursu ant to the provisions of
Sections 50022 .1 through 50022 . 10 of the Gove rnm ent Code of the State of California as th ough
Page 43 of 51
ORDINAN CE NO. 16-101 9
fully set forth herein , and mad e a part of the Temple City Municipal Code with the same force and
effect as t hough set out herein in full , including all of the regulations , revis ions , conditio ns and
terms contained therein .
Not less th a n one copy of said Title 27 of the Los Angeles County Electrical Code toget her with
any and all amendments thereto proposed by t he City of Temple Ci ty , has been and is now fi led
in the office of the Building and Safety Division and shall be remain on file with Bu ilding 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 th e following matters:
(A) Actions and proceedings which began the effective date of this code .
(B) Prosecution for o rdin ance 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 wh ich are included in th is code ; these references shall be construed to apply to the
corresponding provisions of the code .
7-3 -03 PENALTY; VIOLATIONS.
(A) General pena lty; continuing viola tions. Every act prohibited or declared un la wful and
every failure to perform an act required by thi s 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 th e 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) Viola tions in cluding aiding, abetting, and concealing. Every person who causes, aids,
abets or conceals the fact of a violat ion of this code is guilty of violating th is code.
(C) Enforcem e nt by c ivil action. In addition to the penalties provid ed herein, the said code
may be enforced by civil action . Any condition existing in viola t ion of thi s 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
Exce pt as h ereinafter changed or modified , the administration of the Plumbing Code shall be as
set forth in 7-1-00 Build ing Code Administration of th is Code.
101-TITLE, PURPOSE, INTENT AND SCOPE
101 .1 Title. Title 7 Building Regulati ons , Chapter 4 of the City of Temple City Municipal Code shall
be known as the Plumbing Code of the City of T emple City, may be cited as such , and will be
referred to herein as "these regulation s" or "these buildin g standards "or "this Code ."
Page 44 of 51
ORDINANCE NO . 16-1019
101 .3 SCOPE . The provisions of thi s Code shall apply to the erection , a lterat io n, installation ,
repair , movement, improvement, remova l connection or con version of any plumbing equipment
and/or appliances or any other plumbing work regulated by this Code with in the City.
Where, in any specific case, different sections of thi s Code specify d ifferent materials, meth ods of
construction or other requirements, the most restrict ive shall govern . Where there is a conflict
between a general requirement and a specific requirement , the specific requirement shall be
applicable.
In the eve nt any differences in requirements exist between the accessibi li ty requirements of th is
Code and the accessibility requirements of the California Code of Regulat ions , Title 24 (also
referred to as the California Build ing Standards Code), then the California Code of Regulations
shall govern .
Where th e requirements of this Code conflict with t he requirements of Me chanical Code , this
Code shall prevail.
106.1 Plan Check Requirements. When required by the building official to verify compliance with
this Code, re levant laws, o rdin a nces , r ules and regu lations ; plans and, when deemed necessa ry
by the build ing official , calcu lations, and other requ ired 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 a lso require such plans be reviewed
by oth er departments and/or divi sions of the City to verify compliance with the laws and ordinances
under their jurisd ict ion .
Separate Plumbing Code plan review is requ ired for any of the fo llo wing :
(a) For any restauran t which requires a grease trap or a grease interceptor;
(b) Any facility which requires a sand/grease c lar ifier;
(c) Plumb in g Systems with more than 216 waste fixture un its ;
(d) Potable water supply piping required to be 2" or larger;
(e) Fuel gas piping required to be 2" or larger;
(f) Fu el ga s piping con ta inin g medium-or hig h-press ure gas;
(g) Combination waste and vent systems ;
(h ) Plumb ing fixtu res loca ted below the next upstream manhole or below the sewer main ;
(i) Chemical waste systems;
U) Ra inwater system emp loy in g a sump pump;
(k) G rey 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 111-A, Type IV or Type V-A fire-
resistive construction where penetratio ns are required of fire-resistive walls , floor s or ceilings .
Plans, ca lculations , reports or documents for work regulated by this Code , relevan t laws,
ordinances , rules and regulations shall bear the seal , s ignatu re and number of a plumbing
engineer when requ ired by th e Cal iforn ia Business and Profession s Code. A seal and number
sha ll not be requ ired for work authorized by the sa id article to be performed by a person not
registered o r certified as an eng in eer or architect.
106 .3 Information Required on Plumbi n g plans. Plans sha ll be drawn to scale upon substantial
paper or other material suitable to the building official shall be of sufficient clarity to in d icate the
Page 45 of 51
ORDIN A NC E NO. 16-1019
nature a nd scope of the work proposed , and sha ll show in detail that the proposed construct ion
will con form to the provisions of this Code and all relevant laws , ordinances , ru les and regulat ions.
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 fo llowing , unless otherwise approved by the
building official , the plumbing plans shall indicate the follow in g :
(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 abbreviat ions used ;
(d) A ny other information requ ested by the build ing official.
Plans for bu ildings more than two stories in height of other than Group R-3 and Group U
Occupancies shall ind icate 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 officia l, the first sheet of each set of plans shall indi cate
the building Type of Construction as defined in the Build ing 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, co nn ect or convert , or cause the same to be done, to any plumbing equ ipment or fixtures
withou t first obtaining a plumbing permit from the building official. A Plumbi ng Permit is required
for any installat ion , alteration , reconstruction or repair of any plumbing (i nc luding fixtures , traps ,
ta il pieces and valves), drainage pip in g, vent piping , waste piping , soil piping , water piping (potable
or nonpotable but wh ich is connected to a potable water source) or gas piping located within or
on any build ing , structure or premises.
107.2 Work Exempted from Plumbing Permit. A Plumbing Permit shall not be required for the
follow in g:
(a) Clearing of stoppages and stopping of leaks which do not involve the replacement of any
plumbing (including fixtures , traps , tailpieces and valves), dra inage piping , vent piping , waste
piping , soil piping , water piping or gas piping .
(b) Change of residential plumbin g fixtures wh ich do not involve the replacement of the
existing waste and vent piping exclud ing the trap , to i nc l ude , residentia l toilets , residentia l
bathroom hand sinks , bath tub 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 perm itted and inspected under a valid Plumb ing
permit.
Exemption from the permit requirements of this Code sha ll not be deemed to grant autho r iz ation
for any work to be done in any manner in violatio n of the provis io ns of other laws or ordinances.
The iss uance of a permit without first requiring a plan rev iew shall not pre vent the bui lding official
from requesting plans deemed necessary to ve rify 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
Page 46 of 51
ORD INANCE NO. 16-1019
Los Angeles County Plumbing Code Chapter 2 through Chapter 17, and Appendices A.B, D, H, 1
and J , Title 28 , the 2017 Los Angeles County Plumbing Code , as amended and in effect on or
before Janua ry 1, 2017, adopting the 2016 Ca lifornia Plum bing Code, is hereby adopted by
refere nce purs ua nt to th e provi s ion s of Section s 50022 .1 throug h 50022 .10 of the Government
Code of th e State of Cali fornia as though full y set forth herei n, and made a part of the T emple
City Municipa l Code with the same force and effect as though set out herein in full , includin g all of
the regul ations, revis ions, cond itions and terms contained therein .
Not less th an one copy of said Title 28 of the Los Angeles Coun ty Plumbing Code together with
any and all a mendmen ts thereto proposed by th e City of Temple Ci t y, has been and is now filed
in t he office of the Building and Safety Division and shall be remain on file with Bu il ding Official ,
and shall collectively be k nown as the City of Temple City Plumbing Code and may be ci ted as
Title 7 Chapter 4 of the Ci ty of Temple City Munic ip al Code.
7-4-02 EFFECT OF ADOPTION
The adoption of th is code and th e repeal , addition or amendment o f ord in ances by this code shall
not affect the following matters :
(A) Actions and proceedings which began the effective date of th is code.
(B) Prosecution for ordinance v iolations committed before t he effective date of this code.
(C) Li censes a nd penaltie s due a nd unpaid at the effective date of this code , a nd th e
collection of th ese li ce nses and pe nalties.
(D) Bonds and cash deposits required to be posted , filed or d eposited pursuant to any
ordinance .
(E) Matters of record which refer to or are connected with o rd inances the substan ces
of wh ich a re i ncluded in thi s code; these references s hall be construed to apply to th e
correspondin g provision s of t he cod e.
7-4-03 PENALTY ; VIOLATIONS.
(A) Genera l p en a lty; c ontinuing violations. Every act prohibited or declared unlawfu l and
every f ai lu re to perform an act req uired by this co de is a misdemeanor or an infraction as set forth
in th e said respective pertinen t sections of th is cod e and any pe rson causing or permitting a
viola ti o n of any such section of said code shall be subje ct to the pena lt ie s ascribed to each su ch
section as set forth herein . Where silent, as to whet her a violation is a misdemeanor or infract ion ,
the Cit y Attorney may prosecute such violation as either a misdemeanor or infraction in his/her
d iscretion .
(B) Violations including aiding, abetting, a nd concealing. Every person who causes, aids,
abets or conceals the fact of a violation of th is code is guilty of violating this code .
(C) Enforcement by civil action. In addition to th e pen a lt ies provided herein , the sa id code
may be enforced by civi l acti o n. Any condition existing in v io lation of this code is a public nuisan ce
and may be summarily abated by the city .
TITLE 7. BUILDING REGULATIONS
CHAPTER 5. RESIDENTIAL CODE
7 -5 -00 RESIDENTIAL CODE ADMINISTRATION
Exce pt as hereinafter c hanged 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
Pa ge 47 of 51
ORDINANCE NO. 16-1019
101.1 Title. Titl e 7 Bu il ding Reg ulations , 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 bu ilding standards "or "this Code ."
7-5-01 LOS ANGELES COUNTY CODE , TITLE 30 , RESIDENTIAL CODE ADOPTED
Section 12 07 of Chapter 12 , C hapters 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 C ity Bu il d in g Code
(8-1 .03) and incorporated in to this Section 8-4 .02 as if fu lly set forth below and shall be known as
Section 1207 of Chapter 12, C hapters 67, 68, 69, 96 , 98 , 99 , and append ix J of the City of Temple
City Res idential Code .
Chapters 2 through 10, 44 and Appendix H of Titl e 30 , Los Angeles County Residential Code , as
amended and in effect on or before January 1, 2017 , adopting the 2016 Ca lifornia Residential
Code , is hereby adopted by referen ce pursuant to the prov isions of Sections 50022.1 through
50022.10 of the Gove rnm ent Code of the State of California as though fu ll y set forth herein , and
mad e a part of the Templ e City Municipal Code wi t h th e same force and effect as though set out
herein in full , including all of th e regulations, revisions , conditions and terms contained there in.
Not less tha n one copy of said T itle 30 of the Los Angeles County Resident ial Code together with
any a nd all amendments thereto proposed by the City of Te mple City , has been and is now filed
in th e offi ce of the Bu ildi ng an d Sa fety Division an d shall be remain on fil e with Bu ild ing Official,
and shall collectively be known as the City of Te mp le City Residential Code and may be cited as
T itle 7 Chapter 5 of the City of Temple City Municipal Code .
7-5-02 EFFECT OF ADOPTION
The adoption of this Code a nd th e rep eal , ad dition 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) Prosecu ti on for ordinance violations comm itted before the effective date of this code .
(C) Licenses and penalties due and unpaid at the effective date of th is code , and the
co ll ecti on of th ese lice nses and penalties.
(D) Bonds and cas h deposi ts required to be posted , f iled or deposited pursuan t to any
ordin ance .
(E) Matters of record which refer to or are connected with ordinances the substa nces
of whi ch 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) Gen eral penalty; continuing violations. Every act proh ibited or declared unlawful and
every fa ilure to perform an act required by this co de is a misdemeanor or an infraction as set forth
in the sai d respecti ve pertinent sections of thi s code and any person ca using or permitting a
vio latio n of any such section of said code s hall be subject to the pena lties asc r ibed 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 v iol ation as either a misdemeanor or infraction in his/her
discretion .
(B) Violation s including aiding, abetting, and concealing. Eve ry person who causes, aids ,
abets or conceals the fa ct of a violation of this cod e 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 violatio n of this code is a publ ic nuisan ce
and may be summarily abated by th e ci ty.
TITLE 7 . BUILDING REGULATIONS
Page 48 of 51
ORDINA NCE NO . 16-101 9
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 Bu ildi ng Code Adm inistration of this Code.
101.1 Title. Title 7 Building Regulat io ns , Chapter 6 of the City of Temple City Municipal Cod e
shall be known as the Green Buil ding Standards Code of the Ci ty of Temple City, may be cited as
such , an d will be referred to herein as "these regulations " or "these building standa rds "or "this
Code."
7 ~6-01 CALIFORNIA GREEN BUILDING STANDARDS CODE ADOPTED
Chapte rs 2 through 8, Appendix A4, and Appen d ix A5 of 2016 Ca liforn ia Gree n Bu ild ing
Standards Cod e, California Code of Regulations Title 24 Part 11 , as published by the California
Bu ild ing Standards Commission , is hereby adopted by reference pursuant to the prov isions of
Sections 50022.1 through 50022 .10 of the Government Code of the State of California as
thoug h fully se t forth herein , and made a part of t he Temp le City Muni cipal Code with the same
force and effect as thoug h set out herein in full , including all of the regulations , revisions ,
conditions and terms contained t herein .
In accordance w ith Section 50022 .6 of the California Government Code , not less than one copy
of said 2016 California Green Bu il ding Standards Code , Ca li fornia Code of Regulat ions Title 24
Part 11 tog eth er with any and a ll amendments thereto proposed by the City of T emple Ci ty , has
been and is now filed in the office of the Bu ilding and Safety Divisio n, shall be remain on file with
the Bu i lding Official , shall collectively be known as the City of Temple City Green Building
Standards Code and may be c ited as Title 7 Chapter 6 of the City of Temple City Municipal Code .
7-6 -02 EFFECT OF ADOPTION
The adoption of th is Code and the repeal , addition or amendment of ordinances by this code
shall not affect the follo wing matters:
(A) Action s and proceed ings which beg an th e effective date of th is code .
(B) Prosecutio n for ordinance violations committed before the effective date of this
code .
(C) Licenses and pe na lties due and unpaid at the effective date of th is code , and t he
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 wh ich refe r to o r are co nn ected with ordinances the substa nces
of which are in cluded in this code; these re ferences shall be construed to apply t o t he
corresponding provisions of the code .
7-6-03 PENALTY ; VIOLATIONS .
(A) General penalty; continuing violations. Ev ery act prohibited or decla red unlawful and
eve ry failure to pe rform an act required by this code is a misdemeanor or an i nfraction as set
forth in the sa id respective pertinent sections of this code and any person causing or permitt ing
a violation of any such section of sa id code shall be subject to the pena lties ascribed to each
such sec tion as set forth herein. Where silent, as to whether a v iolation is a misdemea nor or
infraction , the City Attorney may prosecu te such violation as either a misdemeanor o r infracti on
in his/he r discretion .
(B) Violati ons including aiding, abetting, and concealing. Eve ry person who causes ,
aids , abets or conceals the fact of a vio lation of this code is guilty of violating this code .
Page 49 of 51
ORDINANCE NO. 16-1 019
(C) Enforcement b y civil action. In add ition to t he penalties prov ided herein , the sa id code
may be enforced by civil action . Any condition exist ing in violation of th is code is a public
nuisance and may be summa ril y abated by the city.
TITLE 7 . BUILDING REGULATIONS
CHAPTER 9. EXISTING BUILDING CODE
7 -9-00 EXISTING BUILDING CODE ADMIN ISTRATION
Except as hereinafter changed or modified , the admin istrat ion of the Ex isting Bu ild ing Code
shall be as set forth in 7-1-00 Building Code Admin istration of this Code .
101-TITLE, PURPOSE , INTENT AND SCOPE
101 .1 Title. Title 7 Bu ild ing 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 build ing standards "o r "this Code ."
101 .3 -SCOPE . Th e prov is ion s of this Code s ha ll app ly to th e repair , a lte ration , change of
occupancy , addition to and relocation of any ex isting bu ilding o r 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 t his Code spec ify different materials, methods
of constru ction or other requirements , the most restr ictive shall govern . Where there is a conflict
betwee n a genera l requirement and a specific req uirement, the specific requirement sha ll be
applica ble.
In the event, any differences in requirements exist between the access ibility requ irements of
this Code and the accessibility requirements of the Californ ia Code of Regulations , T itle 24 (also
referred to as the California Building Standards Code ), then the California Code of Regulations
shall govern .
101 .3.1 Build ings not p reviou s ly occ up ie d . A build ing or portion of a build ing that has not
been previously occupied or used for its intended purpose in accordance w ith the laws in
existence at the time of its completio n shall be permitted to comply w ith the provis ions of the
laws in existence at the time of its original permi t un less such perm it has expired . Subseq uen t
permits shall comp ly with th e Buil ding Code or Residential Code , as applicable , for new
constru cti on .
101 .3.2 Buildi ng s previ o us ly occ upied . The legal occ upa nc y of any bu il d ing exi sting on the
date of adoption of this Code shall be permitted to continue without change , except as is
speci fi ca ll y covered in thi s Code , the Fire Code , or as is deemed necessary by the Bui lding
Officia l for th e general safety and welfare of the occupants and the public.
7 -9 -01 LOS ANGELES COUNTY COD E, TITLE 33 , EXISTING COD E ADOPTED
Los An geles County Ex isting Building Code Chapter 2 through 4, 15 , 16 and Append ix Chapter
A 1, A3, A4 and A6 of the Title 33 , th e 2017 Los Angeles Coun ty Exi sti ng Building Code, as
amend ed and in effect o n or before January 1, 2017 , adopt ing the 2016 California Existing
Building Code , is hereby adopted by reference pursuant to the provisions of Sections 50022 .1
through 5002 2.10 of the Government Code of the State of Ca li fornia as though fu ll y set forth
herein , and made a part of th e Temple City Municipal Code with the same force and effect as
thou gh set o ut herein in full , including all of the regulations , rev isions, condit ions and terms
co nt ai ned th erein.
Not less t han one copy of said T itle 33 of the Los Angeles County Existing Bu il d i ng Code
together with any and all amendments thereto proposed by the City of Temple City , has been
Page 50 of 51
ORDINANCE NO . 16-1019
and is now fil ed in the office of the Bu ilding and Safety Division and shall be remain on file with
Building Official , and shall collect ively be known as the City of Temple City Ex isting Building
Code and may be cited as Title 7 Chapter 6 of the City of Temple City Mun icipa l 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 comm itted before the effective date of th is
co de .
(C) Licenses and pena lt ies du e and unpaid at the effective date of this code , and the
co ll ection of these licenses and penalties .
(D) Bonds and cas h deposits required to b e posted , filed or deposited pursuant to any
ordinance.
(E) Matte rs of record w hich refer to or are connected with ordinances the substances
of whi c h are included in thi s code ; th ese references shall be construed to apply to t he
correspond ing provisions of the code.
7 -9-03 PENALTY ; VIOLATIONS.
(A) General penalty; continuing violations. Eve r y act prohibit ed or declared un lawfu l and
every fai lure to perform an ac t required by this code is a misdemeanor or an in f raction as set
forth in the said respective pertinent sections of this code and any person caus ing or permitting
a violation of any such sec tion of said code shall be subj ect to the penalt ies ascribed to each
such section as set forth herein . Where silent, as t o whether a violation is a misdemeanor or
infraction , th e City Attorney may prosecu te such violation as either a misdemeanor or infract ion
in his/he r discretion .
(B) Violati ons i ncluding aiding, ab etti ng, and concealing. Every person who causes,
aids, abets or conceals the fact of a violation of this code is gu i lty of violati ng th is code.
(C) Enforcement by civil action. In addition to th e pe na lt ies provided herein , the sa id code
may be enforced by civil acti on . Any condition ex isting in violation of th is code is a public
nu isance and may be summarily abated by the city.
Page 51 of 51
BUILDING CODE AMENDMENTS
Code Condition Ex planatio n of Amendment
Section
701 A.1 Climatic Clarifies the application of Cnapter 7 A to Include
add itions, altera tion s, and/or r e located build ings. Many
areas of the County have been designated a s Fire
Haza r d Severity Zones due to low humldfty, strong
winds, a nd dry vegetation. Additions , alt erations, and/or
relocated bu ildi ngs have the same fire risk as new
buildings.
Code Condition Expl anation of Amendment
Section
1994 North ridge Earthquake. T he Struc tural Engineers
Association of Southern California ("S EAOSC") and the
Los An ge les City Joint Task Fo rce commi ttee findings
Indicated significant p rob lems with tile roof due to
Inade quate desig n and/o r construct ion . Damage was
observed whe re shea thing beneath the til e roofs was
~
not nailed adequately or the nails were not attached on
~ each side of each tile or t he nai l j u st pulled out ove r a
.: perio d of time because the sha nk of th e nails were
$: smooth . Therefo re, the amendment is needed to . min imize such occurrences in the event of future ..
~ significant earthqu akes.
Table Geological Table amended to requ ire pro per anchorage for clay or
1507.3.7 co nc rete til es from sliding or ro tating due t o ~he
Increased risk of sig nificant earthquakes in the County.
This amendment incorporates the design provisions
developed based on d etai led study of the 1994
Northridge and the 1971 Sylmar earthquakes.
16 13.7' Geolo g ica l T he inclus io n of th e importance factor In this equation
and has the unintended conse quence of red ucing t he
16 13 .7 .1 mlnlm.um se ismic separation d istan ce for Importa nt
fa c iliti es such as hospital, school , pollee, and fi.re
station, etc., from adj oining stru ctu res . The deletion of
the Importance factor fro m Equation 12.12-1 will ensure
that a safe seismic sepa ration distance is provid ed.
This amendment Is a cont inu ation of an amendment
adopted during previous cod e adoption cycles , and Is
necessary due to the increased ri sk o f sig n ific ant
earthq uak es in th e County.
16 13.7.2 Geological Damage to one-and two -fam ily dwellings of light frame
construct ion resulting f ro m t he Northridge E arthquake
may have been p artially a ttributed to vertical
irreg u la riti es co m mon to this type of o ccupancy and
construction . I n an effort to improve quality of
construction and in co rporate lessons learned from
stud ies afte r the Northridge Earthquake , the
modification to ASCE 7 Section 12.2.3.1 by li m iting the
number of stories and height of the structure to two
stories will si gnificantly m inimi ze t he. Impact o f vertica l
Irregularities and concentratio n of inelastic beha vio r
from m ixed structural systems. Th is amendment is a
HOA.100895620.1 162
ATTACHMENT 8
Staff Report dated December 6 , 20 16
AGENDA
ITEM B.A.
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE : December 6, 2016
TO: The Honora bl e City Council
FROM : Bryan Cook, C ity Manager
By: Michael D. Forbes, AICP , Community Developme nt Director
SUBJECT: ADOPTION OF AN URGENCY ORDINANCE AND INTRODUCTION OF AN
ORDINANCE AMENDING TITLE 7 OF THE TEMPLE CITY MUNICIPAL
CODE BY 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
RECOMMENDATION:
The City Counci l is requested t o:
1. Introduce , rea d by title , waive further reading , and adopt Urgency Ordinance 16-
10 19 U (Attachment "A ") adopting by reference and am end ing the 2017 Los Angeles
County Building , Residential, Electr ical , Mechanical , Plumbing, Existing Bui lding ,
and Ca lifornia Green Building Standards Codes: and
2. Introduce for first read ing by title only, waive further reading , and sch edule a Publ ic
Hearing on De cember 20 , 2016 , to consider adoption and sec ond reading of
Ordinance 16-1020 (Attachment "B ") adopting by reference and amendin g the 2017
Lo s Ang eles County Building , Residential , Electrical, Mechan ica l, Plumbing , Existing
Building , and California Green Building Standards Cod es.
City Counci l
December 6, 2016
Page 2 of 4
BACKGROUND:
1. On December 3, 2013, the City Council adopted Ordinan ce 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
th e "California Building Standards Code." These codes will become effective
January 1, 2017.
3. On Novembe r 1, 20 16, th e County of Lo s Ange les Board of Supe rvi sors i ntroduced
an Ordinance adopting by reference the 2017 California Building Codes with local
amendm e nts and established a pub lic hea ring to amend and adopt the 2017
Californ ia Bui lding Codes at th ei r me etin g on November 22, 2016, thereby creating
the 2017 Los Angeles County Codes .
ANALYSIS:
State law req u ires local governments to adop t th e California Bui lding Codes, which
originate from the Internationa l Code Council and the International Association of
Plu mbing and Mechanical Officials. Most j urisdictions in Los Ange les County wait to
comply with this requirement until the County of Los Angeles adopts the Building Codes
and all of th e associated local amendments . Then , these jurisdictions adopt the County
Building Codes .
Consistent w ith past practice , staff is recommending that th e City adopt the 2017 Los
Angeles County Codes . Th e maj or be nefits rea lized by adopting the County Codes are :
• The County Codes are commo n and well known to contractors;
• The County Codes conta in we ll -reasoned loca l amendments that are supported by
findings and which are consistently applied through the County of Lo s Angeles;
• The County Codes are virtually identical to the Codes adopted by the City of Lo s
Angeles and many other cities;
• The County Codes are re adily available f or purchas e by archi tects , engineers, and
cont ractors ;
• Because of their widespread us e, the County Codes are close to being a standard .
Many of the architects and genera l co ntractors with whi ch the City does business
have alread y purchased the Co unty amendments to the Ca lifornia Codes because
th ey work in areas where the Co unty Codes are enforced;
• A challenge to an amendment is unlikely because the challenge would actually be
against the County of Los Angeles;
• Far less lang uage must be codified into the Municipal Code, thereby redu cing the
City 's codify ing costs; and
City Council
Decembe r 6 , 2 01 6
Page 3 of 4
• The County adm inistrative prov1s1ons (as modi f ied by the City) are already
consistent wi th t he County Pla n Check and Permit Fee Schedu le w h ich has also
been adop ted by the City.
New City Specific Code Administrat ion
While jurisdictions can establish their own administration of th e codes, j urisdictions are
only allowed t o amend the techn ica l req uirements of th e State Codes based on loca l
cl imatic, topograph ica l, or geo logical conditions, and on ly if the req ui rement is more
restrictive than th e current State Code. F indings must be made fo r each amendment to
t he State C odes , and a copy of these findings must be fil ed with the Building Standards
Comm issi on. No local amendment is enforceable unless f iled with the Ca lifornia Bu il ding
Standards Commission .
The proposed Bu il d ing Codes include amending the ad ministration port io n of the Building
Code (s ee Attac hm ent "C" for the required f indings). The text and s ubstance of the
propose d ad mi nistrative section of th e Code w ill remain virtua ll y the same as the c urrent
Mun icipa l Code , but it will be adopted in a differe nt mann er. Historica lly, the . City has
adopted t he adm inistration portion of th e cu rrent Coun ty Code by refere nce. Since t he
City's administrat iv e requirements ra rely require modi f ica t ion , a different approach was
used for this code adoption cycle. Un like the other sections of th e Build ing Code that will
reference the Cou nty Code, the administ rative sect ion will be codified into the City 's
Municipa l Code. F rom this point on, on ly the technical portions of future codes will be
adopted, not t he ad min istrative secti on . In the event t hat the City nee ds to modify an
administrative requi rement, the City can simply amend its own Mun ic ipal Code without
regard to the existin g Coun ty administrat ive language .
Wh il e t his approac h created a lengt hy Building Co de Ordinance for t hi s code cyc le
simp lifying the ord inances for Res idential, Plumbin g, Mec han i ca l, Electrica l and Existing
Building Code , fu t ure code adoption ordinances will be much shorter because only the
tec h nical requireme nts of th e future codes will need to b e adopted rather tha n t he whole
code includ ing administration with City modifications .
CONCLUSION :
It is recommende d t hat the City Cou n cil adop t two ide nti ca l ordinances ado pting the Los
An geles Cou nty Codes . Ordina nce 16-1020 is a sta ndard ordi nance whi ch wil l be
introduced on December 6, 2016 and a second Public Hearing wi ll be set for December
20,2016. T his Ordi nance will take effect thirty days after adoption . Ordi nance 16-1019 U
is an urgency ord inance , adopting the same Los A nge les Cou nty Codes . T his Ordinance
would make the Los Angele County Codes become effective on January 1, 2017.
City Counc il
December 6 , 2016
Page 4 of 4
State law provides that if the City has not adopted its own Building , Residential, Electrical,
Plumbing, Mechanical and Existing Build ing Codes by January 1, 2017, the State
Building , Res idential, Ele ct rical , Pl umbing, Mechan ica l, Green Build ing Standards and
Existing Codes w i ll automatically be come 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 Count y 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 T emple City Build in g, Residential,
E lectrical , P lumbing, Mechanica l, Green Build ing Standards and Existing Bui lding Codes
are in place on January 1, 2017. The regula r ordinance is being adopted , as a good
practice measure, in case th e urgency ordinance is cha ll enged for any reason .
FISCAL IMPACT:
The proposed ordinan ces will not have an impact on the Fiscal Year 2016-17 City Budget.
CITY STRATEGIC GOALS :
The proposed Ordinances furthers the City's Stra tegic Goals of Good Governance by
updating the Municipal Code to reflect current building code standards and best practices.
ATTACHMENT(S):
A. Urgency Ordina nce 16-1019U
B. Ordinance 16-1 020
C . Findings a nd Los A ngeles County Ordinance adopt ing and ame nd ing the 2016
California Codes and creating the 2017 Los Angeles County Codes, due to vo lume of
the LACO Ordinance, one copy filed with t he Office of City Clerk for review and also
can be viewe d at th e fo llowing lin ks
Build ing Code http://file.lacounty.gov/SDSinter/bos/supdocs/1 08564. pdf
Residential Cod e http ://file.lacounty.gov/SDSinter/bos/supdocs/1 08600.pdf
El ectrical Code http ://file.lacounty.gov/SDSinter/bos/supdocs/1 08567 .pdf
Plumbing Code http ://file .lacounty .gov/SDS i nter/bos/supdocs/1 08597.pdf
Mechanical Cod e http://file .lacounty.gov/SDSinter/bos/supdocs/108599.pdf
Existing B uild in g C ode http ://f il e.laco unty.gov/SDS inte r/bos/supd oc s/1 08603 .p df
California Codes can be viewed at http ://www.bsc.ca .gov/codes.aspx
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 rev iew and
can be viewed at the following links
Build ing Code http ://file .la county .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/SDSinter/bos/supdocs/1 08597 .pdf
Mechanical Code http ://file .lacounty.gov/SDSinter/bos/supdocs/1 08599 .pdf
Existing Building Code http ://fil e .lacounty .gov/SDSinter/bos/supdocs/1 08603 .pdf
California Codes can be viewed at http ://www .bsc .ca .gov/codes .aspx
Code Condition Explan ati o n of Amen d m ent
Se cti o n
conti nuation of an amendment adopted during previous
code adop tion cycles, and Is necessary due to the
Increased risk of significant earthquakes in the County.
161 3 .7.3 Geological A SEAOSC and Los Angeles City Joint Task Force
Investigated t he performance of concrete and masonry
construction with flexible wood diaphragm failures after
the Northridge earthquake. It was determined that
continuous ties are needed at specified spacing to
control cross grain tension In the Interior of th e
diaphragm. Additionally, subdiaphragm shears need to
be limited to control combined orthogonal stresses
within t he d iaph rag m . Recognizi ng the importance and
need to continue the recommenda tion made by the task
force, but also ta king into consideration the improved
performance and standards for diaphragm construction
today, a proposal to Increase the continuous tie spacing
limit to 40 ft in li eu of 25 ft and to use 75 percent. of the
allowable code diaphragm shear to determine the depth
of the sub-diaphragm in lieu of th e 300 plf is deemed
appropri at e a nd acce ptab le. The Los Angeles reg ion Is
within a very active geological location. Due to the
frequency of this type of failure during previous
significant earthquakes, various jurisdictions within this
region have taken th ese additional steps to prevent roof
or floor diaphragms from pulling away from concrete or
masonry wa ll s. This ame ndment is a continuation of an
amendment adopted during a previous Code adoption
cycles.
161 3.7.4 Geo logical This change is to imp lement the provisions In ASCE 7-
16. T his provision allows f or a limited value to be used
In the seismic design of a bu ilding when certain criteria
are met . The current provision does not clearly state
the crite ria, and has created misappli cations of th is
section. It is necessary to adopt th is provision now to
avoid f urther misinterpretatio n of the intent of the 5 story
limit, and how the height o f the building Is measured.
The Los Angeles region is w ithin a very active
geoiQgicallocation . When applying th e story height
limi t , mezzanines need to be considered as floor levels
due t o the added mass, overturning forces, and the
variation in shear wall stiffnesses that are created.
HOA.100895820.1 163
Code Condition Explanation of Amendment '
Section
ASCE 7~16 .provi sions need to be in corporated Into the
Code to ensure t hat new buildings and additions to
existi ng build ings are designed and constructed In
acco rd ance w ith the p urpose and intent of the Bu il ding
Code.
1613.8 Geologica l Section is added to improve seismic safety of building s
Topographical const ructed on or Into hillsides. Due to the loca l
topographical and geo logical conditions of the sites
w ithin the Los Angeles re gio n an d the ir p ro babilities f or
earthquakes, this technical amendment Is requ ired to
address and cla rify special needs for bu ilding s
constructed on hillside locations. A SEAOSC and
Los Angeles City Joint Task Force Investigated the
p erformance of hillsid e building failures after th e
Northridge earth quake . Numerous hil lside failures
resulted In loss of life and millions of dollars in damage.
These crite ria were developed to mi nimize the damage
to these stru ctures and have bee n in use by both the
C ity and County of Los Angeles for several years with
much su ccess. Th is amendment is a continuation of an
amendment adopted during pre vious Code adoption
cycles .
1704.6 Geological The languag e in Sections 1704.6 of t he California
Bu il ding Code pe rm its the owner to em ploy any
regi stered desig n professio nal to perform structu ral
observations wi th minimum gu id e l ines. However, it is
im portant th at th e registered design p rofessional
responsible for the stru ctural design has thorough
knowledge of the b uil d ing he/she designed . By
re quiring the reg istered design professional responsible
for the structural design or thei r designee who was
Involved w ith the design to observe the construction , the
qual ity of the observation for maj o r structural elemen ts
and connections that affect th e vertical and lateral load
res isting systems of the structure will greatly be
increased. Additional requirem ents are provided to help
clarify the role and duties of the structural observer and
t he method of reporting and correcting observed
deficiencies to the Bu ildin g Official. This amendment is
a continuation of an amendment adopted during
previous Code adoption cycl es, and Is necessary due to
HOA.100895820.1 164
Code Condition Explanation of Amendment
Section
the increased risk of sign ificant earthquakes In the
.county.
17 04.6.1 Geolog ical With the higher seismic demand placed on buildin gs
and structures in this reg ion , the language in Sections
17 04.6.1 Item 3 of the Californ ia Building Code would
permit many low~rlse bu ilding s and structures with
complex structural elements to be constructed without
the benefit of a structural observation. By requiring a
registered design professional to observe the
constructio n, the quality of the observation for major
structural elements and connections that affect the
vertical and lateral load res isting systems of the
structure wil l be g reatly Increased . An exception is
provided to permit simple structures and buildings to be
excluded. This amendment Is a continuation of an
amendment adopted durin g previous Code adoption
cycles, and is necessary due to the In creased ri sk of
significant earthquakes in t he Countv.
1705.3 Geo logical Results from stu dies after the 1994 Northridge
Earthquake indicated that a significant portion of the
damage was attributable to lack of quality control during
construction result ing in poor p erformance of the
building or structure . Therefore, the amendment
restricts the exceptions to the requirement fo r special
inspection. This amendment is a co ntinuation of an
amendment a dopted duri ng previous Code adoption
cycles, and Is necessary due to th e increased ·risk of
significant earthquakes in the Countv.
1705.12 Geological In Sou thern California , very few detached one~ or two~
family dwellings not exceed ing two sto ries above grade
plane are built as "box-type" structures, specially for
those In hillside areas and near the oceanfront. Many
with stee l moment fr-ames or braced frames, and or
cantilevered columns ca n still be shown as "regular•
structures by calculations. With the higher seismic
demand p laced on bulldin.gs and stru ctures in thi s
region, the language In Section 1705.12 Item 3 of the
CaiH'orn ia Build ing Code. would permit many detached
one-or two~ family dwelllngs not exceeding two stories
above gra de plane wi th complex structural e lements to
be cons tructed without the benefit of special
HOA .1 00695820.1 165
Co de Condit i on E x plan ati on of Amendm ent
Section
inspections. By requiring special inspections, the quality
of major st ructural eleme nt s and conne ctions that affect
the vertical and iateralload resist ing systems of the
structure will be greatly Increased. The exception
should only be allowed for detached one-or two-family
dwellings not exceeding two storie s above grade plane
assigned to Seismic Desiqn Category A, 8, and C.
1807.1.4 Climatic No substantiating data has been provided to show that a
Geological wood foundation Is effective in supporting buildings and
structures during a seism ic event w h ile being subject to
deteriora tion caused by the combined detrimental effect
of constant moisture in the soil and wood-destroyi ng
organisms. Wood retaining walls, when they are not
properly treated and protected against deterioration,
have performed very poorly and have led to slope
failures. Most contracto rs are t ypically accustomed to
construction In dry an d temperate weather i n the
Southern California region and are not generally familia r
with th e necessary precautions and t reat ment of wood
that makes It suitable for both seismic events and wet
applications. The proposed amendment takes the
necessary precautionary steps to reduce o r elimina te
poten ti al prob lems th at may result by using wood
foundations that experience relatively rapid decay due
to the fact that the regio n does not experience
temperatures cold enoug h to destroy or reta rd the
growth and proliferation of wood-destroying organisms.
This amendment Is a conti nu ation of an amendment
adopted during previou s Code adopti on cycles, and is
necessary due to the local climate and the Inc reased
risk of slantfican t earthquakes in th ~ Countv.
1807 .1.6 Geolog ical With the higher seismic demand p laced on build ings
and structures In t his region, it is necessary to take
precautionary steps to reduce or eliminate potential
~ problems that may resu lt by following ·prescriptive
design provisions that do not take into considerati on t he
surrounding environment. Plain concrete performs
poorly in w ithstanding the cyclic forces resul ti ng from
seism ic events. In additio n, no substantiati ng data has
been provided to show that und er-reinforced founda ti on
. walls are effective in resistinq seismic loads and mav
HOA. 1 008958~0.1 166
Code Condition Explanation of Amendment
Section
poten tially lead to a higher risk of f ailure . It Is important
that th e ben efit and expertise o f a registered design
professional be o btained to properly analyze the
structure and ta ke th ese issues into consideration. This
amendment Is a continuation of an amendment adopted
during previous Co de adoption cycles.
1809.3 and Geologica l W ith the higher seismic dema nd placed on buildings
Figure and structures in this region, it is n ecessary to t a ke
1809.3 precau tion ary steps to red uce or e li m inate potential
problems that may result for under-reinforced foot ings
located on s lop ed surfaces. Requiring minimum
re inforcement for stepped footings Is Intended to
·address t he problem of poor performance of plai n o r
under-reinforced footin gs during a seismic ev ent. This
amendment is a continuation of an amendment adopt ed
during previous Code adoption cycles.
1809.7 and Geo logical No substantiating d a ta has be en p rovided to show that
T able under-reinforced footings are effe ct ive in resistin g
1809.7 seismic lo ads and therefo re may po tentially l ead to a
higher ri sk of failure. Thi s amendment requires
minimum re inforcement In continuous footi ng s t o
add ress the problem of poor performance of pl ain or
under-reinforced footings during a se ismic event. With
the higher seismic demand pla c ed on buildings and
stru ctures In th is reg ion, it is n ecessary to t ake
preca utio nary steps to reduce or eli minate potential
problems th at may resu lt .bY foll owing prescriptive
design provisions fo r fo otings that do not take Into
consideratio n the surro unding enviro nment. It Is
Important that th e benefit a nd expe rtis e of a registered
design professional be o bta ined t o pro pe rly ana lyze the
structure and take these factors Into co n si deration . T his
amendment refl ects th e rec ommen dations by t he
SEAOSC and the Los A ngeles City Joint Task Forc e
that investigated the performanc_e deficiencies observed
in the 1994 Northridge Earthquakl3. T his ame nd ment is
a con tin uation of an am e ndm ent adopted during
previou s Cod e adoQ_tion cycles.
18 09.12 Climati c No substa ntiatin g data has been provided tq show that
Geo logical t imber fo otings are effective In supporting buildings and
structures during a seism ic event while being subject to
HOA.10069 5620.1 167
Code
Secti on
Condition
181 0.3 .2 .4 Climatic
Geological
HOA.100895820.1
Explanation of Amendment
deterio rati on caused by the combined detrimental
effects of co nsta nt moisture In the soli and wood -
destroying org anism s. Timber footings, when they are
not properly treated and protected against deterioration ,
have performed very poorly. Most contractors are
typically accustomed to construct ion In dry and
temperate weather In the Southern Ca lifornia region and
are not generally familiar with the necessary precautions
and treatment of woo d t hat makes it suitable. for both
seismic events and wet applications . The proposed
amendment ta kes the necessary pre ca utionary steps to
reduce or elim inate potentia l problems that may res ul t
by using timber footings that experience relatively rapid
decay due to the fact that the region does not '
experience temperatures cold enough to destroy or
retard the growth and proliferation of wood-destroying
organisms. This amendment Is a continuation of a n
amendment adopted duri ng previous Code adoption
cycles, and Is necessary d ue to the local climate an d the
Increased risk of significant earthquakes in the Co unty .
No substantiating data has been provided to sh ow t hat
timber footings are effective in supporting buildings and
structures during a seismic event while being subject to
deterioration c aused by the combined detrimental
effects of constant moisture In the soli and wood-
destroying organisms. Timber footings, when they are
not properly treated and protected against deterioration,
have performed very poorly. Most contractors are
typically accustomed to construction In dry and
temperate weather In the Southern California region and
a re not generally fam il iar with the necessary precautions
and treatment of wo od t hat makes it su itable for both
seismic events and wet appli cations . The proposed
amendment takes the necessary precautionary steps to
reduce or eliminate potential problems that may result
by using timber footings that experience relatively rapid
decay due to the fact that the region does not
experience temperatures cold enough to destroy or
retard the growth and proliferation of wood-destroying
organ isms. This amendment Is a con ti nuation of an
amendment ad opted during previo us Code adoption
168
Code Condition Explanation of Amendment
S ection
cycles, and Is necessary due to the local climate and the
increased ri sk of significa nt earthquakes in th e County.
1905.1 .7 Geological This amendment requi res minim um reinforcement in
conti nuous footings to address the problem of poor
performance of plain or under-reinforced footings during
a seismic event. Th is amendment reflects the
recommendations by the SEAOSC and the Lo s Angeles
City Joint Task Force that Investigated the poor
performance o bserved in the 1994 Northridge
Earth q uake. This amendment is a continuation of an
amendment adopted during previous Code adoption
cycles, and is necessary due to the Increased ri sk of
significant earthqua kes In the County.
1905.1.8 Geological These amendments are intended to carry over critica l
through provisions for th e design of concre te columns in
1905.1.11 mom ent frames fr~.m th e Uniform Building Code (UBC).
Increased confinement Is critical t o the integ rity of such
columns and these modifications ensure that it is
provided when certain thresholds are exceeded . In
addition , th is amendment ca rries ove r from the UBC a
critica l provisio n for the design of concrete shear walls.
It essentially limits the use of very highly gravity-loaded
wall.s from be in g Included In the seismic load resi sti ng
syste m, since their failure co uld have a catastrophic
effect on the building. Furthermore, this amendment
was incorporated into this Code based on observations
from th e 1994 North rid ge Earthquake. Rebar pla ced in
very thi n concrete t opping slabs has been observed in
some instances to have popped out o f the slab due to
Insufficient concrete coverage. Th is modification
ensu res tha t critical boundary and collector rebars are
placed in sufficiently thi ck slabs to prevent buckling of
such reinf orcements. This amendment is a continuation
of an a mendment adopted during previous Code
adoption .cycles, and i s necessary due to th e Increased
risk of significant earthquakes in the County.
2304.10.1 Geological Due to th e high geologic activities In the Southern
and Table California area and the expected higher level of
2304.10 .1 perfo rm ance on buildings and structures, this proposed
local amendment limits the use of staple fasteners in
resisting or transferring seism ic f orces . In September
HOA.100895820.1 169
--------------------------
Code Condition Ex plan ation of A m e nd m ent
Section
2007, ll mlted cyclic testing data was provided to the ICC
Los Angeles Chapter Structural Code Committee
showing that stapled wood structura l shear panels do
not exhibit the same behavior as nailed woo d structural
shear panels . The test resul ts of stapled wood
structural shear panels demonstrated muqh lower
strength and drift than na il ed wood structural shear
pane l test results . Therefore, th e use of staples as
fasteners to resist or transfer se ismic forces shall not be
perm itted without being s u bstantiated by cyclic testing.
This amendment is a continuation of a similar
amendment adopted during previous Code adoption
cycles, and is necessary due to the Increased r isk of
significant earthquakes in the County.
2304.12.5 Clim at ic No substantiating data has been provided to show that
Geolog ica l wood used in re t aining or crib walls Is effective In
supporti ng b uildings and structures during a seismic
event wh il e being subject to deterioration caused by t he
combined detri mental effe ct of constant moisture in the
soil and wood-destroying organisms. Wood used In
retaining or c rib walls, when it is not properly treated
and protected against deterioration, has performed very
poorly. Most co ntracto rs are typically accustomed to
constru ctio n in dry and temperate weather in th e
Southern Califo rnia reg ion and are not generally fam il iar
with the necessary precautions and treatment of wood
that makes it suitable fo r both se ismic eve nts a nd wet
applications. The proposed amendment takes the
necessary precautionary steps to reduce or elim inate
po t ential problems that may resu lt by using wood in
retaining or crib walls tha t experience relative!~ rapid
decay due to the fact that the regio n does not
experience temperatures cold enough to destroy o r
retard t he growth and proliferation of wood-destroying
organisms. This amendment is·a continuation of an
amen d me nt adopted durin g previous Code adoption
cycles, and Is necessary due to th e local climate and the
increased risk of significan t earthquakes In the County.
23 05.4 Geological The overdrivlng of nails into the structu ral wood panels
stil l rema ins a concern w hen pne umatic nail guns are
used for wood structural panel shear wall nailing. Bo x
HOA.100895820.1 170
Code Conditi on Explanati on of Amendme nt
Section
nails were observed to cause massive and multip le
fai lures of the typ ica l 3/8~inch t hick plywood during the
1994 Northridge Earthquake . The use of cl ipped head
nails cont inu es t o be restricted from use in wood
structu ra l pa ne l shear walls where the minimu m nai l
head size must be ma inta ined in order to mi nimize nails
fro m pu lli ng through shea thing materials . Clipped or
mechanically drlve 11 nails used In wood structural panel
shear wa ll construction were found to perform mu ch
worse in previo us wood structural pane l shear wall
testing done at t he Universit y of California Irvi n e. The
existing test resu lts ind icated that, under cycl ic loading,
the wood struct ural panel shea r·walls were less energy
abso rbent and less ductil e . The panels re ached
ultimat e load capacity and failed at substa ntially less
lateral deflection than those using same size h and~
driven nails. This amendment reflects th e
recommend ati ons by the SEAOSC and the Los Angeles
City Joint T ask Fo rc e that Investigated the poor
perform ance observed In 1994 Northri dge Earthquake .
This amendment is a continuatio n of an amendment
adop t ed during previous Code adoption cycles, and is
necessary d~e to the increa sed risk of significant
earthquakes In the County.
2305 .5 Geo logical Many of the hold-down connec tors curren t ly in use do
not h av e any acceptance report based on dyn amic
testing protoco ls . Thi s amendment continues to l imi t the
allowable capacity to 75% of the a cc eptance repo rt
val ue to provide an additiona l f ac tor of safet y f or
statically tested anchorage devices. Cyclic f orces
Imparted on buildings and stru ctures by se ismic activity
ca use more damage t han equ ivalent forces which are
applied In a static manner. Stee l plate was h ers wil l
reduce t he additional damage which can res ult when
hold-down connectors are faste ned to w ood f raming
m embers . This amendment reflects the
recommendati ons by the SEAOSC and the Los A ngeles
City J oint Task Force that investigated the poor
perfo rm ance obs e rved In th e 1994 Northri dge
Earthquake . This amendment Is a contin u atio n of an
HOA.100B95820.1 171
Code Condition Explanation of Amendment
·Section
amendment adopted during previous Code adoption
cyc les, and Is necessary due to the increased risk of
significant earthquakes in the County.
2306 .2 Geological The SEAOSC and the Los Angeles City Joint Task
2306.3 Force that investigated damage to build in gs and
2307.2 st ructures during the 1994 Northridge Earthquake
2308.6.5.1 recommended reducing allowable shear values In wood
2308 .6.5.2 structura l panel shear walls or diaph ragms that were not
Figure substantiated by cyclic tes ting. That recommendation
2308.6.5.1 was co nsistent wi t h a report to the Governor from the
and Figure Seismic Safety Commission of the State of California
2308.6.5 .2 reco mmending that code requirements be "mo re
thorough_iy substantia ted with t esting." The allowable
shear values for wood structural panel shear walls or
diaphragms fastened with staples are based on
monoton ic testing and do not t ake Into ·consideration
that earthquake forces load shea r wall or diaphragm in a
repeating and fully revers ible man ner. In September
2007, limited cyclic testing was conducted by a private
engineering firm t o determine rf wood structural panels
fastened with stap les would exhibit the same beha vior
as wood structural panels fastened with common nails.
The test result revealed that wood structural panels
fastened with staples demo nstrated much lower
strength and stiffness th an woo d stru ctural panels
fastened with common nails . It was recommended that
th e use of staples as fasteners for wood structural panel
shear walls or diaphragms not be permitted to resist
seismic forces in st ru ctures assigned to Seismic Design
Category 0, E and F unless it can be substantiated by
cyclic testing. Furthermore, the c itie s and
unincorp orated areas within the Los Ange les region
have taken extra measures to maintain the structural
Integrity of the framing of shear walls and diaphragms
designed for high levels of seismic forces by requ iring
wood sheathing be applied directly over the framing
members a nd prohibiting the use of pane l s placed over
gypsum sheathing. This amendment Is Intended to
p revent the undesirab le performance of nails wh en
gypsum board softens due to cyclic earthquake
displacements and the nail ultimately does not have any_
HOA.100895820.1 172
--------
Code Condition Explanation of Amendment
Section
engagement in a solid material with in the thickness of
the gypsum board. This amendment continues the
previous amendment adop ted during the 2007 Code
adoption cycle .
2308.6.8 .1 Geologica l With the higher seismic demand placed on buildings
and structures In this region, in terior walls can easily be
called upon to resist over ha lf of the seismic loading
imposed on simple buildings or structures . Without a
continuous foundation to support the braced wall line,
se ismic loads would be transferred through other
elements such a~ non-structural concrete slab floors ,
wood floors, etc . The purpose of this amendment is to
limit the use of the exception to structures assigned t o
Seismic Design Category A, 8 or C where lower seismic
demands are expected . Requ iring interior braced walls
be supported by continuous foundations is intended to
reduce or eliminate the poor performance of buildings or
structures. This amendment is a co ntinuation of an
amendment adopted during prev ious Code adoption
cycles, and Is necessary due to the increased risk of
significant earthquakes in the County_.
T able Geological This amendment specifies minimum sheathing
2308.6.1 thickness and nail size and spacing so as to provide a
uniform standard of construction for designers and
buildings t o follow. This Is Intended to improve the
performance level of buildings and structures that are
subject to the higher seismic demands placed on
buildings or structure in th is region . This propose d
amendment reflects the recommendations by the
SEAOSC and the Los Angeles Ci ty Joint Task Force
tha t Investigated the performance deficiencies observed
in the 1994 Northridge Earthquake. Th is amendment is
a continuation of an ame ndmen t adopted during
·previous Code adoption cycles, and is necessary due to
the Increased risk of significant earthquakes in the
County.
2308.6.9 Geological Due to the high geologic activities in the Southern
Californ ia area and the required higher level of
performance of buildings and structures, thi s
amendment limits the use of staple fasteners in res isting
or transferring seismic forces . In September 2007,
HOA.100895820.1 173
---------
Code Condition Explanation of Amendment
Section
limited cyclic testing data was provided to the ICC
Los Angeles Chapter Structural Code Committee
showing tha t stap l ed w ood structural shear panels do
not exhibit th e sa me behavior as na iled wood structura l
shear panels. The test res ults of stapled wood
structural s hear panels demonstrated much lower
strength and drift than nail ed wood stru ctural shear
pa nel test results. Therefore, the use of staples as
fa sten ers to re sist or transfe r se ismic forces shall not be
perm itted without being substantiated by cyclic testing.
This amendment is a contin uation of a s imilar
amendment ado pted during previous Code adoption
cycles.
J101.1 Geo logi cal This Section is rev ised to include e rosion and sediment
Topog raph ical control measures to add ress the complex and diverse
Climate set of soli types and geologic conditions that exist In th e
Lo s Ange les County region .
J1 01 .10 Geo log ical This section is revis ed to maintain safety and integ rity of
Topographica l public or private property adjacent to gra d ing sites.
Cli mate
J103 .1 -Geol ogica l Se ctions revis ed to provide adequate control of g rading
J103.2 and Topograph ical operations typical to the Los Angeles County region due
Figure Cli mate to th e compl ex and diverse set of so il types, clim a tes,
J1 03.2 a nd geolog ic condi ti ons th at exis t In the Los Ang e les
County region.
J1 04.2. 1 -Geolog ic al Sectio ns revised or added to provide adeq uate cont rol
J104.4 Topograph ic al of g rading ope rat ions typical to the Los Angeles County
Climat e region due to the complex and diverse set of soli typ es,
climates, and geologic conditions that exi s t In the
Los Angeles County region.
J105.1-Geological Sections revised or added to provide adequate control
J105.14 Topographical of grading operations typical to th e Los Angeles County
Climate region d ue to the complex and diverse set of soil types,
climates, and geolog ic conditions that exist in the
Los Angeles County region.
J106.1 Geo lo g ica l Se ction revised to requi re more stringent cut slope
Topographical ratios to add ress the complex ~nd diverse set of so li
Climate typ e s and geologic conditions that ex ist in th e
Los Angeles County re9_ion .
J1 07.1-Geological Sections revised to provide more stringent fi ll
J107.7 Topographica l requi rements for s lope stability, and settlement due to
HOA.1 00895820.1 174
Code Condition Ex planation of Amendment
Section
Climate the complex and diverse set of soil types, climates, and
g eologic conditi ons which exist In the Los Angeles
Cou nty region.
J107.8-Geological S ections revised to provide more stringent inspection
J107 .9 Topographical and testing requ irements for fill slo pe stability due to the
Climate complex and d iverse set of soil types, climates, and .
geologic conditions which exist in the Los Angeles
County region .
J108.1-Geological Sections revised to provide more stringent slope
J108.4 Topographical setback requ irements to address the complex ·and
C limate diverse set of so il types, climates, and geologic
conditions which exist In the Los Angeles County region .
J109.1-Geo log ica l Sections revised to p rovi de more stri ngen t drainage and
J109 .3 Topog raphical terracing requ i rements to address the complex and
Climate diverse set of soi l types, climates, and geologic
conditions which exist in the Los Angeles County region.
J109.5 Geological Subsection added to provide for adequate o utlet of
Topographical drainage flows due to the diverse set of soil types,
Climate climates, and geologic conditions w hich exist In the
Los Angeles County region.
J110 .1-Geological Sections revised or added to provide for State
J110.8.5 Topographica l requirements of storm water pollution p revention and
Climate more stringent slope pl anting, and slope stability
requi rements to control erosion due to the complex and
d iverse set of soil types, c lim ates , and geologic
conditions that exist In the Los Ange les County re gion.
J111 G·eological Section revised to reference additional standards for
T opographical soils testing due to the complex and diverse set of so il
Climate · types, cl imates, and geologic conditions that exist In the
Los Angeles County reg_ion.
SECTION 118. This ord inance shall become operative on January 1, 2017.
[TITtE262016CSCC]
HOA.100895820.1 175
RESIDENTIAL CODE AMENDMENTS
Code Condition Explanation of Amendment
Section
R301 .1.3.2 Geological Los Angeles County Is prone to seismic a ct ivity due
to the existence of active fau lts In the Southern
Califomla area . After the 1994 Northridge
Earthquake , the W ood Frame Constru ction Joint Task
Force recom mended th at th e quality o f woodframe
construction needed to be greatly improved . The
Task Force recomm end e d that stru ctural plan s be
prepared by th e en gine e r or archite ct so th at plan
examiners, bui lding inspecto rs, contractors , and
special Ins pectors may log icall y follow a nd cons truc t
the se i smi c force -resisting systems as presented in
the co nstruction documen ts. For buildings or
structures loca ted in Se is mic Desi gn Categ o ry Do, D1.
D2, o r E that are subject to a greater level o f seismic
forces, th e re qu i remen t to have a Ca lifo rnia licensed
architect or engineer pre pare th e co nstruction
documents is intended to min imize o r reduce
structural deficiencies th at may ca use excessi ve
damage or i nj uries in wood f rame b ui ld ings.
I nvolve ment of a registered professional wi ll m inim ize
the occurren ce of struct ural deficiencies su c h as plan
and vertical irregula ri ties, improper s h ea r tra ns fer o f
th e seismic fo rce-re sisting sys tem, m issed det ails or
co nnection s Impo rt ant to th e s tructural svst em, and
Coda Condition Explanation of Amendment
Section
the improper app licati on of th e prescriptive
requirements of t he California Residen ti al Code.
R301 .1.4 Geol ogical This technical ame ndm ent Is for buildings const ructed
Topographical on h ill sides . Due to the local topographical and
geological co nditions of the sites within the greater
Los. Angeles region and their susceptibility to
earthquakes , th is amendment Is requi red to address
and cl ari fy special needs for build ings constructed on
h ill sid e locatio n s. A joint Structura l Engineers
Association of Southern California (SEAOSC) and
Los Angeles City Joint Task Force investigated the I performan ce of hills id e bu ild ing fai lures after the
Northridge Earthquake. N umerous hillside failures
resu lt ed in loss of life and millions of dollars in
damage. These cr iteria were d eve loped to minim ize
the dam age to these st ructu res and have been in use
by the City and Coun ty of Los Angeles for seve ral
)'ears .
R301 .2.2 .2 .5 Geolog ica l Los A nge les County Is prone to seismic activity due
to the existence of acti ve fau l ts in the Sou th ern
California a rea . Due to the high geologic act ivit ies in
the Southern California area and the necessary
hi gher level of performance required fo r buildi~s and
struct ures, t his loca l amendment limits the type of
irregular conditio ns as specified in the 2016 Californ ia
Residential Code. Such limitat ions are reco mme nd ed
to reduce structura l damage in the event of an
earthquake. T he County of th e Los Angeles an d
cities In this regio n have implemen t ed t11ese extra
measures to maintain the structural i ntegrity of th e
framing of th e shear walls and all assoclated
elemen ts when designed for hi gh leve ls of se ismic
loads.
R301 .2.2.3.8 Geologica l Los Ange les County Is prone to seismic activi ty due
to the exi stenc e of ac tive fau lts in the South ern
California area. Due to the high geologic activities in
the Sou the rn California area and t he necessary
higher level of perfo rma nce requi red for buildings and
structures , th is local a mendment limits t he potentia l
anchorage and supportin g frame failure resulting from
ad dit iona l weight. There is no limitat ion for we ight of
mecha nical and plu mb ing fixtures and e_gu i~ment in
Code Condition Explanation of Amendment
Section
the Internationa l Resident ial Code . Requirements
from ASCE 7 and the Inte rnationa l Bu il ding Code
would perm it equipment weighing up to 400 lbs . when
mounted at 4 feet or less above the floor or at1ic leve l
without engineering design. Where equipment
exceeds this req uirement, It Is the Intent of this
amendment that a registered des ign professional be
re quired to analyze If the floor support is adequate
and structurally sound.
Tab le Climatic This amendment will not allow unprotected openings
R302 .1(2) (openings that do not resist the spread of fire ) to be in
th e ext erior wall of a residentia l building that is
located on a property line. Th is ame ndment is
necessary due to local climatic conditions. The hot,
dry weather conditions of late summer in combination
with t he San ta Ana winds creates an extreme fire
danger. Residential build in gs with unprotected
openings located on a property line may perm it fires
t o spread f rom the in side of the building to adjacen t
properties and likewise f rom exterior properties to the
Interior of the bu il ding .
R337 .1.1 C limatic Extends the appllca11on or Chapter R337 to Include
additions, al teratio ns, and/or relocated build in gs .
Many areas of the C ounty have been des ignated as
Fire Hazard Severity Zones due to low humidity,
strong winds, a nd dry vegetation. Additions,
alterations , and/or re located buildings have t he same
f ire risk as new buildings .
R337.1.3 Climatic Extends the app li cation of Chapter R337 to Inclu de
additions , al tera tions, and/or relocated b uildings.
Many areas of the Co unty have bee n designated as
F ire Haza rd Severity Zones due to the inc reas ed ris k
of fir e caused by low hum idity, strong w i nds, a nd dry
vegetation. Additions, a lterations, and/or re located
buildings have the same fire risk as new buildi ngs.
R337.1.3.1 Cl imatic Extends the application of Chapter R337 to Include
additions, alterations , and/or relo ca ted buildin gs.
Many areas of the Coun ty have been designated as
Fire Hazard Severity Zo nes due t o the Increased risk
of fire caused by low humidity , strong winds , a nd dry
vegetation. Additions, altera tions, and/or relocated
buildings have the same fire risk as new bu ildings.
Code Condition Expl anation of Amendment
Section
R337 .3.5.2 C li matic Disallows the us e of wood-shing le/wood -sha ke roofs
due to the Increased risk of fire i n the Coun ty caused
by low hum idity, stronQ winds, and dry VetQetatio n.
R33 7.3 .5 .2.2 Climatic Di sa llows th e use of wood -shi ng le/wood-s ha ke ro ofs
due to th e Increased ri s k of f ire in t he County caused
by low hum idity, stronQ winds, and d ry veQe t ation .
R33 7.4 .3 Climatic Disallows the use of wood -shing le/wood-shak e roofs
due to the Increased ri sk of fire In the Coun ty ca us ed
by low hu midity , s trong wind s, and dry vegetat ion in
H igh Fire SeverityZones.
R33 7.5 .2 C li mati c D isa ll ows the use of wood-sh ing le/wood-shake roo fs
and requ ire s the use of Class A roof covering due to
t he increased risk of fire l n the County caused by low
humidity, strong winds, and dry ve getation In High
Fire Severity Zones .
R401 .1 Geol ogical Los Angeles County Is prone t o se ismic activity due
to the existence of active faults in the South ern
Ca lifo rnia area . Wood foundat ions, even those that
are preservative-treated, encounter a hig her risk of
deteri oration when contacting the adjace nt g ro und .
The requ ired se ismic anchorage and transfer of
latera l forces Int o the foundation sys tem necessa ry
for 2-story str uctu res and foun dat io n walls could
become compromised at varying states of wo od
decay. In addition, glob al structure overturn ing
moment an d s li ding resistance Is reduced wh e n
ut ilizing wood foundat ions as opposed to
co nv e nti ona l concrete or masonry system s.
However, n on -occupied, single-story storage
st ructures pose significan tly less risk to h um an safety
and may utilize th e wood foundation guidelines
specified in th is Cha p te r.
R403.1 .2 Clima tic Los Angeles County is prone to seis mic activity due
R403 .1.3.6 Geological to the exis te nce of active fau lts in the Southern
R403.1 .5 Californ ia area . These proposed amendments requ ire
Figure m in imum re in forcemen t in con tin uous footi ngs and
R403.1 .5 s te pp ed footings to address the prob lem of poor
perfonnan ce of p lain or und e r-reinforced f ootin gs
during a se ism ic event. These amendments
Imp lement t he recommendations of SEAOSC and the
Los Angeles City J oint Task Force resulting fro m their
investigation of the 1994 North ridg e Earthquake .
Code Condition Ex plan a tion o f Am e ndm e nt
Secti o n
Interior walls can easily be called upon to res ist over
half of the seismic loading Imposed on simple
bu ildi ngs o r st ructures . Without a contin uous
foundation to support the braced wall line, seismic
loads would be tr ansferred t hrough o ther e lements
such as non -str uc tural concrete slab floors, wood
floors, e tc. Requiring interi or braced walls be
supported by continuous foundations is intended to
reduce or elim inate the p oor perfor~ance of buildings
or st ruc tu res .
R404 .2 I Climat ic No substantiating data has been provided to show
).· Geological that wood foundations ar e effective in supporting
~? structures and buildings during a seismic event while
.. being subjec t to deterioration caused by the presence
of wa ter and other ma t e ri als detri m e n ta l to wood
,. founda t ions in th e soi l. Wood foundations, when they
are not properly treated and protected against
de terioration, have pe rformed very poorly and have
le d to s lope failures. Most contractors are typ i cally
accustomed to construction in dry weather in the
Sou t hern Ca lifo rn ia region and are not generally
familiar with the necessary precaut ions and treatment
of wood that makes it suitable for both seismic even ts
and wet applications. With the higher seismic
demand placed on bu ild i ngs and struct ures in this
region , coupled with t he dryer weather conditions, it is
the i ntent of this amendment to red u ce or e lim inat e
potential problems resulting from th e u se of wood
footlnQs and foundations.
R501 .1 Geological Due to t he high geo logic activi ti es In th e Sou thern
Ca lifornia area and the necessary higher level of
performance require d for buildings and structures,
this local amendment limits the potential anchorage
.and supporting frame f ailure resu lting from additional
we ight. There is no limit at ion for weig h t of
mechanical and plumbing fix tures and equipment In
the International Reside ntial Code. Requirements
f rom ASCE 7 and the International Building Code
wo ul d pe rm it equipment weighing up to 400 lbs . when
m ounted at 4 feet or less above the f lo or or attic leve l
without engineering design. Where equipment
exceeds this requirement, it is the intent of this
Code Condition Explanation of Amendment
Section
prop osed amendment that a registere d d es ign
professional be required to analyze if the floo r support
is adequate and stru ctu ral ly sound .
R503 .2 .4 Geo logical Section R502 .10 of the Code d oes not provid e any
Figure prescriptive crite ri a to limit the maximum floor
R503 .2.4 ope ning size nor does Section R503 provide any
details to address the issue of shea r transfe r near
larger fl oor openings. With the higher seismic
dema nd placed on bu il dings and structures In thi s
regio n, it is important to ensure that a comp lete load
path is provided to reduce or eliminate potential
damage caused by se ismic forces. Requ iri ng
blocki ng with metal ties a rou nd l arger floor open ings
and limiting opening size Is consistent with th e
requirements of Section R301 .2.2.2 .5.
R602 .3 .2 Geological Los Ange les Coun~y is prone to se ismic activity due
to the existence of active fau l ts In the Southern
California area. The County of the L os Angeles and
cities In this region have taken extra measures to
ma inta in the structura l in tegrity of the f raming of the
shea r walls. when designed for high l evels of se ismic
loads by eliminating s ingle top plate construction.
The performance of modern day braced wall panel
construction is directly re lated to an adeq uate load
path extend ing from the roof diaphragm to th e
fou ndatio n system.
Table Geological Los Angeles County is pron e to seismic activity due
R602.3(1) to the exis ten ce of active fa ult s in th e Southern
Tabl e California area . In September 2007, limited cyclic
R602 .3(2) tes ting data was provided to t he ICC Los Ange les
Chapter Structural Code Committee showing that
stapled w ood structural shear panels do not exhib it
the same be havior as the na iled wood structural
shear panels. The tes t resu lt s of th e s tap led wood
structural shear pane ls demonstrated lower strength
and drift than the nailed wood structural shear pa ne l
test res ults . Therefore, the use o f s taples as
fastene rs fo r shear walls sh eath ed w ith other
materials shall no t be permitted without being
su bsta ntiated by cyclic testing .
Table Geological Due to the high ge o logic activities in t he Southern
R602.1 0.3(3) Californ ia area and th e necessary h igher level of
performance on bUildings and structu res, thi s local
amendmen t co ntinu es t o reduce/eliminate the
allowable shea r va lues for shear walls sheath ed with
lath , plaster or gypsum board . The poor performance
of such shear walls sheathed with other materials In
the 1994 Northridge Earthquake was investigated by
SEAOSC and the Los Angeles City Joint Task Force .
Th e County of th e Los A ngeles and cities i n this
reg ion have taken extra measures to ma intain th e
.. stru ctur al in tegrity of the framing of the shear walls
rt whe n des ign ed for high levels of seism ic loads .
T able •."-Geological 3/8 " thick 3 ply-p lywood shear walls experie n ced
R60 2.1 0.4' many failu re s d u ring the North ridge Earthquake. Thi s
proposed amendment specifies m in imum WSP
·~ sheath ing thick ness and nail size and spacing so as
to provide a uniform s ta ndard o f construction to
imp rov e the performance level of bu ildings and
structures given t he p ote nt ia l for higher seismic
demands placed o n bui ld ings or s tru cture in this
region . This proposed amendment reflects the
recomm endations by SEAOSC and the Lo s Angele s
Ci ty Joint Task Force following the 1994 Northridge
Earthquake . In Septembe r 2007 , cyclic testing data
was provided to t he Los Angeles C hapter Structu ra l
Code Committee s howing that stapled wood
stru ctural shear pane ls underperformed nailed wood
structural shear panels. Tes t resu lts of the stapled
wood structural shear pane ls appeared much lowe r in
stre ngth and d rift t ha n th e n a il ed wood stru c tural
sh ea r Qanel test results .
Tab le Geological Los Angeles County Is prone to se ismic activity due
R602.10.5 to the exis tence of active faults In the Southern
California a rea. The poor performance of s uch shear
walls s hea th ed in the 1994 Northridge Earthquake
was Investigated by SEAOSC and the Los Angel es
C ity Join t Task Fo rce . The County of the
Los Ange les and ci t ies In th is region have taken extra
m easures t o m ain tai n th e s t ructural Integrity w ith
respect to the "maximum sh ear wa ll aspect ratios " of
the framing o f the shea r walls when designed for high
leve ls of seism ic loads. Th is proposed amendment is
co nsistent with the she ar wall aspect ratio provision of
Sec ti on 4.3.4 of AWC SDPWS-2015.
Figure Geological 3/8" thick 3 ply-plywood shear walls experienced
R602 .1 0 .6 .1 many failures during the Northridge Ea rthquake . T he
poor performance of shear walls In the 1994
North ridge Earthquake was investigated by SEAOSC
and th e Los Ange les City Joint Task Force. Box nails
we re observed to cause massive and multiple fa ilures
of the typical 3/8" th ick 3 ply-plywood duri ng the
Northridge Earthquake. The County of the
Los Ange les and cities In this region have taken extra
measures to maintain th e structural Integ rity of th e
framing of the shear wa ll s when designed for high
levels of seismic loads . The performance of modern
day bra ced wall panel construction Is d irectly related
to an adequate load path extending from the roof
diaphragm to the foundation s~stem .
Figure Geol ogical 3/8" th ick 3 ply-plywood shear walls experienced
R602.1 0.6.2 many failures duri ng the Northridge Earthquake . The
poor performance of such shear walls sheathed In the
1994 Northridge Ea rthquake was investigated by
SEAOSC and t he Los Angeles City Joint Task Force.
The County of the Lo s Angeles and cities in this
region have taken extra measures to maintain the
structural integrity of the framing of the shear walls
whe n designed for hig h leve ls of seismic loads. Box
nai ls were observed to cause massive and mu ltiple
failures of the typical 3/8-inch thick plywood during
the Northridge Earthquake. The proposal to change
the minimum lap spl ice requirement is consistent wi th
Section 12.16.1 ofAC I318-1 1. This proposed
amendm en t is a con tinuation of an amendment
adop_t ed during the previous Code adoption cycles.
Figure Geological 3/8" thick 3 ply-plywood shear walls experienced
R602.1 0.6.4 many failures during the North ridge Earthquake . The
poo r performa nce of such shear wa ll s sheathed in the
1994 Northridge Earthquake was Investigated by
SEAOSC and the Los Angeles Ci ty Joint Task Force.
T he County of the Los Angeles and ci ties in this
region have taken extra m easures to maintain the
structu ral Integrity of th e framing of the shear walls
when designed for high level s of seismic load s. Th e
proposal in which "was hers s ha ll be a m in imum of
0.229 inch by 3 Inches by 3 inches in size " is
---· -·---
consistent wi th Sect io n R602 .11.1 of the California
Residenti al Code and Section 2308.3.2 of th e
Californ ia Build ing Code. This proposed amendme nt
is a continuation of an ame nd men t adopted du ring
the previous Code adoption cycle .
R60 6.4.4 Geolog ica l Lo s Angeles County is pron e to seismic act ivity due
to the existence of active faults In the So uthern
Ca liforn ia area . The addition of the wo rd "or " will
prevent th e use of unre i nforced parapets in Seism ic
Design Category Do, D1 or D2, or on townh ouses in
Seismic Desig n Ca tegory C.
R606.12.2:2 . Geolog ical Los Angele s Co unty is p rone to se ism ic activity due
3 ~~-t o the exis te nce of active fau l ts in the Southern
=~ Califo rnia area . Reinforcement usi ng longitud inal . wires for bu ildings and structures l ocated in high
--seismic areas are not as ductile as defo rmed rebar.
Having vertical reinfo rcement closer to the ends of
masonry walls help to Impro ve the seismic
_eerfo rmanc e of masonry buildings an d structu re s.
R803.2.4 Geo log ical Section RB02 of the Cod e does not provide any
prescriptJve cri teria to limit th e maximum size of roo f
op ening s, nor does Section R803 prov ide any detai ls
to address the issue of shea r t ransfer nea r large r roof
open ings. With th e high er se ismic demand pla ce d on
buildings and st ructu re s In t his region, it Is importa nt
to ensure that a comp lete lo ad pa th is provid ed to
redu ce or eliminate potential damage cause d by
se ismic forces. Requiring block ing with metal ties
around larger roof openings an d l imit ing the si ze of
openi ngs is consistent with t he requirements of
Section R301.2.2.2.5.
R1001 .3.1 Geolog ical Los Ang ele s Cou nty is prone to se ism ic activity du e
to th e existence of act ive fau lts in the So ut he rn
Ca liforn ia area . The performan ce of
fireplaces/ch imneys wit hou t anchorage to th e
foundation has been observed to be i nadequa te
during maj or ea rthquak es . The lack of anchorag e to
the foun dation result s in overturn or disp lac ement.
PLUMBING CODE AMENDMENTS
CODE SECTION CONDITION EXPLANATION
Section 72 1.3 Geological, To allow for the p r oper oper ation of exi sting
Topographica l Los Angeles County sewer infrastr uctu re and
establish co nsistency wit h Title 20 -Utilitie s -
of the Los A ngeles Cou nty Code, Division 2
(Sani ta ry Sewe rs and Indust rial Wa ste) due
to local soi l co nditions and topograp hy .
Sectio ns 7 28.1 t o G eolog ica l, To a llow fo r th e prope r o p eration of existing
728 .6 Topographica l Los Ange les County sewer In frast ru cture and j
establish consistency wit h Titl e 20-Utilities -1 of the Los Angeles County Code, Division 2
(Sanitary Sewe r s and Industrial Waste) due
to loca l soi l co ndftlons and topography .
Table H 101.8 Geologica l , To establish more restrictive requi rem ents for
Topograph ica l p rotection of local groundwate r du e to loc al
soli con d itions and to provide protections for
n ative, p rotecte d oak trees tha t are con sis tent
w ith T i tle 22 -Zon ing and Pla nning -of th e
Los Angeles County Code, Chap te r 22.56,
Part 16 (Oak T ree Permits).
Tab le H 201.1(1) G eological, To establish more restrictive r equ ireme nt s for
Topographica l protection of loca l groundwater due to loc a l
soli conditions . sewer ca pa ci ty, and sewage
treatment.
T able H 201.1(2 ) Geo logical, To establish cons i stency with requi rements of
Topograph ica l t he County Health Department for sewer
capaci ty and sewage trea tm ent due to local
soil cond iti ons.
T able H 201 .1(3) Geolog ica l, T o establish cons iste n cy wi th r equi rements of
Topographica l the County H ealth Departm ent fo r sewer
capacity and sewage treatme nt du e to local
soli conditio n s.
Table H 201 .1(4) Geological , To establish co ns iste ncy with requiremen ts of
Topographical the Cou nty Health Department for sewer
capaci ty and sewage treatmen t due to loca l
soil conditions.
Section H 30 1.1 Geological, T o esta b lish more restrictive requ i reme nts for
Topographical pro tec ti o n o f local groundwa ter due to local
soil co n di ti ons.
CODE SECTION CONDITION EXPLANATION
Section H 401 .3 Geological, To estab li sh more restrict ive requirem e nts for
Topograph ica l protecti o n of local groundwater due to local
so il conditions.
Sect ion H 601.5 Geolog ical, To estab lish more restrict ive requirements fo r
Topograph ical protection of loca l groundwater d ue to local
soil conditions.
Secti on H 601 .8 Geological, To establish more restri ctive req uiremen ts for
Topographical protecti on o f lo cal groundwater due to local
soil con dit ions.
Section H 701 .2 Geolog ica l, To establish more restrictive requirem e nt s for
Topographical protection of local groundwater due to local
so il conditions .
Sect ion H 1 00 1. 1 Geological To establish more restrictive requ ireme nts to
prevent earth movement based on local soil
and seismic conditions .
Section H 1 101 .6 Geological To establish more restri cti ve req uirements to
prevent earth movem ent base d on l ocal soil
and seismic co nditions.
MECHANICAL CODE AMENDMENTS
CODE SECiiON C O NDITION EXPLANA iiON
501 .1 Climatic Addi ti onal Healt h
Depa rtm ent requiremen ts
are necessa ry due t o local
a ir Quality concerns.
510.1.6 Geological High geolog ic activit ies,
su ch as se ism ic events , In
th e Southern California
area necessita te this local
amendment for bracing a n d
-~_port .
603 .3 .1 Geological H igh geologic activities ,
such as seismic ev e nt s, in
the Southern California
'• ,, area necessitate this loca l
--
amendment for bracing a nd
suppo rt.
111 4 .4 Geolo gical H ig h g eo logic ac tivities,
su c h as seismic events, In
the Southern California
area necessitate t h·ls lo cal
am endment to reduce
damage and pote ntia l for
toxic refrig erant release
during a seismic event
caused by s hifting
equipment and t o min imize
1 imp acts to th e sewer
system In such an event.
EXISTING BUILDING CODE AMENDMENTS
-·--CODE
SECTION CONDITION EXPLANATION
302.6.1 to Geologic The greater Lo s Angeles/Long Beach region Is a
302.6.3 densely populated area having buOdlngs
const ru c ted over and near a va$1 array of fault
systems c apable of producing major earthquakes,
Inclu ding. but not li mited to, the 1994 Northridge
Earthqual<e. The purpose of th e amendm13nls Is
to prevent inadequate construction or bracing to
. increase resistance to horizontal forces, thus
i minimiz ing hazards to li fe or property in the eva nt
I of an earthquake.
1302.7 Geologi c The greater Los Angeles/Long Beach re gion is a
densely populated area having buildings ! constmcted over and near a vast array of fau lt i
L systems capable o f producing majo r earthquakes,
including, but not limited to, the 1994 Northridge
Earthquake. The purpose of the amendment Is to
minimize Injuries caused by shattering g lass in the
~-....... .... -··-··-· event of an aarthguake.