Chapter 15.08
BUILDING CODE
Sections:
15.08.010 Building Code.
For the purpose of establishing proper regulations for building construction, the California Code of Regulations Title 24 Part 2 Volumes 1 and 2 and the current edition of the International Building Code, the 2021 Edition Volumes 1 and 2 and its Appendix C, Agricultural Buildings; Appendix H, Signs; Appendix I, Patio Covers, Appendix J, Grading; and Appendix O, Emergency Housing thereof as published by the International Code Council, are adopted with the following amendments and made a part of this title by reference. (Ord. 757 § 4 (Exh. A), 2022).
15.08.020 Amendments.
The California Building Code is amended as follows, where wording additions to its provisions are denoted by underlining and deletions are noted by strikeout.
A. Part 1 – Scope and Application.
1. California Building Code Section 105.2 is amended as follows:
Section 105.2 Building (1) One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet, (11.15 m2). The height of a one story detached accessory building shall not exceed 12 feet at any point or as specified by Calistoga Municipal Code Title 17, Zoning.
Section 105.2 Building (6) Platforms, sidewalks, and driveways not more than 30 inches (762 mm) above adjacent grade, not over any basement or story below and are not part of an accessible route.
2. Part 2 – Administration and Enforcement. California Building Code Section 109.4 is amended as follows:
Section 109.4 Work commencing before permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the building official that shall be in addition to the required permit fees. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to and not to exceed five times the permit fee required by this code. The minimum investigation fee has been set forth in the fee schedule adopted by the City. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.
Building Code Section 109.7 is added as follows:
Section 109.7 Re-inspections. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection. Re-inspection fees may be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviations from plans requiring the approval of the Building Official. To obtain a re-inspection, the applicant shall file an application therefor in writing on a form furnished for that purpose and pay the re-inspection fee in accordance with Table 1 or as set forth in the fee schedule adopted by the City. In instances where re-inspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.
Building Code Section 109.8 is added as follows:
Section 109.8 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by CMC Chapter 1.08. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to the minimum investigation fee set forth in any adopted fee schedule and shall not exceed five times the permit fee required by this code. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.
B. Chapter 2, Definitions. The following definition in California Building Code Chapter 2 is amended as follows:
TENT. A structure, enclosure, umbrella structure or shelter with or without sidewalls or drops, constructed of fabric or pliable material supported in any manner except by air or the contents that it protects.
The following definitions are added to California Building Code Chapter 2:
RECREATIONAL FIRE. An outdoor fire burning materials other than rubbish where the fuel being burned is not contained in an incinerator, portable outdoor fireplace, barbeque grill or barbeque pit for pleasure, religious, ceremonial, cooking, warmth or similar purposes.
UNWARRANTED ALARM. The giving, signaling or transition of an alarm notification to a public fire station or emergency communication center when such alarm is the result of a defective condition of an alarm system, system servicing testing, construction activities, ordinary household activities, false alarm or other cause when no such danger exists.
C. Chapter 5, General Building Heights and Areas. California Building Code Section 502.1 is amended as follows:
502.1 Address identification. New and existing buildings shall be provided with approved address identification.
The address identification shall be legible and placed in a position that is visible from the street or road fronting the property.
Address identification characters shall contrast with their background.
Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out.
Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code official, a monument, pole, or other approved illuminated sign or means shall be used to identify the structure.
Address identification shall be maintained.
Building Code Section 502.2.1 is added as follows:
502.2.1 Numbers for one- and two-family dwellings. Each address identification character shall be not less than four (4) inches high with a minimum stroke width of one-half (0.5) inch.
Building Code Section 502.2.2 is added as follows:
502.2.2 Numbers for other than one- and two-family dwellings. Each address identification character shall be not less than twelve (12) inches high with a minimum stroke width of one (1) inch. Suite and unit directional numbers shall be not less than six (6) inches high with a minimum stroke width of three-quarter (0.75) inch.
Building Code Section 501.3 is added as follows:
502.3 Complex directory. Where two or more buildings cannot be viewed from the public way or when determined to be necessary by the fire code official, an illuminated complex directory, monument, pole, sign or means approved by the fire code official shall be used to identify the structures at the main entrances to the property.
D. Chapter 9, Fire Protection Systems. Building Code Section 903.1.2 is added as follows:
903.1.2 Alterations or Repairs. For alterations or repairs that qualify as a substantial remodel, the building shall meet the fire sprinkler requirements for a newly-constructed building. See definition of Substantial Remodel (Section 15.12.015).
Building Code Section 903.2 is amended as follows:
903.2 Where required. Approved automatic fire sprinkler systems shall be provided in the locations described in Sections 903.2.1 through 903.2.12 and in items 1-5 below:
1. Newly constructed buildings or facilities, except detached Group U occupancies not more than one thousand (1,000) square feet in floor area and provided with exterior wall and opening protection as per Table 602 of the California Building Code.
2. Newly created, attached, accessory dwelling units which meet the definition of a substantial remodel.
3. All other existing buildings, fire sprinkler systems may be required by the fire chief in accordance with the following:
3.1 All buildings where improvements occur during any three (3) year period which cumulatively meet the definition of a substantial remodel.
3.2. All buildings, except R-3 occupancies, in excess of three thousand (3,000) square feet which have more than ten percent (10%) floor area added within any three (3) year period. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code official.
3.3. A change in the use of a building that results in a higher fire or life safety hazard when the square footage of the area changing use is more than 50% of the square footage of the existing building.
3.4. Where fire sprinklers are required by provisions of this code, they shall be extended throughout the building.
4. All public storage facilities. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code official.
5. All tunnels used for the transportation of people or any type of vehicle.
The requirements for fire sprinkler systems in this code section are not meant to disallow the provisions for area increase, height increase, or fire-resistive-rated substitution if otherwise allowed by this code.
Exceptions to this Section:
One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.
Work associated with the creation of an accessory dwelling unit or junior accessory dwelling unit, as defined by Govt. Code 65852.2. and 65852.22, if fire sprinklers are not required for the primary residence.
California Building Code Section 903.2 is amended as follows:
903.2 Where required. Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in Sections 903.2.1 through 903.2.20.
Exceptions:
1. Agricultural buildings as approved by the fire code official.
2. Detached pool houses accessory to Group R-3 not classified as a dwelling unit and not exceeding 1,000 square feet (9.28 m2) in gross floor area within 50 feet of the pool and limited to a single bathroom.
3. Detached non-combustible motor vehicle fuel dispensing canopies.
4. Detached Group U Occupancies not greater than 1,000 square feet (9.28 m2).
California Building Code Section 903.2.1 is amended to read as follows:
903.2.1 Group A. An automatic sprinkler system shall be provided throughout buildings containing a Group A occupancy.
California Building Code Sections 903.2.1.1 through 903.2.1.5 are deleted.
California Building Code Section 903.2.1.6 is renumbered and amended as follows:
903.2.1.1 Assembly occupancies on roofs. Where an occupied roof has an assembly occupancy with an occupant load exceeding 100 for Group A-2 and 300 for other Group A Occupancies, an automatic sprinkler system shall be provided throughout the building in accordance with Section 903.3.1.1 or 903.3.1.2.
California Building Code Section 903.2.1.7 is deleted.
California Building Code Section 903.2.2 is amended to read as follows:
903.2.2 Ambulatory care facilities. An automatic sprinkler system shall be installed throughout buildings containing an ambulatory care facility.
California Building Code Section 903.2.3 is amended to read as follows:
903.2.3 Group E. An automatic sprinkler system shall be installed throughout buildings containing a Group E occupancy. For public school state-funded construction projects see Section 903.2.19.
California Building Code Section 903.2.4 is amended to read as follows:
903.2.4 Group F. An automatic sprinkler system shall be provided throughout buildings containing a Group F occupancy.
California Building Code Section 903.2.5 is amended to read as follows:
903.2.5 Group H. An automatic sprinkler system shall be installed throughout buildings containing a Group H occupancy.
California Building Code Section 903.2.7 is amended to read as follows:
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where gross floor area exceeds 500 square feet (46.4 m2).
California Building Code Section 903.2.8.1 is amended to read as follows:
903.2.8.1 Group R-3. An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be provided throughout all one- and two-family dwellings regardless of square footage in accordance with the California Residential Code.
California Building Code Section 903.2.9 is amended to read as follows:
903.2.9 Group S. An automatic sprinkler system shall be provided throughout all buildings containing a Group S occupancy.
California Building Code Sections 903.2.9.1 through 903.2.9.2 are deleted.
California Building Code Section 903.2.10 is amended to read as follows:
903.2.10 Group S2. An automatic sprinkler system shall be provided throughout all buildings containing a Group S2 occupancy.
California Building Code Section 903.2.11 is amended as follows:
903.2.11 Specific buildings areas and hazards. In all occupancies other than detached Group U occupancies not greater than 1,000 square feet (928 m2), an automatic sprinkler system shall be installed for building design or hazards in the locations set forth in Sections 903.2.11.1 through 903.2.11.8.
California Building Code Section 903.2.11.3 Exceptions No. 1 and No. 2 are deleted.
California Building Code Section 903.2.11.7 is added as follows:
903.2.11.7 Undetermined use design. Automatic sprinkler systems installed in buildings or structures of undetermined use shall be designed and installed to have a minimum density of .33 gallons per minute per square foot over a minimum design area of 3,000 square feet (278.4 m2).
California Building Code Section 903.2.11.8 is added as follows:
903.2.11.8 High-piled storage. An automatic sprinkler system shall be provided throughout as required in California Fire Code Chapter 32 in all buildings where storage is in high-pile or rack storage arrays.
California Building Code Section 903.2.21 is added to read as follows:
903.2.21 Group B. An automatic sprinkler system shall be provided throughout all buildings containing a Group B occupancy.
California Building Code Section 903.4.2 is amended as follows:
903.4.2 Alarms. One exterior approved audible and visual device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system shall actuate the building fire alarm system.
California Building Code Section 904.13 is amended as follows:
904.13 Commercial cooking systems. Commercial cooking equipment that produce grease-laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, NFPA 96, and an automatic fire extinguishing system that is listed and labeled for its intended use as follows:
1. Wet chemical extinguishing system, complying with UL 300.
2. Carbon dioxide extinguishing systems.
3. Automatic fire sprinkler systems.
All existing dry chemical and wet chemical extinguishing systems shall comply with UL 300.
Exception: Public schools kitchens, without deep-fat fryers, shall be upgraded to a UL 300-compliant system during state-funded modernization projects that are under the jurisdiction of the Division of the State Architect.
All systems shall be installed in accordance with the California Mechanical Code, NFPA 96, appropriate adopted standards, their listing and the manufacturer’s installation instructions.
Exception: Factory-built commercial cooking recirculating systems that are tested, listed, labeled and installed in accordance with UL 710B in accordance with the California Mechanical Code and NFPA 96.
California Building Code Section 905.3.1 Item No. 2 is amended as follows:
905.3.1. #2. Buildings that are three or more stories in height.
California Building Code Section 905.9 Exception No. 2 is deleted.
California Building Code Section 912.2 is amended as follows:
912.2 Location. With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of fire department connections shall be within 100 feet of a fire hydrant or approved by the fire code official (Also see Section 507.5.1.1).
E. Section J110, Erosion Control. California Building Code Appendix J110.1 is amended to read as follows:
Appendix J110.1 - Erosion control and sediment control plans are required for the following:
(i) Grading operations performed between October 1st and April 15th.
(ii) Grading on hillsides with a slope of 10% or greater.
Erosion control plans shall reference and be in conformance with the “Erosion and Sediment Control Field Manual” published by the San Francisco Regional Water Quality Control Board, and the State Water Quality Control Board Construction General Permit (WQO 99-08-DWQ or latest adopted order).
(Ord. 757 § 4 (Exh. A), 2022).