Chapter 7.28 BUILDING REGULATION ADMINISTRATION

There is established in the city the office of the Building Official, who is responsible for the administration and enforcement of this chapter as hereinafter provided. (Ord. 13-22 § 4 (Exh. C))

7.28.020 Dangerous building or structure.

“Dangerous building or structure” means any building or structure which has any or all of the following conditions or defects to an extent that endangers the life, health, property, or safety of the public or its occupants:

A. Whenever any door, aisle, passageway, stairway or other means of exit is not of sufficient width or size, or is not so arranged as to provide safe and adequate means of exit in case of fire or panic;

B. Whenever the stress in any materials, member or portion thereof, due to all dead and live loads, is more than one and one-half (1 1/2) times the working stress or stresses allowed in the building code for new buildings of similar structure, purpose or location;

C. Whenever any portion of a building or structure has been damaged by fire, earthquake, wind, flood, or by any other cause, to such an extent the structural strength or stability of such building or structure is materially less than it was before such catastrophe and is less than the minimum requirements of the building code for new buildings of similar structure, purpose or location;

D. Whenever any portion or member or appurtenance thereof is likely to fail, or to become detached or dislodged, or to collapse and thereby injure persons or damage property;

E. Whenever any portion of a building or structure, or any member, appurtenance or ornamentation on the exterior thereof is not of sufficient strength or stability, or is not anchored, or fastened in place so as to be capable of resisting a wind pressure of one half of that specified in the building code for new buildings of similar structure, purpose or location without exceeding the working stresses permitted in the building code for such buildings;

F. Whenever any portion of a building or structure has cracked, warped, buckled, or settled to such an extent that walls or other structural portions of the building or structure have materially less resistance to winds or earthquakes than is required in the building code for similar new buildings or structures;

G. Whenever the building or structure, or any portion thereof, is likely to partially or completely collapse because of (1) dilapidation, deterioration, or decay; (2) faulty construction; (3) the removal, movement or instability of any portion of the ground necessary for the purpose of supporting building; (4) the deterioration, decay or inadequacy of its foundation; or (5) any other cause;

H. Whenever, for any reason, the building or structure, or any portion thereof, is manifestly unsafe for the purpose for which it is being used;

I. Whenever the exterior walls or other vertical structural members list, lean, or buckle to such an extent that a plumb line passing through the center of gravity does not fall inside the middle one-third (1/3) of the base;

J. Whenever the building or structure, exclusive of the foundations, shows thirty-three percent (33%) or more damage or deterioration of its supporting member or members, or fifty percent (50%) damage or deterioration of its nonsupporting members, enclosing or outside walls coverings;

K. Whenever the building or structure has been so damaged by fire, wind, earthquake, or flood, or has become so dilapidated or deteriorated as to become (1) an attractive nuisance to children; (2) a harbor for vagrants, criminal or immoral persons; or (3) as to enable persons to resort thereto for the purpose of committing unlawful or immoral acts;

L. Whenever any building or structure has been constructed, exists, or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by this chapter or any law, ordinance, rule, or regulation in relation to the condition, location or structure of buildings;

M. Whenever any building or structure has less than fifty percent (50%) in any nonsupporting part, member or portion, or less than sixty-six percent (66%) in any supporting part, member or portion of the (1) strength; (2) fire-resisting qualities or characteristics; or (3) weather-resistance qualities or characteristics required by law in the case of a newly constructed building of like area, height and occupancy in the same location regardless of whether such building or structure was erected in accordance with all applicable laws and ordinances. For buildings erected prior to the effective date of Alameda County Ordinance 74-66, the seismic forces specified in Alameda County Ordinance 950 N.S. shall be used for determining the percent of strength rather than the seismic forces required by law for a newly constructed building of like area, height, and occupancy in the same location;

N. Whenever a building or structure, used or intended to be used for dwelling purposes, is determined by the Building Official to be unsanitary, unfit for human habitation or in a condition that it is likely to cause sickness or disease due to inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, or inadequate light, air or sanitation facilities or other cause;

O. Whenever any building or structure is determined by the Building Official to be a fire hazard due to obsolescence, dilapidated condition, deterioration, damage, inadequate exits, lack of sufficient fire-resistive construction, faulty electric wiring, gas connections or heating apparatus or other cause;

P. Whenever any building or structure constitutes a public nuisance under this code or state law or in equity;

Q. Whenever any portion of a building or structure remains on a site after the demolition or destruction of such building or structure; or

R. Whenever any building or structure is abandoned and is determined by the Building Official to be an attractive nuisance or hazard to the public. (Ord. 13-22 § 4 (Exh. C))

7.28.030 Dangerous electrical, plumbing or mechanical installation.

“Dangerous electrical, plumbing or mechanical installation” means any electrical, plumbing or mechanical installation which has any or all of the following conditions or defects and such conditions or defects endanger the life, health, property or safety of the public or any persons using such installation:

A. Whenever any protective or safety service specified in this chapter is not provided, is inoperative, or fails to function as originally intended;

B. Whenever any installation or any portion thereof is (1) dilapidated, deteriorated, or decayed; (2) faulty; (3) obsolete; or (4) inadequately maintained;

C. Whenever any installation or any portion thereof is damaged by fire, wind, earthquake, flood or any other cause;

D. Whenever any installation or any portion thereof was constructed, installed, altered or maintained in violation of this chapter; and/or

E. Whenever any installation is in such condition as to constitute a public nuisance under this code or state law or in equity. (Ord. 13-22 § 4 (Exh. C))

7.28.040 Electrical installation.

“Electrical installation” means any electrical wiring, appliance, device, equipment, and apparatus used for or in connection with the transmission or use of electrical energy for light, power, radio, signaling communication or for any other purpose. (Ord. 13-22 § 4 (Exh. C))

7.28.050 Health Officer.

“Health Officer” means the Alameda County Health Officer or his or her authorized representative. (Ord. 13-22 § 4 (Exh. C))

7.28.060 Illegal building, structure or installation.

“Illegal building, structure or installation” means any building or structure or portion thereof, and any electrical, plumbing or mechanical installation or portion thereof, erected, installed, constructed, enlarged, altered, repaired, moved, converted, or improved without a permit in violation of this chapter or any other applicable law, ordinance, rule or regulation. (Ord. 13-22 § 4 (Exh. C))

7.28.070 Mechanical installation.

“Mechanical installation” means any appliance, device, equipment, system or apparatus used for or in connection with heating, ventilating, refrigeration or incineration. (Ord. 13-22 § 4 (Exh. C))

7.28.080 Plumbing installation.

“Plumbing installation” means the use of water, all potable water supply and distribution pipes, all fixtures and traps, all drainage and vent pipes and all building drains, all private sewage disposal systems, including their respective joints and connections, devices, receptacles and appurtenances within property lines of the premises and shall include potable water piping, potable water treating or using equipment, fuel gas piping, water heaters and vents for same. (Ord. 13-22 § 4 (Exh. C))

7.28.090 Substandard building.

“Substandard building” means all buildings or portions thereof which are determined to be substandard as defined in the Health and Safety Code, Division 13, Part 1.5, Chapter 2 Rules and Regulations, Section 17920.3. (Ord. 13-22 § 4 (Exh. C))

7.28.100 Determination of substantially improved or substantially damaged existing buildings and structures in flood hazard areas (all buildings except one (1) and two (2) family dwellings and townhouses less than three (3) stories).

For applications for reconstruction, rehabilitation, repair, alteration, addition or other improvement of existing buildings or structures located in flood hazard areas, the Building Official shall determine where the proposed work constitutes substantial improvement or repair of substantial damage. The substantial improvement determination requires evaluation of previous permits issued for improvements or repairs as specified in the definition of “substantial improvement.” The substantial damage determination requires evaluation of previous permits issued for repair of flood damage as specified in the definition of “substantial damage.” Where the building official determines that the proposed work constitutes substantial improvement or repair of substantial damage, and where required by this code, the Building Official shall require the building to meet the requirements of Section 1612 of the building code. (Ord. 13-22 § 4 (Exh. C))

7.28.110 Determination of substantially improved or substantially damaged existing buildings and structures in flood hazard areas (one (1) and two (2) family dwellings and townhouses less than three (3) stories).

For applications for reconstruction, rehabilitation, addition, alteration, repair or other improvement of existing buildings or structures located in a flood hazard area as established by Table R301.2(1), the Building Official shall examine or cause to be examined the construction documents and shall make a determination with regard to the value of the proposed work. The substantial improvement determination requires evaluation of previous permits issued for improvements and repairs as specified in the definition of “substantial improvement.” The substantial damage determination requires evaluation of previous permits issued for repair of flood damage as specified in the definition of “substantial damage.” For buildings that have sustained damage of any origin, the value of the proposed work shall include the cost to repair the building or structure to its pre-damaged condition. If the Building Official finds that the value of proposed work equals or exceeds fifty percent (50%) of the market value of the building or structure before the damage has occurred or the improvement is started, the proposed work is a substantial improvement or repair of substantial damage, and the Building Official shall require existing portions of the entire building or structure to meet the requirements of Section R322. (Ord. 13-22 § 4 (Exh. C))

7.28.120 This chapter.

Whenever the term “this chapter” is used in this Chapter 7.28, it shall also mean and include Chapter 7.24 (Floodplain Management Regulations); Chapter 7.32 (Building Code); Chapter 7.34 (Residential Code); Chapter 7.36 (Electrical Code); Chapter 7.40 (Plumbing Code); Chapter 7.44 (Mechanical Code); Chapter 7.45 (Swimming Pool and Spa Code); Chapter 7.46 (Existing Building Code); Chapter 7.48 (Building Maintenance Code) and Chapter 7.94 (Green Building Code). (Ord. 13-22 § 4 (Exh. C))

Article II. Authority of Building Official

7.28.130 Enforcement officer designated.

A. The Building Official is hereby authorized and directed to enforce the provisions of this chapter. The Building Official shall have the authority to render interpretations of this chapter and to adopt policies and procedures to clarify the application of the provisions of this chapter. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this chapter.

B. The Building Official shall have the power to designate by written order that particular officers or employees shall be authorized to enforce particular provisions of this chapter.

C. The Health Officer is hereby authorized and directed to enforce all of the provisions of this chapter pertaining to:

1. Private water supply;

2. Private sewage disposal systems;

3. Infestation of insects, vermin or rodents;

4. Storage and removal of garbage; and

5. Sanitation of bedding.

For purposes of enforcement of the foregoing provisions of this chapter the Health Officer shall have the same authority and duties that are assigned to the Building Official in Article II and Sections 7.28.280 and 7.28.290.

D. The Building Official, the Health Officer, and any officer or employee designated by the Building Official pursuant to subsection B of this section shall have the power of a peace officer. (Ord. 13-22 § 4 (Exh. C))

7.28.140 Right of entry.

Whenever necessary to make an inspection to enforce any of the provisions of this chapter or whenever the Building Official has reasonable cause to believe that a violation of this chapter exists in any building or any premises, or there exists in any building or upon any premises any condition which makes the building or premises dangerous, unsanitary, or a menace to life, health or property, the Building Official may enter such building or premises at all reasonable times to inspect the same or to perform any duty imposed upon the Building Official by this chapter or any other applicable law, ordinance, rule, or regulations; provided, that if such building or premises be occupied, he shall first present credentials and demand entry. If such structure or premises is unoccupied, the Building Official shall first make a reasonable effort to locate the owner or other person having charge or control of the building or premises and request entry. If entry is refused, the Building Official shall have recourse to every remedy provided by law to secure entry. (Ord. 13-22 § 4 (Exh. C))

7.28.150 Alternative materials and methods of construction.

A. The provisions of this chapter are not intended to prevent the use of any material or to prohibit any design or method of construction not specifically prescribed by this chapter; provided, that any such alternative has been approved by the Building Official.

B. The Building Official may approve any alternative material, design or method of construction provided the Building Official finds that the proposed design is satisfactory and complies with the intent of the provisions of this chapter, and that the material, method or work offered is, for the purpose intended, at least equivalent of that prescribed in this chapter in quality, strength, effectiveness, fire resistance, durability, dimensional stability, and safety. The details of any action granting approval of an alternative material, design or method of construction shall be recorded and entered into the files of the city.

C. The Building Official may require that sufficient evidence or proof be submitted to substantiate any claims for alternate materials or methods of construction. (Ord. 13-22 § 4 (Exh. C))

7.28.160 Modifications.

Whenever there are practical difficulties involved in carrying out the provisions of this chapter, the Building Official may grant modifications for individual cases upon application of the owner or the owner’s representative, provided he shall first find that a special individual reason makes the strict letter of this chapter impractical, the modification is in conformity with the intent and purpose of this chapter and such modification does not lessen health, accessibility, life and fire safety, or structural requirements. The details of any action granting modifications to the provisions of this chapter shall be recorded and entered in the files of the city. (Ord. 13-22 § 4 (Exh. C))

7.28.170 Compliance—Tests.

A. Whenever there is insufficient evidence of compliance with the provisions of this chapter, or evidence that any material or any construction does not conform to the requirements of this chapter, or in order to substantiate claims for alternate materials or methods of construction, the Building Official may require tests as proof of compliance to be performed by an approved agency at the expense of the owner or his agent.

B. Test methods shall be as specified by this chapter for the material in question. If there are no appropriate test methods specified in this chapter, the Building Official shall determine the test methods.

C. All tests shall be made by an approved agency. Reports of such tests shall be retained by the Building Official for the period required for the retention of public records. (Ord. 13-22 § 4 (Exh. C))

7.28.180 Stop work orders.

Whenever any work is being done contrary to the provisions of this chapter or any other applicable law, ordinance, rule, regulation, or the approved plans, the Building Official may order the work stopped by serving written notice on the owner of the property involved, the owner’s agent, or any persons engaged in, doing, or causing such work to be done. Upon issuance of a stop work order, the cited work shall immediately cease and shall not resume until authorized by the Building Official. If there are no persons present on the premises, the notice may be posted in a conspicuous place. The notice shall state the nature of the violation and the conditions under which the cited work will be permitted to resume. (Ord. 13-22 § 4 (Exh. C))

7.28.190 Discontinuance of utilities—Authority.

A. The Building Official may order the discontinuance of the supply of electrical energy, fuel gas or water to any building or structure, electrical, plumbing, or mechanical installation which is:

1. Being occupied or used contrary to the provisions of this chapter or any other applicable law, ordinance, rule or regulation;

2. A dangerous building or structure, or dangerous electrical, plumbing or mechanical installation;

3. An illegal building or structure, electrical, plumbing or mechanical installation; or

4. A substandard building.

B. Such order shall be in writing and shall state the nature of the condition requiring the discontinuance of utilities and the time when such utilities shall be discontinued. The order shall be directed to the person supplying electrical energy, fuel gas, or water and a copy of said order shall be sent to the person using said utilities and to the owner of the premises. (Ord. 13-22 § 4 (Exh. C))

7.28.200 Liability.

The Building Official, or his authorized representative(s), charged with the enforcement of this chapter, acting in good faith and without malice in the discharge of his duties required by this chapter or any other applicable laws, ordinances, rules, or regulations, shall not thereby be rendered personally liable, and is hereby relieved from personal liability, for any damage accruing to persons or property as a result of any act, or by reason of any act or omission, in the discharge of his or her duties. Any suit brought against the Building Official or employee because of such act or omission shall be defended by the city until final termination of such proceedings, and any judgment resulting therefrom shall be assumed by the city. (Ord. 13-22 § 4 (Exh. C))

Article III. Enforcement

7.28.210 Occupancy or use violations.

Whenever any building or structure, electrical, plumbing, or mechanical installation, or portion thereof, is being used contrary to the provisions of this chapter or any other applicable law, ordinance, rule, or regulation, and whenever the existing use or occupancy of a building has been changed without the approval of the Building Official, the Building Official may order such use discontinued and, where deemed necessary for the safety of the occupants thereof, or the public, may order the building or structure or portion thereof to be vacated by serving written notice to any persons using or causing such use. If there are no persons present on the premises at the time, the notice may be posted in a conspicuous place on the premises. The notice shall state the nature of the violation and the time when said use shall be discontinued, and when required, the time when said building or structure or portion thereof shall be vacated. No person shall continue said use or continue to occupy said building or structure, electrical, plumbing, or mechanical installation, or portion thereof, contrary to the terms of said notice until the violation is corrected and use or occupancy is authorized by the Building Official. (Ord. 13-22 § 4 (Exh. C))

7.28.220 Dangerous buildings, structures or installations.

A. It is unlawful to maintain or use a dangerous building or structure or a dangerous electrical, plumbing, or mechanical installation.

B. All dangerous buildings or structures or dangerous electrical, plumbing, or mechanical installations are hereby declared to be public nuisances and may be abated by repair, rehabilitation, demolition or removal in accordance with the procedures specified in Chapter 7.52 or by any other remedy available at law or in equity. (Ord. 13-22 § 4 (Exh. C))

7.28.230 Illegal buildings, structures or installations.

A. All illegal buildings, structures or installations shall be made to conform to the provisions of this chapter or shall be demolished and removed.

B. Whenever necessary to assure compliance with the foregoing provisions, the owner of any illegal building, structure or installation shall uncover any concealed portions of such building, structure, electrical, plumbing, or mechanical installation for inspection and shall perform such tests as may be required by the Building Official.

C. It is unlawful to use or maintain any illegal building, structure or installation or portion thereof which was erected, installed, constructed, enlarged, altered, repaired, moved, converted, or improved without a permit.

D. All illegal buildings, structures or installations or portions thereof are hereby declared to be public nuisances and may be abated in accordance with the provisions specified in Chapter 7.52 or by any other remedy available at law or in equity. (Ord. 13-22 § 4 (Exh. C))

7.28.240 Existing buildings, structures or installations.

A. Except as required by Sections 7.32.090 and 7.34.090 and Section 713.5 of the California Plumbing Code/Uniform Plumbing Code, buildings or structures, electrical, plumbing or mechanical installations in existence at the time of the adoption of the ordinance codified in this chapter may have their existing use or occupancy continued if such use or occupancy was legal at the time of adoption of the ordinance codified in this chapter and provided such continued use does not endanger the life, health, property, or safety of the public or the occupants of such buildings or structures.

B. Electrical, plumbing and mechanical systems installed in apartments, hotels and dwellings prior to January 1, 1975, shall be deemed to have conformed to applicable law in effect at the time of installation and to have been maintained in good condition if such systems are currently in good and safe condition and working properly. (Ord. 13-22 § 4 (Exh. C))

7.28.250 Maintenance requirements.

A. All existing and new buildings or structures, electrical, plumbing and mechanical installations, and parts thereof shall be maintained in a safe and sanitary condition. All devices or safeguards which were required by the building, electrical, plumbing, and mechanical codes when the building, structure, or installation was erected or installed shall be maintained in good working order. The owner or his designated agent shall be responsible for maintenance of all buildings, structures, installations or systems.

B. Private building sewers shall be maintained in a gastight and watertight condition. Where private sewage disposal systems are permitted, the effluent therefrom shall be contained beneath the surface of the ground level and within the property lines of the premises. (Ord. 13-22 § 4 (Exh. C))

7.28.260 Code conflicts.

When any requirements of Chapter 7.24 7.28, 7.32, 7.34, 7.36, 7.40, 7.44, 7.45, 7.46, 7.48 or 7.94 and manufacturer’s instructions conflict, the more stringent provisions shall prevail. (Ord. 13-22 § 4 (Exh. C))

7.28.270 Violation.

A. Any person who violates a provision of this chapter 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 chapter, shall be prosecuted in accordance with the provisions set forth in Section 1.04.030.

B. In addition to the penalties provided in Section 1.04.030, any condition caused or permitted to exist in violation of any of the provisions of this chapter shall be deemed a public nuisance and may be abated in accordance with the provisions specified in Chapter 7.52 or by any other remedy available at law or in equity. (Ord. 13-22 § 4 (Exh. C))

7.28.280 Appeals.

A. Any person aggrieved by any decision of the Building Official in connection with the application or interpretation of the provisions of this chapter or in the approval of alternate materials or methods of construction may appeal to the City Council. Such appeal shall be in writing and filed within ten (10) days from the date of the Building Official’s decision.

B. The City Council may, after a hearing, interpret any provision of this chapter.

C. The City Council may, after a hearing, vary the application of the provisions of this chapter in any specific case if it determines that enforcement thereof would be contrary to the spirit and purpose of this chapter or to the public interest. In granting a variance, the City Council may impose any requirements or conditions to mitigate any adverse effects that may result from granting a variance.

D. In interpreting the provisions of this chapter or in granting a variance the City Council shall make the following findings:

1. That the interpretation or variance is consistent with the purpose of this chapter; and

2. That the interpretation or variance will not result in less protection to the people of the city or the property situated therein.

E. The City Council may approve alternate materials or methods of construction as set forth in Section 7.28.150 by overruling the decision of the Building Official. In approving any alternate materials or methods of construction the City Council shall find that such materials or methods of construction are for the purpose intended, at least the equivalent of that prescribed by this chapter in quality, strength, effectiveness, durability, dimensional stability and safety.

F. The City Council may appoint a Board of Appeals to hear any specific appeal. The Board of Appeals shall consist of five (5) members qualified by training and experience to pass on matters pertaining to the subject matter of the appeal and to serve until the disposition of the appeal. The Board of Appeals shall have the same authority and duties as the City Council in interpreting this chapter, granting variances, or approving alternate materials or methods of construction. The Building Official shall be an ex officio member of the Board of Appeals and shall act as secretary to the Board. The Board of Appeals shall adopt reasonable rules and regulations for conducting its hearings and investigations. The decision of the Board of Appeals shall be final. (Ord. 13-22 § 4 (Exh. C))

7.28.290 Revocation or modification of variance.

The City Council may, after a public hearing held upon not less than ten (10) days’ notice, revoke or modify by written order any order permitting a variance. The City Council shall serve notice of the time and place of a hearing to revoke or modify any order permitting a variance not less than ten (10) days prior to such hearing, by personal service, or by first class mail, postage prepaid, mailed to the person to whom such variance was granted at the address shown in the application for such variance or to such other address as may appear reasonable to the City Council under the particular circumstances. (Ord. 13-22 § 4 (Exh. C))

Article IV. Permit Requirements

7.28.300 Permit—Required.

A. Except as provided in Section 7.28.310, no person shall install, erect, construct, enlarge, add to, alter, repair, move, remove, demolish, convert, occupy, equip or improve any building, structure or facility, any electrical, plumbing or mechanical installation or cause the same to be done without first obtaining a permit from the Building Official.

B. A separate permit shall be required for each building or structure, but the permit may include pertinent accessories such as fences, retaining walls, exterior lighting, underground utilities and sprinkler systems, provided such work is shown on the approved plans or described on the application. The Building Official may authorize issuance of a single permit for several buildings where in his or her opinion the convenience of the city will be served.

C. For private water supply and private sewage disposal systems, a separate permit or approval shall be secured from the Health Officer prior to issuance of a permit by the Building Official. In addition, any permits or approvals required by the Zone 7 Water Agency shall be secured prior to issuance of a permit by the Building Official.

D. Additional permits shall be required for pertinent accessories regulated by this chapter which are proposed to be constructed but not shown on the approved plans or described on the application. A grading permit may also be required subject to the provisions of Chapter 7.16. (Ord. 13-22 § 4 (Exh. C))

7.28.310 Exceptions.

A. No permit shall be required for any of the following work; provided, however, permits shall be required for electrical, plumbing and mechanical installations in any building or structure listed in subsections (A)(1) through (A)(20) of this section, and permits shall be required for all new construction and substantial improvements that are located within an area of special flood hazard in accordance with Chapter 7.24:

1. Open wire fences not more than sixteen (16) feet in height and all other type fences not more than eight (8) feet in height;

2. Retaining walls that are not more than three (3) feet in height, measured from the top of the footing to the top of the wall, unless supporting a surcharge or ground slope exceeding one to twenty (1 (vertical):20 (horizontal)) (five percent (5%)) or impounding Class I, II or IIIA liquids. Note: Among other items, the presence of a geogrid is a surcharge. See Section 2304.12.2.8 of the California Building Code/International Building Code for requirements for treatment of wood used for retaining wall;

3. One (1) story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed one hundred twenty (120) square feet (see Section 710A of the California Building Code for wildfire exposure requirements). Note: Offices, living rooms, sleeping areas and other similar habitable uses do not qualify as an exempt accessory structure;

4. One (1) story buildings not more than four hundred (400) square feet in area used exclusively for housing animals, poultry, livestock and similar animals and the storage of necessary food, hay and grain for the animals housed therein;

5. Agricultural buildings as defined in Section 202 of the California Building Code/International Building Code, on lots exceeding twenty (20) acres in area which are located in an A zoning district and where the principal use of the land is agriculture;

6. Lath structures and similar sunshade structures detached from the main dwelling without a solid roof, which are not more than ten (10) feet in height and one thousand (1,000) square feet in area;

7. Awnings over doors and windows in a Group R-3 or Group U occupancy, supported by an exterior wall, that do not project more than fifty-four (54) inches from the exterior wall and do not require additional support;

8. Temporary construction offices and storage sheds, not associated and/or used by the public, which are used on a site where there is a valid building permit, grading permit or which are used in connection with a construction project where no building permit or grading permit is required; however, this provision shall not apply to such buildings remaining on the site thirty (30) days after the completion of construction;

9. Temporary construction offices and storage sheds when stored in a contractor’s equipment yard; provided, however, a permit shall be required if such offices or sheds are used for any purpose whatsoever;

10. Decks, meeting all of the following conditions, not exceeding two hundred (200) square feet in area, that are not more than thirty (30) inches above grade at any point, are not attached to a dwelling and do not serve the exit door required by Section R311.2;

11. Treehouses or other structures which are designed to be used by children for play;

12. Flag poles, radio or TV antennas and towers, less than thirty-five (35) feet in height when not attached to a building and less than twenty (20) feet in height when attached to a building, except permits are required for dish-type antennas more than four (4) feet in diameter;

13. Swimming, bathing and wading pools, and fish ponds not exceeding eighteen (18) inches in depth;

14. Prefabricated swimming pools, spas or hot tubs accessory to a Group R-3 occupancy not exceeding four (4) feet in depth if resting on the surface of the ground or a concrete slab on the ground;

15. Painting, papering, floor tile, carpeting and similar finish work;

16. Nonfixed and moveable cases, counters, racks and partitions not over five (5) feet nine (9) inches high;

17. Water tanks supported directly upon grade if the capacity does not exceed five thousand (5,000) gallons and the ratio of height to diameter or width does not exceed two to one (2:1);

18. Water storage tanks of any size if resting on the surface of the ground or on a concrete slab on the ground when used only for watering livestock or irrigation;

19. Swings and other playground equipment accessory to detached one (1) and two (2) family dwellings;

20. Sidewalks and driveways not more than thirty (30) inches above adjacent grade, and not over a basement or story below and are not part of an accessible route;

21. The replacement of lamps or the connection of portable electrical appliances to suitable receptacles which have been permanently installed;

22. Nonelectrical signs less than eight (8) feet in height; nonelectrical signs which do not exceed three (3) pounds per square foot nor four (4) inches in thickness when fastened flat against the wall of any building; and provided further, that the sign does not extend above the top of the wall of the building;

23. Clearing stoppage or repairing leaks in pipes, valves, fittings or fixtures when such repairs do not involve the replacement or rearrangement of pipes, valves, fittings or fixtures;

24. Buildings and structures owned by a sanitary district used exclusively for storage, collection, conveying and treating sewage;

25. Demolition or exploration work that may be necessary in order to determine conditions in connection with a proposed addition or alteration to an existing building if an application for a permit is on file and prior approval for the demolition or exploration work is obtained from the Building Official;

26. Small or unimportant work when approved by the Building Official.

B. Exemption from the permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other law, ordinance, rule or regulation.

C. Any person may obtain inspection services for work exempt from the permit requirements of this chapter by applying for a permit for such work and paying the applicable fee.

D. Emergency Repairs. Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working day to the Building Official. (Ord. 13-22 § 4 (Exh. C))

7.28.320 Permit—Application for permit.

Every application for permits shall be made in writing on the forms furnished for that purpose. Every application shall include the following:

A. The location of the premises by address and by legal description or County Assessor’s description;

B. The name, address and phone number of the applicant;

C. The signature of the applicant or the applicant’s authorized agent, who may be required to submit evidence of such authority;

D. Identify and describe the work to be covered by the permit for which application is made;

E. A description of the proposed use and occupancy of the proposed building, structure, or electrical, plumbing or mechanical installation and where existing buildings, structures, electrical, plumbing or mechanical installations are located on the premises, a complete description of the current and proposed use or occupancy of such buildings, structures or installations;

F. Any other such information that may be reasonably required by the Building Official;

G. An authorization to enter the property for the purpose of inspecting the work without an inspection warrant;

H. An indication as to whether the building is to be heated and/or cooled;

I. State the valuation of the proposed work; and

J. Include a nonconversion agreement signed by the applicant if the building in a flood hazard area has enclosed areas below the lower floor. (Ord. 13-22 § 4 (Exh. C))

7.28.330 Permit—Application—Submittal documents.

A. Application shall be submitted in a digital format. When authorized by the Building Official to be submitted in a paper format, a minimum of five (5) sets of plans and two (2) sets of specifications shall be submitted with each application for examination except that plans and specifications shall not be required for small or unimportant work when approved by the Building Official.

B. Engineering calculations, stress diagrams, soil investigation reports, geological investigation reports, test data, electrical load calculations, gas and water supply demand calculations and other data sufficient to show the correctness of the plans and specifications and to assure that the proposed work will conform to all of the provisions of this chapter shall also be submitted when required by the Building Official. Plans and specifications shall be prepared by a California licensed design professional (licensed architect or registered engineer) when required by the Building Official. The owner shall also submit a complete outline of the testing and inspection program proposed when special inspection is required pursuant to Section 7.28.620.

C. Deferred Submittals. For the purposes of this section, deferred submittals are defined as those portions of the design that are not submitted at the time of the application and that are to be submitted to the Building Official within a later specified period of time. Deferral of any submittal items shall have prior written approval of the Building Official. The licensed design professional of record shall list the deferred submittals on the plans and shall submit the deferred submittal documents for review by the Building Official. Submittal documents for deferred submittal items shall be submitted to the architect or engineer of record who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official.

D. When it is required that documents be prepared by a California design professional, the Building Official may require the owner to engage and designate on the building permit application an architect or engineer who shall act as the architect or engineer of record. If the circumstances require, the owner may designate a substitute architect or engineer of record who shall perform all the duties required of the original architect or engineer of record. The Building Official shall be notified in writing by the owner if the design professional of record is changed or is unable to continue to perform the duties. The design professional of record shall be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building. (Ord. 13-22 § 4 (Exh. C))

7.28.340 Plans and specifications—Requirements.

A. Submittal documents consisting of construction documents, statement of special inspections, geotechnical reports and other data shall be submitted in three (3) or more sets with each permit application. The construction documents shall be prepared by a California licensed design professional (a licensed architect or registered engineer) where required by the statute. Where special conditions exist, the Building Official is authorized to require additional construction documents to be prepared by a registered design professional.

B. The first sheet of each set of plans shall contain the address or legal description of the property where the work is proposed to be done, the name and address of the owner of the property and the name, address and signature of the person who has prepared the plans.

C. The plans shall include a plot plan which shall show the location of existing and proposed buildings or structures. The plot plan shall also show the location of all existing or proposed gas mains and services; water mains, water services, fire hydrants, sewer mains; underground or overhead power and communication lines; poles and transformers; waterways, storm drains, inlets, culverts, curbs, gutters, sidewalks, building sewers, wells, septic tanks and drainage fields. The plans shall also include a grading and drainage plan which shall show all existing elevations or contours and all proposed final elevations and the elevation of the first floor. This plan shall also show how all portions of the lot are to be drained and any necessary drainage structures. The grading and drainage plan may be combined with the plot plan if such information can be clearly shown on the plot plan.

D. Where balconies or other elevated walking surfaces have weather-exposed surfaces, and the structural framing is protected by an impervious moisture barrier, the construction document shall include details for all elements of the impervious moisture barrier system. The construction documents shall include manufacturer’s installation instructions.

E. If the proposed work does not involve new buildings or structures and does not change the configuration of existing buildings or structures the Building Official may waive the requirements for a plot plan and grading or drainage plan. Where only minor grading is proposed and existing drainage patterns are not materially affected and the proposed work does not fall under the provisions of special flood hazard areas as set forth in Chapter 7.24, the Building Official may waive the requirements for a grading and drainage plan. (Ord. 13-22 § 4 (Exh. C))

7.28.350 Permit—Application—Plats required.

A. Three (3) copies of a topographic plat prepared and signed by a licensed land surveyor or a registered civil engineer shall be submitted with the application for a permit for any new building or structure or building proposed to be moved.

B. The Building Official may waive the requirements for such a plat for minor buildings or structures on parcels containing substantial existing development or where a plat has been previously submitted for a permit and where there have been no substantial changes in the elevations of the finished grade.

C. The plat shall show the location of all aboveground structures, retaining walls, fences, poles, transformers, overhead power and communication lines, wells, fire hydrants, drainage inlets, culverts, curbs, gutters, sidewalks, and waterways. The plat shall also show the known or reported location of underground structures, such as underground storm drains, water, sewer, gas, power and communication lines, septic tanks, and drainage fields.

D. The plat shall be drawn to a scale and shall show contours at intervals of one (1) foot or less on slopes up to three percent (3%) and contours at intervals not more than five (5) feet on slopes more than three percent (3%). Contours shall extend to the center of the street if not improved with curbs and gutters and need extend only to the gutter when improved with curbs and gutters.

E. Plat of the entire parcel shall not be required for parcels exceeding one (1) acre located in an R-1 or A district; however, the following shall be provided:

1. Contours within one hundred (100) feet of any proposed building;

2. Contours or a profile of any existing or proposed access driveway. The Building Official may waive this requirement when the applicant can otherwise demonstrate that the access driveway is in conformance with the city standards plans and specifications or in accordance with the Director of Public Works.

F. A topographic plat is not required on any lot shown on any subdivision tract map if such tract map was filed within five (5) years prior to the application for a permit.

G. The Building Official may require a plat of a property line survey where the exact location of the property line is necessary for the enforcement of any of the provisions of this chapter. If, after the issuance of a permit, a question arises as to the exact location of the property line, the Building Official may require a property line survey. Whenever a property line survey has been made, the property line shall be located by appropriate stakes or monuments and three (3) copies of a plat of the survey shall be filed with the Building Official.

H. Nothing contained herein shall be constructed as relieving the land surveyor or civil engineer from complying with the provisions of the Land Surveyor’s Act, Business and Professions Code, beginning with Section 8700. (Ord. 13-22 § 4 (Exh. C))

7.28.360 Permit—Issuance—Generally.

A. If it appears upon examination of the application, plans, specifications and other information furnished by the applicant that the proposed work will conform to the provisions of this chapter and any other applicable laws, ordinances, rules, and regulations, and upon payment of the prescribed fees, the Building Official shall issue a permit to the applicant.

B. When the Building Official issues a permit, he shall affix an official stamp of approval on three (3) sets of plans and specifications. One (1) set of plans and specifications shall be retained by the city, one (1) set of plans and specifications shall be kept on the site of the construction or work, and one (1) set of plans and specifications shall be provided to the Office of the Alameda County Assessor. The approved plans shall not be changed without approval of the Building Official. All work authorized by the permit shall be done in accordance with the approved plans.

C. Permits are not transferable.

D. The set of plans and specifications retained by the city at the time of issuance of the permit shall be retained by the Building Official for a period not less than ninety (90) days from the date of the completion of the work covered therein, except that this provision shall not apply to plans and specifications required to be retained by Section 19850 of the Health and Safety Code of the State of California. (Ord. 13-22 § 4 (Exh. C))

7.28.370 Permit—Issuance—Restrictions.

Permits may be issued to any person not acting in violation of Chapter 7, Division 3, of the Business and Professions Code of the State of California (Contractor’s License Law). (Ord. 13-22 § 4 (Exh. C))

7.28.380 Permittee responsibility.

It shall be the responsibility of a permittee to assure that all work authorized thereunder is done in accordance with the provisions of this chapter and any other applicable law, ordinance, rule or regulations, and to make arrangements for the inspection of the work by the Building Official. If, after inspection by the Building Official, correction of work completed is necessary, the holder of the permit shall be responsible for such correction. (Ord. 13-22 § 4 (Exh. C))

7.28.390 Live loads posted.

In commercial, institutional or industrial buildings, for each floor or portion thereof designed for live loads exceeding fifty (50) psf, such design live loads shall be conspicuously posted by the owner or the owner’s authorized agent in that part of each story in which they apply, using durable signs. It shall be unlawful to remove or deface such notices. A certificate of occupancy shall not be issued until the floor load signs have been installed. (Ord. 13-22 § 4 (Exh. C))

7.28.400 Granting of permit not approval for violation.

A. The issuance of a permit or approval of plans and specifications shall not be construed to authorize any violation of any of the provisions of this chapter or any other applicable laws, ordinances, rules, or regulations; and any permit or document purporting to give authority to violate this chapter, or any other law, ordinance, rule or regulation shall not be valid except insofar as the work or use which it authorizes is lawful.

B. The issuance of a permit or approval based upon plans and specifications shall not prevent the Building Official from thereafter requiring the correction of errors in such plans and specifications or from preventing work being carried out thereunder in violation of this chapter or any other applicable law, ordinance, rule or regulation. (Ord. 13-22 § 4 (Exh. C))

7.28.410 Permit—Expiration.

A. Permits issued pursuant to this chapter having a valuation of less than one million dollars ($1,000,000) shall expire one (1) year from the date of issuance; and permits having a valuation of over one million dollars ($1,000,000) shall expire in two (2) years from the date of issuance.

B. Exception: whenever a permit is issued to correct a violation of this chapter, or any other law, ordinance, rule or regulation, or to rehabilitate, repair, or demolish a dangerous, substandard, illegal, unsafe or unsanitary building or structure, electrical, plumbing or mechanical installation, or to otherwise abate a nuisance, the Building Official shall establish a reasonable time for the completion of the work.

C. Where permits for more than one building on the same site or subdivision are issued to the same applicant, the total valuation of all the permits shall be used for determining when the permits expire. (Ord. 13-22 § 4 (Exh. C))

7.28.420 Application— Expiration.

A. Every application for a permit shall expire six (6) months after the application and accompanying plans and specifications have been checked by the Building Official.

B. Plans and specifications accompanying an expired application may be destroyed ten (10) days from the date of mailing the applicant notice of intention to destroy said plans and specifications. (Ord. 13-22 § 4 (Exh. C))

7.28.430 Permit and application—Extensions.

A. A permittee may request an extension of an issued permit prior to the expiration date. The Building Official may grant, in writing, one (1) or more extensions of time for periods of not more than one hundred eighty (180) days per extension. The permittee shall request an extension pursuant to this subsection in writing and demonstrate justifiable cause for the extension.

B. Where work authorized by any permit has not commenced, extensions shall not be allowed if there have been revisions to any applicable law, ordinance, rule or regulations which would otherwise prohibit the proposed construction. Where work authorized by any permit has commenced any extension shall also require all work to conform to any applicable law, ordinance, rule, or regulation in effect at the time of the extension.

C. In requiring compliance with new laws, ordinances, rules or regulations, the Building Official shall consider the practical difficulties in making changes to existing construction and may allow work completed to remain without changes. The Building Official may also allow uncompleted work to proceed in accordance with the original approved plans.

D. An extension may be allowed for an application for a permit, but the work shall comply with applicable laws, ordinances, rules, and regulations in effect at the time of issuance of the extension. The applicant shall request the extension in writing and demonstrate justifiable cause for the extension. The extension request shall be received by the city prior to the expiration date of the application. The Building Official may grant, in writing, one (1) or more extensions of time for periods of not more than ninety (90) days per extension.

E. In allowing an extension, additional fees may be imposed to cover any additional costs incurred by the city because of the extension. (Ord. 13-22 § 4 (Exh. C))

7.28.440 Building Official—Authority to deny permit.

The Building Official may refuse to issue any permit where it cannot be demonstrated that:

A. The hazards of land slippage, erosion or settlement will be eliminated;

B. The proposed work will not be located on a trace of an active fault;

C. The proposed work will conform to Chapters 7.20 and 7.24;

D. The placement of existing fills has not been subject to continuous inspection by a special inspector as required by Section 1705.6 of the California Building Code/International Building Code;

E. The private water supply will conform to Chapter 6 of the California Plumbing Code/Uniform Plumbing Code;

F. The private sewage disposal system shall be in conformance with Section 713 of the California Plumbing Code/Uniform Plumbing Code;

G. Whenever a licensed contractor has failed to make corrections as specified in Sections 7.28.570 through 7.28.610. (Ord. 13-22 § 4 (Exh. C))

7.28.450 Permit—Suspension or revocation.

The Building Official may, in writing, suspend or revoke a permit issued under the provisions of this chapter whenever the permit has been issued in error, or on the basis of incorrect information supplied, or in violation of this chapter or any other applicable laws, ordinances, rules, or regulations. (Ord. 13-22 § 4 (Exh. C))

7.28.460 Fees—Generally.

The provisions of this chapter apply to fees collected by the Building Official.

A. The City Council shall, by resolution, adopt a schedule of fees for permits, reinspections, code compliance surveys, moved building inspections, plan and specification storage fees, additional plan checking, hourly rates for inspection services not covered by specific fees, and fees authorized by the Alquist-Priolo Earthquake Fault Zoning Act.

B. At time of issuance of any permit required by this chapter, the applicant shall pay the fees as established by resolution of the City Council.

C. Where work for which a permit is required by this chapter is started or proceeds prior to obtaining such permit, a penalty fee, in addition to the permit fee, shall be assessed as follows:

Violation within two (2) year period	Penalty Fee
First	Equal to the permit fee
Second	Double the permit fee
Third and subsequent	Ten (10) times the permit fee

The payment of such penalty fee shall not relieve any person from fully complying with all of the provisions of this chapter.

D. The payment of a penalty fee shall not be required where the work was done two (2) years before the date it was determined that the work was done without a permit. A penalty fee shall not be required when the work was done or caused to be done by a previous owner of the property.

E. The determination of value or valuation under any of the provisions of this chapter shall be made by the Building Official. The value to be used in computing the building permit and permit processing fees shall be the total value of all construction work for which the permit is issued as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing systems and any other permanent equipment at the time the permit is issued. (Ord. 13-22 § 4 (Exh. C))

7.28.470 Permit processing fee.

Each application for a permit shall be accompanied by a fee equal to forty percent (40%) of the total permit fee rounded off to the nearest dollar. The permit processing fee shall be credited toward the total permit fee required. After permit processing has commenced, no portion of the permit processing fee shall be refundable. (Ord. 13-22 § 4 (Exh. C))

7.28.480 Refunds.

A. Sixty percent (60%) of any permit fee may be refunded to the applicant prior to the expiration of the permit; provided, that the work authorized under the permit has not commenced. Thirty percent (30%) of the permit fee may be refunded to the applicant after a permit has expired; provided, that the work has not commenced, but in no case shall any refund be allowed after one (1) year from the date of expiration of the permit. Requests for refund shall be in writing. Any expenses incurred by the city other than the permit processing fee may be deducted from the refund.

B. If there was an error in calculating the amount of the permit fee and such error resulted in overpayment of the permit fee, the amount of overpayment may be refunded. (Ord. 13-22 § 4 (Exh. C))

7.28.490 Fees—Partially completed work.

A. Where permits expire and the work has not been completed and a new permit is subsequently issued for the completion of the work, the fee for the new permit shall be based upon the fee schedule in effect at the time of issuance of the new permit based on the valuation to complete the work as determined by the Building Official (not on the original valuation assigned to the permit).

	Completed Inspections	Percent of Permit Fee
1.	If no inspections have been made	30
2.	If a foundation inspection has been made	27
3.	If the underground inspections have been made	24
4.	If the underfloor frame inspection has been made	21
5.	If the rough electric and rough plumbing inspections all have been made	18
6.	If the frame inspection has been made	15
7.	If the exterior lath inspection has been made	12
8.	If the insulation inspection has been made	9
9.	If the wallboard inspection has been made	6

B. The fee determined by the foregoing shall be rounded to the nearest dollar.

C. The foregoing is intended to apply to conventional wood-frame construction and is based on the number of inspections remaining to be made. Where the work is not conventional wood-frame construction, or does not constitute a complete building, or is a structure other than a building, the Building Official shall establish the fee based upon the number of inspections remaining to be made. The fee so established shall not exceed thirty percent (30%) or be less than six percent (6%); however, in no case shall the fee be less than the minimum permit fee approved under Section 7.28.460.

D. Where a new permit is applied for more than one (1) year after the expiration of the original permit, the fee shall be based on the valuation of the work remaining to be done. The valuation shall be determined by the Building Official based on the cost to complete the work (not on the original valuation assigned to the permit) and the fees shall be based upon the fee schedule in effect at the time of the issuance of the new permit. (Ord. 13-22 § 4 (Exh. C))

7.28.500 Additional fees for changes.

A. After a permit has been issued, minor changes or additions may be allowed under any permit when approved by the Building Official. However, additional fees shall be required when the permit fee calculated for both the original work and the work in the proposed change exceeds the original permit fee by ten percent (10%). The additional fee shall be the difference between the original fee and the new fee.

B. Any change in use or in the number of guest rooms or dwelling units shall require the submission of a new application and the payment of an additional fee.

C. Any change which does not increase the amount of the original permit fee by ten percent (10%) but requires additional plan checking shall require the payment of a plan checking fee.

D. No refund shall be allowed for changes which would decrease the amount of the permit fee. (Ord. 13-22 § 4 (Exh. C))

7.28.510 Reinspections.

Where an inspection is made and corrections are required and said corrections require more than one (1) reinspection, or where an inspection has been called for and the work to be inspected is not ready for inspection, or where the approved plans and specifications are not on the job site, a reinspection fee shall be paid prior to making the reinspection. (Ord. 13-22 § 4 (Exh. C))

7.28.520 Code compliance survey.

The owner of any property on payment of the required fee may request an inspection to determine if a building, structure or installation is in compliance with this chapter and the city zoning ordinance. (Ord. 13-22 § 4 (Exh. C))

7.28.530 Inspection fee—Moved building.

Prior to application for permits to move a building, structure, electrical, plumbing or mechanical installation, a moved building inspection shall be required. (Ord. 13-22 § 4 (Exh. C))

7.28.540 Plan and specification storage fee.

A plan and specification storage fee shall be paid at the time of issuance of a permit for buildings for plans and specifications that are required to be maintained by Section 19850, Health and Safety Code of the state of California. (Ord. 13-22 § 4 (Exh. C))

7.28.550 Fees for additional plan checking.

A rechecking fee shall be paid prior to performing additional plan checking or prior to approval of the plans where incomplete plans and specifications are submitted for checking and complete rechecking is required, or where corrections are not completely or correctly made and additional plan checking is required, or where changes are made to the plans and specifications which require additional plan checking, or when the project involves deferred submittal documents as defined in Section 7.28.330(C). (Ord. 13-22 § 4 (Exh. C))

7.28.560 Fees—Other inspection services.

The fee for other inspection services provided by the city for which no specific fee is established shall be at an hourly rate. (Ord. 13-22 § 4 (Exh. C))

Article V. Inspections

7.28.570 Generally.

All construction or work for which a permit is required shall be subject to inspection by the Building Official and certain types of construction shall have continuous inspection by special inspectors, as specified in Section 7.28.620. (Ord. 13-22 § 4 (Exh. C))

7.28.580 Approvals required.

A. No work shall be done on any part of the building or structure, electrical, plumbing or mechanical installation beyond the point indicated in each successive inspection without first obtaining the written approval of the Building Official. Such written approval shall only be given after an inspection shall have been completed for each previous step in the construction. Written approvals may be indicated on an inspection record card which is provided for that purpose. All tests required by this chapter shall be conducted in the presence of the Building Official. If the work will not pass the test, necessary corrections shall be made and the work shall be retested.

B. If the work inspected does not comply with this chapter or any other applicable law, ordinance, rule, or regulation, written notice shall be given indicating the nature of the violation. Such notice may be delivered to the permittee, or the person in apparent control of the work on the site, or may be posted in a conspicuous place on the site. Refusal, failure or neglect to comply with such notice within ten (10) days shall be considered a violation of this chapter and any other applicable law, ordinance, rule or regulation.

C. Whenever a licensed contractor has failed to make corrections in the time specified in the notice, the Building Official may refuse to issue permits for any other work to be performed by such contractor at any location within the city until all necessary corrections have been made.

D. Work requiring a permit shall not be commenced until the permit holder or the agent of the permit holder shall have posted or otherwise made available an inspection record card such as to allow the Building Official conveniently to make the required entries thereon regarding inspection of the work. This card shall be made available by the permit holder until final approval has been granted by the Building Official. (Ord. 13-22 § 4 (Exh. C))

7.28.590 Inspection required before use commences.

No work shall be covered, concealed or put to use until it has been tested, inspected, and approved as prescribed by this chapter and any other applicable law, ordinance, rule or regulation. Any such work which has been covered or concealed before being inspected, tested and approved shall be uncovered for inspection after notice to uncover has been given by the Building Official. (Ord. 13-22 § 4 (Exh. C))

7.28.600 Notification for inspections required.

The permittee or his agent shall notify the Building Official when construction work is ready for inspection and make the necessary arrangement for inspection of the work for each of the following inspections:

A. Underground. When the excavation for any underground gas, water, sewage, steam, electrical lines, cables or conduits, or any ventilating ducts, septic tanks or fuel tanks or drainage fields, which have been completed and all such lines, cable conduits or ducts and tanks are in place and are ready for any required tests, but before backfilling;

B. Foundation. When the excavation for foundations is completed and forms and required reinforcing steel are in place but before any concrete is placed;

C. Drainage for Retaining Walls. When any required drainage facility is in place but before backfilling;

D. Underfloor. When all gas, water, steam, sewage, electrical lines, cables or conduits, or any ventilating ducts are in place and ready for any required tests but before any concrete, wood or steel flooring is placed;

E. Underfloor Framing. When all the underfloor framing, bracing and supports are in place and when all underfloor, electrical, plumbing, and mechanical work is in place but before any flooring is installed;

F. Lowest Floor Elevation. In flood hazard areas, upon placement of the lowest floor, including a basement, and prior to further vertical construction, the elevation certification required by Chapter 7.24 and Section 1612.4 of the building code or the residential code, as applicable, shall be submitted to the Floodplain Administrator;

G. Shearwall or Diaphragm. When shearwalls or diaphragms are installed and nailed or otherwise fastened to the structural framework and all hold-downs, drag ties, chord splices, and anchor bolts are in place, but before any of the foregoing is covered or concealed;

H. Rough. When the roof, walls, floors, framing, bracing and supports are in place and all gas, water, drainage, and vent piping; all electrical cable, conduit, panels, outlets, junction boxes and wiring; all ventilating ducts equipment, vents and flues are in place and ready for any required tests but before any such work is covered or concealed;

I. Wood Frame. When all roof, wall, floor, framing, bracing, blocking, and chimneys are in place and all electrical, plumbing and mechanical work is in place but before any such work is covered or concealed;

J. Reinforced Concrete. When forms and reinforcing steel, sleeves, and inserts, and all electrical, plumbing and mechanical work is in place but before any concrete is placed;

K. Structural Steel. When all structural steel members are in place and all connections are complete but before such work is covered or concealed;

L. Reinforced Masonry. In grouted brick masonry when the vertical steel is in place and other reinforcing steel, bolts, anchors, and inserts are distributed. In masonry blocks when the units are laid up, and any reinforcing steel, bolts, anchors, and inserts are in place and when required cleanouts are installed but prior to placing any grout;

M. Types IV-A, IV-B, IV-C Connection Protection Inspection. In buildings of Types IV-A, IV-B, IV-C construction, where connection fire-resistance ratings are provided by wood cover calculated to meet the requirements of Section 2304.10.1, inspection of the wood cover shall be made after the cover is installed, but before any other coverings or finishes are installed;

N. Insulation. When all insulation is in place but before the insulation is covered;

O. Lath. When all backing and lathing, interior and exterior, is in place but before any plaster is applied;

P. Wallboard. When all wallboard is in place but before joints and fasteners are taped and finished;

Q. Fire- and Smoke-Resistant Penetrations. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke partitions shall not be concealed from view until inspected and approved;

R. Suspended Ceilings. When the hangers, lighting fixtures, air diffusers, fire dampers, protective boxes, and the runners and supporting members are in place but before the ceiling is installed;

S. Fire Dampers. When the fire dampers are installed in the openings to be protected but before the ducts are connected;

T. Weather-Exposed Balcony and Walking Surface Waterproofing. Where balconies or other elevated walking surfaces have weather-exposed surfaces, and the structural framing is protected by an impervious moisture barrier, all elements of the impervious moisture barrier system shall not be concealed until inspected and approved. Exception: Where special inspections are provided in accordance with Section 1705.1.1, Item 3 of the building code;

U. Flood Hazard Documentation. If located in a flood hazard area, documentation of the elevation of the lowest floor as required in Section 1612.4 of the building code shall be submitted to the Building Official prior to the final inspection;

V. Final. When all construction work including electrical, plumbing and mechanical work, exterior finish grading, required paving, and required landscaping is completed and the building, structure or installation is ready to be occupied or used but before being occupied or used. (Ord. 13-22 § 4 (Exh. C))

7.28.610 Other inspections.

In addition to the foregoing called inspections, the Building Official may make or require any other inspection of any construction work to ascertain compliance with the provisions of this chapter and any other applicable law, ordinance, rule, or regulation. (Ord. 13-22 § 4 (Exh. C))

7.28.620 Special inspections.

A. In addition to the inspections required by Sections 7.28.570 through 7.28.610, special inspections shall be provided in accordance with Chapter 17 of the California Building Code/International Building Code.

B. The inspection program required to be submitted in Section 7.28.330 shall designate the portions of the work to have special inspection and indicate the duties of the special inspectors. The special inspector shall be employed by the owner, the architect or engineer of record, or an agent of the owner, but not the contractor or any other person responsible for the work. When structural observation is required by the architect or engineer of record or the Building Official, the inspection program shall name the individuals or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur. The inspection program shall include samples of inspection reports and provide time limits for submission of reports.

C. Structural observation or special inspection does not include or waive the responsibility for inspections required by Section 1704 of the California Building Code/International Building Code, Section 7.28.600, or other sections of this code.

D. Exception. The Building Official may waive the requirement or the employment of a special inspector if the construction is of a minor nature. (Ord. 13-22 § 4 (Exh. C))

7.28.630 Inspections—Moved buildings, structures, installations or systems.

A. Notwithstanding the provisions of Section 7.28.240, all existing buildings or structures, including all electrical, plumbing or mechanical installations, and all existing electrical, plumbing and mechanical installations which are moved into or within the city shall comply with all the requirements of this chapter for new buildings, structures, or installation. Moved apartment houses and dwellings may retain existing materials and methods of construction; provided, however, this section shall not be interpreted to permit such apartment houses and dwellings to become or continue to be a dangerous building or substandard building.

B. Prior to issuance of a permit to move any building, structure, electrical, plumbing or mechanical installation into or within the city, the Building Official shall inspect the building, structure, electrical, plumbing or mechanical installation proposed to be moved for compliance with this chapter and any other law, ordinance, rule, or regulation. The Building Official may require the applicant to remove all or a portion of the wall or ceiling and any other material to inspect concealed portions of the building, structure, electrical, plumbing or mechanical installation proposed to be moved. If after inspection of the building, structure, electrical, plumbing or mechanical installation proposed to be moved, the Building Official determines that it is not practical to alter the building, structure, electrical, plumbing or mechanical installation so that it will comply with the foregoing provisions, the Building Official may deny the application for a permit. The Building Official shall notify the applicant in writing, stating the reason for such denial.

C. After the building has been moved it shall be placed upon a new foundation as soon as practical but not later than one hundred twenty (120) days from the time the building was moved to the site. If after one hundred twenty (120) days the building has not been placed on the foundation, said building shall be deemed to be a public nuisance and may be abated in accordance with the procedures specified in Chapter 7.52 or by any other remedy available at law or in equity. (Ord. 13-22 § 4 (Exh. C))

Article VI. Occupancy

7.28.640 Generally.

No building, structure, electrical, plumbing, or mechanical installation or portion thereof shall be occupied or used unless the Building Official has made final inspections and approved the work regulated by this chapter and all work required by other city departments or other agencies has been inspected and approved by such department or agency. (Ord. 13-22 § 4 (Exh. C))

7.28.650 Approval to connect utilities.

No person shall supply water, electrical energy, or fuel gas to any building, structure, electrical, plumbing or mechanical installation until the building, structure, electrical, plumbing or mechanical installation has been inspected and approved by the Building Official. The Building Official may withhold approval to supply water, electrical energy, or fuel gas to any building, structure, electrical, plumbing or mechanical installation until there is full compliance with the provisions of this chapter or compliance with applicable laws, ordinances, rules or regulations enforced by other agencies concerned with the construction of such building, structure, electrical, plumbing, or mechanical installation. (Ord. 13-22 § 4 (Exh. C))

7.28.660 Temporary or partial occupancy.

The Building Official may authorize the use or occupancy of all or portions of a building, structure, electrical, plumbing, or mechanical installation prior to completion of the entire building, structure, electrical, plumbing, or mechanical installation; provided, that the work completed has been inspected and approved and that no hazard would result by such use or occupancy. The Building Official in granting such authorization may impose any reasonable conditions as may be necessary to protect life, health and property. Such authorization may include a time limit and may be revoked for violation of conditions and shall expire in the time specified. The Building Official may order any person supplying water, electrical energy, or fuel gas to discontinue supplying water, electrical energy, or fuel gas when authorization to use or occupy pursuant to this section has expired or been revoked. (Ord. 13-22 § 4 (Exh. C))

7.28.670 Authority to withhold approval to occupy.

A. The Building Official may withhold approval to occupy or use any building, structure, electrical, plumbing or mechanical installations until all fees charged by the city for any zoning application development approval, inspection fee or any other fee has been paid. In the case of a subdivision this provision shall apply to all buildings or structures located within said subdivision.

B. The Building Official may withhold approval to occupy or use any building, structure, electrical, plumbing or mechanical installations until all development improvements including off-site improvements have been completed and approved by other city departments or any other agency concerned with said improvements. (Ord. 13-22 § 4 (Exh. C))

7.28.680 Change of occupancy.

A building or structure shall not be used or occupied in whole or in part, and a change of occupancy or a change of use of a building or structure or portion thereof shall not be made, until the Building Official has made final inspections and approved the change of occupancy. Approval to occupy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the city. (Ord. 13-22 § 4 (Exh. C))