CHAPTER 11.04
CALIFORNIA BUILDING CODES
SECTION:
11.04.010: Administrative Code
11.04.090: Referenced Standards Code
11.04.100: California Green Building Standards Code
11.04.110: International Property Maintenance Code
11.04.120: Small Residential Rooftop Solar Systems
11.04.010 ADMINISTRATIVE CODE:
The 2022 Edition of the California Administrative Code, including all appendices, as compiled and published by the California Building Standards Commission and amended from time to time, hereinafter referred to as the "administrative code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the administrative code of the city. (Ord. 2022-135, 2-6-2023)
11.04.020 BUILDING CODE:
The 2022 Edition of the California Building Code Volumes I and II including Chapter 1, Division II, Scope and Administration; and all appendices as compiled and published by the California Building Standards Commission as amended from time to time, hereinafter referred to as the "building codes," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted and made a part hereof, the same as if fully set forth in this chapter, and shall be the building code of the city, except for the following additions, deletions, and amendments:
A. Add Chapter 1, Section 105.8 – Restrict Hours for Construction:
Unless specifically exempted by the building official, construction will be restricted to the hours between seven o’clock (7:00) A.M. and seven o’clock (7:00) P.M. The building official may grant an exemption upon his/her determination of an emergency.
B. Add Chapter 1, Section 107.2.9 – Geotechnical Reports:
Whenever any section of this code, or any code adopted by this title, or any other ordinance or regulation of the city requires the submission of a geology or soils report (hereinafter referred to as a geotechnical report) or whenever such report is otherwise required by the building official, city engineer or the planning director, the following provisions shall be applicable:
A. Responsibility Of Applicant: The applicant shall be solely responsible for selection and compensation of the geotechnical consultant; except, that the city may specify the type and licensing requirements for the consultant.
B. Third Party Consultant: The city shall have the right to require a third-party geotechnical consultant in the event of any major disagreement between the city’s geotechnical consultant and the applicant’s consultant. The city will provide a list of at least three (3) qualified geotechnical consultants to the applicant from which to select one as such third-party consultant, and the applicant shall be responsible for his compensation. The decision of the third-party consultant shall be conclusive on the city and the applicant.
C. Substance And Scope of Report: The substance and scope of each geotechnical report shall remain the sole responsibility of the applicant and his consultant. Any comments by the city or the city’s geotechnical consultants are for the purpose of pointing out possible areas of concern to the applicant or deficiencies in the report, and any approval of any geotechnical report by the city shall not be construed to imply that the city or the city’s consultant warrants the accuracy of the report or any of its contents, findings or recommendations.
D. Hold Harmless Agreement: Whenever any applicant submits a geotechnical report to the city, s/he shall also submit a written statement to the city representing that s/he is and will be relying upon the investigation, report and opinion of her/his own geologist, and that if the requested site approval, subdivision approval or building, grading or other permit or permits are granted, s/he agrees to and does thereby indemnify and hold the city, its officers, agents, employees, boards, commissions and professional consultants free and harmless from and against any and all claims, actions, damages, suits or liabilities claimed by the applicant or any other person by reason of any actual or potential geologic hazard, including, without limitation, land slippage, landslide, earthquake, slope instability, soil or subsoil instability, or lack of lateral or subjacent support of any kind or nature, including any failure, collapse or damage to any building or structure or its foundation, and further setting forth that he is voluntarily and knowingly assuming the risk thereof.
C. Add Chapter 1, Section 107.4.1 – Approval of Modifications of Plans, Conditions.
No modification shall be made to any building or site plans previously approved by the city or to any development conditions imposed by the city, unless such modification has been approved as follows:
A. Where the modification does not result in any exterior change to a structure or material change to an approved site plan and does not otherwise violate or change any development condition relating to the project, the modification may be approved by the building official.
B. Where the modification involves any change to a development condition, the modification shall be subject to approval by the planning commission if the condition was originally imposed by the commission or by the city council on appeal, or subject to approval by the planning director if the condition was originally imposed by said director.
C. Any modification which is not described in either subsection A or B of this section shall be referred to the planning director, for disposition as follows:
1. If the project was originally approved by the planning director, the modification may be approved by said director.
2. If the project was originally approved by the planning commission, or the city council on appeal, the modification shall require approval by the planning commission if such modification results in any material change to the project or any adverse impact upon the surrounding area; otherwise, the modification may be approved by the planning director. A material change shall include, but is not limited to, any ascertainable change in the size, height or elevation of a structure or its placement upon the site; any change in the approved elevation of a building pad; any ascertainable change in the location or design of access roads, driveways or parking areas; or any change in a specific requirement of an approved grading plan or landscape plans.
D. Amend Chapter 2, Section 202 - Definition of Dwelling Unit by adding the following line at the end of the section:
A dwelling unit shall be limited to not more than one family or a congregate residence for ten or less persons.
E. Replace Chapter 1, Section 114.1 – with new language.
Unlawful Acts. It shall be unlawful and shall be deemed guilty of a misdemeanor, as provided in Chapter 1.16 of the Municipal Code of the City of Gonzales, for any person to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any permanent, temporary or portable building or structure in the city, or cause the same to be done, or to engage in any excavating or grading, or cause the same to be done, except as provided in this title or in violation of any provisions of this code.
F. Add Chapter 1, Section 114.5 Nuisance Declared Abatement:
In addition to other penalties for the violation of any provision of this chapter, or any code adopted in this title, any building or other structure erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, demolished, equipped, used, occupied, or maintained contrary to the provisions of any chapter of this title, or any use of any land, building or structure conducted, operated or maintained contrary to the provisions of any chapter of this title, or any condition caused or permitted to exist in violation of any of the provisions of any chapter of this title shall be deemed a public nuisance and may be summarily abated as such. In addition, the city attorney shall, upon direction from the city manager, immediately commence action or proceedings for the abatement and removal or enjoinment thereof in the manner provided by law and shall take such other steps as may be necessary or appropriate to abate and remove any such building, structure, condition or use constituting a public nuisance and to restrain and enjoin any person from erecting, constructing, enlarging, altering, repairing, moving, maintaining or using such building or structure, or using any property in the city, contrary to the provisions of this title.
G. Amend Chapter 2, Section 202 – Definition of Dwelling Unit by adding the following line at the end of the section:
A dwelling unit shall be limited to not more than one family or a congregate residence for ten or less persons.
H. Add Section 903.2.7.2 - Exemptions. Add exemption as follows:
Existing unsprinklered structures to which additions, alterations, or repairs are made that involve the addition, removal, or replacement of less than 50% (fifty percent) of the building’s usable square footage within a one-year period.
I. Add Section 1907.2 – Minimum Slab Fabric.
All floor slabs supported directly on ground shall contain welded-wire fabric of a size not less than 6" X 6" #10 EWM (six inches by six inches number ten electric welded metal) installed at mid depth.
(Ord. 2022-135, 2-6-2023)
11.04.030 RESIDENTIAL CODE:
The 2022 Edition of the California Residential Code, including all appendices as compiled and published by the California Building Standards Commission as amended from time to time, hereinafter referred to as the "residential code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted and made a part hereof, the same as if fully set forth in this chapter, and shall be the residential code of the city. (Ord. 2022-135, 2-6-2023)
11.04.040 ELECTRICAL CODE:
The 2022 Edition of the California Electrical Code, as compiled and published by the National Fire Protection Association with necessary California amendments as amended from time to time, hereinafter referred to as the "electrical code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the electrical code of the city except for the following additions, deletions, and amendments:
A. Add Section 220.2 – General Load Capacity for Residential Occupancies.
Notwithstanding any other section of this code, the maximum total of the installed circuit breaker capacity when adding the rated values shall not exceed three times the load capacity provided by the electric utility company as evidenced by the master disconnect circuit interrupter capacity posted on the device. (300% of service drop capacity)
[example: a 100-amp utility service could have a total of 300 amps of circuit breaker capacity installed; and a 200-amp utility service could have a total of 600 amps of circuit breaker capacity installed]
B. Add section 200.2.1 – Subpanel Load Maximum Capacity
Any and all subpanels shall not have more than 300% of the supplying circuit breaker capacity when totaling all the installed circuit breakers rated values.
(Ord. 2022-135, 2-6-2023)
11.04.050 MECHANICAL CODE:
The 2022 Edition of the California Mechanical Code, including all appendices, as compiled and published by the California Building Standards Commission and amended from time to time, hereinafter referred to as the "mechanical code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the mechanical code of the city. (Ord. 2022-135, 2-6-2023)
11.04.060 PLUMBING CODE:
The 2022 Edition of the California Plumbing Code, including all appendices, as compiled and published by the California Building Standards Commission and amended from time to time, hereinafter referred to as the "plumbing code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the plumbing code of the city. (Ord. 2022-135, 2-6-2023)
11.04.070 ENERGY CODE:
The 2019 Edition of the California Energy Code, including all appendices, as compiled and published by the California Building Standards Commission as amended from time to time, hereinafter referred to as the "energy code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the energy code of the city. (Ord. 2022-135, 2-6-2023)
11.04.080 FIRE CODE:
The 2022 Edition of the California Fire Code, including all appendices as compiled and published by the California Building Standards Commission as amended from time to time, hereinafter referred to as the "fire code," one copy of which has been filed for use and examination by the public in the office of the Fire Marshal, is hereby referred to and such code is hereby adopted and made a part hereof, the same as if fully set forth in this chapter, and shall be the fire code of the city, except for the following additions, deletions, and amendments:
A. Amend Section [A] 101.1 – Title to read:
These regulations shall be known as the Fire Code for the City of Gonzales, hereafter referred to as "Fire Code."
B. Amend Section [A] 101.2.1 – Appendices to read as follows:
Provisions in Appendix Chapter 4 and Appendices B, BB, C, CC, D, E, F, G, H, I, K, and M are hereby adopted in their entirety and shall apply.
C. Amend Section [A] 109.4 – Violation Penalties, to read:
Persons who shall violate any provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair, or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of an infraction, punishable by a fine not more than five hundred dollars ($500.00). Each day that a violation continues after due notice has been served shall be deemed a separate offense.
D. Amend Section [A] 111.4 – Failure to Comply, to read:
Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be guilty of an infraction as specified in Section 109.4 of this code.
E. Add Section 307.2.2 – Authority to Rescind Permit.
The fire code official shall be permitted to rescind a permit and not permit further burning at the location if further burning is deemed to be a nuisance or constitutes a hazardous condition. Add Section 307.2.3 – Hours of Burning. Open burning shall be permitted only from dawn until noon each day. Fires shall be completely extinguished before dusk each day.
F. Add Section 320 – Idle Pallets.
Section 320.0 – Definition. An Idle Pallet is a pallet or similar product and/or lifting device not currently in use and empty of product.
Section 320.1 - General. The requirements of this section apply to all pallets, whether wood or plastic.
Section 320.2 – Inside Storage. Idle Pallets may be stored within a building if the building is sprinklered in accordance with NFPA 13.
Section 320.3 – Outside Storage.
1. Idle pallet stacks shall not exceed twenty feet (20') in height.
2. Idle pallet stacks shall not cover an area of greater than 400 square feet (400 ft2), except as approved by the Fire Code Official.
3. Idle pallet stacks shall be arranged to form stackable piles.
4. A distance of not less than twenty-five feet (25') shall separate stacks.
5. Stacks shall be no closer than twenty-five feet (25') to any property line.
6. Stacks shall be no closer than twenty-five feet (25') to any other yard storage.
7. Stacks shall be no closer than the distance shown in Table 318.3 to buildings.
|
Wall Construction |
Under 50 Pallets |
51 – 200 Pallets |
Over 200 Pallets |
|
masonry with no openings |
no restrictions |
no restrictions |
fifteen feet (15') |
|
masonry with wired glass in openings, outside sprinklers, and one-hour doors |
no restrictions |
ten feet (10') |
Twenty feet (20') |
|
masonry with wired or plain glass, outside sprinklers, and 3/4 hour doors |
ten feet (10') |
twenty feet (20') |
thirty feet (30') |
|
wood or metal with outside sprinklers |
ten feet (10') |
twenty feet (20') |
thirty feet (30') |
|
wood, metal, or other |
twenty feet (20') |
thirty feet (30') |
fifty feet (50') |
G. Add Section 603.6.6 – Spark Arresters.
An approved spark arrester shall be installed on all chimneys, incinerators, smokestacks, or similar devices for conveying smoke or hot gasses to the outer air.
H. Add Section 901.1.1 – Responsibility.
The owner of the protected premises shall be responsible for all fire protection systems within the protected premises, whether existing or installed under this code.
I. Add Section 901.6.3 – Qualifications.
All personnel performing any inspection, testing or maintenance of any fire protection system shall be qualified. Where such inspection, testing, and maintenance is performed by an outside service company, the company shall be appropriately licensed in accordance with the California Business & Professions Code or by the California State Fire Marshal.
J. Amend Section 903.2 – Where Required, to read:
Approved automatic sprinkler systems shall be provided in all new buildings and structures constructed, moved into, or relocated within jurisdiction.
K. Add Section 903.2.0 – Exceptions.
(1) Structures less than five hundred square feet (500 ft2) not classified as Group R.
(2) Accessory structures associated with existing non-sprinklered R-3 occupancies (one or two family dwellings) and less than five hundred square feet (500 ft2).
L. Amend the following sections to change the area requiring fire sprinkler installation:
(A) 903.2.1.1 – Group A-1. Change twelve-thousand square feet (12,000 ft2) to five-hundred square feet (500 ft2).
(B) 903.2.1.2 – Group A-2. Change five-thousand square feet (5,000 ft2) to five-hundred square feet (500 ft2).
(C) 903.2.1.3 – Group A-3. Change twelve-thousand square feet (12,000 ft2) to five-hundred square feet (500 ft2).
(D) 903.2.1.4 – Group A-4. Change twelve-thousand square feet (12,000 ft2) to five-hundred square feet (500 ft2).
(E) 903.2.1.5 – Group A-5. Change one-thousand square feet (1,000 ft2) to five- hundred square feet (500 ft2).
(F) 903.2.3 – Group E. Change twelve-thousand square feet (12,000 ft2) to five- hundred square feet (500 ft2).
(G) 903.2.4 – Group F-1. Change all references to square feet to five-hundred square feet (500 ft2). (list items 1, 3, and 4)
(H) 903.2.4.1 – Woodworking Operations. Change two-thousand five-hundred square feet (2,500 ft2) to five-hundred square feet (500 ft2).
(I) 903.2.7 – Group M. Change all references to square feet to five-hundred square feet (500 ft2). (list items 1, 3, and 4)
(J) 903.2.9 – Group S-1. Change all references to square feet to five-hundred square feet (500 ft2). (list items 1, 3, 4, and 5)
(K) 903.2.9.1 – Repair Garages. Change all references to square feet to five- hundred square feet (500 ft2). (list items 1, 2, and 4)
(L) 903.2.9.2 – Bulk Storage of Tires. Change twenty-thousand cubic feet (20,000 ft2) to five-hundred square feet (500 ft2).
M. Amend Section 903.2.8 – Group R, to read:
An automatic sprinkler system installed in accordance with Section 903.3 shall be provided in all buildings with a Group R fire area, including, but not limited to, one- and two-family dwellings, townhomes, and manufactured homes and mobile homes located outside of licensed mobile home parks hereafter constructed, moved into or relocated within the jurisdiction, including all additions to buildings already equipped with automatic fire sprinkler systems.
N. Delete exemptions from Section 903.2.8 – Group R.
O. Add Section 903.3.1.2.3 – Attics.
Where NFPA 13R sprinkler systems are installed; all attic areas shall be provided with sprinkler protection in accordance with NFPA 13.
P. Add Section 903.3.1.2.4 – Sprinkler Control Valves.
Where NFPA 13R sprinkler systems are installed, sprinkler system control valves shall be installed in accordance with NFPA 13.
Q. Add Section 903.3.1.2.5 – Bathrooms.
Automatic sprinklers shall be installed in all bathrooms, regardless of square footage, where an electrical receptacle is installed.
R. Add Section 903.3.1.2.6 – Accessible Areas.
Automatic sprinklers shall be installed in all accessible areas.
S. Add Section 903.3.1.3.1 – Testing.
All fire sprinkler systems installed in one- and two-family dwellings shall be tested for leakage by undergoing a hydrostatic test made at 200 psi for a two-hour duration.
T. Add Section 903.3.1.3.2 – Shut-Off Valve.
Each water system supplying both domestic and fire protection systems shall have a single indicating-type control valve, arranged to shut off both the domestic and sprinkler systems. A separate shut-off valve for the domestic system only shall be permitted to be installed.
U. Add Section 903.3.1.3.3 – Bathrooms.
Automatic sprinklers shall be installed in all bathrooms, regardless of square footage, where and electrical outlet is installed.
V. Add Section 903.3.1.3.4 – Garages.
Automatic sprinklers shall be installed in all attached garages and other accessory structures.
W. Add Section 903.3.1.3.5 – Accessible Areas.
Automatic sprinklers shall be installed in all accessible areas.
X. Add Section 903.3.1.3.6 – Alarm.
Local water flow alarms shall be provided on all sprinkler systems. Local water flow alarms shall be powered from the main kitchen refrigerator circuit. The local water flow alarm shall be clearly audible from within the master bedroom at an audibility level of not less than 75 dbA. Where no kitchen exists in the building, the water flow alarm shall be powered from the bathroom lighting circuit.
Y. Add Section 903.4.2.1 – Notification.
Where an automatic fire sprinkler system is installed in a building with more than one tenant or with over 100 heads, audible and visual notification appliances shall be installed throughout the building as follows:
(a) Audible notification appliances shall be so installed to be audible at 15 dbA above the average sound pressure level in the area installed.
(b) Visual notification appliances shall be installed in all public and common use areas, restrooms, and corridors in accordance with the spacing requirements of NFPA 72.
(c) Exception. This does not apply to Group R-3 occupancies.
Z. Add Section 905.3.0 – Standpipe System Required.
In addition to other requirements listed in the Fire Code, a Fire Department approved standpipe system meeting Section 905 standards shall be required in buildings where additions to existing buildings or new construction of commercial or industrial occupancies any time the following conditions are met:
a. Any single story buildings larger than fifty thousand square feet (50,000 ft2).
b. Any single story buildings smaller than fifty thousand square feet (50,000 ft2), if any point within the building is further than one hundred fifty feet (150 ft.) from a normal entry or exit point.
c. Any multi-story building over seventy-five thousand square feet (75,000 ft2).
d. Any single story building that because of occupancy type or use presents a very high fire danger as determined by the Fire Department.
e. This requirement may be, but is not required to be, waived by the Fire Department if special mitigation measures are incorporated into the building beyond fire sprinklers.
AA. Add Appendix O – Alternative Energy Systems.
Section O101 – General
O101.1 – Scope. Applications for the installation, additions, or remodel of alternative energy systems, including but not limited to photovoltaic and wind generation systems, shall be subject to this appendix when conditioned by the Fire Code Official.
O101.2 – Conflicting Sections. Where provisions in this appendix conflict with other sections of this code or other appendices, the provisions of this appendix shall prevail unless otherwise directed by the Fire Code Official.
O102 – Signing and Marking: All photovoltaic systems shall be permanently marked as specified in this section.
O102.1 – Main Service Disconnect.
a. Main Panel Marking. A placard is required to be permanently affixed to the main service disconnect panel. The placard shall be red in color with white capital letters at least three-quarters of an inch (3/4") in height and in a non-serif font, to read "SOLAR DISCONNECT INSIDE PANEL." The placard shall be constructed of weather-resistant, durable plastic with engraved letters, or other approved material.
b. Circuit Disconnect Means Marking. A permanent label is to be affixed adjacent to the circuit breaker controlling the inverter or other photovoltaic system electrical controller. The label shall have contrasting color capital letters at least three-eighths of an inch (3/8") in height and in non-serif font, to read "SOLAR DISCONNECT." The label shall be constructed of durable adhesive material or other approved material.
O102.2 – Direct Current (DC) Conduits, Raceways, Enclosures, Cable Assemblies, and Junction Boxes.
a. Markings are required on all interior and exterior direct current (DC) conduits, raceways, enclosures, cable assemblies, and junction boxes.
b. Markings shall be placed on all DC conduits, raceways, enclosures, and cable assemblies every ten feet (10'), at turns, and above and below penetrations. Marking shall also be placed on all DC combiner and junction boxes.
c. Markings for DC conduits, raceways, enclosures, cable assemblies, and junction boxes shall be red with white lettering with minimum three-eighths of an inch (3/8") capital letters in a non-serif font, to read "WARNING: SOLAR CIRCUIT." Marking shall be reflective, weather resistant, and suitable for the environment. Materials used should be in compliance with UL Standard 969.
O102.3 – Secondary Power Sources. Where photovoltaic systems are interconnected to battery systems, generator backup systems, or other secondary power systems, additional signage acceptable to the Fire Code Official shall be required indicating the location of the secondary source shutoff switch.
O102.4 – Installer Information. Signage acceptable to the Fire Code Official indicating the name and emergency telephone number of the installing contractor shall be required to be installed adjacent to the main disconnect.
M102.5 – Inverters. No markings are required for inverters.
O103 – Building Mounted Photovoltaic Systems.
O103.1. All building or roof mounted photovoltaic systems shall be installed as specified in this section.
a. Access, Pathways, and Smoke Ventilation. Access and spacing requirements shall be observed to ensure emergency access to the roof, provide pathways for specific areas of the roof, provide for smoke ventilation opportunity areas, and to provide emergency egress from the roof.
b. Exceptions. Exceptions to the requirements in this section shall be permitted to be granted by the Fire Code Official where access, pathway, or ventilation requirements are reduced due to any of the following circumstances:
(1) proximity and type of adjacent exposures.
(2) alternative access opportunities, as from adjoining roofs.
(3) ground level access to the roof.
(4) adequate ventilation opportunities below solar arrays.
(5) adequate ventilation opportunities afforded by module setback from other rooftop equipment.
(6) automatic ventilation devices.
(7) new technologies, methods, or other innovations that ensure adequate fire department access, pathways, and ventilation opportunities.
c. Designation of ridge, hip, and valley does not apply to roofs with 2-in-12 or less pitch.
d. All roof dimensions shall be measured to centerline.
e. Roof access points shall be defined as areas where ladders are not placed over openings (windows or doors), are located at strong points of building construction, and in locations where they will not conflict with overhead obstructions (tree limbs, wires, or signs).
O103.2 – Household Systems (one- and two-story dwellings)
a. Access and Pathways.
(1) Hip and Roof Layouts. Modules shall be located in a manner that provides one (1) three-foot (3') wide clear pathway from the eave to the ridge of each roof slope where the modules are located. The access pathway shall be located at the structurally sound location on the building, such as bearing wall. EXCEPTION: where adjoining roof planes provide a three-foot (3') wide access pathway.
(2) Single Ridge Layouts. Modules shall be located in a manner that provides two (2) three-foot (3') wide access pathways from the eave to the ridge on each roof slope where the modules are located.
(3) Hip and Valley Layouts. Modules shall be located no closer than one and one-half feet (1-1/2') to a hip or valley if modules are to be placed on both sides of a hip or valley. Where modules are located on only one side of a hip or valley that is of equal length, the modules shall be permitted to be placed directly adjacent to the hip or valley.
b. Ridge Setback. The modules shall be located no higher than one and one-half feet (1-1/2') below the ridge.
M103.3 – Commercial Systems.
a. Definition. Commercial systems shall be defined as all photovoltaic systems installed on or for any occupancy other than one or two family dwellings.
b. Alternative Requirements. Where the Fire Code Official determines that the roof configuration is similar to residential (i.e., townhouses, condominiums, or single family attached buildings), the Fire Code Official may permit use of M103.2 standards.
c. Access. There shall be a minimum of six feet (6') wide clear perimeter around the edges of the roof. The Fire Code Official may allow four feet (4') clearance in special circumstances.
d. Pathways. Pathways shall be established as follows:
(1) pathways shall be over structural members.
(2) centerline axis pathways shall be provided in both axis of the roof.
(3) centerline axis pathways shall run on structural members or over the next closest structural member nearest to the centerlines of the roof.
(4) pathways shall be straight lines not less than four feet (4') clear to skylights, ventilation hatches, and/or roof standpipes.
(5) pathways shall provide not less than four feet (4') clear around access hatches with at least one not less than four feet (4') clear pathway to the parapet or roof edge.
e. Smoke Ventilation.
(1) solar arrays shall be no greater than one-hundred and fifty feet (150') by one- hundred and fifty feet (150') in distance in either axis.
(2) ventilator options between array sections shall be (a) a pathway eight feet (8') or greater in width; (b) a pathway four feet (4') or greater in width and bordering on existing roof skylights or ventilator hatches; or (c) a pathway four feet (4') or greater in width and bordering four feet and eight inches (4' x 8") "venting cutout" every twenty feet (20') on alternating sides of the pathway.
O104 – Locations of Direct Current (DC) Conductors.
a. Exterior mounted DC conduits, wiring systems, and raceways for photovoltaic circuits shall be located as close as possible to the ridge, hip, or valley and from the hip or valley as directly as possible to an outside wall to reduce trip hazards and maximize ventilation opportunities.
b. Conduit runs between sub-arrays and DC combiner boxes shall use design guidelines that minimize the total amount of conduit by taking the shortest path from the array to the DC combiner box.
c. DC combiner boxes shall be located so that conduit runs are minimized in the pathways between arrays.
d. DC wiring shall be run in metallic conduits or raceways when located within enclosed spaces in a building and shall be run as follows:
(1) when runs perpendicular or parallel to a load bearing member, a minimum ten- inch (10") space below roof decking or sheeting shall be maintained.
(2) where flexible metal conduit (FMC) or metal clad cable (MC) contains photovoltaic power circuit conductors is installed across ceilings or floor joists, the raceway or cable shall be protected by guard strips.
O105 – Ground-Mounted Photovoltaic Systems.
O105.1 – Markings. Markings shall be in accordance with Section M102.
O105.2 – Setbacks. Special setback requirements do not apply to ground-mounted photovoltaic arrays. Zoning regulations apply to photovoltaic arrays as structures.
O105.3 – Clearances. A clear area of five feet (5') around ground-mounted photovoltaic installations shall be provided.
O105.4 – Non-Combustible Base. A gravel base or other non-combustible base shall be installed and maintained under and around the installation.
O105.5 – Protection. Fencing, skirting, or other suitable security barrier shall be installed when required by the Fire Code Official. Note: Security barriers are intended to protect individuals and animals from contact with energized conductors or other components.
O105.6 – Fire Sprinkler Protection. Fire sprinkler protection is not required for ground-mounted photovoltaic installations.
(Ord. 2022-135, 2-6-2023)
11.04.090 REFERENCED STANDARDS CODE:
The 2022 Edition of the California Referenced Standards Code, including all appendices as compiled and published by the California Building Standards Commission as amended from time to time, hereinafter referred to as the "Referenced Standards Code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the standards code of the city. (Ord. 2022-135, 2-6-2023)
11.04.100 CALIFORNIA GREEN BUILDING STANDARDS CODE:
The 2022 Edition of the California Green Building Standards Code, including all appendices as compiled and published by the California Building Standards Commission, hereinafter referred to as the "California Green Building Standards Code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted and by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the green building standards code of the city. (Ord. 2022-135, 2-6-2023)
11.04.110 INTERNATIONAL PROPERTY MAINTENANCE CODE:
The 2021 Edition of the International Property Maintenance Code, including all appendices as compiled and published by the International Code Council, hereinafter referred to as the "International Maintenance Code," one copy of which has been filed for use and examination by the public in the office of the building official, is hereby referred to and such code is hereby adopted and by reference and made a part hereof, the same as if fully set forth in this chapter, and shall be the property maintenance code of the city. (Ord. 2022-135, 2-6-2023)
11.04.120 SMALL RESIDENTIAL ROOFTOP SOLAR SYSTEMS:
A. Purpose: The purpose of this section is to comply with section 65850.5 of the California Government Code that provides: on or before September 30, 2015, every city shall adopt an ordinance that creates an expedited permitting process for small residential rooftop solar energy systems.
B. Definitions.
1. "Electronic submittal" means the utilization of one or more of the following:
a. E-mail;
b. The internet;
c. Facsimile.
2. "Small residential rooftop solar energy system" means all of the following:
a. A solar energy system that is no larger than ten (10) kilowatts alternating current nameplate rating or thirty (30) kilowatts thermal.
b. A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the city and paragraph (iii) of subdivision (c) of section 714 of the California Civil Code, as such section or subdivision may be amended, renumbered, or designated from time to time.
c. A solar energy system that is installed on a single- or duplex-family dwelling.
d. A solar panel or module array that does not exceed the maximum legal building height as defined by the authority having jurisdiction.
3. "Solar energy system" has the same meaning set forth in paragraphs (1) and (2) of subdivision (a) of section 801.5 of the California Civil Code, as such section or subdivision may be amended, renumbered, or designated from time to time.
C. Permitting Process: The expedited permitting process for small residential rooftop solar energy systems shall comply with the applicable requirements contained in this title, Building Regulations, and all of the following:
1. The building department shall develop a checklist of all requirements with which small rooftop solar energy systems shall comply to be eligible for expedited review.
2. The checklist and required permitting documentation shall be published on a publicly accessible internet website.
3. As allowed by available resources, the building department shall allow for electronic submittal of a permit application and associated documentation and shall allow electronic signature in lieu of a wet signature.
4. Upon confirmation by the building department that the application and supporting documentation are and meet all requirements of the California building standards codes, the building department shall approve the application and issue all required permits.
D. Inspection Process: Small residential rooftop solar energy systems eligible for expedited, streamlined permitting process shall only require one inspection, unless the installation is found to be out of compliance with the California building standards codes. Inspection requests shall be made in compliance with this title, Building Regulations. (Ord. 2022-135, 2-6-2023)