Chapter 8-1 BUILDING CODE STANDARDS

The purposes of this chapter are to provide minimum standards to safeguard life, health, property, and the public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures within the corporate limits of the City, to encourage and instruct people to build safely and economically, rather than to discourage building, and to provide a minimum of restrictive enforcement and a maximum of good building information and encouragement. This chapter is designed to include technical code utilized by the Building and Safety Division into one (1) chapter to increase understanding.

(1294-CS, Amended, 11/10/2022; 1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012)

8-1-102 Adoption.

The following publications are hereby incorporated herein by reference and are adopted by the City of Turlock as the Building Code of the City of Turlock, except as expressly amended or superseded by the provisions of this chapter:

(a) Title 24, 2022 Edition, of the California Building Standards Code including the following parts:

(1) Part 1, California Administrative Code;

(2) Part 2, California Building Code, Volumes 1 and 2, Chapters 1 through 26, 31, Section 3109, and incorporating Appendix H, Signs, and Appendix I, Patio Covers;

(3) Part 2.5, California Residential Code, Chapters 1 through 10, and including Appendix H, Patio Covers, Appendix V, Swimming Pool Safety Act; and Appendix X (Emergency Housing);

(4) Part 3, California Electrical Code, including Informative Annex Chapters A, B, C, and D;

(5) Part 4, California Mechanical Code, including Appendix Chapters A and B;

(6) Part 5, California Plumbing Code, including Appendix Chapters A, B, D, and I;

(7) Part 6, California Energy Code, including Appendix Chapters;

(8) Part 8, California Historical Building Code, including Appendix Chapters;

(9) Part 10, California Existing Building Code, including Appendix Chapters;

(10) Part 11, California Green Building Standards Code, Chapters 1 through 8;

(11) Part 12, California Referenced Standards Code, including Appendix Chapter A;

(b) The Uniform Housing Code, 1997 Edition, as published by the International Conference of Building Officials;

(c) The Uniform Code for the Abatement of Dangerous Buildings, 1997 Edition, as published by the International Conference of Building Officials;

(d) 2006 Property Maintenance Code, as published by the International Code Council (ICC).

One (1) copy of said California Building Standards Code and all other referenced publications, certified by the Clerk of said City of Turlock, is on file and will be kept on file for use and examination by the public in the office of the Chief Building Official in said City of Turlock, 156 South Broadway, Turlock, California.

(1294-CS, Amended, 11/10/2022; 1272-CS, Amended, 02/13/2020; 1227-CS, Amended, 02/23/2017; 1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012)

8-1-103 Finding of necessity for stricter standard.

The legislative body hereby makes the finding that a stricter standard than provided by the California Building Code, Section 2111.14.1, Volume 2, 2022 Edition, is necessary for the fire prevention and safety of Turlock residents. Due to local climatic conditions which exist in the City during the high-usage period of late fall and winter months, the California Building Code has proven to be insufficient to prevent the high number of fires which have occurred under the current standard. The legislature finds that a higher standard is therefore necessary and proper for the safety of Turlock residents.

The legislative body hereby makes the finding that a stricter standard than provided by the California Residential Code, Sections R313.1.1 and R313.2.1, 2022 Edition, is necessary for the fire prevention and safety of Turlock residents. Due to local climatic and geologic conditions which exist in the City, the California Residential Code has proven to be insufficient to account for variations in service water pressure to be supplied to residential fire sprinkler systems. The legislature finds that a higher standard is therefore necessary and proper for the safety of Turlock residents.

The legislative body hereby makes the finding that a stricter standard than provided by the California Residential Code, Section R1005.3, 2022 Edition, is necessary for the fire prevention and safety of Turlock residents. Due to local climatic conditions which exist in the City during the high-usage period of late fall and winter months, the California Residential Code has proven to be insufficient to prevent the high number of fires which have occurred under the current standard. The legislature finds that a higher standard is therefore necessary and proper for the safety of Turlock residents.

(1294-CS, Amended, 11/10/2022; 1272-CS, Amended, 02/13/2020; 1227-CS, Amended, 02/23/2017; 1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012)

8-1-104 Amendments, additions and deletions to the California Building Code.

The following amendments, additions and deletions are made to the California Building Code adopted by this chapter:

(a) Section 1.11.2.1.1 No. 1, shall be amended to read as follows:

1. The City of Turlock delegates to the Chief Building Official the enforcement of the building standards relating to fire and panic safety and other regulations of the State Fire Marshal as they relate to Group R-3 occupancies, as described in Section 310.1 of Part 2 of the California Building Standards Code.

(b) Section 103.2, Appointment, shall be amended to read as follows:

The Chief Building Official shall be appointed by the City Manager and shall have the authority of the Chief Building Official granted in said Code.

105.1 Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to occupy an existing building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.

(d) Section 105.1.1, Annual Permit. Not adopted.

(e) Section 105.1.2, Annual Permit Records. Not adopted.

(f) Section 105.2 No. 2 shall be amended to read as follows:

Timber fences not over 7 feet (2,134 mm) high and masonry fences not over 6 feet (1,829 mm) high.

(g) Section 105.2 No. 9 shall be amended to read as follows:

Prefabricated swimming pools accessory to Group R-3 occupancy that are less than 24” deep, are not greater than 5,000 gallons (18,925 L) and are installed entirely above ground.

(h) Section 105.2 No. 10 shall be amended to read as follows:

Shade cloth structures constructed for nursery or agricultural purposes, not including service systems and Group M occupancies.

(i) Section 105.8 shall be added to read as follows:

105.8 Responsibility of permittee. Building permits shall be presumed to incorporate the provisions that the applicant, the applicant’s agent, employees or contractors shall carry out the proposed work in accordance with the approved plans and with all requirement of this code and any other laws or regulations applicable thereto, whether specified or not. No approval shall relieve or exonerate any person from the responsibility of complying with the provisions and intent of this code.

(j) Section 107.2.3, Means of egress, shall be amended to read as follows:

107.2.3 Means of egress. The construction documents shall show in sufficient detail the location, construction, size and character of all portions of the means of egress including the path of the exit discharge to the public way in compliance with the provisions of this code. The construction documents shall designate the number of occupants to be accommodated on every floor and in all rooms and spaces. The Chief Building Official shall be authorized to waive this requirement on a case-by-case basis.

(k) Section (A)109.4 shall be amended to read as follows:

(A)109.4 Work Commencing before Permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee of $200 or twice the normal plan check, inspection and administrative fees, whichever is greater. This fee shall be in addition to any other required permit fees.

(l) Section 110.1, General, shall be amended to add the following:

A survey of the lot may be required by the Chief Building Official to verify that the structure is located in accordance with the approved plans.

(m) Section 110.3 shall be amended to read as follows:

110.3.3 Structural Inspection. Structural inspection shall be made after all gravity and lateral structural elements including, but not limited to, any specified hardware such as strapping, anchors or connectors are complete and in place and before weather tight and any lathing or non-structural gypsum board is applied.

(n) Section 110.3.4, Frame inspection, shall be amended to read as follows:

110.3.4 Frame inspection. Framing inspections shall be made after the roof is loaded, the building is substantially weather tight, all framing, fireblocking and bracing are in place and pipes, chimneys and vents to be concealed are complete and the rough electrical, plumbing, heating wires, pipes and ducts are completed.

(o) Section 110.3.5, Lath and gypsum board inspection, shall be amended to delete the following:

Exception; Gypsum board that is not part of a fire resistance rated assembly or a shear assembly.

(p) Section 110.3.12 shall be added as follows:

110.3.12 Reinspections. A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made.

Reinspection fees may be assessed when the inspection record is not posted or not otherwise available on the work site, the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested or for deviating from plans requiring the approval of the Chief Building Official.

In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

(q) Section 2111.14.1 shall be amended to add the following:

Factory-built chimneys and fireplaces shall be separated from combustible construction by materials approved for one hour fire-resistive construction on the fireplace and chimney side.

(r) Add Section 3130B.2 as follows:

3130B.2 Allowance for diatomaceous earth media filters. The installation of swimming pool filters which use diatomaceous earth (D.E.) as a media shall only be allowed if a separation tank is provided.

(1272-CS, Amended, 02/13/2020; 1227-CS, Amended, 02/23/2017; 1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012)

8-1-105 Amendments, additions and deletions to the California Residential Code.

The following amendments, additions and deletions are made to the California Residential Code adopted by this chapter:

(a) Section 1.11.2.1.1.1 shall be amended to read as follows:

The City of Turlock delegates to the Chief Building Official the enforcement of the building standards relating to fire and panic safety and other regulations of the State Fire Marshal as they relate to Group R-3 occupancies as described in Section 1.1.3.1 or CCR Part 2, California Building Code, Section 310.1.

(b) Section R101.1 shall be amended to read as follows:

R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-Family Dwellings of the City of Turlock and shall be cited as such and will be referred to herein as “this code.”

108.6 Work Commencing before Permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee of $200 or twice the normal plan check, inspection and administrative fees, whichever is greater. This fee shall be in addition to any other required permit fees.

(d) Section R313.1.1, Design and Installation, shall be amended to read as follows:

Automatic residential fire sprinkler systems for townhouses shall be designed and installed in accordance with Section R313 or NFPA 13d with a design pressure of 40 pounds per square inch or based on the results of a hydrant flow test conducted by the City of Turlock Fire Department within the previous 12 months.

(e) Section R313.2.1, Design and Installation, shall be amended to read as follows:

Automatic residential fire sprinkler systems shall be designed and installed in accordance with Section R313 or NFPA 13d with a design pressure of 40 pounds per square inch or based on the results of a hydrant flow test conducted by the City of Turlock Fire Department within the previous 12 months.

(f) Section R313.3.8.3, Interconnection, shall be added to read:

Where required, smoke and carbon monoxide alarms shall be interconnected to a water flow switch installed at the fire riser. The water flow switch, and alarm interconnection and signaling device shall be accessible.

(g) Table R301.2(1) is hereby amended to read as follows:

Ground Snow Load	Wind Design		Seismic Design Category	Subject to Damage From:			Winter Design Temp	Ice Barrier Underlayment Required	Flood Hazards	Air Freeze Index	Mean Annual Temp
Ground Snow Load	Speed MPH	Topographic Effects	Seismic Design Category	Weathering	Frost Line Depth	Termite	Winter Design Temp	Ice Barrier Underlayment Required	Flood Hazards	Air Freeze Index	Mean Annual Temp
0	85	No	D	Negligible	12 Inches	Very Heavy	n/a	n/a	Flood Zone X	0	60

MANUAL J DESIGN CRITERIA
Elevation	Latitude	Winter Heating	Summer Cooling	Altitude Correction Factor	Indoor Design Temperature	Design Temperature Cooling	Heating Temperature Difference
100	38	34	99	1.00	70	75	36

Cooling Temperature Difference	Wind Velocity Heating	Wind Velocity Cooling	Coincident Wet Bulb	Daily Range	Winter Humidity	Summer Humidity
-61	15	7.5	70	40	50%	50%

(h) Section R1005.3 shall be amended to add the following:

Factory-built chimneys and fireplaces shall be separated from combustible construction by materials approved for one hour fire-resistive construction on the fireplace and chimney side.

(1294-CS, Amended, 11/10/2022; 1272-CS, Amended, 02/13/2020; 1227-CS, Amended, 02/23/2017; 1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012)

8-1-106 Amendments, additions and deletions to the California Mechanical Code.

The following amendments, additions and deletions are made to the California Mechanical Code adopted by this chapter:

(a) Section 104.5 shall be amended to read as follows:

104.5 Fees. Fees shall be assessed in accordance with the provisions of Section 8-1-108 of this chapter.

(b) Section 104.3.2 shall be amended to read as follows:

104.3.2 Plan Review Fees. When a plan or other data is required to be submitted by Section 104.3.1, a plan review fee shall be paid at the time of submitting plans and specifications for review.

The plan review fees specified in this subsection are separate fees from the permit fees specified in this section and are in addition to the permit fees.

When plans are incomplete or changed so as to require additional review, a fee shall be charged in accordance with the provisions of Section 8-1-108 of this chapter.

105.2.6 Reinspections. A reinspection fee shall be permitted to be assessed for each inspection or reinspection when such portion of work for which inspection is called in is not complete or when required corrections have not been made.

This provision shall not to be interpreted as requiring reinspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for inspection or reinspection.

Reinspection fees shall be permitted to be assessed when the approved plans are not readily available to the inspector, for failure to provide access on the date for which the inspection is requested, or for deviating from plans requiring the approval of the City of Turlock Building Department.

To obtain reinspection, the applicant shall file an application therefore in writing upon a form furnished for that purpose and pay the reinspection fee in accordance with the provisions of Section 8-1-108 of this chapter.

In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

(1227-CS, Amended, 02/23/2017; 1196-CS, Added, 07/10/2014)

8-1-107 Amendments, additions and deletions to the California Plumbing Code.

The following amendments, additions and deletions are made to the California Plumbing Code adopted by this chapter:

(a) Section 104.5 shall be amended to read as follows:

104.5 Fees. Fees shall be assessed in accordance with the provisions of Section 8-1-108 of this chapter.

(b) Section 104.3.2 shall be amended to read as follows:

104.3.2 Plan Review Fees. When a plan or other data is required to be submitted in accordance with Section 104.3.1, a plan review fee shall be paid at the time of submitting construction documents for review.

The plan review fees specified in this subsection are separate fees from the permit fees specified in this section and are in addition to the permit fees.

When plans are incomplete or changed so as to require additional review, a fee shall be charged in accordance with the provisions of Section 8-1-108 of this chapter.

105.2.6 Reinspections. A reinspection fee shall be permitted to be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when required corrections have not been made.

This provision is not to be interpreted as requiring reinspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for inspection or reinspection.

Reinspection fees shall be permitted to be assessed when the approved plans are not readily available to the inspector, for

failure to provide access on the date for which the inspection is requested, or for deviating from plans requiring the approval of the City of Turlock Building Department.

In instances where inspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

(1227-CS, Amended, 02/23/2017; 1196-CS, Added, 07/10/2014)

8-1-108 Fees.

The Council shall establish, by resolution, the fee amount for the permits, inspections, or other fees required or authorized by the provisions of this chapter.

The Council shall, by resolution, fix the amount of the fees for the applications, permits, licenses, impounding fees, inspections, and other fees required or authorized by the provisions of this chapter.

Fees and deposits for appeals to the Board of Building Appeals shall be as follows:

(a) Deposit for appeal to be paid to the City Clerk with the application of appeal: Five Hundred and no/100ths ($500.00) Dollars.

(b) In the event that the applicant’s appeal of the Chief Building Official’s decision is upheld by the Board, no appeal fee shall be incurred and all deposited funds shall be returned to the appellant. If the Chief Building Official’s opinion is sustained by the Board of Building Appeals, the total appeal fee shall be based on actual cost recovery.

(1196-CS, Amended, 07/10/2014; 1178-CS, Amended, 03/14/2013; 1162-CS, Added, 02/23/2012. Formerly 8-1-106)

8-1-109 Exceptions to fees.

The following-named owners of proposed buildings shall be required to secure a building permit, if the provisions of this chapter apply to such buildings, but they shall be exempt from the requirements for payment except where the City incurs an actual cost for any plan-checking or permit fee for such buildings: the Federal, State, and County governments and any municipality, school district or other district, agency, or jurisdiction supported by public taxation.

(1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012. Formerly 8-1-107)

8-1-110 Code defined.

Wherever the word “code” is used in this chapter, the same shall be deemed to mean and refer to those codes set forth in TMC 8-1-102.

(1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012. Formerly 8-1-108)

8-1-111 Licenses required.

Nothing contained in this chapter, or the codes adopted by this chapter, shall be construed or deemed to be a waiver of the applicable provisions of the municipal code of the City requiring contractors, subcontractors, or specialty contractors to obtain licenses from the City under the circumstances and conditions therein prescribed.

(1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012. Formerly 8-1-109)

8-1-112 Addresses to be posted.

All construction sites shall be clearly marked with a street address visible from the street.

(1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012. Formerly 8-1-110)

8-1-113 Violation: Misdemeanor.

Violation of any provision of this chapter or any code adopted by the City Council shall constitute a misdemeanor punishable as provided in Chapter 1-2 TMC.

(1196-CS, Amended, 07/10/2014; 1162-CS, Added, 02/23/2012. Formerly 8-1-111)

Article 2. Permits by Telephone or Internet

8-1-201 Building permits by telephone or Internet (phone-in, facsimile or Internet permits).

A contractor may apply for building permits by telephone, facsimile or Internet when such work is nonstructural and no documentation such as plans or calculations is required.

Work permitted by telephone, facsimile or Internet is limited to: re-roofing, sewer and water line repair, termite repair, and mechanical equipment change out.

In order to obtain a phone-in, facsimile or Internet permit, all of the following conditions must be met:

(a) Contractor has on file with the City of Turlock Building Division a valid license issued by the State of California Licensing Board;

(b) Contractor has a current City of Turlock business license;

(d) Contractor has on deposit with the City of Turlock Finance Division a minimum balance of Three Hundred and no/100ths ($300.00) Dollars. To remain eligible, such minimum balance shall be maintained on a monthly basis.

(1162-CS, Added, 02/23/2012)

Article 3. Board of Building Appeals

8-1-301 General.

In order to hear and decide appeals of orders, decisions or determinations made by the Chief Building Official relative to the application and interpretation of those codes set forth in TMC 8-1-102, there shall be and is hereby created a Board of Building Appeals, hereinafter referred to as the Board, consisting of five (5) members who are qualified by experience and training to pass upon matters pertaining to building construction and are not employees of the jurisdiction. The Building Official shall act as Secretary of the Board.

The members of the Board shall be appointed by the City Council and shall hold office at its pleasure.

(1162-CS, Added, 02/23/2012)

8-1-302 Authority to adopt rules.

The Board shall adopt reasonable rules and regulations for conducting its business and shall render all decisions and findings in writing to the Chief Building Official within thirty (30) calendar days of the hearing with a duplicate copy to the appellant.

(1162-CS, Added, 02/23/2012)

8-1-303 Adopted code applicable.

Except as otherwise provided in those codes set forth in TMC 8-1-102, the Board shall hear appeals in accordance with the procedures set forth herein.

(1162-CS, Added, 02/23/2012)

8-1-304 Limitations on authority.

An application for appeal shall be based on a claim that the true intent of this Code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this Code do not fully apply, or an equally good or better form of construction is proposed. The Board shall have no authority to waive requirements of this Code.

(1162-CS, Added, 02/23/2012)

8-1-305 Appeal hearing date.

As soon as practicable after receiving a written appeal, the Building Official shall fix a date, time, and place for the hearing of the appeal by the Board. Such date shall be not less than ten (10) calendar days nor more than forty-five (45) calendar days from the date the appeal was filed with the Building Official. Written notice of the time and place of the hearing shall be given at least ten (10) calendar days prior to the date of the hearing to the appellant(s) by the Building Official either by causing a copy of such notice to be delivered to the appellant(s) personally or by mailing a copy thereof, postage prepaid, addressed to the appellant(s) at the address(es) shown on the appeal.

(1162-CS, Added, 02/23/2012)

8-1-306 Request for information.

Whenever in the course of any proceedings taken hereunder, the Board shall have cause to request additional information, the same may be requested of the Building Safety Division of the Economic Development Department, the Fire Department, or any other agencies charged by law with enforcement of health or safety requirements of local or state law.

(1162-CS, Added, 02/23/2012)

8-1-307 Board decisions.

The decision of the Board in granting or denying an appeal shall become final on the date of service of the decision.

Decisions of the Board shall be in writing and shall contain findings of fact, a determination of issues presented, and the requirements to be complied with. The decision of the Board shall be issued within thirty (30) calendar days of the hearing. A copy of the decision shall be delivered to the appellant(s) personally or sent by certified mail, postage prepaid, return receipt requested within thirty (30) calendar days of the effective date of the decision. The effective date of the decision(s) of the Board shall be as stated therein.

(1162-CS, Added, 02/23/2012)

8-1-308 Appeal of Board’s decision.

Any appeal of a Board decision must be filed with a court of competent jurisdiction pursuant to California Code of Civil Procedure Sections 1094.5 and 1094.6 within thirty (30) calendar days of the service of the decision; otherwise all objections will have been waived. The filing of such appeal within such time limit shall stay the effective date of the decision of the Board.

(1162-CS, Added, 02/23/2012)