CITY COUNCIL: Ordinance Amending Titles 8 & 15 of Municipal Code and Adopting 2010 California Fire, Building, Residential, Energy, Mechanical and Plumbing Codes with Amendments

Meeting Date: 14 September 2010
Prepared by: Sean Conroy, Plng & Bldg Services Manager

City Council
Agenda Item Summary
Name: Consideration of an Ordinance amending Title 8 and Title 15 of the Municipal Code and Adopting the 2010 California Fire, Building, Residential, Energy, Mechanical and Plumbing Codes with amendments. (2nd reading)

Description: Approval of this Ordinance would revise the Municipal Code to be current with the 2010 State Codes with local amendments.

Overall Cost:
City Funds: N/A
Grant Funds: N/A

Staff Recommendation: Adopt the Ordinance.

Important Considerations: Every few years the State of California adopts revisions and amendments to the codes regulating construction activities. Adoption of this Ordinance is necessary to stay in compliance with the 2010 California Building Codes and to amend the codes to address specific needs of the City of Carmel-by-the-Sea.

Decision Record: Council adopted the first reading of this Ordinance on 3 August 2010.

Reviewed by:

Rich Guillen, City Administrator Date

CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
ORDINANCE 2010 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA AMENDING TITLE 8 AND TITLE 15 OF THE CARMEL MUNICIPAL CODE AND ADOPTING THE 2010 CALIFORNIA FIRE, BUILDING, RESIDENTIAL, ENERGY, MECHANICAL, PLUMBING AND
ELECTRICAL CODES WITH AMENDMENTS

WHEREAS, the City of Carmel-by-the-Sea has adopted the California Codes
promulgated by the International Codes Committee related to buildings and construction and does so when the State of California adopts new or revised editions; and

WHEREAS, the new 2010 California Codes were adopted by the State of California under the International Code Committee and the California Building Standards Commission as the new codes for this state; and

WHEREAS, Titles 8 and 15 of the Carmel Municipal Code (see Exhibit “A”) have been revised to reflect the needs of our specific requirements under these codes and thereby may stand alone as the specific requirements for construction within the City of Carmel-by-the-Sea; and

WHEREAS, the City Council adopted the first reading of this ordinance on 3 August 2010.

THEREFORE, THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA DOES HEREBY ORDAIN AS FOLLOWS:

Section One. Titles 8 and 15 of the Municipal Code of the City of Carmel-by-the-Sea are amended as shown in Exhibit “A” attached hereto and incorporated herein. All previous amendments not identified and revised in Exhibit “A” will remain in effect.

Section Two. Severability. If any section, subsection, or part of this Ordinance is held to be invalid or unenforceable, all other sections, subsections, or parts of subsections of this ordinance shall remain valid and enforceable.

Section Three. Effective Date. This Ordinance shall take effect 30 days upon final adoption.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA
this 14th day of September, 2010, by the following roll call vote:

AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:

SIGNED:

_______________________
SUE McCLOUD, MAYOR

ATTEST:

_______________________
Heidi Burch, City Clerk

EXHIBIT “A”
Revisions to Titles 8 & 15
Deletions to these titles are noted as deleted, a line through the existing text.

Amendments/changes to the text are shown in bold italic for clarity and attention with the exception of CMC Section 8.32.100, which has been rewritten in its entirety.

Two sections have been eliminated in their entirety as they have been absorbed into the California Codes through the International Codes Committee and are no longer a “stand alone” code.

All other amendments as currently constituted shall remain in effect.

Chapter 8.32
FIRE CODE*
8.32.010 California Fire Code – Adopted.
For the purpose of prescribing regulations governing conditions hazardous to life and property from fire or explosion, that certain code known as the 2007 2010 California Fire Code, including Appendix Chapter 1 4 and Appendices A, B, BB, C, CC, D, E, F, G, H, I, J, and AE, published by the International Code Council, save and except those portions as are deleted, modified, or amended, of which code not less than three copies are now on file in the office of the City Clerk, is adopted and incorporated in the municipal code as if set out at length in this code, and the provisions thereof shall be controlling within the limits of this City. (Ord. 2008-01 § 1, 2008; Ord. 2003-04 § 1, 2003; Ord. 2001-08 § 1, 2001; Ord. 2000-09 § 1, 2001).

8.32.020 Fire Code – Effective Date – Copy on File.
The effective date for the 2007 2010 California Fire Code adopted by CMC 8.32.010 within the City shall be January 8 1, 2008 2011. The City Clerk shall maintain on file in the official records the edition of the California Fire Code currently in effect at all times. (Ord. 2008-01 § 1,
2008; Ord. 2001-08 § 1, 2001; Ord. 2000-09 § 1, 2001).

8.32.100 Amendments to the California Fire Code.
The 2010 California Fire Code is amended and changed as follows as described in subsections (1) through (36) of this section.
(Ord. 2008-01 § 1, 2008; Ord. 2003-04 § 1, 2003; Ord. 2001-08 § 1, 2001; Ord. 2000-09 § 1, 2001).
(1) Section 101.1 is amended to read as follows: 101.1 Title. These regulations shall be known as the Fire Code of the City of Carmel-by-the-Sea, hereinafter referred to as “this code.”

(2) Section 101.2.1 is amended to read as follows: 101.2.1 Appendices. Provisions in Appendix Chapter 4 and Appendices A, B, BB, C, CC, D, E, F, G, H, I, J, M, and AE are hereby adopted in their entirety and shall apply.

(3) Section 102.1 is amended to read as follows: 102.1 Construction and design provisions.
The construction and design provisions of this code shall apply to:
1. Structures, facilities and conditions arising after the adoption of this code.
2. Existing structures, facilities and conditions not legally in existence at the time of adoption of this code.
3. Existing structures, facilities and conditions when identified in specific sections of this code.
4. Existing structures, facilities and conditions, which, in the opinion of the fire code official, constitute a distinct hazard to life and property.
5. Existing structures to which additions, alterations or repairs are made that involve the addition, removal or replacement of fifty percent (50%) or greater of the linear length of the walls of the existing building (exterior plus interior) within a five-year period.
6. Existing structures to which additions, alterations or repairs are made within a fiveyear period that are valued at an amount of two hundred and fifty thousand dollars ($250,000).

(4) Section 102.3 is amended to read as follows: 102.3 Change of use or occupancy. No change shall be made in the use or occupancy of any structure that would place the structure in a different division of the same groups or occupancy or in a different group of occupancies, unless
such structure is made to comply with the provisions of this code.

(5) Section 103.5 is added to read as follows: 103.5 Police powers. The fire code official and his deputies shall have the powers of police officers in performing their duties under this code. When requested to do so by the fire code official, the chief of police of the jurisdiction is
authorized to assign such available police officers as necessary to assist the fire code official in enforcing the provisions of this code.

(6) Section 105.6.1.5 is added to read as follows: 105.6.1.5 Agricultural Explosive Devices. An operational permit is required for storage or use of any agricultural explosive device including “bird bombs”.

(7) Section 105.7.5 is amended to read as follows: 105.7.5 Fire alarm and detection systems and related equipment. A construction permit is required for installation of or modification to fire alarm and detection systems and related systems, including systems installed in Group R-3 occupancies (one- and two-family homes). Maintenance performed in accordance with this code is not considered a modification and may not require a permit as determined by the fire code official.

(8) Section 109.3 is amended to read as follows: 109.3 Violation penalties. Persons who shall violate any provision of this code or shall fail to comply with any of the requirements thereof or 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.

(9) Section 111.4 is amended to read as follows: 111.4 Failure to comply. 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 109.3 of this code.

(10) Section 202 is amended to add the following definitions:
ALL WEATHER SURFACE. A road surface constructed to the minimum standards adopted by the jurisdiction.
BRIDGE. A structure to carry a roadway over a depression or obstacle.

(11) Section 503.2.6.1 is added to read as follows: 503.2.6.1 Private bridge engineering. Every private bridge hereafter constructed shall meet the following engineering requirements:
a. The weight shall be designed for a minimum of HS-20 loading as prescribed by the AASHTO.
b. The unobstructed vertical clearance shall be not less than 15 feet clear.
c. The width shall be a minimum of 20 feet clear. The fire code official may require additional width when the traffic flow may be restricted or reduce the width to a minimum of 12 feet for Occupancy Group U or R-3 occupancies.
d. The maximum grade change of the approach to and from any private bridge shall not exceed 8% for a minimum distance of 10 feet.

(12) Section 503.2.6.2 is added to read as follows: 503.2.6.2 Private bridge certification. Every private bridge hereafter constructed shall be engineered by a licensed professional engineer knowledgeable and experienced in the engineering and design of bridges. Certification that the bridge complies with the design standards required by this code and the identified standards, and that the bridge was constructed to those standards, shall be provided by the licensed engineer, in writing, to the fire code official. Every private bridge, including existing and those constructed under this code, shall be certified as to its maximum load limits every ten (10) years or whenever deemed necessary by the fire code official. Such recertification shall be by a licensed professional engineer knowledgeable and experienced in the engineering and design of bridges. All fees charged for the purpose of certification or recertification of private bridges shall be at the owner’s expense.

(13) Section 503.2.7 is amended to read as follows: 503.2.7 Grade. The grade of fire apparatus access roads shall be no greater than 15% unless specifically approved by the fire code official.

(14) Section 503.2.7.1 is added to read as follows: 503.2.7.1 Paving. All fire apparatus access roads over eight percent (8%) shall be paved with a minimum 0.17 feet of asphaltic concrete on 0.34 feet of aggregate base. All fire apparatus access roads over fifteen percent (15%) where approved shall be paved with perpendicularly grooved concrete.

(15) Section 503.7 is added to read as follows: 503.7 Fire apparatus access roads. All fire apparatus access road names shall be issued by the City of Carmel-by-the-Sea.

(16) Section 506.1 is amended to read as follows: 506.1 Where required. Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to required a key box or other approved emergency access device to be installed in an approved location. The key box or other approved emergency access device shall be of an approved type and shall contain keys or other information to gain necessary access as required by the fire code official.

(17) Section 507.5.2 is amended to read as follows: 507.5.2 Inspection, testing and maintenance. Fire hydrant systems shall be subject to periodic tests as required by the fire code official. Fire hydrant systems shall be maintained in an operative condition at all times and shall be repaired where defective. Additions, repairs, alterations and servicing shall comply with approved standards. When required by the fire code official, hydrants shall be painted in accordance with the most current edition of NFPA 291.

(18) Section 603.6.6 is added to read as follows: 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 gases to the outer air.

(19) Section 901.1.1 is added to read as follows: 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.

(20) Section 901.4 is amended to read as follows: 901.4 Installation. Fire protection systems shall be maintained in accordance with the original installation standards for that system. All systems shall be extended, altered, or augmented as necessary to maintain and continue protection whenever the building is altered, remodeled or added to. Alterations to the fire protection systems shall be done in accordance with applicable standards.

(21) Section 901.4.5 is added to read as follows: 901.4.5 Nonoperational equipment. Any fire protection equipment that is no longer in service shall be removed.

(22) Section 901.6.3 is added to read as follows: 901.6.3 Qualifications of Inspection, Testing and Maintenance Personnel. 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.

(23) Section 903.2 is amended to read as follows: 903.2 Where required. Approved automatic
sprinkler systems shall be provided in all new buildings and structures constructed, moved into
or relocated within the jurisdiction. This section supersedes the square footage limitations of all
subsections within Section 903.2.
Exceptions:
(1) Structures not classified as Group R occupancies and not more than 500 square feet in total
floor area.
(2) Detached agricultural buildings, as defined by this code, located at least one hundred feet
(100’) from any other structure or the property line, whichever is closer.
(3) Accessory structures associated with existing non-sprinklered R-3 occupancies (one or two
family dwellings) and less than 1500 square feet in total fire area.
(4) Where an insufficient water supply exists to provide for an automatic fire sprinkler system
and where the fire code official permits alternate protection.
(24) Section 903.2.8 is amended to read as follows: 903.2.8 Group R. 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
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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.
(25) Section 903.3.1.1.2 is added to read as follows: 903.3.1.1.2 Elevators. Automatic fire
sprinklers shall not be installed at the top of passenger elevator hoistways or in the associated
passenger elevator mechanical rooms.
903.3.1.1.2.1 Where automatic fire sprinklers are not installed at the top of passenger elevator
hoistways, heat detectors for the shunt trip mechanism shall not be installed, nor shall smoke
detectors for elevator recall be installed.
903.3.1.1.2.2 Where automatic fire sprinklers are not installed in associated elevator mechanical
rooms, heat detectors for the shunt trip mechanism shall not be installed. A smoke detector shall
be installed for elevator recall.
(26) Section 903.3.1.3 is amended to read as follows: 903.3.1.3 NFPA 13D sprinkler systems.
Where allowed, automatic sprinkler systems installed in one- and two-family dwellings shall be
installed throughout in accordance with NFPA 13D.
903.3.1.3.1 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.
903.3.1.3.2 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 off of a single water meter. A separate shut-off valve for the domestic system only shall
be permitted to be installed. The location of the control valve shall be approved by the fire code
official.
903.3.1.3.3 Automatic sprinklers shall be installed in all bathrooms, regardless of square
footage.
903.3.1.3.4 Automatic sprinklers shall be installed in all attached garages and structures.
903.3.1.3.5 Automatic sprinklers shall be installed in all accessible storage areas.
903.3.1.3.5.1 Automatic sprinklers shall be installed in all under-stair spaces including all
closets.
903.3.1.3.6 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.
(27) Section 903.4.1 is amended to read as follows: 903.4.1 Monitoring. Alarm, supervisory
and trouble signals shall be distinctly different and shall be automatically transmitted to an
approved UL-listed central station as defined in NFPA 72-2010, or, when approved by the fire
code official, shall sound an audible signal at a constantly attended location. The fire alarm
system installed to transmit such signals shall be considered a building fire alarm system and
shall be documented as a UL-certificated central station service system.
(exceptions remain unchanged)
(28) Section 903.4.2 is amended to read as follows: 903.4.2 Alarms. One exterior approved
audible device shall be connected to every automatic sprinkler system in an approved location.
Such sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow
of a single sprinkler of the smallest orifice size installed in the system. Where a building fire
alarm system is installed, actuation of the automatic sprinkler system shall actuate the building
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fire alarm system. Interior alarm notification appliances shall be installed as required by Section
903.4.2.1.
(29) Section 903.4.2.1 is added to read as follows: 903.4.2.1 Where an automatic fire sprinkler
system is installed in a building with more than one tenant or with over 100 sprinkler heads,
audible and visible notification appliances shall be installed throughout the building as follows:
a. Audible notification appliances shall be installed so as to be audible at 15 dBa above
average sound pressure level throughout the building.
b. Visible 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. Visible notification appliances can be eliminated in normally unoccupied portions of
buildings where permitted by the fire code official.
EXCEPTION: The requirements of this section do not apply to Group R-3 Occupancies.
(30) Section 903.4.3 is amended to read as follows: 903.4.3 Floor control valves. Approved
indicating control valves and water flow switches shall be provided at the point of connection to
the riser on each floor in all buildings over one story in height, and shall be individually
annunciated as approved by the fire code official.
(31) Section 907.1.6 is added to read as follows: 907.1.6 Multiple Fire Alarm Systems.
Multiple fire alarm systems within a single protected premises are not permitted, unless
specifically authorized by the fire code official.
(32) Section 907.2 is amended to read as follows: 907.2 Exception 1. The manual fire alarm
box is not required for fire alarm control units dedicated to elevator recall control.
(33) Section 907.7.4 is added to read as follows: 907.7.4 Zone transmittal. Where required by
the fire code official, fire alarm signals shall be transmitted by zone to the supervising station
and retransmitted by zone to the public fire service communications center.
(34) Section 907.7.5 is amended to read as follows: 907.7.5 Monitoring. Fire alarm systems
required by this chapter, by the California Building Code, or installed voluntarily shall be
monitored by a UL-listed central station and shall be documented as UL-certificated central
station service systems in accordance with NFPA 72-2010 and this section.
(35) Section 907.8.2 is amended to read as follows: 907.8.2 Completion documents. The
following documentation shall be provided at the time of acceptance testing for all fire alarm
system installations:
1. A record of completion in accordance with NFPA 72.
2. A contractor’s statement verifying that the system has been installed in accordance
with the approved plans and specifications, and has been 100% tested in accordance with NFPA
72.
3. A contractor’s affidavit of personnel qualifications, indicating that all personnel
involved with the installation of the fire alarm system meet the qualification requirements of the
fire code official.
(36) Add the following Appendix to read as follows: APPENDIX AE – ALTERNATIVE
ENERGY SYSTEMS
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AE101.1 Scope. Applications for the installation, additions or remodel of alternative energy
system, including but not limited to photovoltaic and wind generation systems, shall be subject to
this appendix when conditioned by the fire code official.
AE101.2 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.
AE102 SIGNING AND MARKING: All photovoltaic systems shall be permanently marked as
specified in this section.
AE102.1 Main Service Disconnect
a. Main Panel Exterior 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
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 Disconnecting 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 3/8” in height and in a non—serif font, to
read “SOLAR DISCONNECT.” The label shall be constructed of durable adhesive material or
other approved material.
AE102.2 Direct Current (DC) Conduits, Raceways, Enclosures, Cable Assemblies, and
Junction Boxes.
a. Marking is required on all interior and exterior direct current (DC) conduits, raceways,
enclosures, cable assemblies, and junction boxes.
b. Marking Locations. Marking 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. Marking Content and Format. Marking for DC conduits, raceways, enclosures, cable
assemblies and junction boxes shall be red with white lettering with minimum 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.
AE102.3. 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
power source shutoff switch.
AE102.4. 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 man disconnect.
AE102.5 Inverters. No markings are required for inverters.
AE102.6 AC Photovoltaic Systems. AC Photovoltaic Systems shall be marked as specified in
this section.
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a. Main Panel Exterior Marking. A placard is required to be permanently affixed to the
car service disconnect panel. The placard shall be red in color with white capital letters at least
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 Disconnecting Means Marking. A permanent label is to be affixed adjacent to
tne circuit breaker controlling the inverter or other photovoltaic system electrical controller. The
label shall have contrasting color capital letters at least 3/8” in height and in a non-serif font, to
read “SOLAR DISCONNECT.” The label shall be constructed of durable adhesive material or
other approved material.
AE103 BUILDING MOUNTED PHOTOVOLTAIC SYSTEMS.
AE103.1. 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 set back fro 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. Measurement Conventions. All roof dimensions shall be measured to centerlines.
e. Roof Access Points. Roof access points shall be defined as areas where ladders are not
placed over openings (windows or doors) and are located at strong points of building
construction and in locations wiere they will not conflict with overhead obstructions (tree limbs,
wires, or signs).
AE103.2 Household Systems (One- and Two-Family Dwellings)
a. Access and Pathways.
(1). Hip Roof Layouts. Modules shall be located in a manner that provides one (1) three
foot (3’) wide clear access pathway from the eave to the ridge of each roof slope where the
modules are located. The access pathway shall be located at a structurally sound location on the
building, such as a bearing wall. EXCEPTION: Where adjoining roof planes provide a three
foot (3’) wide clear 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
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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.
AE103.3. Commercial Systems.
a. Definition. Commercial Systems shall be defined as all photovoltaic systems installed
in any occupancy other than a one and two family dwelling.
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 shall be permitted to make a determination to apply the
requirements under Section AE103.2, above.
c. Access. There shall be a minimum six—foot (6’) wide clear perimeter around the
edges of the roof. EXCEPTION: If either access to the building is 250’ or less, there shall be a
minimum four foot (4’) wide clear perimeter around the edges of the roof.
d. Pathways. Pathways shall be established as follows:
(1). Pathways shall be over structural members.
(2). Centerline axis pathways shall be provided in both axes of the roof.
(3). Centerline axis pathways shall run on structural members or Over the next closest
structural member nearest to the center lines of the roof.
(4). Pathways shall be straight line 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 roof access hatches
with at least one not less than four foot (4’) clear pathway to the parapet or roof edge.
e. Smoke Ventilation.
(1). Solar arrays shall be no greater than 150 feet by 150 feet 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 ventilation hatches; or (c) a pathway four feet (4’) or greater in width and bordering
four foot by eight foot (4’ X 8) “venting cutouts” every twenty feet (20’) on alternating sides of
the pathway.
AE104. Location of Direct Current (DC) Conductors.
a. Exterior mounted Direct Current 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.
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b. Conduit runs between sub—arrays and to 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 conduit or raceways when located within enclosed
spaces in a building and shall be run as follows:
(1). When run perpendicular or parallel to load bearing members, a minimum ten—inch
(10”) space below roof decking or sheathing shall be maintained.
(2). Where flexible metal conduit (FMC) or metal clad cable (MC) containing PV power
circuit conductors is installed across ceilings or floor joists, the raceway or cable shall be
protected by guard strips.
AE105 GROUND MOUNTED PHOTOVOLTAIC SYSTEMS
AE105.1 Marking shall be in accordance with Section AE102, above.
AE105.2 Setbacks. Special setback requirements do not apply to ground-mounted, freestanding
photovoltaic arrays. NOTE: The zoning regulations of the jurisdiction regulate setbacks between
buildings, accessory structures (possibly including ground-mounted photovoltaic arrays) and
property lines.
AE105.3 Clearances. A clear area of ten feet (10’) around ground-mounted photovoltaic
installations shall be provided.
AE105.4 Non-Combustible Base. A gravel base or other non—combustible base acceptable to
the fire code official shall be installed and maintained under and around the installation.
AE105.5 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.
AE105.6 Fire Sprinkler Protection. Fire sprinkler protection is not required for ground-mounted
photovoltaic installations.
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Chapter 15.04
ADMINISTRATION OF BUILDING CODES*
Sections:
15.04.010 Purpose.
15.04.020 Definitions.
15.04.030 Administrative Officer – Building Official.
15.04.040 Exemptions.
15.04.050 Liability of City.
15.04.060 Authority of Building Official.
15.04.070 Permit – Required.
15.04.075 Permit – Exemptions.
15.04.080 Permit – Application.
15.04.090 Permit – Fee.
15.04.100 Permit – Review of Application – Issuance.
15.04.110 Permit – Validity – Expiration.
15.04.120 Inspection.
15.04.130 Enforcement – Right of Entry.
15.04.140 Commencing Work Without Permit – Penalty Fee.
15.04.150 Reinspection Fee.
15.04.160 Inspection – Permit Required.
15.04.170 Board of Appeals – Created.
15.04.180 Board of Appeals – Membership.
15.04.190 Board of Appeals – Hearing.
15.04.200 Board of Appeals – Form of Procedure.
15.04.210 Board of Appeals – Compensation.
15.04.220 Appeal to City Council – Filing.
15.04.230 Appeal to City Council – Hearing.
15.04.240 Appeal From Actions to Abate Dangerous Buildings.
15.04.250 Violation of Building Code – Penalty.
15.04.260 Violation of Housing Residential Code – Penalty.
15.04.270 Violation of Mechanical Code – Penalty.
15.04.280 Violation of Abatement of Dangerous Buildings Code – Penalty.
15.04.290 Violation of Plumbing or Electrical Code – Penalty.
15.04.300 Effective Date of Codes.
* For statutory provisions on administration and enforcement of housing laws, see Health and
Safety Code § 17960.
Prior legislation: Ords. 326 C.S., 75-20, 77-28, 83-25, 85-13, 87-11, 87-14 and 88-1.
15.04.030 Administrative Officer – Building Offical.
The Chief Building Inspector of the City shall have the power and it shall be her/his duty,
personally and through her/his authorized deputies and assistants, to enforce all the provisions of
this title and all the laws of the State of California relating to building and construction. The
Chief Building Inspector, referred to herein as the Building Official, shall report to the Director
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of the Department of Community Planning and Building and/or the City Administrator. (Ord.
89-29 § 1, 1989).
Section 15.04.090 Permit – Fee.
A. The Building Official shall not issue a permit to any person for work which would be in
violation of the State Contractors Licensing Law.
B. Due to the increased inspections required for work done under an owner’s permit, all fees
established herein shall be increased 20 percent with a minimum increase of $25.00, unless said
owner is the holder of a valid license issued by the State Contractors Licensing Board indicating
qualification to perform the work for which the permit is issued. (Ord. 99-04 (Exh. B), 1999;
Ord. 89-29 § 1, 1989; Code 1975 § 1112.2).
C. A plan review fee shall be charged for review of all plans and applications pertaining
to a permit. The fee shall be 65% of the building permit fee normally charged at the time of
issuance. This fee shall be collected upon the submittal of the application by the applicant
and may be adjusted as necessary during the plan review process.
15.04.180 Board of Appeals – Membership.
The board shall be composed of five members, four of whom shall sit on all appeals and may
be qualified as follows: one architect, one civil or structural engineer, one general contractor and
one layman, and three alternates each qualified by education or experience in the field of
plumbing, electrical or mechanical installations. When, in the opinion of the Building Official,
a conflict arises in the composition of the Board the Planning Commission may be utilized for
such matters of appeal. On general matters, any one of the alternates may sit as a member, but
on technical matters in their specific field the specialist in that field of construction shall sit. At
least four members of the board shall be residents of the City. The board shall develop
reasonable rules and regulations for conducting its business at each hearing and deliver a copy
thereof to the Building Official at the time of each hearing. Said rules and regulations should be
available to the public. The board shall render its decision and findings in writing and furnish a
copy thereof to the appellant and Building Official. (Ord. 89-29 § 1, 1989; Code 1975 §
1115.0(a)).
15.04.240 Appeal From Actions to Abate Dangerous Buildings.
The appeal provisions of the California Code for the Abatement of Dangerous Buildings
under the California Building Code, as adopted, shall may be followed where they conflict with
or expand upon the appeal provisions of CMC 15.04.170 through 15.04.240. (Ord. 89-29 § 1,
1989; Code 1975 § 1115.2).
15.04.250 Violation of Building Code – Penalty.
The penalty provision of the 2007 California Building Code shall apply to all violations of
said code. It shall be unlawful for any person, firm or corporation to erect, construct, enlarge,
alter, repair, move, improve, remove, convert or demolish, equip, use, occupy, or maintain any
building or structure in the City, or cause the same to be done, contrary to or in violation of any
of the provisions of this code.
Any person, firm or corporation violating any of the provisions of this code shall be deemed
guilty of a separate offense for each and every day or portion thereof during which any violation
of any of the provisions of this code is committed, continued, or permitted, and shall be deemed
guilty of an infraction. (Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B),
1999; Ord. 96-1, 1996; Ord. 89-29 § 1, 1989; Code 1975 § 1115.2(d)).
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15.04.260 Violation of Housing Residential Code – Penalty.
The penalty provision of the 2007 California Housing Residential Code shall apply to all
violations of said code. It reads:
No person, firm or corporation, whether as owner, lessee, sublessee, occupant, shall erect,
construct, enlarge, alter, repair, move, improve, remove, demolish, equip, use, occupy or
maintain any building or premises, or cause or permit the same to be done, contrary to or
in violation of any of the provisions of this Code or any order issued by the Building
Official hereunder. Any person violating the provisions of this section shall be guilty of
an infraction for each day such violation continues.
(Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1, 1996;
Ord. 89-29 § 1, 1989; Code 1975 § 1115.2(e)).
15.04.270 Violation of Mechanical Code – Penalty.
The penalty provision of the 2007 California Mechanical Code shall apply to all violations of
said code. It shall be unlawful for any person, firm or corporation to erect, install, alter, repair,
relocate, add to, replace, use, or maintain heating, ventilating, cooling, or refrigeration equipment
in the jurisdiction, or cause the same to be done, contrary to or in violation of any of the
provisions of this code. Maintenance of equipment which was unlawful at the time it was
installed and which would be unlawful under this code, shall constitute a continuing violation of
this code.
Any person, firm or corporation violating any of the provisions of this code shall be deemed
guilty of an infraction and each such person shall be deemed guilty of a separate offense for each
and every day or portion thereof during which any violation of any of the provisions of this code
is committed, continued, or permitted. (Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord.
99-04 (Exh. B), 1999; Ord. 96-1, 1996; Ord. 89-29 § 1, 1989; Code 1975 § 1115.2(f)).
15.04.280 Violation of Abatement of Dangerous Buildings Code – Penalty.
The penalty provisions of the 1997 California Building Code for as it relates to the Abatement
of Dangerous Buildings shall apply to all violations of said code. No person, firm or corporation,
whether as owner, lessee, sublessee, or occupant, shall erect, construct, enlarge, alter, repair,
move, improve, remove, demolish, equip, use, occupy or maintain any building or premises, or
cause or permit the same to be done, contrary to or in violation of any of the provisions of this
code or any order issued by the Building Official hereunder. Any person violating the provisions
of this section shall be guilty of an infraction for each day such violation continues. (Ord. 2008-
02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1, 1996; Ord. 89-29 §
1, 1989; Code 1975 § 1115.2(g)).
15.04.290 Violation of Plumbing or Electrical Code – Penalty.
Violations of any provisions of the 2007 California Plumbing Code, the 2007 California
Electrical Code, or any other uniform code adopted by the City for which no specific penalty
provision or maximum punishment has been adopted, shall be an infraction. Each separate day,
or portion thereof, during which any such violation continues shall be deemed a separate offense.
(Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1, 1996;
Ord. 89-29 § 1, 1989; Code 1975 § 1115.2(h)).
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Chapter 15.08
BUILDING CODE*
15.08.010 Adoption.
The 2007 2010 California Building Code, including the appendix thereto, and the California
Building Code Standards, copies of which are on file with the City Clerk as required by law, are
adopted by reference and incorporated into this title as the building code for the City except as
amended in this chapter and Chapter 15.04 CMC. The Very High Fire Hazard Severity Zone
Map, as transmitted to the City on November 18, 2008, by the Department of Forestry and Fire
Protection, is also adopted as required by law. (Ord. 2009-04, 2009; Ord. 2008-02 § 1, 2008;
Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1, 1996; Ord. 89-29 § 1, 1989; Code
1975 § 1121.0).
15.08.030 Moving Buildings.
Moved Buildings. Buildings or structures relocated or moved within the City limits need not
shall comply with the requirements of a new building. Moved buildings shall be structurally
certified by a licensed engineer prior to issuance of a certificate of occupancy by the Building
Official. Any knob and tube wiring shall be replaced with approved cable or conduit. (Ord. 2008-
02 § 1, 2008; Ord. 96-1, 1996; Ord. 89-29 § 1, 1989; Code 1975 § 1122.0).
15.08.160 Skylights.
All skylights installed in any fire rated roof within any commercial building or zoning district
shall be laminated wire glass and shall be inoperable unless otherwise approved by the Building
Official and/or Fire Chief Code Official. (Ord. 2008-02 § 1, 2008; Ord. 99-04 (Exh. B), 1999;
Ord. 96-1, 1996; Ord. 89-29 § 1, 1989).
Chapter 15.12
DANGEROUS BUILDINGS CODE*
(Delete this section in its entirety. Covered under Sec. 116 of the CBC.)
Sections:
15.12.010 Adoption.
* Prior legislation: Ords. 326 C.S., 77-28, 85-13, and 87-11.
15.12.010 Adoption.
The 2007 California Code for the Abatement of Dangerous Buildings, copies of which are on
file with the City Clerk as required by law, is adopted by reference and incorporated into this title
as the dangerous buildings code for the City except as amended by Chapter 15.04 CMC. (Ord.
2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1 § 1, 1996;
Ord. 92-24, 1992; Ord. 89-29 § 1, 1989; Code 1975 § 1121.1).
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Chapter 15.13
BUILDING SECURITY CODE
Sections:
15.13.010 Adoption.
15.13.010 Adoption. Building Security
The 2007 California Building Security: Code, copies of which are on file with the City Clerk
as required by law, is adopted by reference and incorporated into this title.
All commercial buildings shall meet the requirements of Title 8 and the Fire Code and item #2
below.
Residential buildings in all land use zones shall comply with the following:
1. Where entry doors are placed a window shall be located within 36” of that door. Where
no window is present a “peep-hole” unit shall be installed in the entry door.
2. All locks and dead-bolt locks located within exterior doors shall not be keyed from both
sides of the lock (exterior key only).
(Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1 § 1,
1996).
Chapter 15.20
MECHANICAL CODE*
15.20.010 Adoption.
The 2007 2010 California Mechanical Code, copies of which are on file with the City Clerk as
required by law, is adopted by reference and incorporated into this title as the mechanical code
for the City, except as amended in this chapter and Chapter 15.04 CMC. (Ord. 2008-02 § 1,
2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1 § 1, 1996; Ord. 92-24,
1992; Ord. 89-29 § 1, 1989; Code 1975 § 1131.0).
Chapter 15.24
PLUMBING CODE*
15.24.010 Adoption.
The 2007 2010 California Plumbing Code, copies of which are on file with the City Clerk as
required by law, is adopted by reference and incorporated into this title as the plumbing code for
the City, except as amended in this chapter and in Chapter 15.04 CMC. (Ord. 2008-02 § 1, 2008;
Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 92-24, 1992; Ord. 89-29 § 1, 1989;
Code 1975 § 1141.0).
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Chapter 15.32
HOUSING CODE*
This section is eliminated in its entirety and is absorbed into the California Building Code and
is no longer a separate code.
Sections:
15.32.010 Adoption.
* Prior legislation: Ords. 326 C.S., 77-28, 85-13 and 87-11.
15.32.010 Adoption.
The 2007 California Housing Code, as promulgated by the International Code Council, copies
of which are on file with the City Clerk as required by law, is adopted by reference and
incorporated into this title as the housing code for the City. (Ord. 2008-02 § 1, 2008; Ord. 2003-
03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1 § 1, 1996; Ord. 92-24, 1992; Ord. 89-29 § 1,
1989; Code 1975 § 1151.0).
Chapter 15.36
ELECTRICAL CODE*
15.36.010 Adoption.
The 2007 2010 California Electrical Code, based on the 2005 National Electric Code, as promulgated by the National Fire Protection Association, copies of which are on file with the City Clerk as required by law, is adopted by reference and incorporated into this title
as the electrical code for the City, except as amended in this chapter and in Chapter 15.04 CMC. (Ord. 2008-02 § 1, 2008; Ord. 2003-03 § 2, 2003; Ord. 99-04 (Exh. B), 1999; Ord. 96-1 § 1, 1996; Ord. 91-1 § 1, 1991; Code 1975 § 116