Azusa Municipal Code Art. I In General

The city adopts by reference and makes part of this chapter by reference, subject to those certain amendments set forth in this chapter, the following California Building Standards Codes (California Code of Regulations, Title 24):

1. 2025 California Building Code, Title 24 Part 2 of California Code of Regulations, Chapter 1, Division II through Chapter 35 and Appendices C, F, H, I, J, O, P and Q

2. 2025 California Residential Code, Title 24 Part 2.5 of California Code of Regulations, Chapter 1, Division II through Chapter 10, Chapter 44 and Appendix AH, AJ, AQ, and AS;

3. 2025 California Electrical Code, Title 24 Part 3 of California Code of Regulations, Article 89, Article 90, Chapters 1 through 9, and Annexes A, B, C, D, E, F, G, I and J;

4. 2025 California Mechanical Code, Title 24 Part 4 of California Code of Regulations, Chapter 1, Division II through Chapter 17 and Appendices B, C and D;

5. 2025 California Plumbing Code, Title 24 Part 5 of California Code of Regulations, Chapter 1, Division II through Chapter 17 and Appendices A, B, D, H, I and J;

At least one copy of each code has been filed in the office of the city clerk and each is incorporated herein by reference as though set forth in full, shall be the standards, provisions, and conditions to be observed and shall be followed in the regulation and control of design, construction, quality, and materials, use, and occupancy, location and maintenance of all buildings, structures, and certain equipment regulated by this chapter within the City of Azusa. In the event there is any inconsistency between the provisions of the codes and modifications adopted by this chapter, and other provisions of this Code, then the more restrictive provision with respect to building regulations shall apply.

(Code 1971, § 15.04.010; Ord. No. 95-16, § 1, 11-20-95; Ord. No. 99-011, § 3, 6-28-99; Ord. No. 02-012, § 3, 11-18-02; Ord. No. 06-04, § 2, 5-15-06; Ord. No. 07-O13, § 2, 11-19-07; Ord. No. 10-O7, § 2, 11-15-10; Ord. No. 13-O3, § 2, 11-18-13, eff. 1-1-14; Ord. No. 2016-O8, § 2, 11-21-16; Ord. No. 2019-03, § 2, 11-4-19; Ord. No. 2022-05, § 2, 12-5-22; Ord. No. 2025-06, § 2, 11-3-25)

Editor's note— Ord. No. 2025-06, § 3, adopted November 3, 2025, repealed § 14-2, which pertained to fees and refunds and derived from Ord. No. 2022-05, § 3, 12-5-22.

(a) The building official shall have the authority to disconnect any utility service or energy supplied to a building, structure or building service equipment therein regulated by this chapter in an emergency where necessary to eliminate an immediate hazard to life or property. The building official shall, whenever possible, notify the serving utility, the owner and the occupants of the building, structure or building service equipment of the decision to disconnect prior to taking such action and shall notify, in writing, such serving utility, owner and occupant of the building, structure or building service equipment of such disconnection immediately thereafter.

(b) Whenever the building official ascertains that any building service equipment regulated by this chapter has become an immediate hazard to life, health or property, he shall order, in writing, that such equipment either be removed or restored to a safe condition, whichever is appropriate. The written notice itself shall fix a time limit for compliance with such order. No person shall use or maintain defective building service equipment after receiving such notice. When such equipment or installation is to be disconnected, a written notice of such disconnection and the causes therefor shall be given within 24 hours to the serving utility, the owner and the occupants of such building, structure or premises.

(c) When any building service equipment is maintained in violation of this chapter and in violation of a notice issued pursuant to this section, the building official may institute any appropriate action to prevent, restrain, correct or abate the violation.

(d) No person shall make connections from any energy, fuel or power supply nor supply energy or fuel to any building service equipment which has been disconnected or ordered to be disconnected by the building official or the use of which has been ordered to be discontinued by the building official until the building official authorizes the reconnection and use of such equipment.

(e) This section shall be added to all codes adopted by section 14-1.

(Code 1971, § 15.04.030)

Editor's note— Ord. No. 2025-06, § 4, adopted November 3, 2025, repealed § 14-4, which pertained to expiration of applications and derived from Ord. No. 2022-05, § 4, 12-5-22.

A standardized emergency access system shall be installed and maintained subject to the approval of the director of community development for all locked-gate developments.

(Code 1971, § 15.04.140; Ord. No. 92-016, § 1, 6-1-92)

(a) All structures, buildings and architectural appendages requiring a permit from the city with wood or metal exposed to the elements (rain, wind, sun, etc.) shall be prime coated and finish painted or stained (or any similar finish approved by the building official or the planning division) to match the structure or building it is connected with or adjacent to, provided they are on the same lot or associated with one another.

(b) If the construction requiring a permit exceeds 49.9 percent of the connected structure, the entire structure shall be prime coated, and finish painted or stained to the satisfaction of the building official or planning division.

(c) All attic vents, ventilators, ventilation turbines, or dormer vents shall be painted the same color as the roof covering it is penetrating or surrounding unless deemed not necessary by the building official.

(d) All vents, vent connectors, ducts, ventilating hoods, vent caps, roof jacks, conduits, ventilating exhaust systems or similar items projecting through the roof that are exposed or are visible from any public or private property shall be painted the same color as the finish material which it is penetrating or surrounding, unless deemed not necessary by the building official.

(Ord. No. 2022-05, § 5, 12-5-22)

Editor's note— Ord. No. 2022-05, § 5, adopted December 5, 2022, repealed the former section 14-6, and enacted a new section 14-6 as set out herein. The former section 14-6 pertained to vents and derived from Code 1971, § 15.04.050; and Ord. No. 92-016, § 1, 6-1-92.

(a) An applicant for a building permit in any R-1a, R-1b, R-1c, R-1d, R-1-H-10000, R-1-H-20000, R-2, R-3a, R-3b or R-3c zone, excluding motels and hotels, shall pay a park and recreation fee based on the number of bedrooms as set forth in the following schedule:

1 bedroom .....$150.00

2 bedrooms .....300.00

3 bedrooms .....450.00

4 bedrooms or more .....600.00

Mobilehome units .....150.00

The fee shall be paid to the city at the time the building permit is issued and shall be used or expended only for the purpose of acquiring or improving park or recreational land or facilities.

(b) No additional fee shall be collected from the developer of any parcel or lot where such fees have been collected previously pursuant to section 66-5.

(Code 1971, § 15.04.150)

As used in this chapter and any other state, local, or federal reference, the term "building official" shall mean the City of Azusa Community Development Director, or his designee.

(Ord. No. 95-16, § 2, 11-20-95)

When a geologic report is required to be submitted for plan review, a fee shall be paid at the time of submitting the geologic report for review. The plan review fee shall be as set forth in the fee schedule resolution. When the geologic report is incomplete or changed so as to require additional plan review, an additional plan review fee shall be charged as set forth in the fee schedule resolution.

(Ord. No. 99-011, § 4, 6-28-99; Ord. No. 02-012, § 4, 11-18-02)

This section establishes standard placards to be used to indicate the condition of a structure for continued occupancy. The section further authorizes the building official and his or her authorized representatives to post the appropriate placard at each entry point to a building or structure upon completion of a safety assessment.

(a) The provisions of this section are applicable to all buildings and structures of all occupancies regulated by the City of Azusa. The council may extend the provisions as necessary.

(b) "Safety Assessment" is a visual, non-destructive examination of a building or structure for the purpose of determining the condition for continued occupancy.

(c) The following are verbal descriptions of the official jurisdiction placards to be used to designate the condition for continued occupancy of buildings or structures.

(1) "INSPECTED - Lawful Occupancy Permitted" is to be posted on any building or structure wherein no apparent structural hazard has been found. This placard is not intended to mean that there is no damage to the building or structure.

(2) "RESTRICTED USE" is to be posted on each building or structure that has been damaged wherein the damage has resulted in some form of restriction to the continued occupancy. The individual who posts this placard will note in general terms the type of damage encountered and will clearly and concisely note the restrictions on continued occupancy.

(3) "UNSAFE - Do Not Enter or Occupy" is to be posted on each building or structure that has been damaged such that continued occupancy poses a threat to life safety. Buildings or structures posted with this placard shall not be entered under any circumstance except as authorized in writing by the building official, or his or her authorized representative. Safety assessment teams shall be authorized to enter these buildings at any time.

This placard is not to be used or considered as a demolition order. The individual who posts this placard will note in general terms the type of damage encountered.

(d) The following information shall be permanently affixed to each placard: (i) this ordinance number; (ii) City of Azusa; (iii) 213 E. Foothill Blvd., Azusa, CA 91702; and (iv) (626) 812-5299.

(e) Once a placard has been attached to a building or structure, a placard is not to be removed, altered or covered until done so by an authorized representative of the building official. It shall be unlawful for any person, firm or corporation to alter, remove, cover or deface a placard unless authorized pursuant to this section.

(Ord. No. 09-O6, § 1, 10-5-09)

(a) The following words and phrases as used in this section are defined as follows:

Electronic submittal means the utilization of one or more of the following:

(1) E-mail,

(2) The internet,

(3) Facsimile.

Small residential rooftop solar energy system means all of the following:

(1) A solar energy system that is no larger than ten kilowatts alternating current nameplate rating or 30 kilowatts thermal.

(2) 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 Civil Code § 714(c)(iii), as such section or subdivision may be amended, renumbered, or redesignated from time to time.

(3) A solar energy system that is installed on a single or duplex family dwelling.

(4) A solar panel or module array that does not exceed the maximum legal building height as defined by the city.

Solar energy system has the same meaning set forth in Civil Code § 801.5(a)(1) and (2), as such section or subdivision may be amended, renumbered, or predesignated from time to time.

Specific, adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

(b) California Government Code § 65850.5 provides that, on or before September 30, 2015, every city, county, or city and county shall adopt an ordinance that creates an expedited, streamlined permitting process for small residential rooftop solar energy systems.

(c) The building official shall adopt an administrative, nondiscretionary expedited review process for small residential rooftop solar energy systems, which shall include standard plan(s) and checklist(s). The checklist(s) shall set forth all requirements with which small residential rooftop solar energy systems must comply with to be eligible for expedited review. The small residential rooftop solar system permit process, standard plan(s), and checklist(s) shall substantially conform to recommendations for expedited permitting, including the checklist and standard plans contained in the most current version of the California Solar Permitting Guidebook adopted by the governor's office of planning and research.

(d) The checklist and all documents required for the submission of an expedited small residential rooftop solar energy system application shall be published on the city's internet website. The applicant may submit the permit application and associated documentation to the city's building division by personal, mailed, or electronic submittal together with any required permit processing and inspection fees. In the case of electronic submittal, the electronic signature of the applicant on all forms, applications and other documentation may be used in lieu of a wet signature.

(e) Prior to submitting an application, the applicant shall:

(1) Verify to the applicant's reasonable satisfaction through the use of standard engineering evaluation techniques that the support structure for the small residential rooftop solar energy system is stable and adequate to transfer all wind, seismic, and dead and live loads associated with the system to the building foundation; and

(2) At the applicant's cost, verify to the applicant's reasonable satisfaction using standard electrical inspection techniques that the existing electrical system including existing line, load, ground and bonding wiring as well as main panel and subpanel sizes are adequately sized, based on the existing electrical system's current use, to carry all new photovoltaic electrical loads.

(f) An application that satisfies the information requirements in the checklist, as determined by the building official, shall be deemed complete. Upon receipt of an incomplete application, the building official shall issue a written correction notice detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

(g) Upon confirmation by the building official of the application and supporting documentation being complete and meeting the requirements of the checklist, standard plan, this section and local, state, and federal health and safety requirements, and unless the building official determines a use permit is warranted, the building official and/or designated city staff shall administratively approve the application and issue all required permits or authorizations within a reasonable period of time. Such approval does not authorize an applicant to connect the small residential rooftop energy system to the local utility provider's electricity grid. The applicant is responsible for obtaining such approval or permission from the local utility provider.

(h) The building official may require an applicant to apply for a use permit if the building officials finds, based on substantial evidence, that the solar energy system could have a specific, adverse impact upon the public health and safety. Such decision may be appealed to the planning commission.

(i) If a use permit is required, the building official may deny an application for the use permit if the building official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid, as defined, the adverse impact. Such findings shall include the basis for the rejection of the potential feasible alternative for preventing the adverse impact. Such decision may be appealed to the planning commission.

(1) Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.

(2) "A feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the city on another similarly situated application in a prior successful application for a permit. The city shall use its best efforts to ensure that the selected method, condition, or mitigation does not significantly increase the cost of the system or decrease its efficiency or specified performance in excess of the following:

a. For water heater systems or solar swimming pool heating systems: an amount exceeding ten percent of the cost of the system, but in no case more than $1,000.00, or decreasing the efficiency of the solar energy system by an amount exceeding ten percent, as originally specified and proposed.

b. For photovoltaic systems: an amount not to exceed $1,000.00 over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding ten percent as originally specified and proposed.

(j) The city shall not condition approval of an application on the approval of an association, as defined in Civil Code § 4080.

(k) For a small residential rooftop solar energy system eligible for expedited review, only one inspection shall be required, which shall be done in a timely manner by the City of Azusa Building Division. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized; however the subsequent inspection need not conform to the requirements of this subsection.

(Ord. No. 2015-O10, § 1, 10-19-15)

(a) [Purpose.] The purpose of this Chapter is to promote and encourage the use of electric vehicles by creating an expedited, streamlined permitting process for electric vehicle charging stations, promote public health and safety, and prevent specific, adverse impacts in the installation and use of such charging stations. This Chapter is also purposed to comply with California Government Code § 65850.7.

(b) Definitions.

Electric vehicle charging station or charging station means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this Chapter, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.

Specific, adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

Electronic submittal means the utilization of one or more of the following:

(1) Electronic mail or email;

(2) The internet; or

(3) Facsimile.

(c) Expedited permitting process. Consistent with Government Code § 65850.7, the Building Official shall implement an expedited, streamlined permitting process for electric vehicle charging stations, and adopt a checklist of all requirements with which electric vehicle charging stations shall comply with in order to be eligible for expedited review. The expedited, streamlined permitting process and checklist may refer to the recommendations contained in the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" as published by the Governor's Office of Planning and Research. The City's adopted checklist shall be published on the City's website.

(d) Permit application processing.

(1) Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impacts to public health and safety and building occupants. Verification by the applicant includes, but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; and areas of charging station equipment and vehicle parking.

(2) A permit application that satisfies the information requirements in the City's adopted checklist shall be deemed complete and shall be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meet the requirements of the City adopted checklist, and is consistent with all applicable laws and health and safety standards, the Building Official shall, consistent with Government Code § 65850.7, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until approval is granted by the City. If the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

(3) Consistent with Government Code § 65850.7, the Building Official shall allow for electronic submittal of permit applications and associated supporting documentations covered by this Ordinance. In accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant.

(e) Technical review.

(1) It is the intent of this Ordinance to encourage the installation of electric vehicle charging stations by removing obstacles to permitting for charging stations so long as the action does not supersede the Building Official's authority to address higher priority life-safety situations. If the Building Official makes a finding based on substantial evidence that the electric vehicle charging station could have a specific adverse impact upon the public health or safety, as defined in this Chapter, the City may require the applicant to apply for a use permit.

(2) In the technical review of a charging station, consistent with Government Code § 65850.7, the Building Official shall not condition the approval for any electric vehicle charging station permit on the approval of such a system by an association, as that term is defined by Civil Code § 4080.

(f) Electric vehicle charging station installation requirements.

(1) Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.

(2) Installation of electric vehicle charging stations and associated wiring, bonding, disconnecting means, and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code.

(3) Installation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.

(4) Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements.

(Ord. No. 2017-12, §§ 1—6, 12-4-17