Azusa Municipal Code Div. 1 Building Codes Administration

The purpose of this division is to establish certain administrative procedures for the enforcement of building standards specific to the city. All other administrative provisions not addressed herein shall be governed by Chapter 1, Division II of the California Building Code, as adopted by article I, section 14-1.

(Ord. No. 2025-06, § 6, 11-3-25)

No person shall erect, construct, enlarge, alter, repair, move, improve, remove, connect, convert, demolish, or equip any building, structure, or portion thereof, perform any grading, or cause the same to be done, without first obtaining a separate permit for each such building, structure or grading from the building official.

The issuance of a permit without first requiring a plan review shall not prevent the building official from requesting plans deemed necessary to verify that the work performed under said permit complies with this Code and all relevant laws, ordinances, rules and regulations.

No person shall install, alter, repair, move, improve, remove, connect any automatic fire-protection system regulated by this Code, or cause the same to be done, without first obtaining a separate permit for each such building or structure from the building official. All structures and devices installed for the protection of pedestrians, regardless of location, are subject to the permit requirements of this section.

(Ord. No. 2025-06, § 6, 11-3-25)

Exemption from the permit requirements of this Code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this Code, other laws, ordinances, or regulations, or required approvals from other city departments and state and federal agencies.

Building:

A building permit shall not be required for the following:

Unless otherwise exempted, separate plumbing, electrical and mechanical permits will be required for the below-exempted items.

1. Work not regulated by the building code, except where deemed necessary by the building official to enforce other federal and/or state laws, state disabled access requirements, or to enforce city ordinances or policies.

2. Painting; wallpapering; installing carpet, vinyl, tile, and similar floor coverings, cabinets, counter tops and similar finish work where disabled access requirements do not apply.

3. Repairing broken window glass is not required by the building code to be safety or security glazing.

4. One-story detached accessory buildings used as tool and storage sheds, shade structures, pump houses, and similar uses, provided the gross floor area does not exceed 120 square feet (11.15 m 2 ), the height does not exceed 12 feet (3.69 m), and the maximum roof projection does not exceed 24 inches (610 mm).

5. Chain-link, wrought-iron and similar fences not more than 12 feet in height.

6. Masonry, concrete, wood and similar fences not more than six feet in height.

Exception: Wood fences not more than eight feet in height with 60 percent or more of the fence open and incapable of being loaded by wind.

7. Retaining walls that retain not over four feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding a Class I, II, or III-A liquids.

8. Ground-mounted radio and television antenna towers that do not exceed 45 feet in height and ground-supported dish antennas not exceeding 15 feet in height above finished grade in any position.

9. Light standards which do not exceed 30 feet (9,144 mm) in height.

10. Flagpoles not erected upon a building and not more than 15 feet (4,572 mm) high.

11. Tanks not storing hazardous material as defined in the Fire Code provided that:

11.1

Steel tanks are supported on a foundation not more than two feet (610 mm) above grade and the overall height to diameter or width does not exceed one and one-half times the diameter.

11.2

Water tanks constructed of materials other than steel, including cisterns and rain barrels, are supported directly on grade, the overall height to diameter or width does not exceed one and one-half times the diameter, and the capacity does not exceed 5000 gallons (18925 L).

12. Gantry cranes and similar equipment.

13. Motion picture, television and theater stage sets and scenery. Buildings or structures constructed as part of a set or as scenery shall not be occupied or used for any other purpose.

14. A playhouse or tree house provided that:

14.1

It does not exceed 64 square feet (5.94 m 2 ) in area nor eight feet (2438 mm) in height from floor to roof.

14.2

The ceiling height as established by door height or plate line does not exceed six feet (1829 mm).

15. Canopies or awnings, completely supported by the exterior wall, attached to a Group R-3 or U Occupancy, and extending not more than 54 inches (1372 mm) from the exterior wall of the building, and not encroaching into the public right-of-way or any required fire separation distance specified by this Code.

16. Sheds, office or storage buildings, and other structures that are less than 1,500 square feet (139 m 2 ) and incidental to work authorized by a valid grading or building permit. Such structures must be removed upon expiration of the permit or completion of the work covered by the permit.

17. Oil derricks.

18. Decks, walks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below, and which are not part of an accessible route.

19. Prefabricated swimming pools and other bodies of water accessory to a Group R-3 Occupancy that are less than 18 inches (0.46 m) deep, or do not exceed 5,000 gallons (18,927 L) and are installed entirely above adjacent grade.

20. Playground equipment.

21. One-story detached animal cages and kennels, chicken coops, and animal pens provided the gross floor area does not exceed 300 square feet (37.2 m 2 ) and the height does not exceed six feet (1.8 m) and at least one horizontal dimension does not exceed 12 feet (3.69 m).

22. Non-combustible livestock shelters provided that the gross floor area does not exceed 300 square feet (27.9 m 2 ), the height does not exceed 12 feet (3.69 m), and at least three sides are each a minimum of 65 percent open.

23. Nonfixed and movable fixtures, cases, racks, counters and partitions not over five feet nine inches (1753 mm) in height.

Electrical:

An electrical permit shall not be required for the following:

24. Minor repair work, such as the replacement of lamps, switches, receptacle devices, sockets, and the like, or the connection of portable motor and appliances to suitable receptacles which have been permanently installed.

25. The wiring for temporary theater, motion picture or television stage sets.

26. Electrical wiring, devices, appliances, apparatus, or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.

27. Low-energy power, control, and signal circuits are not an integral part of an appliance and in which the power is limited from a source having a rated output of not more than 30 volts and 1,000 volt-amperes.

28. Temporary decorative lighting.

29. The installation of temporary wiring for testing or experimental purposes within suitable facilities.

30. Replacement of over-current devices of the same type and the same rating.

31. Portable generators, portable motors, appliances, tools, power outlets, and other portable equipment connected by means of a cord or cable having an attachment plug.

32. Private telephone, intercom, sound and communication systems; provided, however, that the above system(s) do not exceed the value as indicated in (c) and (d) of this section. A permit shall be obtained for the power supplies required by the above systems.

Mechanical:

A mechanical permit shall not be required for the following:

33. Any portable heating appliance.

34. Any portable ventilating equipment.

35. Any portable cooling unit.

36. Any steam, hot, or chilled water piping within any heating or cooling equipment regulated by this Code.

37. Replacement of any component part or assembly of an appliance which does not alter its original approval and complies with other applicable requirements of this Code.

38. Any portable evaporative cooler.

39. Any refrigerating equipment which is a part of the equipment for which a permit has been issued pursuant to the requirements of this Code.

40. Any unit refrigerating system.

Plumbing:

A plumbing permit shall not be required for the following:

41. Clearing of stoppages and stopping of leaks which do not involve the replacement of any plumbing (including fixtures, traps, tailpieces and valves), drainage piping, vent piping, waste piping, soil piping, water piping or gas piping.

42. Change of residential plumbing fixtures which do not involve the replacement of the existing waste and vent piping excluding the trap, to include, residential toilets, residential bathroom hand sinks, bathtub and residential kitchen sinks.

43. Connection of any appliance approved for and intended to be connected by flexible gas piping to a gas shutoff valve which was previously permitted and inspected under a valid Plumbing permit.

(Ord. No. 2025-06, § 6, 11-3-25)

A plan check application shall expire and become null and void if a permit is not issued within one year from the date of application. Upon expiration, the building official may dispose of the submitted plans, calculations, and related documents.

The building official may, at their discretion, grant one or more extensions of time, each not to exceed 180 days, provided that:

1. The applicant submits a written request demonstrating that the delay was due to circumstances beyond the applicant's control.

2. For extensions requested prior to expiration, the request is submitted before the expiration date.

3. For extensions requested after expiration, the request is submitted within 12 months following the date of expiration.

4. An extension fee, in an amount determined by the building official, not to exceed 25 percent of the original plan check fee, is paid for each extension; and

5. The total cumulative extension period shall not exceed two years from the original expiration date, with extensions issued only in increments not exceeding 180 days, and a separate extension fee required for each extension granted.

Any extension granted after expiration shall be deemed a continuation of the original application and shall not constitute a reissuance or a new application.

Once an application, including any extension thereof, has expired without further extension, the applicant shall file a new application, submit new plans and calculations, and pay all applicable fees in accordance with the codes and regulations then in effect.

(Ord. No. 2025-06, § 6, 11-3-25)

Every permit issued under the provisions of this Code shall expire by limitation and become null and void if any of the following conditions occur:

1. The work authorized by such permit is not commenced within one year from the date of permit issuance; or

2. No required building inspection, as defined in this Code and as identified on the job record issued with the permit, is approved by the building official within one year from the date of the last approved inspection.

3. Partial inspections, or inspections related solely to electrical, mechanical, plumbing, grading, or reroofing, shall not constitute a required building inspection unless such work is integral to the primary building permit.

Supplemental permits for electrical, grading, mechanical, plumbing, or reroofing shall remain valid so long as the associated primary building permit remains active.

The building official may, at their discretion, grant one or more extensions of time, each not to exceed 180 days, to prevent or cure the expiration of a permit, provided that:

1. The permittee submits a written request demonstrating that the delay in progress was due to circumstances beyond the permittee's control.

2. For extensions requested prior to expiration, the request is submitted before the expiration date.

3. For extensions requested after expiration, the request is submitted within 12 months following the date of expiration; and

4. An extension fee, in an amount determined by the building official, not to exceed 25 percent of the original permit fee, is paid for each extension.

Multiple extensions may be granted to cover the requested period of time; however, each extension shall be issued in increments not exceeding 180 days, and a separate extension fee shall apply to each extension granted.

Any extension granted after expiration shall be deemed a continuation of the original permit and shall not constitute a reissuance or issuance of a new permit.

If no extension is granted, the permit shall remain expired and no further work shall be performed under that permit. The permittee shall be required to submit a new permit application, including all required plans and calculations, and pay all applicable fees in accordance with the codes and regulations then in effect.

(Ord. No. 2025-06, § 6, 11-3-25)

(a) Plan review, permit and inspection fees. The city council shall, by resolution, establish the fees and charges to be paid for permits, services and inspections required by the provisions of the codes adopted in this chapter. The resolution shall be described as the "fee schedule resolution." The fees and charges described in the text and tables of the uniform codes adopted in this chapter shall be subject to revisions or modifications by the fee schedule resolution, and the fee schedule resolution shall supersede any conflicting provisions within such codes pertaining to the amount of fees or charges.

(b) Additional plan review fees. Where plans are incomplete or changed so as to require additional plan checking, an additional plan checking fee must be paid to the building official based upon the value of construction of the proposed change or redesign. In establishing said fee, no allowance for a decreased valuation is permitted due to the replacement, omission or lessening of any member or portion of the building shown in the original plans. The building official may require additional charges for services beyond the first and second check due to changes, omissions or errors the part of the applicant.

(c) Re-inspections. An inspection fee may be assessed for reinspection, as determined by the building official, for any of the following reasons:

1. The portion of work for which inspection is requested is not complete.

2. Corrections given are not completed.

3. There is inadequate work site access preventing inspection.

4. The inspection record card is not posted or otherwise available on the work site.

5. The approved plans are not available for the inspector.

6. Work has deviated from the approved plans and has not been approved by the building official.

This section is not to be interpreted as requiring additional inspection fees the first time a job is rejected for failure to comply with the requirements of this Code.

To obtain re-inspection, the applicant shall pay the re-inspection fee in advance, as determined per the fee resolution.

(d) Work without permit, investigation fee. Whenever any work for which a permit is required by this chapter has been commenced without first obtaining a permit, a special investigation shall be made before a permit may be issued for such work. A special investigation fee shall be collected prior to the issuance of a permit. The investigation fee shall be equal to the amount of the permit fee that would be required by this chapter if a permit were to be issued and shall be in addition to the permit fee if a permit is required. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this chapter nor from any penalty prescribed by law.

(Ord. No. 2025-06, § 6, 11-3-25)

Plan check fees may be refunded up to a maximum of 80 percent of the original plan check fee, provided that:

1. No plan review has been performed; and

2. A written request for a refund is submitted to the building official within one year from the date of payment; and

3. The refundable amount exceeds the equivalent of the minimum fee for the review of drawings and data which are sufficient to determine nature and scope of work in lieu of submittal of plans and specifications, as determined by the current adopted fee schedule.

The building official shall determine eligibility and the amount of any refund in accordance with these provisions.

(Ord. No. 2025-06, § 6, 11-3-25)

Permit fees may be refunded to a maximum of 80 percent of the original permit fee, provided that:

1. No portion of the work authorized by the permit has commenced; and

2. The permit has been cancelled; and

3. A written request for refund is submitted to the building official within one year from the date of permit cancellation or expiration; and

4. The refundable amount exceeds the equivalent of the minimum fee for the review of drawings and data which are sufficient to determine nature and scope of work in lieu of submittal of plans and specifications, as determined by the current adopted fee schedule.

Permit issuance fees are non-refundable. The building official shall determine eligibility and the amount of any refund in accordance with these provisions.

(Ord. No. 2025-06, § 6, 11-3-25)

The determination of value or valuation under any of the provisions of this Code shall be made by the building official. Valuation shall be based on the type of construction, occupancy classification, and size of the project, and shall include all components of the permitted work, including structural elements, finishes, roofing, mechanical, electrical, plumbing, fire protection systems, and other permanently installed features or equipment.

In establishing valuation, the building official may reference the most current Building Valuation Data (BVD) published by the International Code Council or other similar industry data sources. These references are intended to provide a consistent and uniform basis for determining construction valuation for fee assessment purposes. The calculated valuation is not required to reflect actual or reported construction costs.

(Ord. No. 2025-06, § 6, 11-3-25)

Upon passing final inspection and demonstrating compliance with this Code, applicable laws, ordinances, rules, and regulations, and upon full payment of all required fees, the building official may issue a certificate of occupancy upon written request by the permit holder.

The certificate of occupancy shall include the following information:

1. The building permit number.

2. The address of the building or structure.

3. A description of the portion of the building covered by the certificate.

4. A statement that the described portion was inspected and found to comply with applicable codes and regulations for the intended occupancy and use classification.

5. The date of final approval; and

6. Any additional information deemed necessary by the building official.

(Ord. No. 2025-06, § 6, 11-3-25)

The building official may issue a temporary certificate of occupancy for the use or occupancy of any portion of a building or structure prior to the completion of all permitted work, provided it is determined that no substantial hazard will result from such use or occupancy.

A temporary certificate of occupancy shall:

1. Specify the portion of the building or premises to be occupied.

2. Be valid for an initial period of 30 calendar days; and

3. Be subject to a fee per 30-day period, as established by the adopted fee schedule.

If additional time is needed, the building official may, upon written request and justification, approve a longer duration by allowing multiple 30-day periods to be purchased in advance. The total authorized time shall be based on project-specific conditions and shall remain at the discretion of the building official.

Upon expiration of a temporary certificate of occupancy and any approved extensions, no portion of the building or premises shall be occupied until final approval, or a certificate of occupancy is issued.

(Ord. No. 2025-06, § 6, 11-3-25)