Placer County Municipal Code § 105.1 Administration (CA)

Section 105.1.3 - Compliance by special districts.¶

Each special district within the county of Placer with an elected governing board, including, but not limited to, utility districts, cemetery districts, recreation and park districts, and sanitary districts, shall comply with this code, as heretofore or hereafter adopted by ordinance of the Placer County board of supervisors; provided however, that if the Placer County board of supervisors has delegated authority to such special districts to self-regulate with respect to this code for their own projects, such special districts are not required to obtain a permit from, pay fees to, or obtain inspections by the building services division of the county of Placer. Special districts which are subject to this code shall pay the normal fees and obtain all required permits.

Exception: As otherwise exempted in Section 105.2.2 of the CBC, CRC, or CEBC.

Section 105.1 - Required. Add the following amended subsection to Section 105.1 of the CBC, CRC, and CEBC:

Exceptions & meaning →

Section 105.1.4 - Building permits during construction of subdivision improvements.¶

A. No building permit shall be issued within a recorded residential subdivision or planned unit development (excluding multi-family residential and condominium projects) until such time as all improvements required by the agreement between the county and the subdivider have been completed and accepted by the board of supervisors, except that early building permits may be issued prior to the acceptance of the improvements by the county as provided in this section.

B. For projects where all lots are owned by the subdivision developer and have not been sold to separate lot owners, once the permit applications have met all other requirements for permit issuance, early building permits with a restriction of non-occupancy of the structure may be issued by the building services division if the following conditions are met, as determined by the engineering and surveying division:

The final map of the subdivision or planned unit development has been approved by the board of supervisors and duly recorded.
All pad grading required by the county has been completed.
Roads serving the building lot have been paved.
All underground utilities are installed to the lot lines.
Utility systems have passed all required tests.
The subdivision developer has executed a release to the satisfaction of the county specifically authorizing the issuance of early building permits. This release shall be in the form of a letter of responsibility that shall also be signed by the serving fire entity. The release shall hold the county, the serving fire entity, and utility companies harmless from any and all liability from damages or losses resulting from early building permit issuance. The release shall also provide that the county will hold the subdivision developer responsible for all improvements regardless of the presence of house contractors, material suppliers, tradesmen, or public in the subdivision. The release shall also hold the county harmless in the event that the subdivision improvements are not completed, and the construction of the home or other structure is delayed and/or prohibited.
Property corners have been established by a licensed surveyor and the proposed location of all structures and required setbacks have been established on a site plan prepared by a licensed engineer and submitted for county approval.
The building services division shall have approved a complete set of building plans.
For projects above the elevation of five thousand (5,000) feet, each building permit issued under this subsection shall contain the following note: "It is expressly understood that no construction except the foundation level, rough framing, and roof sheeting of the structure will be permitted until all of the conditions of approval relating to the subdivision shall have been met." A processing fee, payable to the engineering and surveying division, shall be charged for each permit for preparing documents and processing permits under this subsection ("high elevation processing fee"). The high elevation processing fee shall be in addition to any other required fees as prescribed in the engineering and surveying division fee schedule.
Any required Letter of Map Amendment (LOMA), for lots specifically affected, in accordance with Placer County Code Section 15.52.150 has been approved by the Federal Emergency Management Agency.

C. For projects where lots have been sold by the subdivision developer to individual lot owners, once the permit applications have met all other requirements for permit issuance, early building permits with a restriction of non-occupancy of the structure may be issued by the building services division if the following conditions are met as determined by the engineering and surveying division:

The final map of the subdivision or planned unit development has been approved by the board of supervisors and duly recorded.
All pad grading required by the county has been completed.
Roads serving the building lot and firefighting water service have been constructed to a standard approved by the serving fire district and the county.
The subdivision developer and the owner of record of the lot have each executed a release to the satisfaction of the county specifically authorizing the issuance of early building permits. This release shall be in the form of a letter of responsibility that shall also be signed by the serving fire entity. The release shall hold the county, the serving fire entity and utility companies harmless from any and all liability from damages or losses resulting from early building permit issuance. The release shall also provide that the county will hold the subdivision developer responsible for all improvements regardless of the presence of house contractors, material suppliers, tradesmen, or public in the subdivision. The release shall also hold the county harmless in the event that the subdivision improvements are not completed, and the construction of the home or other structure is delayed and/or prohibited.
Property corners have been established by a licensed surveyor and the proposed location of all structures and required setbacks have been established on a site plan prepared by a licensed engineer and submitted for county approval.
At the discretion of the County, security in the form of cash, certificate of deposit, letter of credit, or as approved by the Placer County community development resource agency (CDRA) director, shall be deposited with the county. This security shall be in an amount equal to one hundred twenty-five (125) percent of the value of the unfinished infrastructure required under the subdivision agreement for the project. The amount of the deposit shall be based on an estimate prepared by a registered civil engineer and approved by CDRA. The final amount shall be determined solely by CDRA. An additional agreement shall be entered into between the county and the subdivider (and the property owner if a lot has been sold) to establish the terms of the release of any deposits required under this section. This section is not intended to apply to production home developers.
The building services division shall have approved a complete set of building plans.
The local serving fire district shall indicate, in writing, that it is satisfied with the provisions for fire protection.
For projects above the elevation of five thousand (5,000) feet, each early building permit issued under this subsection shall contain the following note: "It is expressly understood that no construction except the foundation, rough framing and roof sheeting of the structure will be permitted until all of the conditions of approval relating to the subdivision shall have been met." A processing fee, payable to the engineering and surveying division, shall be charged for each permit for preparing documents and processing permits under this subsection ("high elevation processing fee"). The high elevation processing fee shall be in addition to any other required fees as prescribed in the engineering and surveying division fee schedule.
Any required Letter of Map Amendment (LOMA), for lots specifically affected, in accordance with Placer County Code Section 15.52.150 has been approved by the Federal Emergency Management Agency.

D. For the construction of model homes at all elevations, building permits that have met all other requirements for permit issuance may be issued by the building services division provided the following conditions are met as determined by the engineering and surveying division (model home permits will be conditionally issued with a restriction of non-occupancy of the structure):

Conditions of subsections B.2, B.6, B.7, and B.10 of this section have been satisfied.
All underground utility crossings within roadways have been installed and waterlines and fire hydrants serving proposed model construction have been installed to the satisfaction of the serving fire protection entity or the developer can provide written evidence from the serving fire protection entity that adequate fire protection can be provided for the model homes.
Developer agrees in writing to remove landscaping and level the multipurpose easement to sidewalk grade at developer's own expense as required by the utility companies prior to utility trenching operations.
Developer agrees in writing not to convey title to model homes for occupancy prior to utilities and improvements being fully installed and accepted.
Developer agrees in writing that a model home shall not be used for offices nor will public foot traffic be allowed through such homes until a "temporary certificate of occupancy" has been issued by the building services division, and, further, that before a model home can be used for residence purposes a permanent certificate of occupancy must be obtained.
Developer agrees in writing that model homes shall not be connected to sewer laterals until all required sewer line testing has been completed.
Until such time as the utilities are installed and passed to the lot lines, the developer shall provide written evidence that the county has been named as an additional insured on the developer's liability insurance in an amount to be determined.

E. Early building permits issued under subsection B or C of this section shall be limited to twenty (20) percent of the total number of lots in a subdivision or phase for projects of twenty (20) or more lots unless a greater percentage not to exceed fifty (50) percent is requested with justification provided in writing by the subdivision developer and approval received by the community development resource agency (CDRA) director. For subdivisions of less than twenty (20) lots, the maximum number of early building permits under subsection B or C of this section shall be limited to four. The maximum number of model home building permits issued under subsection D of this section for each phase of a subdivision shall equal ten (10) percent of the number of lots shown on the final map of the phase or a total of fifteen (15) building permits, whichever is less; except that for subdivisions having less than thirty (30) lots the maximum number of model permits will be three. The number of allowable early building permits and model home permits are calculated separately, and a computed fractional number will be rounded up to the next whole number. Limitations based on any separate agreement between the county and subdivision developer may otherwise restrict the allowable number of model or early building permits eligible for release.

F. For all permits issued under subsection B or C of this section, no certificate of occupancy may be issued until the subdivision improvements are accepted by the board of supervisors and the final inspection of the structure(s) is completed. Each permit issued pursuant to the provisions of subsection B or C of this section shall contain the following note: "Certificate of Occupancy shall not be issued until all subdivision improvements have been approved by the board of supervisors and other agencies involved. No occupancy is allowed until such approvals are given."

G. The conditions contained in this section may be applied to subdivision phases as approved by the county planning commission.

Section 105.1 - Required. Add the following subsection to Section 105.1 of the CBC:

Exceptions & meaning →

Section 105.1.5 - Building permits on agricultural and conservation property.¶

No building permit shall be issued for a site or building which does not comply with the provisions of Section 16.04.060 of the Placer County Code.

Section 105.2 - Work exempt from permit. Add the following amendments to Section 105.2 of the CBC, CRC, and CEBC:

Building:

Item 1, to be replaced as follows:

One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet, when meeting Placer County Planning Services/zoning setback requirements, and the height does not exceed 12 feet measured in accordance with the Placer County Zoning Ordinance. A permit is required for any electrical, mechanical or plumbing work installed.

Item 2, to be replaced as follows:

Wire fences not over 12 feet in height for residential and agricultural uses and other fences not over 7 feet in height.

Item 7, to be replaced as follows:

Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work, except when the cabinet work contains plumbing, electrical or is required to be accessible per CBC chapter 11.

Items 14 to 20, to be added as follows:

Agricultural buildings or structures as defined in Section 202 and appendix C of the CBC, on any property of 10 or more acres zoned F, RF, FOR, AE, or RA, or any property under a contract pursuant to the California Land Conservation Act, when such property and building(s) are primarily used for agricultural purposes or when such buildings or structures are necessary to the agricultural development or use of such property. The provisions of this section shall not include the owner's or lessee's dwelling or private garage, any human habitation which is held out for rent, lease, or sale. An owner or lessee of such property may obtain the services of the building services division for buildings herein exempt, provided he/she applies for a building permit and pays the fees therefore. All buildings exempted under this section shall obtain a setback verification permit and shall still be governed by the provisions of the Placer County Plumbing, Mechanical, and Electrical Codes. A setback verification permit for an agriculturally exempt structure will be issued for an agricultural building on lands meeting the requirements noted above, upon presentation of an acceptable plot plan (2 copies), a departmental approval form indicating planning services division approval, which may also require approval by the agricultural commissioner, and payment of the current prescribed recording and handling fee. All agricultural structures exempted herein shall comply with all applicable California Building Code requirements in effect at the time of application.
Temporary second exit seasonal snow tunnels for dwellings which comply with Placer County zoning requirements are temporary buildings and are exempted from building permit requirements.
Gantry cranes and similar equipment used in conjunction with a valid building permit and removed upon expiration of the permit or completion of the work covered by the permit.
Radio and television antennas which do not exceed 45 feet in height and ground supported dish antennas not exceeding 15 feet in height above finished grade in any position.
Temporary sheds, self-contained portable offices, or storage buildings, and other structures incidental to and for work authorized by a valid building permit, or when such structures are used in conjunction with a Federal, State, or Local infrastructure improvement project (such as road, sewer, and water line projects) when approved by the chief building official. Such structures must be removed upon expiration of the permit or completion of the work covered by the permit.
Repairs which involve only the replacement of component parts or existing work with similar materials only for the purpose of maintenance and which do not aggregate over $2,500 in valuation in any 12-month period and do not affect any electrical, plumbing or mechanical systems nor more than two squares of roofing.
Free-standing membrane type structures are exempt from Placer County permitting requirements when ALL of the following criteria are met:

a. Structures are pre-manufactured and of the free-standing type with membrane covers as roofing and siding material: A nonpressurized building wherein the structure is composed of rigid framework to support a tensioned membrane which provides the weather barrier, composed entirely of factory-built metal, plastic, or fabric to shelter household items, vehicles, used as patio shades, and similar.

b. Is not greater than 200 square feet in area.

c. When the structure is portable, meaning the structure is constructed without a permanent foundation and is capable of being moved intact.

d. When meeting Placer County Code Chapter 17 setback requirements.

e. When maintaining a minimum clearance of 10 feet from other buildings and a minimum of 5 feet from property lines, or Placer County Code Chapter 17 setback requirements, whichever is greater.

f. When the maximum height does not exceed 12 feet measured to the structure ridge from the lowest adjacent grade.

g. When the structure is properly anchored to earth/grade/hard surface per the manufacturer's recommendations.

h. When not used as a residence, living quarters or other uses except as noted in subsection 20.a above; and

i. When there are no electrical, plumbing or mechanical systems.

Note: In the Tahoe basin, all membrane-covered frame structures must not create land coverage as defined by TRPA.

Section 105.3 - Application for permit. Add the following to Section 105.3.1 of the CBC, CRC, and CEBC:

a.	Prior to the issuance of any building permit, approval from either the fire district, Placer County fire or the California Department of Forestry and Fire Protection (CAL FIRE) is required for fire code items adopted by State law, county code, or by the fire district when ratified by the board of supervisors.
b.	Prior to issuance of any building permit, a certificate of compliance is required from school districts and from fire districts, Placer County fire or CAL FIRE, where a capital facilities plan has been approved by the board of supervisors, except where exempt by State law.

Exceptions & meaning →