Redlands Municipal Code § 3105.4 General

That certain document on file in the office of the City Clerk of the City marked and designated as the 2025 California Building Code, Volumes 1 and 2, including Chapters 1, as amended, and Appendix G, H, I and J, as amended, is adopted as the building code of the City and all of the regulations, provisions, conditions and terms of such code and amendments are referred to and are adopted and made part of this chapter. (Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

The following sections and subsections of the California Building Code, Chapter 1, Division II, Sections 105 through 113.4 are added and/or amended as follows:

A. CBC Chapter 1, Division II, Section [A]105.2, of the California Building Code entitled "Work exempt from permit" is hereby amended by amending items 2 and 4, and adding a new item 14, to read as follows:

2. Wood, chain-link, plastic, vinyl, metal, or similar fences not over 6 feet in height or masonry, concrete fence not over 3 feet in height measured from the lowest adjacent grade to top of the wall and does not serve as a swimming pool enclosure as required by section 15.06.080 of the Redlands Municipal Code.

3. Retaining walls that are not over 3 feet in height measured from the top of footing unless supporting a surcharge or impounding class I, II or III-A liquids.

4. Flagpole not more than 30 feet in height measured from the lowest adjacent grade the top of the pole on a residential zoned lot.

B. CBC Chapter 1, Division II, Section 105.3.1 entitled "Action on Application", is hereby amended by the addition of two (2) exceptions to read as follows:

Exception 1: A permit shall not be issued for work on property within an area which may be unsafe or for which no public access for such work is provided, or, because of the hazards, there is no way in which the work can be done so that it will be safe;

Exception 2: A permit shall be withheld or denied if the chief building official finds there are existing violations of the provisions of RMC Title 15 or any other provisions found in the Redlands municipal code, on site.

C. CBC Chapter 1, Division II, Section 105.6, entitled "Suspension or Revocation", is hereby amended by the addition of the following two (2) paragraphs to read as follows:

The chief building official may, in writing, suspend or revoke a permit issued under the provisions of this code if dust is generated in excess of local, state, or federal standards, or conditions of project approvals.

Failure to keep the site clear of debris or properly contain asbestos containing materials may cause the permit to be suspended or revoked and the site to be declared a public nuisance and abated as provided for by law.

D. CBC Chapter 1, Division II, Section 107.6, entitled "Demolition and/or Remodeling Permits", is hereby added to read as follows:

The chief building official may require that a detailed schedule be provided to ensure demolition or remodeling work progresses expeditiously and debris is hauled from the site as generated.

E. CBC Chapter 1, Division II Section [A] 109.4 of the California Building Code is amended by the addition of the following sentence:

Prior to the issuance of a permit for the performed work an investigation permit shall be issued, and an inspection performed.

F. CBC Chapter 1, Division II Section [A] 109.4 of the California Building Code amended by adding the following paragraph to the end of the section.

Investigation fee. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The minimum investigation fee shall be equal to the minimum fee as defined in Section 109.2. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

G. CBC Chapter 1, Division II Section [A] 109.6 of the California Building Code is deleted in this entirety and hereby amended by adding the following section:

Fee Refunds. The Chief Building Official may authorize refunding of any fee paid hereunder which was erroneously paid or collected.

The Chief Building Official may authorize refunding of not more than 80 percent of the permit fee paid when no inspections have been performed under a permit issued in accordance with this code.

The Chief Building Official may authorize refunding of not more than 80 percent of the plan review fee when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan review is performed.

The Chief Building Official shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 calendar days after the date of fee payment.

H. CBC Chapter 1, Division II Section [A] 109.7 entitled "Re-Inspections" is hereby added to read as follows:

A fee may be assessed in the following scenarios at the fully burdened hourly inspection rate as adopted by fee resolution and shall be paid prior to the re-inspection of the work being scheduled.

1. Re-inspection performed for work that previously received corrections and those corrections were not addressed.

2. Building permit is not posted or otherwise available on the work site

3. City approved plans are not available for scheduled inspection

4. Failure to provide inspector access to the work performed on the date for which the inspection was scheduled.

5. Deviation from the City approved plans

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

I. CBC Chapter 1, Division II, Section [A] 111.3 entitled "Temporary Occupancy", is hereby deleted in its entirety and rewritten to read as follows:

If the chief building official finds that no substantial hazard will result from occupancy of any building or portions thereof before the same is completed, the chief building official may issue a Temporary Certificate of Occupancy (TCO) for the use of a portion or portions of a building or structure, provided an administrative fee, as established by resolution of the city council, is paid for that temporary certificate of occupancy. Prior to the expiration of the TCO, an inspection shall be performed, and Permanent Certificate of Occupancy issued or the building vacated until all outstanding conditions of approval are completed.

J. CBC Chapter 1, Division II, Section [A] 111.5, entitled "Certificate of occupancy a requirement for issuing a city business license", is hereby added to read as follows:

No license to conduct a business, occupation or profession in a particular building or structure in the city of Redlands shall be issued by the finance director of said city until the building official has issued an appropriate certificate of occupancy for the business occupancy classification has been issued as required by this code.

K. CBC Chapter 1, Division II Section [A] 113.1, entitled "General", is hereby amended to read as follows:

General. In order to hear and decide appeals of orders, decisions or determination made by the Chief Building Official relative to the application and interpretation of this code, the Planning Commission shall serve as the board of appeals. The Chief Building Official, Director of Development Services and the Fire Marshall of the City shall serve in an advisory capacity when requested to do so. Commission members shall disqualify themselves and shall not participate in any decision in which they have a conflict of interest.

L. CBC Chapter 1, Division II Section [A] 113.5 of Chapter 1, Division II entitled "Procedures", is hereby added to read as follows:

Procedures. An application for an appeal shall be based on a claim that the true intent of this code or other rules legally adopted thereunder have been incorrectly interpreted, the provisions do not fully apply or an equally good or better form of construction is proposed. After notice to such parties as the board may direct, a hearing shall be held and the board may affirm or deny the decision of the chief building official. The board's determination shall be in writing to the chief building official with a copy to the appellant. If the appellant disagrees with the decision of the board, he may appeal the decision to the city council. Such appeal shall be filed with the city clerk within fifteen (15) days of the decision by the board. (Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

CBC Chapter 9, Division II, Section 901.2 of the California Building Code is hereby amended by the addition of a sentence to read as follows:

See Redlands Municipal Code, Title 15, and Chapter 15.20: Fire Code, for additions and amendments to this chapter.

(Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

CBC Chapter 15, Division II, Table 1505.1 of the California Building Code is hereby amended to read as follows:

Table 1505.1 Minimum Roof Covering Classification for different types of construction for new buildings, re-roofs or additions.

(Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

CBC Chapter 31, division II, sections 3105.4, 3105.4.1, 3105.4.2, 3105.4.3, and 3105.4.4 are hereby added to read as follows:

This section shall apply to awnings projecting over public and/or private property.

3105.4.1 Definitions. For the purpose of the section:

Ladder access area is the air space required for a ladder to rest upon the ground, street, or sidewalk and be supported by a building windowsill, permanent appendage, and parapet or roof eave at an angle of 75 degrees from the horizontal.

Collapsible is the property of an awning which will enable it to be readily collapsible, retractable or capable of being folded against the face of the supporting building without the use of a tool, special effort or special knowledge.

3105.4.2 Construction. Awnings shall have non-combustible frames but may have fabric coverings that meet fire resistance criteria as outlined in CBC §3105.3. Every awning with non-combustible coverings and every fabric covered awning which projects into the ladder access area, as defined above, shall be collapsible.

Exception: A fixed awning not more than ten (10) feet in length may be erected over a doorway to the building.

3105.4.3 Projection. Awnings may extend over public or private property not more than seven (7) feet from the face of the supporting building, but no portion shall extend nearer than two (2) feet to the face of the nearest curb or edge of the traffic way measured horizontally. In no case shall the awning extend over public property greater than two-thirds of the distance from the property line to the nearest curb in front of the building nor shall any portion of the awning be closer to the side or rear property lines than would be permitted by the current edition of the California building code for projections.

3105.4.4 All portions of an awning shall be at least eight (8) feet above any public or private walkway.

Exception: Any valance attached to an awning shall not project above the roof of the awning at the point of attachment and shall not extend more than twelve (12) inches below the roof of the awning at the point of attachment, but in no case shall any portion of a valance be less than seven (7) feet in height above a public or private way.

(Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

CBC Chapter 33, Division II, Section 3308.3 of the California Building Code is hereby added to read as follows:

Public streets and alleys shall not be utilized by persons doing construction or demolition work until proper clearance has been obtained from the City Engineer. Whenever requested, plot plans and construction details shall be submitted to the City Engineer for review. The City Engineer may approve, modify or deny a request to utilize public streets by persons during construction and/or demolition and his decision shall be based on findings relative to hazards to life and limb, traffic safety and/or to excessive traffic or pedestrian congestion. Where damage to public property could result, proper bonds and insurance as specified by the City Engineer may be required. Failure to obtain proper clearance for use of public property may result in a finding that the materials constitute a public nuisance and a hazard to persons or property and are subject to abatement and/or removal as provided by law. (Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)

The following sections and subsections of the California Building Code Appendix J Sections J101 through J113are hereby added and/or amended to read as follows:

A. CBC Appendix J, Section J101.1 entitled "Scope" is hereby amended to read as follows:

The provisions of this chapter apply to grading, excavation and earthwork construction, including fills and embankments. Where conflicts occur between the technical requirements of this chapter and the geotechnical report, the geotechnical report shall govern. In addition, the designs of the work as described above need to meet the recognized and accepted civil and geotechnical engineering practices and principles.

B. CBC Appendix J, Section J101.3 entitled "Enforcement Authority" is hereby added to read as follows:

The City Engineer shall have the authority for the enforcement of CBC Appendix J and any amendments thereto. The words "Chief Building Official" as hereinafter used shall mean City Engineer.

C. CBC Appendix J, Section J101.4 entitled "Hazardous Conditions" is hereby added as follows:

Whenever the Chief Building Official determines that any existing excavation or embankment or fill on private property has become a hazard to life and limb, or endangers property, or adversely affects the safety, use or stability of a public way or drainage channel, the owner of the property upon which the excavation or fill is located, or other person or agent in control of said property, upon receipt of notice in writing from the Chief Building Official, shall within the period specified therein repair or eliminate such excavation or embankment to eliminate the hazard and to be in conformance with the requirements of this code.

D. CBC Appendix J, Section J103.2 of the California Building Code is hereby amended to read as follows:

J103.2 Exemptions:

A grading permit shall not be required for the following:

1. Grading in an isolated, self-contained area provided there is no danger to the public and that such grading will not adversely affect adjoining property. A determination of exemption per this section shall be made by the City Engineer.

2. An excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation or exempt any excavation having an unsupported height greater than 5 feet (1524mm) after the completion of such structure.

• 3. Cemetery graves.
• 4. Refuse disposal sites controlled by other regulations.
• 5. Excavations for wells or trenches for utilities.

6. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay controlled by other regulations, provided such operations do not affect the lateral support or increase the stresses in or pressure upon any adjacent or contiguous property.

7. Exploratory excavations performed under the direction of soil engineers or engineering geologists.

8. A fill less than 1 foot (305mm) in depth and placed on natural terrain with a slope flatter than 1 unit vertical in 5 units horizontal (20% slope), or a cut less than 3 feet (914mm) in depth, not intended to support structures, or does not exceed 50 cubic yards (38.3m) on any one lot and does not obstruct a drainage course.

9. Grading by public agencies or their agents, in connection with construction or maintenance of roads or facilities for the generation, storage, or transmission of water including flood waters or water for the purpose of producing electrical energy.

10. Grading performed by disking or plowing for agricultural purposes in connection with the preparation of soil for crop or animal use.

Exemption from the permit requirements of this Appendix shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of the City.

E. CBC Appendix J, Section J104.5 entitled "As Built Plans" is hereby added to read as follows:

The permittee shall provide a copy of as-built plans to the City for a permanent record at the end of the approved grading work.

F. CBC Appendix J, Section J105.1 of the California Building Code is hereby amended to read as follows:

Inspections shall be governed by Section 110, Chapter 1, Division II of this code and requirements established, by approved policies and procedures of the Engineering Division. An engineer shall provide grading inspections and certifications for the work.

G. CBC Appendix J, Section J109.4 of the California Building Code is hereby amended to have the following sentences added at the end of the section:

For Single Family Lot Drainage

1. Whenever possible, drainage from single family lots shall flow directly to a street.

2. If it should be determined necessary to allow offside drainage to flow through a single-family lot (to preserve down lot views, aesthetics, accept flow from offsite property, etc.), the following shall apply:

a. Drainage from only one lot shall flow through only one other lot.

b. A drainage easement shall be provided/obtained over the lot accepting the drainage.

c. The drainage shall be contained within either a concrete/rock lined swale or a reinforced concrete pipe.

d. The drainage facility shall be designed with excess capacity to account for the probable lack of necessary maintenance. Therefore, it shall be designed to convey two times the runoff from a 100-year storm with the minimum diameter for a pipe being 12 inches.

H. CBC Appendix J Section J110.3 entitled "Temporary erosion control during construction", is hereby added to read as follows:

The permittee shall put into effect and maintain all precautionary measures necessary to protect adjacent watercourses and public or private property from damage by erosion, flooding, and deposition of mud or debris origination from the site during the grading operation regardless of lot size.

I. CBC Appendix J Section J112 entitled "Protection of adjacent property" is hereby added to read as follows:

During grading operations, the permittee shall be responsible for the prevention of damage to adjacent property and no person shall excavate on land sufficiently close to the property line to endanger any adjoining public street, sidewalk, alley, or other public or private property without supporting and protecting such property from settling, cracking, or other damage which might result.

J. CBC Appendix J Section J113 entitled "Dust control" is hereby added to read as follows:

The owner of the site or the project contractor shall put into effect and maintain all precautionary measures necessary to prevent dust blowing from the site to adjacent properties. Prior to the permit issuance, dust control sign and required contact information as required by the department's policy shall be installed at the site.

(Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019)

It is unlawful for any person, firm, corporation, partnership, or entity to do or permit the following: erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use or maintain any residential building in violation of this chapter. Such person who violates any of the provisions of this chapter is guilty of a misdemeanor. 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 chapter is committed, continued or permitted. Upon conviction, such person may be punishable by a fine not exceeding one thousand dollars ($1,000.00), or by imprisonment in the county jail for a period not exceeding six (6) months, or by both such fine and imprisonment. (Ord. 2997, 2025: Ord. 2950, 2022: Ord. 2901, 2019: Ord. 2816, 2015)