Rosemead Municipal Code Ch. 15.02 Administration of Building Codes

The purpose of this section 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, of the Los Angeles Building Code (Title 26), Los Angeles County Residential Code (Title 30), Los Angeles County Electrical Code (Title 27), Los Angeles County Mechanical Code (Title 29), Los Angeles County Plumbing Code (Title 28) as incorporated herein by reference.

(Ord. No. 1030, § 2, 1-13-26)

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.

A. Work exempt from permit. 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.

B. A building permit shall not be required for the following:

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 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 one hundred twenty (120) square feet (eleven and fifteen hundredths (11.15) m 2 ), the height does not exceed twelve (12) feet (3.69 m), and the maximum roof projection does not exceed twenty-four (24) inches (six hundred ten (610) mm).

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

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

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

7. Retaining walls that retain not over four feet (one thousand two hundred nineteen (1,219) 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 forty-five (45) feet in height and ground-supported dish antennas not exceeding fifteen (15) feet in height above finished grade in any position.

9. Light standards which do not exceed thirty (30) feet (nine thousand one hundred forty-four (9,144) mm) in height.

10. Flagpoles not erected upon a building and not more than fifteen (15) feet (four thousand five hundred seventy-two (4,572) mm) high.

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

a. Steel tanks are supported on a foundation not more than two feet (six hundred ten (610) mm) above grade and the overall height to diameter or width does not exceed one and one-half (1½) times the diameter.

b. 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 pme and one-half (1½) times the diameter, and the capacity does not exceed five thousand (5,000) gallons (eighteen thousand nine hundred twenty-five (18,925) 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:

a. It does not exceed sixty-four (64) square feet (five and ninety-four hundredths (five and ninety-four hundredths 5.94) m 2 ) in area nor eight feet (two thousand four hundred thirty-eight (2,438) mm) in height from floor to roof.

b. The ceiling height as established by door height or plate line does not exceed six feet (one thousand twenty-nine (1,829) 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 fifty-four (54) inches (one thousand three hundred seventy-two (1,372) 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 one thousand five hundred (1,500) square feet (one hundred thirty-nine (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 thirty (30) inches (seven hundred sixty-two (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 eighteen (18) inches (forty-six hundredths 0.46 m) deep, or do not exceed five thousand (5,000) gallons (eighteen thousand nine hundred twenty-seven (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 three hundred (300) square feet (thirty-seven and two-tenths (37.2) m 2 ) and the height does not exceed six feet (one and eight tenths (1.8) m) and at least one horizontal dimension does not exceed twelve (12) feet (three and sixty-nine hundredths (3.69) m).

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

23. Nonfixed and movable fixtures, cases, racks, counters and partitions not over five feet nine inches (one thousand fifty-three (1,753) mm) in height.

C. Electrical. An electrical permit shall not be required for the following:

1. 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.

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

3. Electrical wiring, devices, appliances, apparatus, or equipment operating at less than twenty-five (25) volts and not capable of supplying more than fifty (50) watts of energy.

4. 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 thirty (30) volts and one thousand (1,000) volt-amperes.

5. Temporary decorative lighting.

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

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

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

9. 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.

D. Mechanical. A mechanical permit shall not be required for the following:

1. Any portable heating appliance.

2. Any portable ventilating equipment.

3. Any portable cooling unit.

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

5. 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.

6. Any portable evaporative cooler.

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

8. Any unit refrigerating system.

E. Plumbing. A Plumbing permit shall not be required for the following:

1. 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.

2. 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.

3. 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. 1030, § 2, 1-13-26)

A. Expiration of Applications. 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 one hundred eighty (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 twelve (12) months following the date of expiration.

4. An extension fee, in an amount determined by the Building Official, not to exceed twenty-five (25) percent of the original plan check fee, is paid for each extension; and

5. The total cumulative extension period shall not exceed two (2) years from the original expiration date, with extensions issued only in increments not exceeding one hundred eighty (180) days, and a separate extension fee required for each extension granted.

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

7. 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.

B. Expiration of Permits. 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.

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

5. The Building Official may, at their discretion, grant one or more extensions of time, each not to exceed one hundred eighty (180) days, to prevent or cure the expiration of a permit, provided that:

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

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

C. For extensions requested after expiration, the request is submitted within twelve (12) months following the date of expiration; and

D. An extension fee, in an amount determined by the Building Official, not to exceed twenty-five (25) percent of the original permit fee, is paid for each extension.

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

7. 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.

8. 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. 1030, § 2, 1-13-26)

A. Fees. Notwithstanding the provisions of Section 15.04.010, fees for plan checks, inspections and other miscellaneous services shall be as indicated per Section 15.04.030.

B. Permit Fees. Permit fees shall be as specified per Section 15.02.040(A) of this Code. Permit fees shall be paid at the time of permit issuance. 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.

1. 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.

C. Inspection Fee. An inspection fee may be assessed for reinspection.

1. The Building Official makes the determination based on the following reasons:

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

b. Corrections given are not completed;

c. There is inadequate work site access preventing inspection;

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

e. The approved plans are not available for the inspector; and/or.

f. Work has deviated from the approved plans and has not been approved by the Building Official.

2. 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.

3. To obtain re-inspection, the applicant shall pay the re-inspection fee in advance as determined by the City's fee resolution.

D. Plan Review fees for Buildings or Structures. When an application for a building permit is submitted for review, a fee shall be paid to the Building Official. Said fee shall be equal to 85 percent of the building permit fee as specified per Section 15.02.040(A) of this Code. In addition to the aforementioned fees, the Building Official may require additional charges for review required by changes, additions or revisions of approved plans or reports, and for services beyond the first and second check due to changes, omissions or errors on the part of the applicant. The payment of said fees shall not exempt any person from compliance with other provisions of this Code. The fees specified in this section are separate fees from the permit fees specified in Section 15.02.040(B).

E. Plan Check Fee Refunds. Plan check fees may be refunded up to a maximum of eighty (80) percent of the original plan check fee, provided that:

1. No plan review has been performed;

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.

4. The Building Official shall determine eligibility and the amount of any refund in accordance with these provisions.

F. Permit Fee Refunds. Permit fees may be refunded to a maximum of eighty (80) percent of the original permit fee, provided that:

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

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.

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.

5. 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. 1030, § 2, 1-13-26)

A. Certificate of Occupancy. 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.

1. The Certificate of Occupancy shall include the following information:

a. The building permit number;

b. The address of the building or structure;

c. A description of the portion of the building covered by the certificate;

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

e. The date of final approval; and

f. Any additional information deemed necessary by the Building Official.

B. Temporary Certificate of Occupancy. 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.

1. A Temporary Certificate of Occupancy shall:

a. Specify the portion of the building or premises to be occupied;

b. Be valid for an initial period of thirty (30) calendar days; and

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

2. If additional time is needed, the Building Official may, upon written request and justification, approve a longer duration by allowing multiple thirty-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.

3. 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. 1030, § 2, 1-13-26)

Notwithstanding the provisions of Section 15.04.010, the Building Code is amended by defining certain terms.

Whenever any of the names or terms defined in this section are used in this Code, each such name or term shall be deemed and constructed to have the meaning ascribed to it in this section.

"Board of Appeals" means the Board of Appeals established by Section 105 of the Building Code.

"Building Department" means the City of Rosemead Building and Safety Division.

"City" means the City of Rosemead.

"County" or "County of Los Angeles" or "unincorporated territory of the County of Los Angeles" means the City of Rosemead.

"County Engineer" means City Engineer of the City of Rosemead.

"Electrical Code" means the Electrical Code of the City of Rosemead as adopted by Chapter 15.08 of this Code as amended.

"Fire Code" means the Fire Code as adopted by Section 8.24.010 as amended.

"General Fund" means the City Treasury of the City of Rosemead.

"Health Code" or "Los Angeles County Health Code" means the Health Code as adopted by Section 8.04.010 as amended.

"Mechanical Code" means the Mechanical Code of the City of Rosemead as adopted by Chapter 15.16 of this Code as amended.

"Occupancy" means the purpose for which a building is used or intended to be used. The term shall also include the building or room housing such use. "Change of occupancy" includes a change of tenant or user in any commercial or industrial use.

"Plumbing Code" means the Plumbing Code of the City of Rosemead as adopted by Chapter 15.12 of this Code as amended.

"Rehabilitation Appeals Board" per Section 99.06 shall mean the City Council of the City of Rosemead.

"Special Inspector" means a person holding a valid certificate of registration.

(Ord. No. 1030, § 2, 1-13-26)