Article I — IN GENERAL

The purpose of this chapter is to adopt by reference the 2025 Edition of the California Building Standards Code, Title 24 of the California Code of Regulations, subject to the clarifications and amendments set forth in this chapter. The purpose of this chapter is also to provide minimum requirements and standards for the protection of public safety, health, property and welfare of the City of South Lake Tahoe. The following adopted codes prescribe regulations for erecting, construction, enlargement, alteration, repair, improving, removal, conversion, moving, demolition, occupancy, equipment use, height and area of buildings and structures:

• A. Administrative Code Adopted. The 2025 Edition of the California Administrative Code, known as the California Code of Regulations, Title 24 Part 1, published by the International Code Council, is hereby adopted by reference.

• B. Building Code Adopted. The 2025 Edition of the California Building Code, known as the California Code of Regulations, Title 24 Part 2, incorporating the 2024 Edition of the International Building Code, published by the International Code Council, including Appendix C, Group U, Agriculture Buildings, Appendix F, Rodent-proofing, Appendix H, Signs, and Appendix I, Patio Covers, is hereby adopted by reference.

• C. Residential Code Adopted. The 2025 Edition of the California Residential Code, known as the California Code of Regulations, Title 24 Part 2.5, incorporating the 2024 Edition of the International Residential Code, published by the International Code Council, including Chapter 1 and Appendix AW (3D Printed Construction), is hereby adopted by reference.

• D. Electrical Code Adopted. The 2025 Edition of the California Electrical Code, known as the California Code of Regulations, Title 24 Part 3, incorporating the 2023 Edition of the National Electrical Code, published by the National Fire Protection Association, including Article 89, and Annex H is hereby adopted by reference.

• E. Mechanical Code Adopted. The 2025 Edition of the California Mechanical Code, known as the California Code of Regulations, Title 24 Part 4, incorporating the 2024 Edition of the Uniform Mechanical Code, including Chapter 1, CMC Appendices A, B, C and D, is hereby adopted by reference.

• F. Plumbing Code Adopted. The 2025 Edition of the California Plumbing Code, known as the California Code of Regulations, Title 24 Part 5, incorporating the 2024 Edition of the Uniform Plumbing Code, including appendices and installation standards, published by the International Association of Plumbing and Mechanical Officials, is hereby adopted by reference.

• G. Energy Code Adopted. The 2025 California Energy Code, known as the California Code of Regulations, Title 24 Part 6, published by the California Energy Commission, is hereby adopted by reference.

• H. Historical Building Code Adopted. The 2025 California Historical Building Code, known as the California Code of Regulations, Title 24 Part 8, published by the International Code Council, is hereby adopted by reference.

• I. Fire Code Adopted. The 2025 Edition of the California Fire Code, known as the California Code of Regulations, Title 24 Part 9, incorporating the 2024 Edition of the International Fire Code, published by the International Code Council, including Chapter 1 and Appendices A, B, BB, C, CC, D, E, F, G, H, I, J, K, L, M, N, O, P and Q, is hereby adopted by reference.

• J. Existing Building Code Adopted. The 2025 Edition of the California Existing Building Code, known as the California Code of Regulations, Title 24 Part 10, published by the International Code Council, is hereby adopted by reference.

• K. Green Building Standards Code Adopted. The 2025 Edition of the California Green Building Standards Code, known as the California Code of Regulations, Title 24 Part 11, published by the International Code Council, is hereby adopted by reference.

• L. Referenced Standards Code Adopted. The 2025 Edition of the California Referenced Standards Code, known as the California Code of Regulations, Title 24 Part 12, published by the International Code Council, is hereby adopted by reference.

• M. Swimming Pool, Spa and Hot Tub Code Adopted. The 2024 Edition of the International Swimming Pool, Spa and Hot Tub Code, published by the International Code Council, is hereby adopted by reference.

• N. International Property Maintenance Code Adopted. The 2024 Edition of the International Property Maintenance Code, published by the International Code Council, is hereby adopted by reference.

(Code 1997 § 8-1; Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Ord. 1202, 11/18/2025)

The building official shall check the application, plans and specifications for any building, electrical, mechanical and plumbing permit and the energy efficiency standards for residential and nonresidential buildings. No permit shall be issued unless the plans and specifications have been reviewed and approved by each of the other departments of the city concerned as being in conformance with pertinent laws and ordinances under their jurisdiction. If the building official is satisfied that the work described in an application for a permit and the plans and specifications filed therewith conform to the requirements of this chapter and other pertinent laws and ordinances and that the fee specified has been paid, such official shall issue a permit therefor to the applicant. Reversed plans will not be accepted. No final inspection or approvals by the building division, for use or occupancy of any structure permitted by this chapter, shall be granted until final inspections and approvals are obtained from all other city and county departments which have imposed requirements for the project.

(Ord. 926; Ord. 1003 § 1 (Exh. A); Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-2)

• A. Applicability. In general, the standards and guidelines contained in this title are to be applied to new construction, major remodeling more specifically.

• B. All applicable projects are subject to the city's design review process. Contact the city planning department for specific process requirements. Some projects may also require approval by the Tahoe Regional Planning Agency. Applicants shall also contact the TRPA for their processing requirements.

  1. All newly constructed or exterior remodeled buildings or structures proposed for any use other than single-family residential units.

  2. Newly constructed or exterior remodeled residential units or structures which are located within 200 feet of the high water line of the lake.

  3. All prefabricated or factory built buildings or structures.

  4. All existing buildings or structures to be relocated within the city, regardless of proposed use.

  5. Any structures proposed or located within a floodplain, as defined within the city code.

  6. New or modified parking areas containing four or more parking spaces.

  7. Other proposals without buildings or structures which could potentially affect the general appearance of the city, including public projects, such as erosion control projects.

• C. No permit shall be issued in any case set forth herein until the plans therefor have been approved through the design review process and all buildings, structures and grounds shall be in accordance with the plans as approved.

• (Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-3)

No person shall move any buildings or structures from one location within or outside the city to another location within the city without having first obtained a relocation permit therefor from the city building division.

• A. Written application for a relocation permit shall be made stating the contemplated uses of the building at the new location. The applicant shall also furnish a map showing the exact route on which the building is to be moved. Such route shall be approved by the public works director, together with the time within which the building is to be moved. A reasonable fee equal to the costs of processing the application shall be paid at the time of making the application, no part of which shall be refunded.

The application shall be accompanied by a photograph of the building or structure in its present location, a plot plan of the site on which the building or structure is to be located, a foundation plan and details, and, if the building or structure is to be altered in any way, architectural drawings showing floor plans and elevations in its new location.

• B. In addition to the specified fee, any person who seeks a permit to move a building within the city shall first have executed and delivered to the city a good and sufficient surety bond in the penal sum of $10,000 or a rider of the same amount on the permittee's insurance policy, in favor of the city as obligee conditioned to guarantee payment to the city for any damage that may result to city streets or other public improvements or trees and overhanging wires caused by the moving of such building.

• C. The application, along with comments from the building division and the public works division, shall then be reviewed by the city planning division and processed through the design review process to determine whether the architectural and general appearance of the building or structure, as relocated, will improve the character of the neighborhood and such as not to be detrimental to the orderly and harmonious development of the city nor to impair the desirability of investment or occupation in the neighborhood.

• D. The building division shall not issue a relocation permit unless the design review process is complete.

• E. Removal and relocation of a building pursuant to a relocation permit must be completed within 60 days from the issuance of the permit.

• F. Within 10 days after the completion of the moving of any building within the city, the city shall cause an inspection to be made by the public works director of the route taken in the moving of

such building to ascertain the damage, if any, to all streets or other public improvements or trees and overhanging wires and property, of any nature whatsoever within the city, and the building official shall present to the permittee a claim in the amount necessary to repair such damage, if any. Thereupon, the permittee shall cause such claim to be paid or, in the event of a failure or refusal to pay such claim, the bond heretofore filed shall be forfeited in the amount necessary to pay such claim and if any amount of damage insured shall exceed the penal amount of such bond, such deficiency shall be paid by the permittee to the city without further demand therefor. (Ord. 901; Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-4)

No person shall move any building from one location in or outside the city to another location within the city unless a building permit has been first obtained to permanently install such building or structure in its new location. Such building permit shall be required in addition to a relocation permit. (Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-5)

• A. It is the purpose of this section to safeguard adjoining properties and public streets and ways from damage by unnatural flows of surface waters and to prevent the construction of homes and other buildings in areas likely to become flooded.

• B. This section applies to all persons engaged in construction within the city, whether as owner, lessee, contractor, or otherwise.

• C. No building permit shall be issued for any new construction or any additions or remodeling resulting in new structures at or below ground level unless this section shall have been complied with.

• D. Every building permit application for new construction or any additions or remodeling resulting in new structures at or below ground level other than single-family or duplex structures shall be accompanied by the following information and documents, in addition to those otherwise required by this chapter:

  1. A grading plan, showing the present contours of the land, the proposed final grade and location of improvements.

  2. Profile sections at the rear, middle and front of the property, showing existing contours, the proposed final grade and the location of improvements.

  3. Details of drainage structures, walls, cribbing, surface protection and landscaping.

• E. No building permit shall be issued if the drainage information required by this section reveals any of the following facts:

  1. Drainage from the property after construction will apparently result in physical damage directly or indirectly to another lot or to any public street or public property.

  2. Natural drainage from the property will be changed to the detriment of surrounding property.

  3. The first floor level of any improvement will be in danger of flooding from surface runoff. Permits, however, may be issued when foundations are raised above the flooding level as

determined by the city.

In those instances where existing structures that are located in floodplains, as defined by the flood insurance rate map (FIRM), are reconstructed or have substantial improvements done to them (over 50 percent of replacement costs prior to damage having occurred), permits may be issued provided the lowest floor elevation is raised one foot above the defined 100-year floodplain per applicable FEMA requirements.

• F. A grading plan may be required by the building division for single-family or duplex structures where an on-site inspection indicates that any fact mentioned in subsection (E) of this section may exist.

• G. The building official, with the concurrence of the city engineer, may waive any or all of the requirements of subsection (D) of this section whenever an on-site inspection satisfies such officers that the facts described in subsection (E) of this section do not exist or that the requirements in question would not reveal any such facts.

(Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-6)

Temporary electric power for construction can be provided by a temporary power pole that complies with the requirements of the California Electric Code and Liberty Utilities Company specifications. Or, temporary power can be arranged from the permanent main service panel using the permanent grounding electrode. The main service panel shall be framed into the permanent wall section of the structure. This wall section shall have a shear panel on it and be braced to the satisfaction of the jurisdiction. There can be a maximum of two quadruple ground faulted outlet locations. The wiring to each location shall be in conduit. Any connection of power to the building's permanent outlet wiring prior to authorization by the building division will result in a disconnect order to the providing utility.

Prior to any reconnection of electric to the site of a disconnect order, penalty fees in accordance with SLTCC § 6.15.080 shall be paid.

Prior to energizing the permanent outlet wiring from the main panel, all nail or screw-applied wall finishes must be completed; all electric work for the permanent circuits to be energized must be completed; and the building must be able to be secured against entry by unauthorized persons. (Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-7.1)

It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish, equip, use, connect electric power or gas, occupy or maintain any building or structure in the city, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this code.

Any person, firm, or corporation violating any of the provisions of this code shall be deemed guilty of an infraction. Penalties for a violation of this chapter shall be as outlined in Chapter 2.30 SLTCC for each and every subsequent offense. Each separate day or any portion thereof, during which any violation of this code occurs or continues, shall be deemed to constitute a separate offense. The issuance or granting of a permit or approval of plans and specifications shall not be deemed or construed to be a permit for, or an approval of, any violation of any of the provisions of this code. (Ord. 901; Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-7.2)

Temporary sanitation facilities shall be provided on all construction sites. Failure to maintain such facilities will result in a stop work order until such facilities are provided.

Exception: Remodels which contain an operable on-site toilet facility. (Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-7.3)

• A. All trash, temporary BMP elements related to construction, site security elements, and construction debris shall be disposed of in an approved manner on a regular basis. Prior to any final inspection, all construction trash and debris shall be removed from the site. No debris or construction materials may be stored in the public right-of-way.

• B. Building permit must be posted in public view and visible from street or closest possible to passersby.

• C. Construction site must have address posted at all times.

• D. Approved construction documents must be on site at all times.

• E. Access to areas must be provided to inspector at his or her request.

• F. All construction activities that include impact equipment and activities such as pile driving, soil compaction, or vibratory hammers could potentially affect nearby structures. Where these activities occur within 200 feet of existing structures, an analysis shall be conducted of potential vibration levels based on the criteria contained in Table 436-12 of the City General Plan Update EIR (September 2010). Construction operations shall be designed to avoid or mitigate for vibrations above 0.02 inches/second (0.5 mm/second).

• G. All required exits, existing structural elements, fire protection devices and sanitary safeguards shall be maintained at all times during alterations, repairs, or additions to any building or structure.

• H. Fire safety during construction shall comply with the applicable requirements of this code and the applicable provisions of the California Building Code and Chapter 33 of the California Fire Code.

• I. All construction activities shall be performed in a manner that prevents injury or damage to persons, adjoining properties and public rights-of-way.

(Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-7.4)

Prior to the issuance of any building permit for new construction or substantial improvements, the building official, after such consultation as the building official deems necessary with the city engineer, shall:

• A. Review the application to determine whether the proposed building site will be reasonably safe from flooding. If a proposed building site is in a location that has a flood hazard, the proposed new construction or substantial improvement, including prefabricated and mobile homes, shall:

  1. Be designed or modified and anchored to prevent flotation, collapse or lateral movement of the structure.

  2. Be constructed of materials and utility equipment that are resistant to flood damage.

  3. Be the result of construction methods and practices that will minimize flood damage.

  4. Comply with all FEMA requirements for buildings constructed within a designated floodplain.

• B. Require new or replacement water supply systems or sanitary sewage systems to be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters.

(Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-8)

The building official or any employee, within the course and scope of his or her employment, charged with the enforcement of this code, acting in good faith on behalf of the city, and without malice, shall not thereby be rendered liable personally and such person is hereby relieved from all personal liability for any damage that may accrue to persons or property as a result of any act required or by reason of any act or omission in the discharge of such person's duties. Any suit brought against the building official or employee, because of such act or omission performed by such person in the enforcement of any provisions of the codes adopted in Articles I and II of this chapter, shall be defended by the city until final termination of the proceedings.

(Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-9)

If any section, subsection, sentence, clause or phrase of this chapter is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this chapter. The city council hereby declares that it would have passed the ordinance codified in this chapter and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid.

(Ord. 1024 § 1 (Exh. A); Ord. 1064 § 1 (Exh. A); Ord. 1134 § 1 (Exh. A); Ord. 1168 § 1 (Exh. A); Code 1997 § 8-10)