Ventura Municipal Code Ch. 12.115 BUILDING STANDARDS 4 Revised

4 Editor’s note(s): Ord. No. 2019-011, adopted October 7, 2019, amended Chapter 12.115 in its entirety to read as herein set out. Former Chapter 12.115 pertained to the same subject matter, and derived from Ord. No. 2016-009, adopted October 17, 2016.

Prior legislation: Ord. No. 2009-016.

Pursuant to California Government Code Sections 50022.1 to 50022.8, inclusive, Part 2 of Title 24 of the California Code of Regulations, known as the California Building Code, 2025 Edition (“CBC”), including all standard printed chapters and sections (whether adopted by the state matrix or not), is adopted by reference subject to the amendments, additions, and deletions set forth in this chapter. The California Building Code will apply to all occupancies identified by this code. One true copy of the California Building Code is on file in the office of the building official and is available for public inspection as required by law. (Ord. No. 2019-011, § 2, 10-7-19; Ord. No. 2022-013, § 2, 11-28-22; Ord. No. 2025-006, § 2, 11-18-25)

A. The CBC is therefore modified, amended, added to, and changed based on the foregoing findings as further set forth below:

1. Section 101.4.9 is added to read as follows:

101.4.9 Post Damage Assessment. This section establishes standard placards to be used to indicate the condition of a structure for continued occupancy. The section further authorizes the Building Official and his/her authorized representatives to post the appropriate placard at each entry point to a building or structure upon completion of a safety assessment.

101.4.9.1 Application of Provisions. The provisions of this chapter are applicable to all buildings and structures of all occupancies regulated by the City of San Buenaventura. The City Council may extend the provisions as necessary.

101.4.9.2 Definition. Safety assessment is a visual, non-destructive examination of a building or structure for purposes of determining the condition for continued use or occupancy.

101.4.9.3 Placards. The following are verbal descriptions of the official placards to be used to designate the condition for continued occupancy of buildings or structures.

INSPECTED (Green) - Lawful Occupancy Permitted is to be posted on any building or structure wherein no apparent structural hazard has been found. This placard is not intended to mean that there is no damage to the building or structure.

RESTRICTED USE (Yellow) - Restricted Use is to be posted on each building or structure that has been damaged wherein the damage has resulted in some form of restriction to the continued occupancy. The individual who posts this placard will note in general terms the type of damage encountered and will clearly and concisely note the restrictions on continued occupancy.

UNSAFE (Red) - Do Not Enter or Occupy is to be posted on each building or structure that has been damaged such that continued occupancy poses a threat to life safety. Buildings or structures posted with this placard shall not be entered under any circumstance except as authorized in writing by the Building Official, or his/her authorized representative. Safety assessment teams shall be authorized to enter these buildings at any time. This placard is not to be used or considered as a demolition order.

The placard must note in general terms the type of damage encountered, the Municipal Code section violated and the following text: The City of Ventura, 501 Poli St, Room 117, Ventura, CA 93001 (805) 654-7869.

Once it has been attached to a building or structure, a placard is not to be removed, altered or covered until done so by an authorized representative of the Building Official. It shall be unlawful for any person, firm or corporation to alter, remove, cover or deface a placard unless authorized pursuant to this section.

2. Section 104.5 is replaced in its entirety to read as follows:

104.5 Identification. The building officials shall wear official, City issued, photo identification at all times when serving the public.

3. Section 105.2, Building Item 1 is replaced in its entirety to read as follows:

1. Detached Sheds. A single, one-story, detached accessory structure used as a tool or light storage shed, playhouse, and similar uses, provided the floor area is not greater than 120 square feet, and that said structure is not taller than 8'6" in maximum height measured from grade (grade is defined as the lowest point within 5'0" of the perimeter of a structure), and is located on a residential lot and R-3 Occupancy only, has no electrical, plumbing or mechanical equipment and in which the structure does not obstruct or divert the flow of rain water from one property to another. Only one detached shed per parcel; located in rear yard only and 5'0" from any existing building; eaves projections shall not exceed 16" nor extend over the property line.

4. Section 105.2, Building Item 2 is amended to read as follows:

2. Fences not over 6 feet.

5. Section 105.2, Building Item 12 is replaced in its entirety to read as follows:

12. Window and Door Awnings.Window and door awnings in group R-3 and U occupancies, supported by an exterior wall that does not project more than 54 inches (1372 mm) from the exterior wall and that do not require additional support. Door awnings are to be lightweight construction (i.e., not to exceed 5 lbs. per sq. ft.). Required fire separation distance from property line to be maintained (min. 5 ft. from property line).

6. Section 105.3, Item 8 is added to read as follows:

8. Have obtained Planning Division approval to apply for a building permit.

7. Section 105.3, Item 9 is added to read as follows:

9. Have paid all applicable application, plan check, and/or permit fees as set forth in the City’s most current User Fee resolution.

8. Section 109.2 is replaced in its entirety to read as follows:

Section 109.2. Schedule of Permit Fees. Fees shall be established, become effective, and be applied to applications, plan checks, and permits as approved by City Council resolution or ordinance.

9. Section 109.6 is amended to read as follows:

Section 109.6. Fee Refunds. The Building Official may authorize refunding of a fee paid hereunder which was erroneously paid or collected.

The Building Official may authorize refunding of not more than 80 percent of the building permit fee when no work has been done under a permit issued in accordance with this code.

The Building Official may authorize refunding of not more than 80 percent of the Plan Check Deposit fee paid when an application for a permit for which a plan check deposit has been paid is withdrawn or canceled before any examination time has been expended.

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

10. An additional Exception to Section 111.1 is added to read as follows:

Exception: A signed City permit job card will serve as the Certificate of Occupancy for residential and residential accessory buildings of 2 units or less.

11. Section 113 is replaced in its entirety to read as follows:

Section 113 Local Housing Appeals Board. The City Council will serve as the Local / Housing Appeals Board (also identified as 'Board' or 'Board of Appeals') to hear and decide appeals of orders, decisions, or determinations made by the Building Official or Fire Marshal relative to the application and interpretation of the building requirements of the city. For purposes of this chapter, Board shall mean City Council. The Board will serve as the appellate board or body whenever any of the codes adopted by reference provide for the same. The Board will also act as the Appeals Board for the Earthquake Hazard Reduction Ordinance.

Unless otherwise controlled by law, the protocols of the City Council will apply to this Board for conducting its business. The Board will have no authority concerning the interpretation of the administrative provisions of this Code nor will the Board be empowered to waive requirements of this Code or the technical codes.

113.1 Application for appeal.

An application for appeal to the Board may be filed by the applicant, or any person affected by the decision of the Building Official or Fire Marshal; provided, that the appeal is filed in writing on a form obtained from the Building Official within 10 days after the notice was served. An application for appeal shall clearly state the grounds of appeal and the action which appellant requests the Board to take. A fee established by City Council resolution will accompany an application for a hearing before the Board. Copies of any rules and regulations adopted by the Board will be delivered to the Building Official, who will make them freely accessible to the public.

113.2 Board Action.

A. Hearing date. The City Manager or City Clerk shall fix the time for hearing the appeal.

B. Notice. The City Clerk shall notice the hearing before the City Council as required by chapter 24.560.

C. Record on appeal. All materials on file with the director shall be part of the Board hearing record. In addition, any party may offer supplemental evidence during the appeal hearing.

D. De novo review. The Board is not limited to consideration of the material in the record on appeal. The Board may review any matter or evidence relating to the action on the application regardless of the specific issue appealed.

E. Action. The Board shall only modify or reverse the decision of the Building Official by a majority vote.

F. The decision of the Board shall be by resolution. Every decision shall be promptly filed in writing in the office of the Building Official within three days and shall be open to the public for inspection. A certified copy shall be furnished to the appellant, or appellant’s representative.

G. Effective date. A decision of the Board shall be final and conclusive upon the rendering of the decision. The Building Official shall take immediate action in accordance with the decision of the Board.

12. Section 114.5 is added to read as follows:

114.5 Notice of Non-Compliance. Whenever the Building Official determines that work has been done without the required permit, or has not been completed in accordance with the requirements of this Code, the Building Official may record a Notice of Noncompliance with the Office of the County Recorder and shall notify the owner of the property of such action. The Notice of Noncompliance shall describe the property, shall set forth the noncomplying conditions, and shall state that the property owner has been so notified.

The Building Official shall submit a Notice of Compliance to the County Recorder when it is determined that noncomplying conditions have been corrected or removed. A fee as set forth in the City User Fees Resolution will be charged to the property owner for submittal of a Notice of Compliance.

13. Section 116 is replaced in its entirety to read as follows:

116 Unsafe Structures and Equipment. Unsafe structures and equipment are regulated by the 2024-lnternational Property Maintenance Code as adopted, and amended from time to time, by the City of San Buenaventura.

14. Section 1505.1, including its exception but excluding its subsections and Table 1505.1, is amended to read as follows:

Section 1505.1. General. Roof assemblies shall be divided into the classes defined below. Class A and B roof assemblies and roof coverings required to be listed by this section shall be tested in accordance with ASTM E 108 or UL 790. Fire-retardant-treated woodroof coverings shall be tested in accordance with ASTM D 2898. The minimum roof coverings installed on structures shall comply with Table 1505.1.

15. Section 1505.1.2 is amended by changing the reference from Class C to Class B to read as follows:

Section 1505.1.2 Roof coverings within all other areas. The entire roof coverings of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of existing structures, shall be a fire-retardant roof covering that is at least Class B.

16. Section 1505.1.3 is added to read as follows:

1505.1.3 Additions to Existing Buildings. In any 12 month period, additions of less than 26% of the existing roof area may be of Class B materials that match the existing roof. Additions in high fire hazard areas must meet the current high fire hazard area roofing requirements in addition to this section.

17. Table 1505.1 is amended to replace all references to Class C with Class

18. Section 1505.6 is amended in its entirety to read as follows:

Section 1505.6 Fire-retardant-treated wood Shingles and Shakes. No wooden shingles or shakes, treated or untreated, shall be used for roof covering unless specifically allowed in Sections 1505.1.2 or 1505.1.4 of this code.

19. Section 1507.3.1 is amended to read as follows:

Section 1507.3.1 Deck requirements. Concrete and clay tile shall be installed only over solid structural sheathing boards.

20. Section 1704.6, excluding its subsections, is amended to read as follows:

Section 1704.6 Structural Observations. Where required by the provisions of Section 1704.6.1, the owner or the owner’s authorized agent shall employ a structural observer to perform structural observations. Structural observation does not include or waive the responsibility for the inspections in Section 110 or the special inspections in Section 1705 or other section of this code. The structural observer shall be one of the following individuals:

1. The registered design professional responsible for the structural design, or

2. A registered design professional designated by the registered design professional responsible for the structural design.

The owner or owner’s authorized agent shall coordinate and call a preconstruction meeting between the structural observer, contractors, affected subcontractors and inspectors, both special and municipal. The structural observer shall preside over the meeting. The purpose of the meeting shall be to identify the major structural elements and connections that affect the vertical and lateral load resisting systems of the structure and to review scheduling of the required observations, special inspections, and Building and Safety requirements for scheduling and documentation. A record of the meeting shall be included in the report submitted to the Building Official.

Observed deficiencies shall be reported in writing to the owner or owner’s authorized agent, special inspector, contractor and the Building Official.

Upon the form prescribed by the Building Official, the structural observer shall submit to the Building Official a written statement at each significant construction stage stating that the site visits have been made and identifying any reported deficiencies which, to the best of the structural observer’s knowledge, have not been resolved. A final report by the registered design professional responsible for the structural design which states that all observed deficiencies have been resolved is required before acceptance of the work by the Building Official.

21. Section 1704.6.1 amended to read as follows:

1704.6.1 Structural observations for structures. Structural observations shall be provided for those structures where one or more of the following conditions exist:

1. The structure is classified as Risk Category Ill or IV.

2. The structure is a high-rise building.

3. A lateral design is required for the structure or portion thereof.

Exception: One-story wood framed Group R-3 and Group U Occupancies less than 2,000 square feet in area, provided the adjacent grade is not steeper than 1 unit vertical in 10 units horizontal (10% sloped), assigned to Seismic Design Category D.

4. Such observation is required by the registered design professional responsible for the structural design.

5. Such observation is specifically required by the building official.

22. Section 1705.3, including its exceptions but excluding its subsections, is amended to read as follows:

1705.3 Concrete construction. The special inspections and verifications for concrete construction shall be as required by this section and Table 1705.3.

Exception: Special Inspection shall not be required for:

1. Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock, where the structural design of the footing is based on a specified compressive strength, f'c, no greater than 2,500 pounds per square inch (psi) (17.2 Mpa) regardless of the compressive strength specified in the construction documents or used in the footing construction.

2. Continuous concrete footings supporting walls of buildings three stories or less in height that are fully supported on earth or rock where:

2.1 The footings support walls of light-frame construction;

2.2 The footings are designed in accordance with Table 1809.7; or

2.3 The structural design of the footing is based on a specified compressive strength, f'c, no greater than 2,500 pounds per square inch (psi) (17.2 Mpa), regardless of the compressive strength specified in the construction documents or used in the footing construction.

3. Nonstructural concrete slabs supported directly on the ground, including prestressed slabs on grade, where the effective prestress in the concrete is less than 150 psi (1.03 Mpa).

4. Concrete patios, driveways and sidewalks, on grade.

23. Section 1801.2 is added to read as follows:

1801.2 State Stormwater Discharge Permit Coordination. All site drainage components and system shall also comply with any State issued stormwater discharge permit requirements. Where State stormwater discharge permits conflict with this code, the City Engineer and Chief Building Official will determine the most appropriate regulations from both documents that assure clean water discharges into State waterways and promotes the safety and general welfare of the community.

24. Section 1803.2 is amended to read as follows:

1803.2 Investigations required. Geotechnical investigations shall be conducted in accordance with Sections 1803.3 through 1803.5.

Exceptions:

1. The Building Official shall be permitted to waive the requirement for a geotechnical investigation where satisfactory data from adjacent areas is available that demonstrates an investigation is not necessary for any of the conditions in Sections 1803.5.1 through 1803.5.6, and Sections 1803.5.10 and 1803.5.11.

2. Sites having natural formations known by the Building Official to be free of adverse characteristics.

3. Sites for minor buildings and additions less than one thousand (1,000) square feet in area when the Building Official determines that no special site conditions exist.

25. Section 1803.3.2 is added to read as follows:

1803.3.2. Special Site Investigation. Whenever, in the Building Official’s opinion, test borings or excavations required by the provisions of CBC Section 1803.3 cannot determine the adequacy of a building’s overall stability, the Building Official may require a special geologic, hydrologic, seismic, liquefaction, or other investigation. Geologic investigations, such as hillside stability and potential fault activity, shall be conducted by a California Certified Engineering Geologist.

The engineering geologist’s work must be based upon a detailed, accurate topographic base map. The map shall be of suitable scale and shall cover the project area as well as any adjacent area which may be affected. The map shall include the existing and proposed contours, location of streets, pads, slopes, structures, and pertinent elevations.

1803.3.2.1. Hillside Stability.

A. Any report required by the Building Official to determine a building’s stability, will be based upon an investigation conducted to reveal any subsurface conditions that may lead to landslides, slump, or settlement. It shall include descriptions of topography relief, drainage, earth materials and structure, a detailed geological map, geologic cross sections and recommendations for site development, including consideration for site drainage.

B. Any such report will also describe the effects of the development on the site and adjacent properties and specific conclusions concerning the feasibility and anticipated future stability of the overall development. Specific recommendations for the correction of all known and/or anticipated geologic hazards on the site must be included.

1803.3.2.2. Fault Activity. A report required by the Building Official will include information and recommendations concerning:

A. Surface rupture along faults, including age, type of surface displacement and amount of reasonable anticipated future displacements of any faults within, or immediately adjacent to, the site; definition of any areas of high risk; and recommended building restrictions or use limitations within any designated high risk area.

B. Secondary ground effects, including estimated magnitude and distance of all relevant earthquakes, lurching and shallow ground rupture, liquefaction of sediments and soils, settlement of soils, and potential for earthquake induced landslides.

26. Section 1803.6 is amended to read as follows:

1803.6. Reporting. Where geotechnical investigations are required, a written report of the investigations shall be submitted to the Building Official by the permit applicant at the time of the permit application. This geotechnical report shall include, but need not be limited to, the following information:

1. A plot plan showing the location of all test borings and/or excavations and location of cut to-fill "daylight line."

2. Descriptions and classifications of materials encountered.

3. Elevation of the water table if encountered.

4. Expected total and differential settlement.

5. Location of property or site, including address or lot number and tract.

6. Description of site, including existing use of ground, topographical irregularities, such as barrancas, existing structures, and elevations or ground slopes.

7. Description of proposed structure.

8. Boring logs showing subsurface material to a depth of at least ten (10) feet.

9. Expansive indexes, including location and depth of samples.

10. Any information that may indicate geological or earthquake problems, or the potential for hydro consolidation.

11. Recommendations for foundation type and design criteria, including bearing capacity, provisions to minimize the effects of expansive soils and hydro consolidation, and the effects of adjacent loads.

12. Retaining wall design studies and recommendations (if applicable).

13. Special studies and recommendations concerning the expansion potential, erosion potential, erosion control, and irrigation requirements, and maintenance requirements on slopes steeper than two horizontal to one vertical whenever requested by the Building Official.

14. Pile and stilt design studies and recommendations (if applicable).

15. Swimming pool design studies and recommendations (if applicable).

16. Special site investigations (if applicable).

27. Section 1804.4.2 is added to read as follows:

1804.4.2 City Grading Ordinance. All grading in the City must comply with the current City Grading Ordinance. Where the City Grading Ordinance and this code conflict with respect to grading regulations, the City Grading Ordinance will take precedence. Building and foundation permits shall not be issued prior to the City Engineer’s final approval of the associated grading work supporting or otherwise effected by the building or foundation.

28. Section 1804.5 is amended to begin with the following and is otherwise unamended:

1804.5 Grading and fill in flood hazard areas. Grading and filling in flood hazard areas must comply with the City Floodplain Management Ordinance. Where the City Floodplain Management Ordinance and this code conflict relative to grading and filling, the City Floodplain Management Ordinance takes precedence.

29. Section 1807.1.4 is amended by adding the following sentence to the end of the section:

Permanent wood foundation systems shall not be used for structures assigned to Seismic Design Category D, E, or F.

30. Section 1807.1.6 is amended by adding the following sentence to the first paragraph:

Prescriptive design of foundation walls shall not be used for structures assigned to Seismic Design Category D, E, or F.

31. Section 1809.3 is amended by adding the following sentence and Figure 1809.1:

For structures assigned to Seismic Design Category D, E, or F, the stepping requirement shall also apply to the top surface of grade beams, supporting wall. Footings shall be reinforced with four (4) one-half (1/2") inch diameter deformed reinforcing bars. Two bars shall be placed at the top and bottom of the footings as shown in Figure 1809.1

[Figure]

Figure 1809.1.

32. Section 1809.8 is amended by adding the following sentence to the end of the first paragraph:

Plain concrete footings shall not be used in structures assigned to Seismic Design Category D, E, or F.

33. Section 1809.12 is amended by adding the following sentence to the end of the Section:

Timber footings shall not be used in structures assigned to Seismic Design Category D, E, or F.

34. Section 3109.3 and 3109.3.1 and 3109.3.2 are added to read in their entirety as follows:

3109.3 Residential swimming pools.

Residential swimming pools shall be completely enclosed by a barrier (fence) in addition to the requirements of 3109.2.

3109.3.1 Barrier height and clearances.

For residential swimming pools, the top of the barrier shall be at least 60 inches (1524 mm) above grade measured on the side of the barrier that faces away from the swimming pool. The maximum vertical clearance between grade and the bottom of the barrier shall be 2 inches (50.8 mm) measured on the side of the barrier that faces away from the swimming pool. Where the top of the pool structure is above grade, the barrier is permitted to be mounted on top of the pool structure, provided the maximum vertical clearance between the top of the pool structure and the bottom of the barrier shall be 4 inches (101.6 mm), or at grade level.

3109.3.2 Closely spaced horizontal member.

Where the barrier is composed of horizontal and vertical members and the distance between the tops of the horizontal members is less than 45 inches (1143 mm), the horizontal members shall be located on the swimming pool side of the fence. Spacing between the vertical members shall not be greater than 1 3/4 inches (44mm) in width. Where there are decorative cutouts within vertical members, spacing within the cutouts shall be not greater than 1 3/4 inches (44mm) in width.

35. Chapter 31AA is added immediately following Chapter 31A to read as follows:

CHAPTER 31AA SWIMMING POOLS

Section 3100.1 AA Swimming Pools: Location

1. No swimming pool, spa, or hot tub will be constructed in a required front yard as defined by this code unless specific approval is granted through a variance.

2. The distance from the inner surface of a swimming pool, spa or hot tub wall to a property line will not be less than three feet. Swimming pool and spa walls adjacent to foundations and slopes will be designed in accordance with this code.

Section 3100.2 AA Definitions. For the purpose of this section, certain terms are defined as follows:

Hillside Areas. Areas where there is a difference of four feet in original and/or final grade of any two sides of the pool.

Expansive Soils. The expansiveness of soils will be classified by the requirements of the California Building Code as adopted by the City Council.

Section 3100.3 AA Pools in Uncertified Fill Soils. Permits may be issued for the construction of "floating" type pools in fill areas when the following conditions are met.

1. A complete soils investigation of the fill is made by an engineer qualified in soils design and, based on the findings, the engineer establishes the design conditions and extends recommendations that would lead to a stable and safe pool.

2. A structural design is prepared by a Registered Civil Engineer which incorporates the recommendations of the soils investigation as approved by the Building Official.

3. The pool is designed under the assumption that it receives vertical support from the soil lying under the pool bottom. The limits of the supporting soil will be below a line drawn around the perimeter of the pool and located on the bottom where a line sloping at 44 degrees with the horizontal is tangent to the pool bottom.

4. Pool walls will be designed assuming no support from the surrounding soil and in accordance with the minimum requirements as set forth in this Article.

5. The pit for the pool backwash will not be located within the fill material.

Section 3100.4 AA Surface Water. The pool deck and all portions of the lot will drain to the street or to an approved drainage course. When a pool deck extends to within three feet of an adjacent property, means will be provided to conduct splash water to a satisfactory point of disposal.

Section 3100.5 AA Waste Water. Disposal of swimming pool wastewater will be in conformance with this code.

Section 3100.6 AA Hydrostatic Uplift. Any pool to be constructed in an area in which residual groundwater creates hydrostatic head against the pool structure will have a suitable underdrain relief to which a pump can be properly attached, sufficient mass weight to prevent floatation, or hydrostatic relief valves.

Section 3100.7 AA Diving Boards. No diving board will be installed in a pool whose greatest depth is less than eight feet. A depth of not less than 8 feet, 6 inches, will be required for a one-meter board. A depth of not less than 10 feet will be required for a three-meter board.

Section 3100.8 AA Materials for Pool Shell. Swimming pool shells will be of reinforced concrete, or other material equivalent in strength and durability, designed and built to withstand anticipated stresses, of watertight construction with smooth and impervious surfaces. A waterproof interior finish, which will withstand repeated brushing, scrubbing and cleaning procedures, will completely line the pool to the coping or cantilevered decking.

Section 3100.9 AA Construction Changes. All changes will be approved in writing by the design engineer or architect before they will be reviewed by the Building Official.

Section 3100.10 AA Signature of Design Professional. Structural plans and calculations will be signed by a Registered Civil Engineer or Architect licensed by the State of California for any pool where the maximum depth is more than three feet.

Section 3100.11 AA Deck. A concrete deck will be provided around the pool with a minimum width of 4 feet, measured from the pool water line and with a 2% slope away from the pool. Natural soil under deck will slope 2% away from the pool and soil around the deck will slope at 1% minimum to drain away from the edge of the deck. The deck will have a minimum thickness of 4 inches nominal and will be reinforced with 3/8-inch reinforcement bars at 24 inches on center each way or equivalent reinforcing, bonded in accordance with CEC 680.26. The outer edge of the deck will have a cutoff wall not less than 15 inches below grade. A 6-foot deck may be used in lieu of a 4-foot deck and cutoff wall. Decks of lesser width may be utilized when the cutoff wall depth is increased by a proportionate amount of the reduced deck width. When the soil under decks has an expansive index of 91 or greater, it will be pre-saturated with water to a depth of 18 inches before the placement of the concrete deck. Approved joints will be provided in the deck at corners, at maximum 10-foot intervals, and wherever necessary in order to control cracking, to allow for differential movements, and to minimize damage to the deck from such movement should it occur. Joints in decks and coping will be made watertight with an approved permanent resilient sealant.

Exception: The deck may be omitted provided that the pool shell is designed to resist normal external forces plus 20 p.c.f.-equivalent fluid pressure, and the bond beam has a thickness of not less than 12 inches and is reinforced with a minimum of three (3) 1/2-inch reinforcement bars in each face with 1/4-inch reinforcement ties at 48 inches on center.

Section 3100.12 AA Enclosures. Residential pool enclosures shall be designed, installed and maintained in accordance with Section 3109.4 of this code.

Section 3100.13 AA Design.

1. Minimum Standards. Every swimming pool design will admit to rational analysis according to accepted engineering principles and all criteria hereafter noted are to be considered

t ties at 48 inches on center.

Section 3100.12 AA Enclosures. Residential pool enclosures shall be designed, installed and maintained in accordance with Section 3109.4 of this code.

Section 3100.13 AA Design.

1. Minimum Standards. Every swimming pool design will admit to rational analysis according to accepted engineering principles and all criteria hereafter noted are to be considered as minimum standards only.

2. Expansive Soil Design. Pools constructed below grade will be designed on the assumption that their construction is to be in an area of moderately expansive soil having an expansion index of 51-91 and an equivalent fluid pressure of not less than 45 pounds per cubic foot (45 p.c.f.).

Exception: Where tests indicate that soils at a pool site are non-expansive or have low expansion characteristics from the ground surface to the full depth of the pool, structural design may be based on an equivalent fluid pressure not less than 30 p.c.f.

In highly expansive soils having an expansion index of 91-130, pools will be designed for not less than 60 p.c.f.-equivalent fluid pressure.

In very highly expansive soils having an expansion index over 130, pool design will be subject to special requirements based on a site investigation, soil testing, and engineering analysis by a registered civil engineer to determine appropriate design parameters for the site.

3. Hydrostatic Pressure. Hydrostatic pressure will be used in an outward direction as design criteria where concrete is not deposited against natural undisturbed earth or approved compacted fill.

4. Reinforcing Steel. Minimum reinforcing steel will be no less than 3/8-inch reinforcement bars at 12 inches O.C. both ways, with a minimum cover of two inches, except longitudinal steel in the bottom transition area from the shallow to the deep end will be 3/8-inch reinforcement bars at six inches O.C. minimum, extending a minimum distance of five feet beyond each side of the transition.

5. Empty Pool Condition. Pools will be designed for both empty and filled conditions.

6. Surcharge Loads. When located adjacent to building foundations, retaining walls and ascending earth slopes, appropriate surcharge loading will be incorporated in the pool design.

7. Bond Beams. A top bond beam will be provided with a minimum width and depth of 1-2 inches and with a minimum of four 1/2-inch reinforcement bars (two 1/2-inch reinforcement bars near each face) with 1/4-inch reinforcement ties at 48 inches on center. Vertical steel will be bent at least eight inches horizontally over top longitudinal steel and will be carried around the corner and lapped to form a rigid construction. Special design and plan details will be required for any niches or indentations in the steel or other special details.

8. Pool Walls. The minimum thickness of constructed pool walls will be five inches.

(Ord. No. 2019-011, § 2, 10-7-19; Ord. No. 2022-013, § 2, 11-28-22; Ord. No. 2024-011, § 4, 12-17-24; Ord. No. 2025-006, § 2, 11-18-25)