Wasco Municipal Code Ch. 15.04 Wasco Building Code

This chapter shall be known as the Wasco Building Code, and may be cited as such, and will be referred to herein as "this code." (Ord. 721 §3, 2022).

This code shall be the exclusive source of regulations for all new construction and any alterations, repairs, relocations, or reconstruction of any building or any portion thereof including any electrical, mechanical, gas, plumbing, or fire protection equipment installed on any property or used on or within any building. (Ord. 721 §3, 2022).

In the event of any conflict between this code and any law, rule, or regulation of the state of California, that requirement which establishes the higher standard of safety shall govern. Failure to comply with such standard of safety shall be a violation of this code. (Ord. 721 §3, 2022).

A. Notwithstanding any provisions in the codes adopted by reference in this chapter, all fees related to said codes are to be set by resolution by the city council.

B. Fees for duplicating documents and other special services shall be set and established by the administrative authority. (Ord. 721 §3, 2022).

The following publications are adopted by reference and incorporated in this code, except as expressly amended or superseded by the provisions of this chapter:

A. Part 1, California Administrative Code, 2022 Edition;

B. Part 2, California Building Code, 2022 Edition;

C. Part 2.5, California Residential Building Code, 2022 Edition;

D. Part 3, California Electrical Code, 2022 Edition;

E. Part 4, California Mechanical Code, 2022 Edition;

F. Part 5, California Plumbing Code, 2022 Edition;

G. Part 6, California Energy Code, 2022 Edition;

H. Part 8, California Historical Code, 2022 Edition;

I. Part 9, California Fire Code, 2022 Edition;

J. Part 10, California Existing Building Code, 2022 Edition;

K. Part 11, California Green Building Standards Code, 2022 Edition;

L. Part 12, California Referenced Standards Code, 2022 Edition;

M. Uniform Housing Code, 1997 Edition, as published by the International Conference of Building Officials. (Ord. 721 §3, 2022).

These are the amendments due to climatic, geological, and topographical findings. These amendments are more restrictive than the model code.

This chapter contains the local amendments and clarifications to the technical requirements of the 2022 California Building Code. Most proposed changes result in regulations consistent with the city’s current building code and are also consistent with the fire code in Chapter 15.06.

A. Section 105.2 Amended – Work Exempt From Permit. Section 105.2 items 1 and 2 amended to read as follows:

1. One-story residential detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area does not exceed 120 square feet (11.15 mm2). It is permissible that these structures still be regulated by Section 710A, despite exemption from permit.

2. Residential fences not over 7 feet (2,134 mm) high, not including masonry block wall fences.

B. Section 110.3.6 Amended – Lath, Gypsum Board and Gypsum Panel Product Inspection. Section 110.3.6 is amended by omitting the exception.

C. Section 406.3.2.1 Amended – Dwelling Unit Separation. Section 406.3.2.1 is amended to read as follows:

406.3.2.1 Dwelling unit separation. The private garage shall be separated from the dwelling unit and its attic area by means of a minimum 5/8-inch Type X (15.9 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-inch (15.9 mm) Type X gypsum board or equivalent and the same applied to structures supporting the separation from the habitable rooms above the garage.

D. Section 903.2.1 Amended – Group A. Section 903.2.1 is amended to read as follows:

903.2.1 Group A. An automatic sprinkler system shall be provided throughout buildings and portions thereof used as Group A occupancies as provided in this section. For Group A-1, A-2, A-3, and A-4 occupancies, the automatic sprinkler system shall be provided throughout the entire building containing a Group A-1, A-2, A-3 or A-4 occupancy. For Group A-5 occupancies, the automatic sprinkler system shall be provided in the spaces indicated in Section 903.2.1.5.

E. Section 903.2.1.1 Amended – Groups A-1, A-3, and A-4. Section 903.2.1.1 is amended to read as follows:

903.2.1.1 Groups A-1, A-3 and A-4. An automatic sprinkler system shall be provided for Group A-1, A-3 and A-4 occupancies.

EXCEPTIONS:

1. Assembly rooms or spaces with a cumulative area less than 1,000 square feet (93 m2) and located on a level of exit discharge where no alcohol is consumed and a fire alarm is installed when required by Section 907.2.1.

2. A Group A-3 occupancy with a fire area that does not exceed 5,000 square feet (464.5 m2), an occupant load less than 100, the A-3 is located on the level of exit discharge and the building contains a fire alarm as required by Section 907.2.1.

F. Section 903.2.1.3 Deleted – Group A-3. Section 903.2.1.3 is deleted.

G. Section 903.2.1.4 Deleted – Group A-4. Section 903.2.1.4 is deleted.

H. Section 903.2.2.1 Added – Group B. Section 903.2.2.1 is added to read as follows:

903.2.2.1 Group B. An automatic sprinkler system shall be provided throughout buildings containing a Group B occupancy where one of the following conditions exists:

1. A Group B fire area exceeds 10,000 square feet (929 m2);

2. A Group B fire area is located more than three stories above grade plane; or

3. The combined area of all Group B fire areas on all floors, including any mezzanines, exceeds 24,000 square feet (2,230 m2).

I. Section 903.2.3 Amended – Group E. Section 903.2.3, Item 1 is amended to read as follows:

1. Throughout all Group E fire areas greater than 10,000 square feet (929 m2) in area.

J. Section 903.2.4 Amended – Group F. Section 903.2.4 is amended to read as follows:

903.2.4 Group F. An automatic sprinkler system shall be provided throughout all buildings containing a Group F occupancy where one of the following conditions exists:

1. A Group F fire area exceeds 10,000 square feet (929 m2);

2. A Group F fire area is located more than three stories above grade plane; or

3. The combined area of all Group F fire areas on all floors, including any mezzanines, exceeds 24,000 square feet (2,230 m2).

4. A Group F fire area is used for cannabis cultivation, processing or extraction.

K. Section 903.2.7 Amended – Group M. Section 903.2.7, Item 1 is amended to read as follows:

1. A Group M fire area exceeds 10,000 square feet (929 m2).

2. A Group M fire area is located more than three stories above grade plane.

3. The combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 24,000 square feet (2,230 m2).

4. A Group M fire area is used for retail of cannabis or cannabis products.

L. Section 903.2.8.5 Added – Manufactured Homes. Section 903.2.8.5 is added to Chapter 9 of the Kern County Fire Code to read as follows:

903.2.8.5 Manufactured Homes. An automatic sprinkler system shall be installed in new manufactured homes, as defined in Health and Safety Code Sections 18007 and 18009, and multiple family manufactured homes with two dwelling units, as defined in Health and Safety Code Section 18008.7, in accordance with Title 25 of the California Code of Regulations.

M. Section 903.2.9 Amended – Group S-1. Section 903.2.9, Item 1 is amended to read as follows:

1. A Group S-1 fire area exceeds 10,000 square feet (929 m2);

N. Section 903.2.9.1 Amended – Repair Garages. Section 903.2.9.1 is amended to read as follows:

903.2.9.1 Repair garages. An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with the Kern County Building Code, as follows:

1. Buildings with a fire area containing a repair garage exceeding 10,000 square feet (929 m2).

2. Buildings with a repair garage servicing vehicles parked in the basement.

3. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).

O. Section 903.2.10 Amended – Group S-2. Section 903.2.10 is amended to read as follows:

903.2.10 Group S-2. An automatic sprinkler system shall be provided throughout buildings classified as a Group S-2 occupancy where one of the following conditions exist:

1. A Group S-2 fire area exceeds 10,000 square feet (929 m2).

2. Where an enclosed parking garage is located beneath other occupancy groups.

3. The combined area of all Group S-2 fire areas on all floors, including any mezzanines, exceeds 24,000 square feet (2,230 m2).

P. Section 903.2.11.3 Amended – Multi-Story Buildings And Buildings 55 Feet or More in Height. Section 903.2.11.3 is amended to read as follows:

903.2.11.3 Multi-story buildings and buildings 55 feet or more in height. An automatic sprinkler system shall be installed throughout buildings more than 3 stories in height or with a floor level having an occupant load of 30 or more that is located 55 feet (16,764 mm) or more above the lowest level of fire department vehicle access.

Q. Section 903.3.1.2.3 Amended – Attics. Section 903.3.1.2.3, Item 3 is amended to read as follows:

3. Attics not required by Items 1 or 2 to have sprinklers shall comply with one of the following if the building is more than two stories in height:

R. Section 903.3.10 Added – Fire Sprinkler Control Room. Section 903.3.10 is added to read as follows:

903.3.10 Fire sprinkler control room. When an automatic fire sprinkler system is installed in a building constructed for multiple tenants and the system protects multiple tenant spaces, the main controls, risers, gauges and appurtenances shall be located in an attached room or enclosure with access only from an exterior door which has a minimum size of 3'-0" wide and 6'-8" high. The equipment required to be in the fire sprinkler control room shall be located in the fire alarm control room when one is required in accordance with Section 907.9.

S. Section 903.6 Added – Existing Buildings. Section 903.6 is added to read as follows:

903.6 Existing buildings. In other than Group U occupancies, when the floor area of an existing building is increased and the total floor area exceeds ten thousand (10,000) square feet (929 m2) before or after the addition, or is otherwise required to be equipped with an automatic sprinkler system in accordance with this code, an automatic sprinkler system shall be installed throughout the entire building.

EXCEPTIONS:

1. If new or existing fire areas are clearly established within the limits of this code and approved by the Fire and Building Official.

2. Where a fire wall of 4 hour fire-resistance-rated construction without openings is installed to separate the new and existing portions of the building, only the new portion need comply.

T. Section 905.5.3 Deleted – Class II System 1-Inch Hose. Section 905.5.3 is deleted.

U. Section 907.2.1 Amended – Group A. Section 907.2.1 first paragraph is amended to read as follows:

907.2.1 Group A. A manual alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in all Group A occupancies.

The exception is deleted.

V. Section 907.2.8.1 Amended – Manual Fire Alarm System. Section 907.2.8.1 is amended by deleting Exception 2.

W. Section 907.2.9.1 Amended – Manual Fire Alarm Systems. Section 907.2.9.1 is amended by deleting Exception 2.

X. Section 907.9 Added – Fire Alarm Control Room.

Section 907.9 is added to read as follows:

907.9 Fire alarm control room. When a fire alarm system is installed in a building constructed for multiple tenants and the system protects multiple tenant spaces, the fire alarm control panel and

appurtenances shall be located in an attached room or enclosure with access only from an exterior door which has a minimum size of 3'-0" wide and 6'-8" high. The equipment required to be in the fire alarm control room shall be located in the fire sprinkler control room when one is required in accordance with Section 903.3.10.

Y. Section 1607.1 Amended – Minimum Uniformly Distributed Live Loads and Minimum Concentrated Live Loads. Table 1607.1, Line 4 of item 26 is amended to read as follows:

Habitable attics and sleeping rooms – 40 psf

The remainder of item 26 of this table remains unchanged. (Ord. 721 §3, 2022).

These are the amendments due to climatic, geological, and topographical findings. These amendments are more restrictive than the model code.

A. Table R301.5 Amended – Minimum Uniformly Distributed Live Loads. Table R301.5 is amended as follows:

The required live load for “Sleeping areas” is amended to 40 pounds per square foot (psf) uniform load. The remainder of Table R301.5 remains unchanged.

B. Section R313.2 Amended – One- and Two-Family Dwellings Automatic Fire Sprinkler Systems. Item No. 1 of Section R313.2 is amended to read as follows:

1. An automatic residential fire sprinkler system shall not be required for additions or alterations to existing one- and two-family dwellings that are not already provided with an automatic residential sprinkler system unless the alteration involves reconstruction of 90% or more of the structure above the slab/foundation. Any existing structure that is being converted to a one- or two- family dwelling for the first time is considered a new dwelling.

C. Section 406.3.2.1 Amended – Dwelling Unit Separation. Section 406.3.2.1 is amended to read as follows:

406.3.2.1 Dwelling unit separation. The private garage shall be separated from the dwelling unit and its attic area by means of a minimum 5/8-inch Type X (15.9 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-inch (15.9 mm) Type X gypsum board or equivalent and the same applied to structures supporting the separation from the habitable rooms above the garage.

D. Section R401.1 Amended – Application. Section R401.1 shall be amended by replacing the last sentence of the first paragraph and all of the listed exceptions with the following:

Wood foundations shall not be permitted.

EXCEPTIONS:

1. Non-occupied, single story, detached wood or metal storage sheds and similar uses other than a garage or carport, may be supported on skids provided the skids are anchored to the surface, the building width does not exceed 14 feet, the building length does not exceed 40 feet, the plate height does not exceed 12 feet above grade at any point, and the maximum roof projection does not exceed 24 inches.

2. At the discretion of the building official, pressure treated wood posts or poles embedded in earth or in concrete footings may be used for minor accessory buildings, typically limited to 200 square feet, and nonbuilding structures.

(Ord. 721 §3, 2022).

This amendment is due to geological findings.

Section 250-50 amended – Grounding Electrode System.

Subsection 250-50 is amended by adding the following sentence:

On new construction, where reinforced concrete footings are placed, a grounding electrode complying with Article 250.52 (A)(3) shall be installed.

(Ord. 721 §3, 2022).

The city council of the city of Wasco finds and declares that the additions, modifications, and changes made to the codes are necessary for the protection of the public health, safety, and welfare due to climatic, geological, or topographical conditions. These amendments are authorized under Health and Safety Code Sections 18941.5 and 17958 and are identified as follows:

A. Express Finding Number 1 – Climatic.

1. The city of Wasco is in the seventy miles per hour wind zone; this results in frequent movement and shifting of buildings, structures, and associated systems serving those facilities.

2. The city of Wasco receives an average rainfall of seven or more inches per year. Heavy storms are very infrequent and precipitation events from a given storm are typically minimal.

3. The city of Wasco is susceptible to extended periods of Tule fog. These conditions cause loss of visibility. This condition often results in multiple vehicle accidents which will commit emergency resources for extended periods of time, as well as create driving difficulties for emergency equipment resulting in delayed response times to fires and other emergencies.

B. Express Finding Number 2 – Geological.

1. The city is located in seismic zone 4. Built-in fire protection and other safety measures, such as limitations of building height, stories, areas, and the anchoring of the structure to the foundation would provide a higher level of safety for building occupants, emergency responders, and property. This is even more critical in high occupancy (assembly) buildings where the potential loss of life is very high. Minor earthquakes occur causing movement and shifting of buildings, structures, and associated systems serving those facilities.

C. Express Finding Number 3 – Topographical.

1. The city of Wasco drops in elevation plus or minus fifty feet from the east to the northwest of the natural flow of the land. (Ord. 721 §3, 2022).

The city clerk is directed to file a copy of the ordinance codified in this chapter with the California Building Standards Commission of the state of California. (Ord. 721 §3, 2022).

The provisions of this code are enacted for the public health, safety, and welfare and are to be liberally construed to obtain the beneficial purposes thereof as specified in Chapter 1 of the Building Code. (Ord. 721 §3, 2022).

The provisions of this code shall not be construed as imposing upon the city of Wasco any liability or responsibility for damage to persons or property resulting from defective work, nor shall the city of Wasco, or any official, employee or agent thereof, be held as assuming any such liability or responsibility by reason of the review or inspection authorized by the provisions of this code or of any permits or certificates issued under this code. (Ord. 721 §3, 2022).

The ordinance codified in this chapter shall take effect on January 1, 2023, after its adoption and pursuant to resolution, published in summary format prior to adoption and within fifteen days after its adoption in a newspaper of general circulation published and circulated in the city of Wasco. (Ord. 721 §4, 2022).