ORDINANCE NO. ______________

 

BOARD OF SUPERVISORS, COUNTY OF SAN MATEO, STATE OF CALIFORNIA

 

* * * * * *

 

AN ORDINANCE ADOPTING THE LATEST EDITIONS (2007) OF THE CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, 2007 CALIFORNIA BUILDING CODE (PART 2), 2007 CALIFORNIA ELECTRICAL CODE (PART 3), 2007 CALIFORNIA MECHANICAL CODE (PART 4), 2007 CALIFORNIA PLUMBING CODE (PART 5), 2007 CALIFORNIA ENERGY CODE (PART 6), 2007 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE (PART 7), 2007 CALIFORNIA HISTORICAL BUILDING CODE (PART 8), 2007 CALIFORNIA FIRE CODE (PART 9), 2007 CALIFORNIA EXISTING BUILDING CODE (PART 10), 2007 CALIFORNIA REFERENCE STANDARDS CODE (PART 12) AND RE-ADOPTING THE SAN MATEO COUNTY ORDINANCE CODE, DIVISION VII (BUILDING REGULATIONS), AND AMENDING SECTIONS 9100, 9150, 9180, 9200, 9271, 9104, 9113, 9114, 9184, 9004, 9015, 9022, 9025, 9027, 9029, 9032, 9033, 9042, 9058, 9067, AND ADDING NEW SECTIONS 9116 AND 9117 TO CHAPTER 3, ARTICLE 1, AND AMENDING THE SAN MATEO COUNTY ORDINANCE CODE, DIVISION VII (BUILDING REGULATIONS) TO REFERENCE THE INTERNATIONAL BUILDING CODE, NOT THE UNIFORM BUILDING CODE

____________________________________________________________

 

The Board of Supervisors of the County of San Mateo, State of California, ORDAINS as follows:

 

SECTION 1. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9100 is hereby amended to read as follows:

 
 

SECTION 9100. ADOPTION OF 2007 CALIFORNIA BUILDING STANDARDS CODE. The latest adopted editions of the 2007 California Building Standards Code, Title 24, excluding Part 1 (California Administrative Code) and including the 2007 California Building Code (Part 2), 2007 California Energy Code (Part 6), 2007 California Elevator Safety Construction Code (Part 7), 2007 California Historical Building Code (Part 8), 2007 California Fire Code (Part 9), 2007 California Existing Building Code (Part 10), 2007 California Reference Standards Code (Part 12) and all appendices, amendments, errata, and emergency supplements are hereby adopted and by reference except as otherwise provided in Division VII, as the Building Code of the County of San Mateo. A copy of the “California Building Standards Code” is on file at the San Mateo County Building Inspection Section. The mandatory requirements of the appendix to the California Building Standards Code shall be enforceable to the same extent as if contained in the body of the Building Code. Any amendments, errata and/or emergency supplements to this code shall be enforceable to the same extent as if contained in the body of the “California Building Standards Code.”

   

SECTION 2. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 2, Section 9150 is hereby amended to read as follows:

 
 

SECTION 9150. ADOPTION OF 2007 CALIFORNIA ELECTRICAL CODE. The latest adopted edition of the 2007 California Electrical Code (Title 24, Part 3), based on the 2005 National Electrical Code (NEC) is hereby adopted and incorporated by reference. All appendices within the referenced standard above and all amendments, errata, and/or emergency supplements are also adopted during this triennial California Building Standards Code cycle. A copy of the “California Electrical Code” is on file at the San Mateo County Building Inspection Section.

   

SECTION 3. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 3, Section 9180 is hereby amended to read as follows:

 
 

SECTION 9180. ADOPTION OF 2007 CALIFORNIA PLUMBING CODE. The latest adopted edition of the 2007 California Plumbing Code (Title 24, Part 5), based on the 2006 Uniform Plumbing Code (UPC) is hereby adopted and incorporated by reference. All appendices within the referenced standard above, and all amendments, errata, and/or emergency supplements are also adopted during this triennial California Building Standards Code cycle. A copy of the “California Plumbing Code” is on file at the San Mateo County Building Inspection Section.

   

SECTION 4. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 4, Section 9200 is hereby amended to read as follows:

 
 

SECTION 9200. ADOPTION OF 2007 CALIFORNIA MECHANICAL CODE. The latest adopted edition of the 2007 California Mechanical Code (Title 24, Part 4), based on the 2006 Uniform Mechanical Code (UMC) is hereby adopted and incorporated by reference. All appendices within the referenced standard above, and all amendments, errata, and/or emergency supplements are also adopted during this triennial California Building Standards Code cycle. A copy of the “California Mechanical Code” is on file at the San Mateo County Building Inspection Section.

   

SECTION 5. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 11, Section 9271 is hereby added to read as follows:

 
 

SECTION 9271. ADOPTION OF CALIFORNIA HISTORICAL BUILDING CODE. The latest adopted edition of the California State Building Standards Code, Title 24, Part 8, California Historical Building Code establishing minimum requirements for preservation, restoration, rehabilitation, relocation or reconstruction of buildings or properties designated as qualified historical buildings or properties is hereby adopted for the unincorporated territory of the County of San Mateo.

   

SECTION 6. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9104(a) is hereby amended to read as follows:

 
 

(a)

Minimum Slab Thickness. The minimum thickness of floor slabs supported directly on the ground shall be not less than 3 1/2 inches (89 mm). The slab shall be supported by not less than 6 inches by 6 inches with 10-gauge wire mesh or approved alternative installed at mid height of the slab.

     

SECTION 7. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9113 is hereby amended to read as follows:

   
 

1.

The following requirements shall apply to all new buildings or structures and existing structures that require a building permit issued by San Mateo County.

     
   

a.

The roof covering for every new building or structure, or any existing building or structure which is undergoing a re-roof and all materials applied as part of a roof covering assembly, shall have a minimum fire rating of Class B or higher, treated in accordance with California Building Standards Code, Standard 15-2. Where required by the California Building Standards Code or other provision of law, roof coverings must meet a higher fire rating.

       
   

b.

Subsection 1.a of this section shall not apply to buildings or structures that are less than 120 square feet in floor area.

       
   

c.

Any person installing or constructing roof covering shall, immediately upon completion of the roof covering, provide certification of the roof covering classification to the building owner and to the inspection authority having jurisdiction.

       
 

2.

The requirements of this section are minimum standards for new construction and re-roofing of existing structures. Where the Uniform Building Code, International Fire Code, or the California Building Standards Code contains higher standards or additional or more stringent requirements than required by this section, those additional or more stringent requirements shall apply. Further, nothing in this section shall prevent any fire authority having jurisdiction from adopting and enforcing regulations imposing more stringent requirements than those provided by this section.

     

SECTION 8. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9114 is hereby amended to read as follows:

   
 

1.

The following requirements shall apply to all new buildings or structures that require a building permit issued by San Mateo County.

     
   

a.

Except as otherwise provided by this section, or as provided under Section 903.1 of the California State Building Standards Code, automatic fire sprinkler systems shall be installed and maintained in every new building or structure of any type of construction, use, occupancy or size that requires a building permit issued by San Mateo County.

       
   

b.

The term “automatic fire sprinkler system” as used in this section means an integrated system of underground and overhead piping, including a water supply such as a gravity tank, fire pump, reservoir, pressure tank, or connection by underground piping to a fire main, which system complies in all respects with the requirements for such systems contained in standards issued by the National Fire Protection Association based upon occupancy classification.

       
   

c.

An automatic fire sprinkler system shall be provided throughout an existing structure when a building permit is issued to allow additions, alterations, or repairs within any 12-month period, which increase the value of the structure by seventy-five percent (75%) for one- and two-family dwellings or fifty percent (50%) for all other structures.

       
   

d.

Automatic fire sprinklers shall be installed in any garage or carport and breezeway attached to any structure for which a fire sprinkler system is required. A detached non-habitable garage, 1,000 square feet or more in size, or which has an attached studio or workshop shall require the installation of an NFPA-13 light hazardous automatic fire sprinkler system.

       
 

2.

The following structures are exempt from the requirements of this section.

     
   

a.

Agricultural Buildings. For the purpose of this section, an “agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock, or other horticultural products. “Agricultural building” includes a place of employment where agricultural products are processed, treated or packaged. Office uses within agricultural buildings shall not exceed ten percent (10%) of the total floor area of the building unless such buildings are provided with an automatic fire sprinkler system throughout. “Agricultural buildings” shall include greenhouses.

       
   

b.

Non-residential structures less than 1,000 square feet.

       
   

c.

Mobile homes, recreational trailers, fifth wheels, and similar structures used for temporary housing during the construction of a permitted building.

       
   

d.

Mausoleums of Type I construction, as defined by the California Building Standards Code, which do not contain offices, chapels, stores, or other places of public occupancy for purposes other than parking of vehicles.

       
   

e.

Open air parking garages of Type I construction, as defined by the California Building Standards Code, which do not contain offices, chapels, stores, or other places of public occupancy for purposes other than parking and are detached from other buildings.

       
   

f.

Car wash structures where no offices or waiting rooms are attached.

       
 

3.

Additions, alterations or modifications to any existing structure containing automatic fire sprinklers shall require the extension or modification of the fire sprinkler system throughout the added, altered, or modified areas.

     
   

Plans for the installation, extension or modification of an automatic sprinkler system shall be submitted to the Planning and Building Department of San Mateo County for review and approval by the appropriate fire department or district prior to installation. Additions, alterations, or remodels to an existing dwelling previously equipped with automatic sprinklers shall require the submittal of three sets of sprinkler plans and hydraulic calculations. All components of the existing system shall be submitted for review to determine compliance with the applicable standards.

     
 

4.

All automatic fire sprinkler systems shall comply with the most current adopted edition of NFPA-13, NFPA-13-D, NFPA-13-R and any additional County specifications, or modifications imposed by supplemental rules and regulations adopted by the County of San Mateo.

     
 

5.

The installation of an automatic fire suppression system may be required by the Building Official when an alteration, addition or change in use or occupancy of a building or portion of a building thereof increases the hazard of fire or threat to life and safety.

     
 

6.

The requirements of this section are intended to represent minimum standards for new construction. Nothing in this section shall prevent any fire authority having jurisdiction from adopting and enforcing any regulations, which impose more stringent requirements. Further, any requirements of the Uniform Building Code, International Fire Code or the State Building Standards Code, which is more restrictive, specify higher standards or mandates specific locations within a structure for automatic sprinkler systems shall be applicable.

     

SECTION 9. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9116 is hereby added to read as follows:

 
 

SECTION 9116. REQUIRED CLEARANCES FOR SOLAR (PV) SYSTEMS. The following requirements shall apply to all new buildings or structures that require a building permit issued by San Mateo County.

   
 

1.

There shall be a minimum of 36 inches of clearance at the ridgeline where solar arrays are installed on roofs. Arrays shall be allowed to be installed down to the eave if there remain three (3) access points from the ground to the ridge. Where there are fewer than three (3) access points to the roof’s ridge, then there shall remain a 36-inch perimeter of walking surface (area) around the array.

     
 

2.

Ground-mounted solar arrays shall be erected in areas clear of combustible vegetation. A minimum vegetation clearance of 10 feet or a 10-foot mowed perimeter shall be maintained.

     
 

3.

All solar conduits, interior or exterior, shall be permanently labeled with fade-resistant material stating: CAUTION: Solar PV Wiring May Remain Energized After Disconnection During Daylight Hours.

     
 

4.

A permanent placard shall be installed on the exterior and interior of the main electrical panel stating: CAUTION: Solar PV System Installed – When Power is Disconnected, Solar Panels and Wiring May Remain Energized During Daylight Hours.

     
 

5.

Batteries stored in enclosed rooms shall be mounted a minimum of 24 inches above the floor. If contained within a cabinet, a permanent placard provided in Paragraph 4 above shall be posted on the door of that cabinet.

     
 

6.

All disconnects shall be accessible to fire department personnel and located together when possible.

     
 

7.

Separate emergency disconnects on the roof shall be required to disconnect the solar panels from the interior and exterior wiring running to the inverter. This disconnect shall be permanently labeled in reflective, fade-resistant material stating “EMERGENCY DISCONNECT.”

     

SECTION 10. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 1, Section 9117 is hereby added to read as follows:

 
 

SECTION 9117. CHAPTER 7A OF THE 2007 CALIFORNIA BUILDING STANDARDS CODE. The following requirements shall apply to all new buildings or structures that require a building permit issued by San Mateo County.

   
 

Chapter 7A of the 2007 California Building Standards Code and the Local Responsible Area (LRA) Fire Hazard Severity Zone maps shall apply to all new construction in the County that requires a building permit.

   

SECTION 11. San Mateo County Ordinance Code, Division VII, Chapter 3, Article 3, Section 9184 is hereby amended to read as follows:

 
 

1.

Chapter 6 of the Uniform Plumbing Code is hereby amended to read as follows:

     
   

SECTION 604.0. MATERIALS

     
   

SECTION 604.1. All potable water piping and fittings shall be brass, copper, cast iron, galvanized malleable iron, galvanized wrought iron, or galvanized steel. All materials used in the water supply system, except valves and similar devices, shall be of like material.

     
   

SECTION 604.1.1. CPVC pipe for non-potable hot and cold water distribution systems within the interior of residential buildings is permitted provided all conditions of Section 604.1.1 of the Uniform Plumbing Code are satisfied.

     
 

2.

Chapter 7 of the Uniform Plumbing Code is herby amended to read as follows:

     
   

SECTION 701.0. MATERIALS

     
   

SECTION 701.1. Drainage piping shall be cast iron, galvanized steel, galvanized wrought iron, copper, brass, Stainless Steel 304 or 316L, Schedule 40 ABS (DWV), Schedule 40 PVC (DWV), extra-strength vitrified clay pipe, or other approved materials having a smooth and uniform bore.

     
   

SECTION 701.1.1. No galvanized wrought iron or galvanized steel pipe shall be used underground. Galvanized wrought iron or galvanized steel pipe shall be kept at least six (6) inches (152 mm) aboveground.

     
   

SECTION 701.1.2. ABS and PVC (DWV) piping installations shall be limited to underground installation outside of the structure, and in accordance with IS 5, IS 9, and Chapter 15, “Firestop Protection.” Except for individual single-family dwelling units, materials exposed within ducts or plenums shall have a flame-spread index of not more than 25 and a smoke-developed index of not more than 50, when tested in accordance with the Test for Surface - Burning Characteristics of the Building Materials. (See the Building Code Standards based on ASTM E-84 and ANSI/UL 723.)

     
 

3.

Chapter 9 of the Uniform Plumbing Code is herby amended to read as follows:

     
   

SECTION 903.0. MATERIALS

     
   

SECTION 903.1. Vent pipe shall be cast iron, galvanized steel, galvanized wrought iron, copper, brass, Schedule 40 ABS (DWV), Schedule 40 PVC (DWV), Stainless Steel 304 or 316L (Stainless Steel 304 pipe and fittings shall not be installed underground and shall be kept at least six (6) inches (152 mm) aboveground), or other approved materials having a smooth and uniform bore.

     
   

SECTION 903.1.2. ABS and PVC (DWV) shall not be approved for use for vent piping or fittings except for underground installation beginning two (2) feet outside the structure.

     
 

4.

The provisions of Section 9184 shall not apply to the minor repair of existing in place plastic pipe when authorized by the Building Official.

     

SECTION 12. San Mateo County Ordinance Code, Division VII, Chapter 1, Section 9004 is hereby amended to read as follows:

 
 

SECTION 9004. BUILDING PERMITS – PARKING AND STORAGE LOTS

   
 

1.

A building permit will be required to develop a parcel or portion of a parcel for the purpose of parking or storing automobiles, trucks, trailers, recreational vehicles, boats, tractors, buses, motorcycles, containerized freight storage boxes, wooden pallets, fish/crab traps and associated gear, and other similar equipment.

     
 

2.

Plans shall be submitted for such developed areas and shall include the design of the developed area drawn to 1/8-inch per foot scale. Such plans shall also include, but not necessarily be limited to, the location of parking areas, maneuvering areas, curb cuts, landscaping, retaining walls, drainage, fences, gates, lighting, and other improvements. The building permit shall not be issued until such parking plans have been approved by the Community Development Director, the Fire Authority and/or other appropriate departments and agencies. No final approval of the building permit shall occur until all applicable departments and agencies have provided their written approval.

     

SECTION 13. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 1, Section 9015 is hereby amended to read as follows:

 
 

SECTION 9015. VIOLATIONS AND PENALTIES

   
 

1.

It shall be unlawful for any person, firm, or corporation to erect, install, construct, enlarge, alter, repair, move, improve, remove, replace, convert, equip, use, occupy, maintain or demolish any building, structure or equipment therein regulated by this code or the construction codes, or

   

cause the same to be done, contrary to or in conflict with or in violation of any of the provisions of said code or codes.

     
 

2.

Any person, firm, or corporation violating any of the provisions of this code or the construction codes shall be deemed guilty of a misdemeanor as provided in Title 1, Chapter 1.08, Section 1.08.010 of the San Mateo County Ordinance Code.

     

SECTION 14. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 2, Section 9022 is hereby amended to read as follows:

 
 

SECTION 9022. EXISTING BUILDINGS. The following provisions shall govern additions, alterations, repairs, and changes of use or occupancy in existing buildings:

   
 

1.

For the purpose of this section, the term “building or structure” shall include any heating, cooling, ventilating, or similar mechanical equipment or system, any electrical equipment or system, plumbing equipment or system, swimming pools, spas, decks, mobile homes, recreational vehicles, trailers, agricultural buildings, or accessory structures governed by this code.

     
 

2.

Any addition, alteration, or repair to, of change of use of, or change of occupancy in a building or structure shall comply with the provisions for new buildings and structures set out in the code, except as may otherwise be provided in this section and in the California Building Standards Code, latest adopted edition. There shall be no additional permit required to meet the specifications and requirements set forth in the Individual Wastewater Treatment and Disposal System Ordinance contained in Division VII, Chapter 4, Section 9300 unless the additions, alterations, repairs, or change of use of the property (1) involve the adding of one or more bedrooms to a structure that is connected to an on-site wastewater treatment and disposal system, or (2) the additions, alterations, or repairs change the existing on-site wastewater treatment and disposal system, or the additions, alterations, or repairs within any 12-month period from the date of completion of any permit exceeding fifty percent (50%) of the value of an existing building or structure as determined by the Building Official (see also Section 9114).

     
 

3.

When additions, alterations, or repairs within any 12-month period from the date of completion of any permit exceed fifty percent (50%) of the value of an existing building or structure, as determined by the Building Official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures, including any requirements of the fire department or district (see also Section 9114).

     
 

4.

Additions, alterations and repairs exceeding 25 percent (25%) but not exceeding 50 percent of the value of the existing building or structure and complying with the requirements for new buildings or structures may be made to such building or structure within a 12-month period without making the entire building or structure comply. The new construction shall conform with the requirements of the construction codes for a new building of like area, height, use and occupancy.

     
 

5.

Structural additions, alterations, and repairs to any portion of an existing building or structure shall comply with all requirements for new buildings or structures; except that such structural additions, alterations, or repairs, when determined by the Building Official to be minor, may be made with the same material of which the building or structure is constructed. This section shall not apply to the installation or replacement of glass in hazardous locations.

     
 

6.

Alterations or repairs, not exceeding 25 percent (25%) of the value of an existing building or structure, which are non-structural and do not affect any member or part of the building or structure and which meet fire resistance standards, may be made with the same materials of which the building or structure is constructed. This section shall not apply to the installation or replacement of glass in hazardous locations.

     
 

7.

Not more than 25 percent (25%) of the roof covering of any building or structure shall be replaced in any 12-month period unless the new roof covering is made to conform with the requirements for new buildings.

     
   

EXCEPTION 1: Roof covering on existing buildings or structures shall not be required to comply with Section 9113 when determined by the Building Official to create a hardship due to structural restraints.

     
 

8.

Buildings or structures in existence at the time of the passage of this code may continue in their existing occupancy, if such use or occupancy was legal at the time of passage, provided such continued use is not dangerous to life or property.

     
 

9.

No change in the character of occupancy or use of a building or structure shall be made without a Certificate of Occupancy. The Building Official may issue a Certificate of Occupancy without certifying that the building complies with all the provisions of these codes so long as he or she finds to do so will not endanger life.

     
 

10.

All buildings or structures, both existing and new, and all parts thereof shall be maintained in a safe and sanitary condition. All devices or safeguards, which are required by the construction codes in a building or structure when erected, altered, or repaired, shall be maintained in a good working order. The owner or the owner’s designated agent shall be responsible for the maintenance of buildings and structures.

     
 

11.

Any building or structure, including mobile homes, and factory built homes moved into or relocated on existing parcels or to a new parcel within those areas of San Mateo County within the jurisdiction of the Building Official shall meet standards required by this code for new buildings or structures. Permits for manufactured homes may be denied if more than ten (10) years has elapsed between the date of manufacture and the date of application for a permit to install the manufactured home.

     
 

NOTE: Nothing in this section shall be considered to exempt a structure from any zoning requirements specified in any other sections of the County Ordinance Codes.

   

SECTION 15. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 3, Section 9025.1 is hereby amended to read as follows:

 
 

1.

No person, firm, or corporation shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, keep, maintain, or demolish a building, structure, accessory structure, wine cave, freight container, manufactured home, mobile home, trailer, recreational vehicle, or make any installation, alteration, or improvement to the electrical, plumbing, or mechanical system in a building or on a parcel, or cause the same to be done, without first obtaining the prescribed permits for each such building or structure from the Building Official.

     

SECTION 16. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 3, Section 9027 is hereby amended to read as follows:

 
 

SECTION 9027. APPLICATION PROCEDURE. To obtain a permit, the applicant shall first file an application therefore in writing on a form furnished for that purpose. Every such application shall:

   
 

1.

Identify and describe the work to be covered by the permit for which application is made.

     
 

2.

Describe the land on which the proposed work is to be done, by lot, block, tract, house and street address, or similar description that will readily identify and designate with reasonable certainty the proposed building or work.

     
 

3.

Indicate the use or occupancy for which the proposed work is intended.

     
 

4.

Be signed by the permittee, or the owner’s authorized agent, together with evidence as required to indicate such authority.

     
 

5.

Be accompanied by plans, diagrams, computations, specifications, geotechnical reports, drainage plans, energy compliance forms, and other data as required.

     
 

6.

Show all existing and proposed improvements, including, but not limited to, accessory structures, retaining walls, swimming pools, decks, bridges, and other manmade improvements.

     
 

7.

Show all easements, both private and public, on the plot plan.

     
 

8.

Show all sensitive habitat, wetlands or other specialized areas on the plot plan. The Building Official may require more information as needed.

     

SECTION 17. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 3, Section 9029 is hereby amended to read as follows:

 
 

SECTION 9029. PLANS AND OTHER DATA. Plans and other data may be required by the Building Official in accordance with the following provisions:

   
 

1.

For enforcement of any provisions of this code or construction codes, plans, diagrams, calculations and other data shall be submitted in three sets with each application for a permit. The Building Official may require additional sets to be submitted on a case-by-case basis.

     
 

2.

The Building Official may require the plans and other data to be prepared and designed by an engineer or architect licensed by the State to practice as such.

     
 

3.

Plans and other data shall be drawn to scale upon substantial paper, in blue print form or other approved copying method, and shall be of sufficient clarity to indicate the nature and extent of the work proposed and shall show in detail that the building, structure, or system will conform to the provisions of this code and the construction codes and all relevant laws, ordinances, rules and regulations. The first sheet of each set of building plans shall give the street address of the work and the name and address of the owner or lessee and person who prepared them. Building plans shall also include a plot plan showing the location of the proposed building or improvement and of all existing and proposed improvements, including, but not limited to, accessory structures, retaining walls, swimming pools, decks, bridges, public and private easements, and other manmade improvements.

     
 

4.

A survey or boundary survey may be required to verify compliance with zoning and building code setbacks.

     
 

5.

A drainage plan may be required which can demonstrate how roof drainage and surface runoff will be directed to an approved location. On sites which present a difficult, sensitive or unusual situation, the Building Official may require that such plan be prepared by a licensed civil engineer.

     
 

6.

A sediment and erosion control plan may be required which will demonstrate how measures will be installed and maintained during the course of a project to ensure compliance with County and Regional Water Quality Board regulations. The Building Official may require that a licensed civil engineer prepare such plan.

     
 

7.

Plans or specifications for the installation of environmental heating or cooling systems, absorption systems, ventilation systems and hoods shall show the following:

     
   

a.

Layout for each floor with dimensions of all working spaces and a legend of all symbols used.

       
   

b.

Location, size and materials of all piping.

       
   

c.

Location, size, and materials of all air ducts, air inlets, and air outlets.

       
   

d.

Location of all fans, warm-air furnaces, boilers, absorption units, refrigerant compressors, and condensers and the weight of all pieces of such equipment weighing 200 pounds or more.

       
   

e.

Rated capacity or horsepower of all boilers, warm-air furnaces, heat exchangers, blower fans, refrigerant compressors, and absorption units.

       
   

f.

Location, size, and material of all combustion product’s vents, and chimneys.

       
   

g.

Location and area of all ventilation and combustion air openings and ducts.

       
   

h.

Location of all air dampers and fire shutters.

       
 

8.

Computations, stress diagrams, geotechnical and other data sufficient to show the correctness of the plans shall be submitted when required by the Building Official. Plans for buildings more than two stories in height, or other than conventional construction, shall indicate how required structural integrity and fire resistance will be maintained where a penetration will be made for electrical, mechanical, plumbing, and communication conduits, pipes and similar systems.

     
 

9.

One set of approved plans, computations, and data shall be retained by the Building Official for a period of not less than 90 days from the date of completion of the work covered therein; and one set of approved plans and data shall be returned to the applicant, which shall be kept on such building or work site at all times during which the work authorized thereby is in progress.

     
 

10.

When authorized by the Building Official, plans or other data need not be submitted for the following:

     
   

a.

One-story buildings of conventional wood stud construction with an area not exceeding 600 square feet.

       
   

b.

Work, which in the determination of the Building Official, is small and unimportant.

       
 

11.

The Building Official need not accept plans or other data, which are not legible and complete, or do not conform with the provisions of this section.

     

SECTION 18. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 3, Section 9032 is hereby amended to read as follows:

 
 

SECTION 9032. EXPIRATION

   
 

1.

Every building, plumbing, mechanical, or electrical permit issued by the Building Official under the provisions of this code shall expire and become null and void if the building or work authorized by such permit is not commenced within 180 days from the date of issuance of such permit, or if the work authorized by such permit is suspended or abandoned for a period of 180 calendar days at any time after the issuance of the permit. Evidence of continuation of work consists of one progress inspection by the Building Inspection Section within 180 calendar days, which can demonstrate substantial progress in one or more of the major trades. Before such work can be recommenced, reinstatement of the permit will be required. The fee for reinstatement shall be one-half of the amount of the original permit fees, provided that no changes have been made or will be made in the original plans or scope of such work; and provided, further, that such suspension or abandonment has not exceeded one year. Expiration of permits that exceed one year requires that full permit fees be paid.

     
 

2.

The Building Official may have the discretion to provide an extension of this time to a permit holder who submits a valid written request for an extension of time prior to the expiration of the permit.

     
 

3.

The Building Official may also have the discretion to waive the operation of this section where the delay in commencing work or the suspension of work has been caused by acts of God, economic hardship, or personal illness.

     

SECTION 19. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 3, Section 9033 is hereby amended to read as follows:

 
 

SECTION 9033. TERM OF PERMITS

   
 

1.

Residential, Garages and Agricultural Structures: Permits for new residences, additions to residences, garages, and agricultural buildings shall be valid for one year from the date of issuance. The Building Official may have the discretion to extend this period for a second year when the applicant can demonstrate that completion of the project could not be accomplished due to economic hardship or documented personal illness.

     
 

2.

Hotels, Motels, Condominiums, Townhouses and Apartment Buildings: Permits for the construction or alteration of these occupancies or structures shall be valid for two years from the date of issuance. The Building Official may have the discretion to extend this period for a third year when the applicant can demonstrate that completion of the project could not be accomplished due to economic hardship or documented personal illness.

     
 

3.

Commercial and Industrial Structures: Permits for the construction or alteration of non-residential structures shall be valid for two years from the date of issuance. The Building Official may have the discretion to extend this period for a third year when the applicant can demonstrate that completion of the project could not be accomplished due to economic hardship or documented personal illness.

     
 

4.

Miscellaneous Permits: Permits for miscellaneous items including, but not necessarily limited to, re-roofing, wooden decks, hot tub/spas, water heaters, furnaces, air conditioners, electrical services, temporary power poles, factory-built wood stoves, storage sheds, window replacements, and similar items shall be valid for 180 days from the date of issuance of the permit. The Building Official may have the discretion to extend this period, not to exceed an additional 180 days, when the applicant can demonstrate that completion of the project could not be accomplished due to economic hardship or documented personal illness.

     
 

5.

Permits, which expire due to time limitation, shall be reinstated before work can continue. Reinstatement shall require the payment of new fees and the project must comply with all applicable codes, ordinances, laws and regulations in effect at the time of reinstatement. Reinstatement fees shall be one-half of the amount of the original building, plumbing, mechanical and electrical fees, provided that such expiration has not exceeded one year. Reinstatement fees for permits which have been expired in excess of one year shall be equal to the full building, plumbing, mechanical and electrical fees of the original permit.

     
 

6.

Term limits for reinstated permits shall be set by the Building Official on a case-by-case basis and may include term limits, which were substantially less than stated in subsections 1 through 4 of this section. Applicants may be required to submit written time lines for inspections and completion of permits before such permit will be reinstated. Such time lines and schedules must be substantially followed or revocation of the reinstated permit will occur.

     

SECTION 20. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 4, Section 9042 is hereby amended to read as follows:

 
 

SECTION 9042. REFUND OF PERMIT FEES. During the period for which a permit continues in force, the applicant may surrender such permit to the Building Official; and if no work has been performed thereunder and the permit has not expired or been canceled, the Building Official may authorize a refund to such applicant of 75 percent of the permit fee therefore paid for such permit. The refund of such fees shall not include plan check, filing, energy compliance, microfilming, geotechnical, or other accessory fees.

   

SECTION 21. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 5, Section 9058 is hereby amended to read as follows:

 
 

SECTION 9058. FINAL INSPECTION AND ADDRESSING

   
 

1.

There shall be a final inspection and approval on all buildings or structures when completed and ready for occupancy. A final inspection approval may, upon notice, be revoked by the Building Official if it is found that construction, work, or equipment fails in any respect to comply with the requirement of these codes, or that the installation is unsafe, dangerous, or a hazard to life or property.

     
 

2.

The address of the structure must be posted on all buildings in a position such that it is plainly visible and legible from the street or road fronting the property. Buildings with multiple units or tenants must have each unit or suite identified by a separate address or unit number/letter. Where structures are remote to the public or is a private road, additional directional signage may be required at each driveway or roadway intersecting the access to the building or structure. Nothing in this subsection shall prevent any fire authority having jurisdiction from adopting and enforcing

   

regulations imposing more stringent requirements for addressing requirements.

     

SECTION 22. San Mateo County Ordinance Code, Division VII, Chapter 2, Article 6, Section 9067 is hereby amended to read as follows:

 
 

SECTION 9067. TEMPORARY CERTIFICATE

   
 

1.

A temporary Certificate of Occupancy may be issued by the Building Official for the use of a portion or portions of a building or structure.

     
 

2.

The Building Official may require a surety deposit made payable to the County of San Mateo in an amount as determined by the Building Official.

     
 

3.

Projects for which a temporary Certificate of Occupancy has been issued must be completed within one year of the date of approval for said occupancy. Failure to complete the project within one year may result in revocation of the temporary Certificate of Occupancy. The permit associated with a project must stay active during the period in which the temporary occupancy has been issued. Proof of activity must comply with Section 9032 of this code.

     
 

4.

The Building Official may authorize the temporary occupancy of a trailer, single-wide mobile home, or recreation vehicle during the construction of a project. This trailer, mobile home, or recreational vehicle shall only be occupied by the owner of the property and a surety deposit, as described in Item 2 above, shall be required. Occupancy of said trailer, mobile home or recreational vehicle must be vacated immediately upon completion of the construction project and is limited to the term of the permit.

     
 

5.

The Building Official may authorize the temporary connection of gas and electric utilities prior to the completion of the construction project. A surety deposit as described in Item 2 above shall be required.

     

SECTION 23. The San Mateo County Ordinance Code, Division VII (Building Regulations), is hereby re-adopted in its entirety except as amended or added within this ordinance. A copy of the “Building Regulations” is on file at the San Mateo County Building Inspection Section.

 

SECTION 24. All references to the “Environmental Services Agency” or “Department of Environmental Management” contained within the San Mateo County Ordinance Code, Division VII (Building Regulations) is hereby amended and replaced with ”Planning and Building Department.”

 

SECTION 25. All references to the “Uniform Building Code” contained within the San Mateo County Ordinance Code, Division VII (Building Regulations) is hereby amended and replaced with ”International Building Code.”

 

SECTION 26. This ordinance will be in full force and effect thirty (30) days after the adoption by the Board of Supervisors.