HomeMy WebLinkAboutOrdinance 576 CERTIFICATION
1, Marcia McClure Torgerson, C.M.C., City Clerk of the City of Atascadero, hereby
certify that the foregoing is a true and correct copy of Ordinance No. 576, adopted by the
Atascadero City Council at a regular meeting thereof held on November 12, 2013, and that it has
been duly published pursuant to State Law.
DATED: )iu-IL�AL
Marcia McClure Torgerson,C.M.C.
City Clerk
City of Atascadero, California
ORDINANCE NO. 576
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA
REPEALING TITLE 8 (BUILDING REGULATIONS) AND
AMENDING TITLE 8 TO ADOPT AND AMEND THE LATEST EDITIONS
OF THE CONSTRUCTION AND FIRE CODES,
AND ADOPT FINDINGS OF FACTS TO SUPPORT THE IMPOSITION OF
REQUIREMENTS GREATER THAN THE REQUIREMENTS
ESTABLISHED BY OR PURSUANT TO THE
CALIFORNIA BUILDING STANDARDS CODE
(City of Ataseadero)
The City Council hereby finds and declares as follows:
WHEREAS, an application has been received from the City of Atascadero (6500 Palma
Avenue, Atascadero, CA 93422), to consider a project consisting of Amendments to Title 8, and
Title 4 of the Atascadero Municipal Code to be consistent with the California Building Standards
Code; and,
WHEREAS, it is the desire and intent of the City Council of the Atascadero to provide
citizens with the greatest degree of fire, life and structural safety in buildings in the most cost
effective manner by adopting that body of regulations referred to as the California Building
Standards Code with amendments specific to the City of Atascadero; and
WHEREAS,the California Health and Safety Code, Section 17958.5 and Section
18941.5,require the City Council, before making any modifications or changes to the California
Building Standards Code pursuant to Health and Safety Code Sections 18941.5 and 17958.5, to
make an express finding that each such modification or change is needed; and,
WHEREAS, the California Health and Safety Code Section 17958.7 requires that such
changes must be determined to be reasonably necessary because of local climatic, geological, or
topographical conditions; and,
WHEREAS, such findings must be made available as a public record and a copy thereof
with each such modification or change shall be filed with the State of California Building
Standards Commission; and,
WHEREAS, the proposed text amendments are exempt per section 15061(b)(3) in
accordance with the California Environmental Quality Act(CEQA); and,
City of Atascadero
Ordinance No. 576
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WHEREAS,the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on November 12, 2013, studied and considered the proposed municipal code text
amendments and changes; and,
WHEREAS,the Council of the City of Atascadero affirms the findings justifying
previous changes and modifications to the adopted construction and fire codes previously
adopted; and,
WHEREAS,the City Council hereby determines that Sections 701A.3.2, 903.2,
1011.1.1-1011.1.3, 1505.1, 1506.3.1 and 1802.2, and Appendix Sections JI 01.3, J101.4,J103.2,
J108.1 and JI 10.2 of the 2013 California Building Code, Sections 710.1, 713.5, 717.0, 719.1 and
Appendix Sections KI(A)of the 201.3 California Plumbing Code, Article 230-70(A)(1)of the
2013 California Electrical Code, and Sections 311.2, 503.1, 505.1, 508.2.2, 603.4, 609.2, 903.2,
904.11.4.2, 904.11.6.4, 1011-1.1-1011.1.3, 1411.4,and 1415.1 of the 2013 California Fire Code
are required to be modified due to the findings contained herein to greater requirements than
those set forth in the California State Building Standards; and,
WHEREAS,the City Council finds that each of the changes or modifications to
measures referred to therein are reasonably necessary because of local climatic, geological,or
topographical conditions in the area encompassed by the boundaries of the City of Atascadero,
and the City Council further finds that the following findings support the local necessity for the
changes or modifications:
1. That the City of Atascadero is situated at the base of a watershed of the Santa Lucia
Mountains and that flooding of Atascadero Creek, Graves Creek, and Salinas River
results in conditions rendering fire department vehicular traffic unduly burdensome or
impossible as witnessed in major floods that occurred in 1952, 1961, 1969, 1973,
1978, 1982, and 1995. Furthermore, flood conditions described above create the
potential for overcoming the ability of the fire department to aid or assist in fire
control, evacuations,rescues and other emergency task demands inherent in such
situations. The resulting overburdening of fire department personnel may cause a
substantial or total lack of protection against fire for the buildings and structures
located in the City of Atascadero. The afore-described conditions support the
imposition of fire protection requirements greater than those set forth in the California
State Building Standards Code and, in particular, support the imposition of greater
requirements than set forth in Sections 701A.3.2, 903.2, 1011.1.1-1011.1.3, 1505.1,
and 1506.3.1 of the 2013 California Building Code, Article 230-70 of the 2013
California Electrical Code, and Sections 311.2, 503.1, 505.1, 508.2.2, 603.4, 609.2,
903.2, 904.11.4.2, 904.11.6.4„ 1011.1.1-1011.1.3, 1411.4, and 1415.1 of the 2013
California Fire Code.
2. That the City of Atascadero is situated near three major faults each capable of
generating earthquakes with a magnitude of 7.5. These are the San Andreas to the east
of the City, the Nacimiento-Rinconada that crosses Hwy 101 north of the City then
parallels the City to the east, and the Hosgri to the South West. Other faults of
importance are the Huasna and West Huasna to the Southeast of the City, the San
City of Atascadero
Ordinance No. 576
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Simeon to the Northwest. In as much as these faults are included as major California
earthquake faults, which are subject to becoming active at any time, the City
Atascadero is particularly vulnerable to devastation should such an earthquake occur.
The potential effects include isolating the City of Atascadero from the North and
South due to the potential for collapsing of freeway overpasses or a slide on both the
Cuesta and Ontario Grades and the potential for horizontal or vertical movement of
the Edna fault rendering surface travel across the southern extremities of the city
unduly burdensome or impossible. Additional potential situations inherent in such an
occurrence include broken natural-gas mains causing structure and other fires,
leakage of hazardous materials,the need for rescues from collapsed structures, and
the rendering of first aid and other medical attention to large numbers of people. The
protection of human life and the preservation of property in the event of such an
occurrence support the imposition of fire protection requirements greater than those
set forth in the California State Building Standards Code and in particular support the
imposition of greater requirements than set forth in Sections 701A.3.2, 903.2,
1011.1.1-1011.1.3, 1505.1, and 1506.3.1 of the 2013 California Building Code,
Article 230-70 of the 2013 California Electrical Code, and Sections 311.2, 503.1,
505.1, 508.2.2, 603.4, 609.2, 903.2, 904.11.4.2, 904.11.6.4„ 1011.1.1-1011.1.3,
1411.4, and 1415.1 of the 2013 California Fire Code.
3. That the central commercial area in the City of Atascadero consists of mixed
conditions that create the potential for possible conflagration, including congested
streets during the business day, numerous older buildings without adequate internal
fire-resistance, and contemporary low-rise buildings. Significant spread of fire in said
area will actually exceed the fire suppression capabilities of regional firefighting
personnel. The continued development of the Atascadero commercial area and the
current and potential development of high-rise buildings pose a substantial threat of
fire to human life,public safety, and the preservation of property and support the
imposition of fire protection requirements greater than those set forth in the California
State Building Standards Code,and in particular, support the imposition of greater
requirements than set forth in Sections 701A.3.2, 903.2, 1011.1.1-1011.1.3, 1505.1,
and 1506.3.1 of the 2013 California Building Code,Article 230-70 of the 2013
California Electrical Code, and Sections 311.2, 503.1, 505.1, 508.2.2, 603.4, 609.2,
903.2, 904.11.4.2, 904.11.6.4„ 1011.1.1-1011.1.3, 1411.4,and 1415.1 of the 2013
California Fire Code,
4. That the City of Atascadero is bisected by a major freeway (Hwy 101),traversing in
the north/south direction and a major highway (Hwy 41)traversing in an east/west
direction. The City is also transected by a mainline railroad that traverses in the
north/south direction. It is a frequent occurrence for the aforementioned highways and
railway to support the transportation of hazardous materials. The potential for release
or threatened release of a hazardous material along one of these routes is highly
probable given the volume transported daily. Incidents of this nature will normally
require all available emergency response personnel to prevent injury and loss of life,
and to prevent as far as practicable,property losses. Emergency personnel responding
to said incidents may be unduly impeded and delayed in accomplishing an emergency
City of Atascadero
Ordinance No. 576
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response as a result of this situation, with the potential result of undue and
unnecessary risk to the protection of life and public safety,particularly in those
buildings or structures without the protection of automatic fire sprinklers. The above-
described problems support the imposition of fire protection requirements greater
than those set forth in the California State Building Standards Code, and in particular
support the imposition of greater requirements than set forth in Sections 701A.3.2,
903.2, 1011.1.1-1011.1.3, 1505.1, and 1506.3.1 of the 2013 California Building Code,
Article 230-70 of the 2013 California Electrical Code, and Sections 311.2, 503.1,
505.1, 508.2.2, 603.4, 609.2, 903.2, 904.11.4.2, 904.11.6.4, 1011.1.1-1011.1.3,
1411.4, and 1415.1 of the 2013 California Fire Code.
5. That seasonal climatic conditions during the late summer and fall create numerous
serious difficulties in the control and protection against fire situations in the City of
Atascadero. The hot, dry weather in combination with Santa Ana winds frequently
results in wildland fires in the brush-covered slopes on the Santa Lucia Mountains
and several areas surrounding. The aforementioned areas completely surround the
City. When a fire occurs in said areas, such as occurred in 1994,the Highway 41 fire
burned for several days and entered the City,the entirety of local fire department
personnel is required to control,monitor, fight and protect against such fire situations
in an effort to protect life and preserve property and watershed land. The same
climatic conditions may result in the concurrent occurrence of one or more fires in the
more populated areas of the City without adequate fire department personnel to
protect against and control such a situation. Therefore,the above-described findings
support the imposition of fire-protection requirements greater than those set forth in
the California State Building Standards Code, and in particular support the imposition
of greater requirements than set forth in Sections 701A.3.2, 903.2, 1011.1.1-1011.1.3,
1505.1, and 1506.3.1 of the 2013 California Building Code,Article 230-70 of the
2013 California Electrical Code, and Sections 311..2, 503.1, 505.1, 508.2.2, 603.4,
609.2, 903.2, 904.11.4.2, 904.11.6.4„ 1011.1.1-1011.1.3, 1411.4,and 1415.1 of the
2013 California Fire Code.
6. That for the most part,the soils in the City of Atascadero are medium to highly
expansive in nature, and such soils may cause damage to foundations, structures and
underground utilities if not properly mitigated through known construction
techniques. Furthermore, a significant part of the City lies on hills and rolling
topography subject to earth slides and movements and present problems to
developments constructed in such areas due to surface water drainage and disposal.
The above-described conditions support the imposition of requirements greater than
those set forth in the California State Building Standards Code and, in particular,
support the imposition of greater requirements than those set forth in Sections 1802.2,
and Appendix Sections J101.3,J101.4,J103.2,J108.1 and J110.2 of the 2013
California Building Code, Sections 710.1, 713.5, 717.0, 719.1 and Appendix Section
KI(A)of the 2013 California Plumbing Code; and,
WHEREAS, the City Council has determined that the provisions of the State Building
Standards Code are shall be modified,changed and amended,as provided for in this ordinance,
City of Atascadero
Ordinance No. 576
Page 5 of 51
based upon the foregoing findings and that said Council takes said action because of the public
interest in protecting life and preserving public safety and property; and,
WHEREAS,the Building Official is hereby authorized and directed to transmit a copy of
this ordinance to the California Building Standards Commission as required by California Health
and Safety Code Section 1.7958.7.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ATASCAIIERO
HEREBY ORDAINS AS FOLLOWS:
SECTION 1. All Chapter of Title 8 of the City of Atascadero Municipal Code are hereby
repealed and replaced by new Title 8 as follows.
Chapter 1 ADMINISTRATIVE
8-1.101 Title.
This title shall be known as the City of Atascadero Building Construction Code, Title 8 of the
Atascadero Municipal Code. (Ord. 520 § 1 (part), 2007)
8-1.102 Adoption of Codes,
Ten(10)documents,three(3)each of which are on file in City offices, identified by the
Seal of the City of Atascadero,marked and designated as:
1. 2013 Edition of the California Building Code(Volumes 1 and 2) published by the
International Code Council
2. 2013 Edition of the California Residential Code published by the International
Code Council
3. 2013 Edition of the California Electrical Code published by the National Fire
Protection Association
4. 2013 Edition of the California Mechanical Code published by the International
Association of Plumbing and Mechanical Officials
5. 2013 California Plumbing Code published by the International Association of
Plumbing and Mechanical Officials
6. 2013 Edition of the California Green Building Code
7. 2013 Edition of California Energy Code
8. 2013 Edition of the California Historical Building Code
9. 2013 Edition of the California Existing Building Code
10. 2012 Edition of International Property Maintenance Code published by the
International Code Council
are hereby adopted,including chapters and sections not adopted by agencies of the State
of California, and including appendices thereto, as the Building Construction Regulations
of the City of Atascadero. The provisions of such are hereby referred to, adopted, and
made a part hereof as if fully set out in this chapter except as modified hereinafter. (Ord.
520 § 1 (part),2007)
City of Atascadero
Ordinance No. 576
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8-1.103 Building Official designated.
The Building Official is hereby designated as the Building Official and Code Official for
the City of Atascadero. Where the"authority having jurisdiction"is used in the adopted
codes, it shall mean the building official. (Ord. 520 § 1 (part), 2007)
Chapter 2 ORGANIZATION AND ENFORCEMENT
8-2.101 Administration of adopted Codes.
The administration and enforcement of this title shall be in accordance with Chapter 1,
Division lI of the California Building Code as adopted in Chapter 1 of this title and
amended in this chapter. (Ord. 520 § 1 (part), 2007)
8-2.102 Modification of Chapter 1, Division II.
(a) Amend Section 103.1 to read as follows:
103.1 Creation of enforcement agency.The Building Services Division is
hereby created and the official in charge thereof shall be known as the building
official.
(b) Amend Section 105.1 and add Section 105.1.3 to read as follows:
105.1 Required.Any owner or authorized agent who intends to construct,
enlarge, alter, repair, move,demolish,or change the occupancy of a building or
structure,or to erect,install,enlarge,repair, remove, convert or replace any
electrical, gas,mechanical or plumbing system,or re-grade,re-pave,re-surface,
re-stripe or otherwise alter a parking facility,the installation of which is regulated
by this code,or cause any such work to be done, shall first make application to the
building official and obtain the required permit.
Grading and/or waste disposal system permits for residential sites shall not be
issued separately from the building permit for the residence without specific
approval of the building official and Community Development Director.
105.1.3 Cargo containers and railroad cars.Railroad cars, cabooses, shipping
containers,mobile homes without HUD certification label, and similar assemblies
shall not be moved into or relocated within the City limits for habitation, storage
or any structural purpose without approval of the building official. Said structures
do not qualify as conventional construction, and therefore compliance with all
City of Atascadero
Ordinance No. 576
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applicable codes shall be substantiated by a California licensed architect or
engineer.
(c) Add Section 105.2.4 to read as follows:
1. One story detached accessory structures used as tool and storage sheds,
playhouses and similar uses, exempt from a building permit under Section 105.2
may not exceed 16 ft in total height.
2. In residential one and two family dwellings,decks not exceeding 200 sq ft
(18.58m2) in area,that are not more than 30 inches(762mm) above grade at any
point,that are not attached to a structure and do not serve the exit door required
by Section R311.4.
(d) Amend Section 105.3.2 to read as follows:
105.3.2 Time limitation of application.
I. Expiration of Application. Applications for which no permit is issued
within 180 days following date of notification of approval/ready for
issuance by the Building Division, or applications within 180 days
following date of notification of permit corrections to be picked up or
returned, shall expire by limitation,and plans and other data submitted for
review may thereafter be returned to the applicant or destroyed by the
building official.
In order to renew action on an application after expiration, the applicant
shall resubmit plans and pay a new plan review fee.No extension is
allowed except by written appeal to the Building Official. The Building
Official is authorized to grant one extension of time for an additional
period not exceeding 180 days.No application shall be extended more
than once.
2. Fee refund.Application fees and permit fees are assessed to cover the
cost of providing permit issuance services and therefore are not refundable
once service has been obtained. A full refund(100%) can only be given
when a cancelled application was submitted and/or reviewed due to staff
error. Refunds for cancelled applications will not include submittal fees,
document imaging fees, and plan review fees(once a plan review has been
completed). Refunds must be requested in writing and within one (1)year
of application submittal date. Refunds for cancelled permits will include
up to 80%of the permit fee,provided no work has commenced and the
request for refund is within one (1)year from permit issuance. Refunds
must be requested in writing and within one(1)year of permit issuance.
City of Atascadero
Ordinance No. 576
Page 8 of 51
Refunds will not be processed for applications and/or permits that have
been suspended or revoked, or that have expired due to limitation.
�. Dormant building permit application one-tune-only blanket extension.
In addition to the time extension allowed in section 105.3.2.1., any
building permit application for new single-family-residence,new multi-
family-residence,new commercial or industrial building, or a commercial
or industrial addition, submitted to the City of Atascadero on or before
September 9, 2008, may opt into a one-time-only application extension. In
order to be considered for this program,all outstanding plan check fees
must be paid in full on or before February 28,2009, and any subsequent
building permit regulated by this program must be paid for in full and
issued on or before December 31,2014. Any building permit application
or subsequent building permit regulated by this program that does not
meet all timeframes indicated in this section will be cancelled and become
null and void, and any subsequent work will require a new permit
application,new plans,and new plan check and permit fees.
4. Dormant building permit application one-time-only blanket extension
with projects using City approved Stock Plans.For projects meeting
the requirements of the City's Dormant Permit Program, and whose stock
plans have been updated to the 2010 California Building Code and 2010
California Residential Code AND has for construction permit applications
on file must secure said permits by the end of the calendar year 2014 or
current code stock plan update is required.
(e) Amend Appendix Section 105.5 to read as follows:
1.05.5 Expiration of permit. Every permit issued by the building official under
the provisions of this code shall expire by limitation 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 building or work
authorized by such permit is suspended or abandoned for a period of 180 days at
any time after the work is commenced. Failure to request and receive a recorded
inspection by the building official within the 180-day period constitutes a
condition of suspension or abandonment.
Before work can be recommenced after expiration of a permit, a new permit shall
be obtained to do so,and the fee therefore shall be one half the amount required
for a new permit for such work,provided no changes have been made or will be
made in the original plans and specifications for such work, and provided further
that such suspension or abandonment has not exceeded one year. In order to
renew action on a permit after expiration,the permittee shall pay a new full
permit fee.
City of Atascadero
Ordinance No. 576
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Any permittee holding an unexpired permit may apply for an extension of the
time within which work may commence under that permit when the permittee is
unable to commence work within the time required by this section for good and
satisfactory reasons. The building official may extend the time for action by the
permittee for a period not exceeding 180 days on written request by the permittee
showing that circumstances beyond the control of the permittee have prevented
action from being taken. No permit shall be extended more than once.
(f) Amend Section 109.4 to read as follows:
109.4 Work commencing before permit issuance.Any person who commences
work on a project regulated by this code before obtaining necessary permits shall
be subject to the following investigative fee:
1. first offense: $100.00 investigative fee.
2. Second offense: $250.00 investigative fee.
3. Third offense: An investigative fee equal to the amount of the required
permit fee, with a minimum of$500.00.
The payment of such investigative fee shall not exempt any person from
compliance with all other provisions of this code nor from any penalty prescribed
by law.
(g) Amend Appendix Section 113 to read as follows:
BUILDING CODE APPEALS HEARING OFFICER
1.13. General.In order to determine the suitability of alternate materials and
methods of construction and to provide for reasonable interpretations of this
Code,there shall be and is hereby created a Building Code Appeals Hearing
Officer.The Building Code Appeals Hearing Officer shall be appointed consistent
with Section 12-2.08(a)of the Atascadero Municipal Code.
113.2.Limitations on authority.An application for appeal shall be based on a
claim that the true intent of this code or the rules legally adopted hereunder have
been incorrectly interpreted,the provisions of this code do not fully apply or an
equally good or better form or construction is proposed. The hearing officer shall
have no authority to waive requirements of this code.
1.13.3. Hearing procedure. Hearing procedure shall be consistent with Title 1.2
Chapter 2 of the Atascadero Municipal Code.
(h) Add Sections 114.5and 114.6 to read as follows:
114.5 Notice of noncompliance. When determined by the building official that
work has been done without required permits,or has not been completed in
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Ordinance No. 575
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accordance with the requirements of this code,the State Housing Laws,or any
other adopted code,the building official may cause a Notice of Noncompliance to
be recorded with 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 non-complying conditions, and shall state that the owner of such
property has been duly notified. The building official shall record a notice of
release of the Notice of Noncompliance with the County Recorder when it has
been determined by the building official that the non-complying conditions have
been corrected.
114.6 .Liability for costs of enforcement. Any person who maintains any
premises in violation of any provision of this code,the State Housing Law, or any
other adopted code shall be liable for and obligated to pay to the City of
Atascadero all costs incurred by the City of Atascadero in obtaining abatement or
compliance that is attributable to or associated with the enforcement or abatement
action,whether the action is administrative, injunctive, or legal, and for all
damages suffered by the City of Atascadero, its agents,officers, and employees as
a result of such violation or efforts to abate the violation.
If the owner of the property involved in such abatement or compliance action fails
to pay for the costs of such abatement or compliance action upon demand by the
City of Atascadero,the City Council by resolution may order the cost of the
abatement to be specially assessed against the parcel. Such assessment shall be
collected at the same time and in the same manner as ordinary City taxes are
collected and shall be subject to the same penalties and the same procedure and
sale in case of the delinquency as are provided for ordinary City taxes.
(i) Amend Section 116.1 to read as follows:
116.1 Conditions. Structures or existing equipment that are or hereafter become
unsafe, unsanitary or deficient because of inadequate means of egress facilities,
inadequate light and ventilation,or which constitute a fire hazard, or are otherwise
dangerous to human life or public welfare, or that involve illegal or improper
occupancy or inadequate maintenance, shall be deemed an unsafe condition.
Unsafe structures shall be taken down and removed or made safe,as the building
official deems necessary and as provided for in this section and the 2012 edition
of the International Property Maintenance Code, as adopted.A vacant structure
that is not secured against entry shall be deemed unsafe.
(j) Add Section 116.6 to read as follows:
116.6 Levels of Code Compliance for Remodel,Renovation or Repair to
Existing Buildings:
When the estimated value of proposed remodel,renovation or repair work to an
existing building exceeds 75%of the current valuation for a new building,all
City of Ataseadero
Ordinance No. 576
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building code requirements for new buildings, including but not limited to an
automatic fire suppression system,wildland interface construction requirements,
Title 24 energy analysis, etc will apply.
Exception: For structures damaged by flood see AMC Title 7 Chapter 11.
(k) Add Section 117 to read as follows:
SECTION 117
CONSTRUCTION SITE
117.1 Temporary- toilet facilities required.No person shall initiate or proceed
with construction, erection, alteration, repair, or razing a project without first
having provided an adequate number of suitable sanitary job toilet facilities for
the use of workers on the project in a ration of 1 toilet per 30 workers. Toilets
must be within two hundred(200) feet of each work area within the project site.
(Ord. 533 §§ 1, 2, 2008; Ord. 520 § 1 (part), 2007)
8-2.101 Administration of adoptees Codes.
The administration and enforcement of this title shall be in accordance with Chapter 1,
Division H of the California Building Code as adopted in Chapter 1 of this title and
amended in this chapter. (Ord. 520 § 1 (part),2007)
Chapter 3 BUILDING CODE
8--3.101 Modifications of the California Building Code.
(a) Delete Appendix A, B, C, D, F,G,H, K,L and M. Adopt Appendix J.
(b) Amend Section 701A.1 to read as follows: This chapter applies to building
materials, systems and/or assemblies used in the exterior design of construction of
new buildings and additions to existing buildings whose first application for
construction permit was submitted after October 4, 2004,and located in a High or
Very High Fire Severity Zone as described on the approved City of Atascadero
Fire Severity Zone map on file in the office of the Fire Chief of the City of
Atascadero.
(c) Amend 701A.2 to read as follows:
City of Atascadero
Ordinance No. 576
Page 12 of 51
701 A.2 Purpose. The purpose of this chapter is to establish minimum standards
for the protection of life and property by increasing the ability of a building
located in a High or Very High Fire Severity Zone within the City of Atascadero
to resist the intrusion of flames or burning embers projected by a vegetation fire
and contributes to a systematic reduction in conflagration losses.
(d) Amend Section 701A.3. to read as follows:
701A.3Application.New buildings, or additions or alterations to buildings whose
first application for construction permit was submitted after October 4,2004,
located in a High or Very High Fire severity zone shall comply with all sections
of this chapter, as amended.
Exceptions:
1. Detached trellises, patio covers, gazebos and similar structures, 450 sq ft
or less, with open trellis roof or Class A roofing, when open on all sides
and located at least 10 feet from adjacent buildings.
2. Accessory structures not exceeding 120 square feet in floor area and
exempt from a building permit per Section 105.2,as amended.
3. Agricultural buildings where located at least 50 feet from buildings
containing habitable spaces on the same lot and 50 feet from an adjacent
property line.
4. Additions or modifications to existing buildings whose first application for
construction permit was submitted prior to October 5,2004.
(e) Amend 704A.1 as follows:
704A.1 General. The materials prescribed herein for ignition resistance shall
conform to the requirements of this chapter. Wood shake or wood shingle roofing
products shall not be installed on any exterior part of any building.
(f) Delete Sections 903.2 through 903.2.19. Add new Sections 903.2 to read as
follows:
903.2 Where required. An approved automatic fire sprinkler system shall be
installed consistent with the requirements contained in Section 4-7.103 (Fire
Code).
(g) Amend Section 1505.1 to read as follows:
1505.1 General. Roof assemblies shall be divided into the classes as defined
below. Class A,B and C roof assemblies and roof coverings required to be listed
by this section shall be tested in accordance with ASTM E 108 or UL 790. In
addition, fire-retardant-treated wood roof coverings shall be tested in accordance
City of Atascadero
Ordinance No. 576
Page 13 of 51
with ASTM D 2898. The minimum roof coverings installed on new and existing
buildings shall be a Class A assembly.
Exception: Skylights and sloped glazing that comply with Chapter 24 or Section
2610.
(h) Add Section 15063.1 to read as follows:
1506.3.1 Wood shake and shingle limitations. Wood shake or wood shingle
roofing products shall not be installed on any exterior part of any building.
Exceptions:
1. Roof coverings on additions to existing wood shingle or wood shake roofs
not greater than 25 percent of the existing roof area may be a fire-
retardant-treated wood shingles or shakes to match existing.
2. Repairs to existing wood roof coverings not exceeding 25 percent of
existing roof area per calendar year may be fire-retardant-treated wood
shingles or shakes to match existing.
(i) Amend Section 1802.2 to read as follows:
1802.2 Where required.The owner or applicant shall submit foundation and
soils investigation report to the building official where required.in Sections
1802.2.1 through 1802.2.7.
Exceptions:
1. The building official need not require a foundation and soils investigation
report where satisfactory data from adjacent areas is available that
demonstrates an investigation is not necessary for any of the conditions in,
Sections 1802.2.1 through1802.6.
2. The building official need not require a foundation and soils investigation
report for one-story, wood-frame and light-steel-frame additions to Group
R,Division 1 and 3 occupancies of 1,000 square feet of floor area or less,
or new one-story, wood-frame and light-steel-frame detached accessory
structures 1,000 square feet of floor area or less, or one-story, wood-frame
and light-steel-frame additions to detached accessory structures 1,000
square feet of floor area or less when a licensed architect or engineer
provides a foundation design and a site observation report with a statement
of site suitability.
Cj) Add Sections 3408.1.1 through 3408.1.4.3 to read as follows:
City of Atascadero
Ordinance No. 576
Page 14 of 51
3408.1.1 Change of occupancy classification based on hazard category. The
relative degree of hazard between different occupancy classifications shall be
determined in accordance with the category specified in Tables 3408.1.1,
3408.1.2 and 3408.1.3. Such determination shall be the basis for the application of
Sections 3408.1.2 through 3408.1.4.3.
3408.1.2 Means of egress, general.Hazard categories in regard to life safety and
means of egress shall be in accordance with Table 3408.1.2.
'fable 3408.1.2
Means of Egress Hazard Categories
Relative Hazard Occupancy Classifications
I (Highest Hazard) H
2 1-2,1-3,14
3 A,E,I-1,M,R-1,R-2,R-4
4 B,F-1,R-3,S-1
5 (Lowest Hazard) F-2,S-2,U
3408.1.2.1 Means of egress for change to higher hazard category. When a
change of occupancy classification is made to a higher hazard category(lower
number) as shown in Table 3406.1.2,the means of egress shall comply with the
requirements of Chapter 10 of the California Building Code.
3408.1.2.2 Means of egress for change of use to equal or lower hazard
category. When a change of occupancy is made to an equal or lesser hazard
category (higher number) as shown in Table 3406.1.2, existing elements of the
means of egress shall not be reduced below the level established by the code
under which the building was constructed for the new occupancy classification.
Newly constructed or configured means of egress shall comply with the
requirements of Chapter 10 of the California Building Code.
Exception: Any stairway replacing an existing stairway within a space where the
pitch or slope cannot be reduced because of existing construction shall not be
required to comply with the maximum riser height and minimum tread depth
requirements.
3408.1.3 Heights and areas.Hazard categories in regard to height and area shall
be in accordance with Table 3408.1.3.
City of Atascadero
Ordinance No. 576
Page 15 of 51
Table 3408.1.3
Heights and Areas Hazard Categories
Relative Hazard Occupancy Classifications
1 (Highest Hazard) H
2 A-1,A-2,A-3,A-4,1, R-1,R-2,R-4
3 E,F-1 S-1,M
4(Lowest Hazard) B,F-2,S-2,A-5,R-3,U
3408.1.3.1 Height and area change to higher hazard category. When a change
of occupancy is made to a higher category as shown in Table 3408.1.3,heights
and areas of buildings and structures shall comply with the requirements of
Chapter 5 of the California Building Code for the new occupancy classification.
3408.1.3.2 Height and area change to equal or lesser category. When a change
of occupancy classification is made to an equal or lesser hazard category as
shown in Table 3408.1.3, the height and area of the existing building shall be
deemed acceptable.
3408.1.3.3 Fire barriers. When a change of occupancy classification is made to a
higher hazard category as shown in Table 3408.1.3,fire barriers in separated
mixed-use buildings shall comply with the fire resistance requirements of the
California Building Code.
Exception: Where the fire barriers are required to have a 1-hour fire-resistance
rating,existing wood lath and plaster in good condition or existing 1/2-inch-thick
(12.7 mm) gypsum wallboard shall be permitted.
3408.1.4 Exterior wall fire-resistance ratings. Hazard categories in regard to
fire-resistance ratings of exterior walls shall be in accordance with Table
3408.1.4.
Table 3408.1.4
Exposure of Exterior Walls Hazard Categories
Relative Hazard Occupancy Classification
1(Highest Hazard) H
2 F-1,M S-1
3 A,B,E,1,R
4(Lowest Hazard) F-2,S-2,U
3408.1.4.1 Exterior wall rating for change of occupancy classification to a
higher hazard category. When a change of occupancy classification is made to a
higher hazard category as shown in Table 3408.1.4,exterior walls shall have a
fire-resistance and exterior opening protectives as required by the California
Building Code. This provision shall not apply to walls at right angles to the
property line.
City of Atascadero
Ordinance No. 576
Page 16 of 51
Exception: A 2-hour fire-resistance rating shall.be allowed where the building
does not exceed three stories in height and is classified as one of the following
groups:A-2 and A-3 with an occupant load of less than 300, B, F, M, or S.
3408.1.4.2 Exterior wall rating for change of occupancy classification to an
equal or lesser hazard category. When a change of occupancy classification is
made to an equal or lesser hazard category as shown in Table 3408.1.4, existing
exterior walls, including openings,shall be accepted.
3408.1.4.3 Opening protectives. Openings in exterior wails shall be protected as
required by the California Building Code. Where openings are required to be
protected because of distance from the property line, the sum of the area of such
openings shall not exceed 50 percent of the total area of the wall in each story.
Exceptions:
1. Where the California Building Code permits openings in excess of 50
percent.
2. Protected openings shall not be required in buildings of Group R
occupancy that do not exceed three stories in height and that are located
not less than 3 feet(914 mm) from the property line.
3. Where exterior opening protectives are required, an automatic sprinlder
system throughout may be substituted for opening protection.
4. Exterior opening protectives are not required when the change of
occupancy group is to an equal or lower hazard classification in
accordance with Table 3408.1.4.
(k) Amend Section 3109.4.4.2 as follows:
Section 3109.4.4.2 Construction permit; safety features required.
Commencing January 1, 2007, except as required by Section 3109.4.4.5,
whenever a building permit was issued for construction of a new swimming pool
or spa or any building permit issued for remodeling of an existing pool or spa, at a
private, single-family home, it shall be equipped with at least one of the following
seven drowning prevention safety features:
Items 4 and 5 may only be used in conjunction with an enclosure meeting the
requirements of Section 3109.4.4.3, that isolates the swimming pool, spa or hot
tub from adjoining property.
1. The pool shall be isolated from access to a home by an enclosure that
meets the requirements of Section 3109.4.4.3.
City of Atascadero
Ordinance No. 576
Page 17 of 61
2. The pool shall incorporate removable mesh pool fencing that meets
American Society for Testing and Materials (ASTM) Specifications F2286
standards in conjunction with a gate that is self-closing and self-latching
and can accommodate a key lockable device.
3. The pool shall be equipped with an approved safety pool cover that meets
all requirements of the ASTM.Specifications F 1346.
4. The residence shall be equipped with exit alarms on those doors providing
direct access to the pool.
5. All doors providing direct access from the home to the swimming pool
shall be equipped with a self-closing, self-latching device with a release
mechanism placed no lower than 54 inches above the floor.
6. Swimming pool alarms that, when placed in pools, will sound upon
detection of accidental or unauthorized entrance into the water. These pool
alarms shall meet and be independently certified to the ASTM Standard F
2208 "Standards Specification for Pool Alarms" which includes surface
motion, pressure, sonar, laser and infrared type alarms. For purposes of
this article, "swimming pool alarms" shall not include swimming
protection alarm devices designed for individual use, such as an alarm
attached to a child that sounds when the child exceeds a certain distance or
becomes submerged in water.
7. Other means of protection, if the degree of protection afforded is equal to
or greater than that afforded by any of the devices set forth in items 1- 4,
and have been independently verified by an approved testing laboratory as
meeting standards for those devices established by the ASTM or the
American Society of Testing Mechanical Engineers (ASTM).
(1) Amend Appendix J101.1 to read as follows:
J101.1 Scope. Grading, excavation, and earthwork construction, including fills
and embankments, shall comply with the provisions of this chapter and Title 9,
Sections 9-4.138 through 9-4.154 of the Atascadero Municipal Code. Where
conflicts occur between the technical requirements of this chapter and the soils
report,the soils report shall govern. Where conflicts occur between this chapter
and Title 9 provisions,the most restrictive shall govern.
(m) Add Appendix Section J101.3 to read as follows:
J101.3 Special grading standards. All excavations and fills except for minor
grading shall.be conducted in accordance with the following special standards:
I. Area of cuts and fills. Cuts and fills shall be limited to the minimum
amount necessary to provide stable embankments for required parking
areas or street rights-of-way, structural foundations, and adequate yard
areas. Consideration shall be given to revising the building design to
minimize unnecessary grading.
City of,4tascadero
Ordinance No. 576
Page 16 of 51
2. Creation of building sites: slope limitations. Grading for the purpose of
creating a site for a building or structure shall be prohibited on slopes of
20 percent or greater except where authorized through precise plan
approval.
3. Final contours. Contours, elevations and shapes of finished surfaces shall
be blended with adjacent natural terrain to achieve a consistent grade and
natural appearance.
(n) Add Appendix Section J1O1.4 to read as follows:
J1.01.4 Grading near watercourses such as creeks, streams and rivers
(collectively referred to as "creeks"). Grading, dredging, or diking may not alter
any intermittent or, perennial stream or natural body of water shown on any USGS
7 1/2 minute map,except as permitted through approval of a grading and drainage
plan, and appropriate permits from the California Department of Fish and Game
and any other federal or State agency with jurisdiction over work near or in
creeks. Watercourses are to be protected as follows:
1. Watercourses shall not be obstructed unless an alternate drainage facility is
approved.
2. Fills placed within creeks shall have suitable protection against erosion
during flooding.
3. Grading equipment shall not cross or disturb channels containing live
streams without siltation control measures approved by the City Engineer
in place.
4. Excavated materials shall not be deposited or stored in or alongside creeks
where the materials can be washed away by high water or storm runoff.
(o) Amend Appendix Section J 103.2 to read as follows:
J103.2 Exempted work. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area, provided there is no danger to
the public,that such grading will not adversely affect adjoining
properties, and that such grading is approved by the City Engineer.
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
City of Atascadero
Ordinance No. 575
Page 19 of 51
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating,processing,or stockpiling of rock, sand,
gravel, aggregate, or clay controlled by other regulations, provided such
operations do not affect the lateral support of, or significantly increase
stresses in,soil on adjoining properties.
7. Exploratory excavations performed under the direction of a registered
design professional. Any grading needed to gain access to exploratory
excavation areas is not included in this exemption.
8. Excavation and/or fill not greater than 50 cubic yards (38.3 m3)that is not
intended to support a structure does and will not obstruct a drainage
course.
Exemption from the permit requirements of this appendix shall not be deemed to
grant authorization for any work to be done in any manner in violation of the
provisions of this code or any other laws or ordinances of this jurisdiction.
(p) Add Appendix Sections J 104.2.1 and J 104.2.2 to read as follows:
J1.04.2.1 Application content. To apply for a grading permit,the grading plan
shall be submitted together with the additional information required by this
section. Where grading requiring a permit is proposed in conjunction with a
precise plan or conditional use permit request,those applications may be used to
satisfy grading permit information requirements as long as all required
information is submitted.
Where a grading permit is required and the grading will move less than 500 cubic
yards and is located on slopes less than 20 percent,the application for a grading
permit shall include the following:
1. Contour Information.
a. For sites with slopes of 10 percent or less,accurate contours of
existing ground at one foot intervals and drainage channels,
including areas of the subject site(and adjoining properties)that will
be affected by the disturbance either directly or through drainage
alterations.
b. For sites with slopes greater than 10 percent and less than 30
percent, details of area drainage and accurate contours of existing
ground at 2-foot intervals; for slopes 30percent or greater,contours
at 5-foot intervals.
City of Atascadero
Ordinance No. 575
Page 20 of 51
2. Location of any buildings or structures existing or proposed on the site
within 50 feetof the area that may be affected by the proposed grading
operations.
3. Proposed use of the site necessitating grading.
4. Limiting dimensions, elevations or finished contours to be achieved by the
grading, slopes of cut and fill areas and proposed drainage channels and
related construction.
5. Drainage plan. The drainage plan shall include provisions to mitigate the
impact of drainage on nearby creeks, swales and offsite properties or
structures. The drainage plan shall comply with the requirements of any
Council adopted City Engineering Standard Specifications and Drawings,
Low Impact Development,or Hydromodification Control Standards.
6. A soils engineering report, including date regarding the nature,
distribution and strength of existing soils, conclusions and
recommendations for grading procedures and criteria for corrective
measures when necessary and opinions and recommendations covering
adequacy of sites to be developed by the proposed grading.
7. Where required by the building official, an engineering geology report,
including a description of site geology, conclusions and recommendations
regarding the effect of geologic conditions on the proposed development,
and opinions and recommendations covering the adequacy of sites to be
developed by the proposed grading.
8. Intended means of erosion and sedimentation control and site revegetation,
including the location, species, container size and quantity of plant
materials proposed, and the proposed time of planting.
9. Protective measures to be taken during construction., such as hydro-
mulching, berms (temporary or permanent), interceptor ditches, subsurface
drains,terraces, and/or sediment traps in order to prevent erosion of the
cut faces of excavations or of the sloping surfaces of fills.
10. Where grading area of disturbance exceeds one acre, a Stormwater
Pollution Prevention Plan will be submitted. The Stormwater Pollution
Prevention Plan shall be in compliance with the most recent General
Construction Permit issued by the State Water Resources Control Board.
Where the grading will move 500 cubic yards or more, is located on slopes of 20
percent or greater, or is located within a Geologic Hazard overlay zone or Flood
Hazard overlay zone,the grading plan shall be prepared and certified by a
City of Atascadero
Ordinance No. 576
Page 21 of 51
registered civil engineer and shall include specifications covering construction
and material requirements in addition to the information required above. The
grading plan shall also include:
1. If located in a Flood Hazard Area,the grading plan shall include flood
way and flood zone boundaries and appropriate mitigations required by
Municipal Code Title 7, Chapter 11 Flood Damage Prevention.
2. If located in a Geologic Hazard Overlay Zone, an engineering geology
report,including a description of site geology, conclusions and
recommendations regarding the effect of geologic conditions on the
proposed development, and opinions and recommendations covering the
adequacy of sites to be developed by the proposed grading.
(q) Amend Appendix J108.1 to read as follows:
J108.1 General. Cut and fill slopes shall be set back from the property lines in
accordance with this section. Setback dimensions shall be measured perpendicular
to the property line and shall be as shown in Figure J108.1,unless substantiating
data is submitted justifying reduced setbacks. The building official may require an
investigation and recommendation by a qualified engineer or engineering
geologist to demonstrate that the intent of this section has been satisfied prior to
approval of alternate setbacks.
(r) Add Appendix Section J110.2 to read as follows:
3110.2 Revegetation. Where natural vegetation has been removed through
grading in areas not affected by the landscaping requirements and that shall not be
occupied by structures, such areas shall be replanted to prevent erosion after
construction activities are completed as follows:
L Preparation for revegetation. Topsoil removed from the surface in
preparation for grading and construction shall be stored on or near the site
and protected from erosion while grading operations are underway,
provided that such storage may not be located where it would cause
suffocation of root systems of trees intended to be preserved. After
completion of such grading,topsoil shall be restored to exposed cut and
fill embankments or building pads to provide a suitable base for seeding
and planting.
2. Methods of revegetation. Acceptable methods of revegetation include
hydro-mulching,or the planting of rye grass, barley or other seed with
equivalent germination rates. Where lawn or turf grass is to be established,
lawn grass seed or other appropriate landscaping cover shall be sown at
not less than four(4)pounds to each one thousand(1000) square feet of
City of Atascadero
Ordinance leo. 576
Page 22 of 51
land area. Other revegetation methods offering equivalent protection may
be approved by the building official. Plant materials shall be watered at
intervals sufficient to assure survival and growth.Native plant materials
are encouraged to reduce irrigation demands.
3. Off-site effects. Grading operations shall be conducted to prevent
damaging effects of erosion, sediment production and dust on adjacent
property, including public and private rights-of-way.
Chapter 4 RESIDENTIAL CODE
B-4.101 Modifications to the California Residential Code.
(a) Delete Appendix A, B, C, D,E, F,G, 1, J,K, L, M,N, O P, Q and R. Adopt
Appendix H
(b) Delete Chapter I, Division 11. Administration of the California Residential Code
shall.be as set forth in Chapter 1 Division H of the California Building Code, as
amended.
(c) Delete Section R313. Add new Section R313 to read as follows:
Section 8313 Required. Fire sprinkler systems shall be as set forth in Section
903.2 of the California Building Code, as amended.
(d) Amend Section R401.1 to read as follows:
Section 12.401.1. Required.The owner or applicant shall submit foundation and
soils investigation report to the building official as set forth in the California
Building Code, as amended.
Chapter 5 ELECTRICAL CODE
8-5.101 Modifications of the California Electrical Cade.
(a) Administration of the California Electrical Code shall be as set forth in Chapter I
Division. Il of the California Building Code, as amended.
(b) Amend Article 230-70(A)(1)to read as follows:
(1)Readily Accessible Location.The service disconnecting means shall be
installed at a readily accessible location either outside the building or other
structure, or inside nearest the point of entrance of the service conductors. The
disconnecting means shall be accessible to emergency personnel, either directly or
by a remote actuating device, without requiring transit of the building interior.
Dedicated electrical equipment rooms located at the building perimeter and
City of Ataseadero
Ordinance No. 576
Page 23 of 51
providing direct access to the outside shall satisfy accessibility for emergency
personnel.
(Ord. 520 § 1 (part), 2007)
Chapter 6 PLUMBING CODE
8-6.101 Modifications of the California Plumbing Code. (a) Delete Chapter 1,Division II.
Administration of the plumbing code shall be as set forth in Chapter 1 Division II of the
California Building Code, as amended.
(a) Delete Appendix C, D, E,F, G, J, K and L. Adopt Appendix A, B,H and I.
(b) Amend Section 710.1 to read as follows:
710.1 Drainage piping serving fixtures located at an elevation of less than one (1)
foot above the nearest upstream manhole cover in the main.sewer serving said
fixtures shall drain by gravity into the main sewer, and shall be protected from
backflow of sewage by installing an approved backwater valve. Each such
backwater valve shall be installed only in that branch or section of the drainage
system that receives the discharge from fixtures located less than one(1)foot
above the nearest upstream manhole cover.
(c) Amend Section 713.5 to read as follows:
713.5 No permit shall be issued for the installation, alteration, or repair of any
private sewage disposal system, or part thereof, on any lot where a public sewer is
available at the property line or where the public sewer is within 200 feet of the
proposed or existing building.
(d) Amend 717 to read as follows:
717.0 Size of building sewers. The minimum size of any building sewer shall be
determined on the basis of the total number of fixture units drained by such sewer,
in accordance with Table 7-8.No sewer shall be smaller than the building drain.
All building sewers shall be constructed with pipe of internal diameter not less
than four(4) inches (100 mm),unless a pipe of internal diameter not less than
three (3)inches is approved by the Authority Having Jurisdiction.
(e) Amend Section 719.1 to read as follows:
71.9.1 A cleanout shall be placed in every building sewer within five(5)feet of
each building, at all changes in alignment or grade in excess of one hundred thirty
five(13 5) degrees,within five(5) feet of the junction with the public sewer,and
at intervals not to exceed one hundred(100) feet in straight runs. The cleanout
shall be made by inserting a"Y"fitting in the line and fitting the cleanout in the
City of Atascadero
Ordinance No. 576
Page 24 of 51
"Y"branch in an approved manner. In the case of a cleanout near the junction of
the public sewer, the"Y"branch riser shall be extended to a depth of not more
than.one (1)foot. All other cleanouts shall be extended to finish grade.
(f) Amend Appendix Section K1(A)to read as follows:
(A) Where permitted by Section 713.0 the building sewer may be connected to a
private sewage disposal system complying with the provisions of this appendix
and Section 8-5.102 of the Atascadero Municipal Code. The type of system shall
be determined on the basis of location, soil porosity,and groundwater level, and
shall be designed to receive all sewage from the property. The system, except as
otherwise approved, shall consist of a septic tank with effluent discharging into a
subsurface disposal field, into one (1) or more seepage pits, or into a combination
of subsurface disposal field and seepage pits. The Authority Having Jurisdiction
may grant exceptions to the provisions of this appendix for permitted structures
that have been destroyed due to fire or natural disaster and that cannot be
reconstructed in compliance with these provisions.
Where conflicts occur between this appendix and provisions of Section 8-5.102 of
the Municipal Code, the most restrictive shall govern.
(Ord. 520 § 1 (part), 2007)
8-6.102 Private sewage disposal systems.
The design, installation operation and maintenance of private sewage disposal systems
shall be in conformance with Appendix H of the California Plumbing Code and with
standards specified in this section. Where specific standards in this section and the
Appendix H conflict, the most restrictive standard shall apply. Where specific standards
are not provided within this section or where the City determines that higher
requirements are necessary to maintain a safe and sanitary condition, the"Water Quality
Control Plan, Central Coast Basin" (adopted by the Central Coast Regional Water
Quality Control Board or other recognized industry standards)may be used by the City.
(a) Percolation Test. An on-site investigation shall be made by a registered engineer
competent in sanitary engineering or a geotechnical engineer in order to
determine the suitability of a particular site for a private sewage disposal system
and to provide the data necessary to design a private sewage disposal system. A
percolation test shall be required prior to issuance of a permit for all new,
replacement or enlarged private sewage disposal systems. Percolation tests shall
be conducted within the soil that will be used for the leaehfield. Percolation tests
that are older than five years will not be accepted, unless the registered engineer
provides a letter stating that the percolation test results are still valid.
(b) Percolation Testing Procedure for Seepage Pits. The following percolation test
procedure shall be used in performing percolation tests, except that other accepted
test procedures may be used when approved by the City:
City of Atascadero
Ordinance No. 576
Fuge 25 of 51
(1) The hole diameter shall be between six (6) and eight(8) inches. The test
depth shall be equal to the depth of the proposed dry well,plus sufficient
depth to prove proper setback to groundwater and impervious material as
required by this chapter.
(2) Carefully fill the hole with clear water to a maximum depth of four(4)feet
below the surface of the ground,or if cuts are anticipated,to the depth of
the assumed inlet.
(3) All holes shall be pre-soaked for twenty-four(24) hours unless the site
consists of sandy soils containing little or no clay. In sandy soils where the
water on two(2)consecutive readings seeps away faster than one-half
(1/2)the wetted depth in twenty-five (25)minutes or less,re-fill the hole
with water, and pre-soak for an additional two (2)hours. After the two (2)
hour pre-soak,the test may then be run. The time interval between
measurements shall be taken at ten (10)minutes and the test run for one
(1)hour. Re-fill to original depth after each reading.
(4) For all other soils, the percolation rate measurement shall be made on the
day following the twenty-four(24)hour pre-soaking.
(5) Pre-soak the boring as described above. After twenty-four(24)hours have
elapsed., re-fill the hole to the proposed inlet depth. The fall of water
should be measured every one-half(1/2) hour over a five(5)hour period.
Re-fill the hole after each one-half(1/2)hour reading. During the last or
the sixth hour, do not re-fill the hole after the one-half(1/2)hour reading.
Be sure to check the total hole depth every one-half(1/2)hour as well to
see if any caving has occurred.
(6) Readings will be recorded and reported in min/inch.
(c) Leachfield Percolation Test Procedure. The following percolation test procedure
shall be used in performing percolation tests, except that other accepted test
procedures may be used when approved by the City:
(1) Number and Location of Test Holes. A minimum of three(3) separate test
holes spaced uniformly through and located in the immediate vicinity of
the proposed leach field site are to be made.
(2) Type of Test Holes. The test hole shall have horizontal dimensions
between four(4)and twelve (12) inches and vertical.sides to the depth of
the absorption trench.
(3) Preparation of Test Holes. Smeared soil surfaces shall be removed from
the sides and bottom of the test hole to provide a natural soil interface. All
loose material shall be removed from the test hole. Two (2)inches of
coarse sand or fine gravel shall be added to the test hole to protect the
bottom from scouring and sediment.
(4) Soil Saturation and Swelling. The test hole is to be carefully filled to a
depth of one(1) foot above the gravel or sand with clear water,which is to
City of Atascadero
Ordinance No. 576
Page 26 of 51
be kept in the hole for at least four(4)hours but preferably overnight. This
step may be omitted in sandy soils containing little or no clay.
(5) Measurement of Percolation Rate. The percolation rate shall be
determined twenty-four(24)hours after water is first added to the test
holes; except, in sandy soils containing little or no clay, the percolation
rate shall be determined after the water from one (1) filling of the test hole
has completely seeped away.
(i) If water remains in the test hole after the overnight swelling period,
adjust the depth to approximately six (6) inches over the gravel or
sand and, from a fixed referenced point, measure the drop in water
level over a thirty(30)minute period to calculate the percolation
rate.
(ii) If no water remains in the test hole after the overnight swelling
period, add clear water to bring the depth of water in the test hole
to approximately six(6)inches over the gravel or sand. From a
fixed reference point,measure the drop in water level at
approximately thirty (30)minute intervals over four(4)hours
refilling six(6) inches over the gravel or sand as necessary. The
drop that occurs during the final thirty(30) minute period is used
to calculate the percolation rate. The drops during prior periods
provide information for possible modification of the test procedure
to suit local conditions.
(iii) In sandy soils or other soils in which the first six(6) inches of
water seeps away in less than thirty(30)minutes after the
overnight swelling period,the time interval between measurements
shall be taken as ten(10) minutes and the test shall run for one (1)
hour with the drop during the final ten(10)minutes being used to
calculate the percolation rate.
(6) Deep Boring. A soil boring,to a minimum depth of ten (10) feet below the
bottom of the absorption trench or pit, shall be made in order to determine
the presence of impermeable bedrock and/or groundwater.
(d) General Design Standards. The following standards shall be used in the design of
new or enlarged private sewage disposal systems where the percolation rate does
not exceed one hundred twenty(120)minutes per inch.
(1) Determination of Size of Absorption Area. The absorption area,measured
in lineal feet of absorption trench, shall be calculated as set forth in this
section. Tables 4-1 (Absorption Area Requirements)and 4-2 (Standard
Trench Adjustment Factors),included in this chapter, shall be referred to
as necessary. The formula for calculating trench length is included below.
Trench Length= Aa x Nb x Af
T,
City of Atascadero
Ordinance No. 676
Page 27 of 51
Aa=Absorption area per bedroom
Nb=Number of bedrooms
Ae=Trench adjustment factor
TW=Trench width.
(2) Location of Private Sewage Disposal Systems. The minimum distance
between components of a private sewage disposal system and other site
features shall be as set forth in Table 4-3 (Horizontal Distance Separation)
and Table 4-4 (Vertical Distance Separation). Where physical limitations
on a site preclude conformance with distance separation requirements,the
City may approve a lesser separation when the design is prepared by a
registered engineer competent in sanitary engineering and when adequate
substantiating data is submitted with the design. The City will not approve
a separation less than that set forth in the"Water Quality Control Plan—
Central
lanCentral Coast Region"unless the Regional Water Quality Control Board
or its designated representatives have previously approved the design.
(3) Plastic Leach Chamber. Plastic leach chamber systems shall be installed
per the requirements of Table 4-5,when the percolation rate is less than
thirty(30) minutes per inch.
(4) Standard Trench Lengths. Standard trench lengths for percolation rates
less than thirty (30)minutes per inch are included in Table 4-6. The trench
lengths shown in Table 4-6 are for a standard three (3) foot wide trench
with three (3) feet of gravel below the distribution pipe. Other trench
configurations may require different trench lengths and system design.
The sections included in this chapter shall be compliedwith for designs
that differ from the lengths shown in Table 4-6.
(e) Additional Standards.
(1) Existing legal building sites that are served by an individual on-site well
may be approved for a private sewage disposal system only if the site is
one(1) acre or larger in size and meets other regulations and requirements
regarding septic setbacks and distance separation.
(2) Private sewage disposal systems proposed to be installed on slopes of
twenty(20) percent or more shall be designed by and have their
installation inspected and be certified to be in substantial conformance
with the City approved engineering plans by a Registered Civil Engineer
or Registered Environmental Health Specialist. The design shall minimize
grading disruption associated with access for installation and maintenance.
Such systems shall be prohibited on slopes of thirty(30)percent or more,
unless approved by both the City and the Regional Water Quality Control
Board.
(3) When the percolation rate is below thirty (30)minutes/inch,the contractor,
developer, installer or homeowner, shall certify in writing that the private
City of Atascaeiero
®refinance No. 576
Page 28 of 51
sewage disposal system conforms to the prescriptive standards of this
section at or before calling for final inspection.
(4) When the percolation rates equals or exceeds thirty (30) minutes/inch, a
private sewage disposal system shall be designed, inspected, and be
certified to be in substantial conformance with the City approved
engineering plans by a Registered Civil Engineer or Registered
Environmental Health Specialist.
(5) When the percolation rate exceeds one hundred twenty(120)
minutes/inch, a private sewage disposal system, solely dependent upon
soil absorption, shall not be allowed, unless the lot size is two (2)acres or
greater.
(6) The design of private sewage disposal systems shall incorporate an
approved filtering device to remove solids from effluent at the outlet of
septic tanks.
(7) When a seepage pit percolation rate exceeds thirty (30)minutes/inch,a
private sewage disposal system using a seepage pit shall not be allowed.
(8) Seepage pit(dry well)types systems shall be designed, inspected, and be
certified to be in substantial conformance with the City approved
engineering plans by a registered civil engineer.
(9) A one hundred(100)percent expansion area shall be provided on all
building sites, shall be identified on all plans submitted for private sewage
disposal systems, and shall remain available for system expansion. If areas
reserved for system expansion are not accessible for future installation,
then the expansion area shall be installed when the primary system is
installed. When the primary and expansion systems are installed jointly,a
means of switching flows to each field shall be provided.
(10) Inspection risers with four(4)inches minimum diameter shall be installed
at the ends of each absorption trench or bed. The inspection riser shall be
open on the bottom of the trench or perforated.
(f) Septic Tanks.
(1) Septic tank manholes more than twenty-four(24) inches below grade,
valves, distribution boxes, and pumps shall be permanently accessible to
the surface in a manner acceptable to the City.
(2) Septic tanks shall be constructed and installed as specified in the
California Plumbing Code,Appendix H. In.addition,the following
standards shall be met. Septic tank sizes shall be in conformance with
Table 4-7. Septic tanks shall be repaired only by a licensed contractor.
(i.) Water tightness shall be ensured prior to backfilling the excavation
around the tank. The water tightness test shall be conducted in
conformity with the American Society for Testing and Materials
(ASTM) Standard C 1227 or equivalent. The installer shall provide
a written report of the results of the test to the Building Official.
City of Atascadero
Ordinance No. 576
Page 29 of 51
(ii) All septic tanks for new systems and replacement tanks for existing
systems shall be equippedwith an effluent filter that complies with
the American National Standards Institute(ANSI) Standard 46.
The filter shall be accessible for cleaning, replacement and
maintenance. Filters shall be maintained as required by their
listing; the owner shall maintain records of filter maintenance but
need not submit these records to the City.
(iii) Septic tanks and other system components installed with more than
three (3) feet of earth cover or beneath surfaces subject to
vehicular traffic(such as driveways and vehicle turnarounds) shall
be traffic rated or engineered to support the additional load.
(iv) Each compartment of the septic tank shall be provided with a
watertight riser,capable of withstanding anticipated structural
loads and extending to grade level for ease of maintenance. Risers
shall.be constructed of concrete, PVC, fiberglass or other approved
material, with a minimum inside horizontal measurement of twenty
(20) inches. Risers shall be covered with tight fitting lids that are
gas tight, securely fastened with stainless steel or other
noncorrosive fasteners,resistant to vandals,tampering, and access
by children. Surface water shall be diverted away from the riser
cover or septic tank lid providing a sloping surface away from the
riser,or extending the riser at least six (6) inches above grade. If
the lid is in a driveway or other traffic area,the lids and risers shall
be structurally designed to support vehicle weight.
(v) Wooden and metal septic tanks are prohibited, as are cesspools.
(g) Seepage Pit Design.
(1) A statement of infeasibility of leaching trenches or beds is required to be
submitted with the plans, except for a seepage pit that is designed to the
standards of this section to replace an existing seepage pit system.
(2) Seepage pits shall be cylindrical in shape with a diameter of not less than
four(4) feet,or more than six(6)feet. Construction of a seepage pit with
a diameter less than four(4)feet or greater than six (6)feet may be
permitted with written approval of the City.
(3) Seepage pits shall have a centrally located four(4) inch diameter
perforated pipe which extends from the inlet to the bottom of the pit and
the space around the pipe shall be filled with washed gravel which may
vary in size from three-fourths (3/4) inch to two and one-half(2 1/2)
inches. A smaller gravel size may be used if the Design Engineer can
provide justification for its use and written approval is obtained from the
City. When necessary to meet minimum slope setback requirements, the
upper portion of the central pipe shall be unperforated.
(4) Rock fill in seepage pits shall be covered with one layer of a geotextile
fabric designed for the purpose or approved equivalent, and backfilled
City of Atascadero
Ordinance No. 576
'age 30 of 51
with a minimum of twelve(12) inches of clean earth cover, free of debris
and rock.
(5) Seepage pits shall have an effective disposal depth of at least ten(10)
feet. Effective disposal depth is defined as total depth subtracted by the
distance below the grade to the uppermost disposal pipe perforation.
(b) The maximum depth of a seepage pit shall be fifty (50) feet,unless the
Building Official provides written approval for a greater depth.
(7) Multiple seepage pit installations shall receive septic tank effluent via an
approved distribution method. The percentage distribution of effluent
entering each seepage pit shall be determined by the performance test of
the seepage pit and shall be approved by the City.
(8) The maximum effluent application rate for a seepage pit is 0.30
gallons/square foot/day.
(9) Seepage pits shall maintain all horizontal and vertical setback
requirements listed in this chapter.
(h) One Hundred(100)Percent Expansion Area. All systems shall be designed and
constructed to reserve sufficient site area for a one hundred(100)percent
replacement dispersal system/area. Installation of dual fields shall be required for
all sites when access for installation of the replacement field/area would not be
feasible after initial site development. When the primary and expansion systems
are installed jointly, a means of switching flows to each field shall be provided.
(i) Desigm Flow Rate. For single-family dwellings,the daily design flow shall be
three hundred seventy-five (375)gallons per day for up to four(4)bedrooms,with
one hundred fifty(15 0) gallons per day for each additional bedroom in excess of
four(4). For other occupancies, refer to the California Plumbing Code, Appendix
H.
(}} Special Design Standards. The following standards shall be used in the design of
new or enlarged private sewage disposal systems where the percolation rate
equals or exceeds thirty(30)minutes per inch. Designs for alternate types of
private sewage disposal systems shall be by a Registered Civil Engineer and may
be approved by the Building Official, and shall be approved by the Central Coast
Regional Water Quality Control Board, when the Design Engineer submits
adequate substantiating data with the design.
(1) Determination of Disposal Field Size. The size of the disposal field shall
be determined by the Design Engineer using methods of accepted
engineering practice including manuals and documents specified in this
chapter or as otherwise approved by the City.
(2) Location of Private Sewage Disposal System. The minimum distance
between components of a private sewage disposal system and other site
features shall be as set forth in Table 4-3 (Horizontal Distance Separation)
and Table 4-4 (Vertical Distance Separation)using the column entitled
"Leach Field or Seepage Bed."
City of Atascadero
Ordinance No. 576
Page 31 of 51
(3) When private sewage disposal systems are designed pursuant to this
section, the Design Engineer shall provide the owner with information on
the location,design operation and maintenance of the private sewage
disposal system.
(4) Existing legal building sites that are served by an individual on-site well
may be approved for a private sewage disposal system only if the site is
one(1)acre or larger in size and meets other regulations and requirements
regarding septic setbacks and distance separation.
(5) One Hundred(100)Percent Expansion Area. All systems shall be
designed and constructed to reserve sufficient site area for a one hundred
(100)percent replacement dispersal system/area. Installation of dual fields
shall be required for all sites when access for installation.of the
replacement field/area would not be feasible after initial site development.
(k) Replacement of Existing Private Sewage Disposal System. Where an existing
private sewage disposal system has failed,the replacement system shall be
designed in conformance with this chapter and shall be designed, inspected and be
certified to be in substantial conformance with the City approved engineering
plans by a Registered Civil Engineer. In the event that the replacement system
cannot be designed to conform with this chapter,the City may approve a system
designed to lesser standards when it is designed, inspected and be certified to be
in substantial conformance with the City approved engineering plans by a
Registered Civil Engineer.
(1.) A private sewage disposal system shall not be replaced by another system
if sewers are available and are either within two hundred(200) feet of the
structure, as required by the plumbing code, or sewers are at the property
line. In the event that sewer is deemed available by the Building Official
or City Engineer,the sewer line shall be extended to the property line that
is upstream of the existing sewer main. Availability is determined by
projecting a straight line from the nearest sewer line,manhole or cleanout
to the nearest property corner,then projecting a straight line to the nearest
house corner. The City Engineer or his duly authorized representative
shall make the final determination regarding sewer availability.
(2) The City shall not approve a replacement system that does not conform to
prohibitions set forth in the"Water Quality Control Plan---Central Coast
Basin,"unless the Regional Water Quality Control Board or its designed
representative has previously approved the design. The Building Official
may authorize or require a temporary means of sewage disposal pending
such approval.
(1) Tables.
City of Atascadero
Ordinance No.576
Page 32 of 51
Table 49.1.
Absorption Area Requirements
Percolation Rate (Minutes/Inch) Absorption Area per Bedroom (Square Feet)
0-9 150
10 165
1.1-15 190
16-20 215
21-25 230
26-30 250
31-35 270
36----40 285
41-45 300
46-50 315
51-60 330
61-70 380
71-80 430
81-90 520
91-100 660
101-110 830
11.1-120 1250
Table 4-2
Standard Trench Adjustment Factor
Depth of Gravel Below Pipes
(Inches) Trench Width(Inches)
12 18 24 30 36 42 48 54 60
12 .75 .78 .80 82 .83 .85 .86 .87 .87
1.8 .60 .64 .66 .69 .71 .73 .75 .77 .78
24 .50 .54 .57 .60 .62 .64 66 .68 .70
30 .43 47 SO 53 .55 .59 .60 .62 .64
City of Atascadero
Ordinance No. 576
Page 33 of 51
Depth of Gravel Below Pipes
(Inches) Trench Width(Inches)
12 is 24 30 36 42 48 54 60
36 .37 .41 .44 .47 .50 .52 .54 .56 .58
42 .33 .37 .40 ,43 .45 .48 .50 .52 .54
48 .30 .33 1 .36 1 .39 .42 .44 .46 .48 .50
Note:For trenches not shown in Table 4-2;the standard trench adjustment factor may be:
Trench Adjustment Factor= W +2
W+ 1 + 2D
W= width of trench (in feet)
D = depth of gravel below pipe(in feet)
Table 4-3
Horizontal Distance Separation (In Feet)
Leach Field or
Building Sewer Septic Tank Seepage Bed Seepage Pit
Buildings or structures,including porches,steps, 2 5 80) ga)
breezeways,patios,and carports whether covered
or not
Property line Clear(" 5 5 10
Water supply well in unconfined aquifer 50M 50 100 150
Watercourse i" 50 50 100 100
Swales(10) 50 50 50 50
Native 1'rees * 10(*) * 100)
Seepage pits — 5 5 12
Leach field or seepage bed — 5 6 5
On-site domestic water service line 1(4) 5 5 5
Distribution box — — 5 5
Pressure public water main 10(5) 10 10 10
SIoping ground,cuts,or other embankments — — 1511' 15c a
City of Atascadero
Ordinance No. 576
Fuge 34 of 51
Leach Field or
Building Sewer Septic Tank Seepage Bed Seepage Pit
Reservoirs 0),including ponds,lakes,tanks, 200 200 200(7) 200(7)
basins,etc.for storage,regulation and control of
water recreation,power,flood control or linking
Springs 100 100 100 100
Notes:
(1) Distance separation shall be increased to twenty(20)feet when building or structure is located on a downward slope below a
leach field,seepage bed or seepage pit.
(2) See Section 315(c)of this code.
(3) Distance separation may be reduced to twenty-five(25)feet when the drainage piping is constructed of materials approved
for rise within a building.
(4) See Section 1108 of this code.
(S) For parallel construction or crossings,approval by the Health Department shall be required.
(6) Distance is measured as horizontal distance to daylight.This distance may be reduced where it is demonstrated that favorable
geologic conditions and soil permeability exist based on a report and analysis prepared by a licensed geologist or soils
engineer.
t7) Distance is measured at spillway elevation.
Est A natural or artificial channel for passage of water,a running stream of water,or a natural stream fed from permanent or
natural sources such as rivers,creeks,runs,and rivulets.There must be a stream,usually flowing in a particular direction
(though it need not flow continuously)in a definite channel,having a bed or banks and usually discharging into a stream or
body of water.
(9) A pond,lake,tank,basin or other space either natural or created whole or in part by the building of engineering structures,
which is used for storage,regulation,and control of water,recreation,power,flood control.,or drinking.
(10)Topographic low point that conveys water to watercourses.
(*) See tree protection guidelines.
Table 4-4
Vertical Distance Separation (In Feet)
Leach Field or Seepage Bed Seepage Pit
Groundwater,where percolation rate(min/in)is
<1 50'
1-4 ?0 1
5-29 g
>30 5
Groundwater,where soil is
G.ravels2 50'
Gravels with few fines; 20'
Other 10
Bedrock 10 30
City of Atascadero
Ordinance No.576
Wage 35 of 51
Note:Distance is measured from bottom of trench or pit.
Unless a setback distance of at least two hundred fifty(250)feet to any domestic water supply well or surface water is
assured. In this case the minimum separation shall be ten(10)feet.
z Gravels—Soils with over ninety-rive percent(95%)by weight coarser than a No.200 sieve and over one-half(112)of the
coarse fraction larger than a No.4 sieve.
3 Gravels with few fines—Soils with ninety percent(90%)to ninety-four percent(94%)coarse fraction larger than a No.4
sieve.
Table 4-5
.Hi Capacity Infiltrator System Design
Requirements
Percolation Rate Infiltrator Trench Length (feet)*
High Capacity Chatnbers�
1 bed 2 bed 3 bed 4 bedt
<1-9 30 60 90 120
10 36 66 96 132
11-15 42 72 114 154
16-20 48 84 126 172
21-26 54 90 138 180
26-29 60 96 150 198
30+ Design by Engineer
Trench lengths good for up to three(3)bedrooms.
Ilomes larger than four(4)bedrooms shall be calculated as required by this chapter.
' Consult manufacturer design criteria for alternative product design criteria.This information shall be submitted to the City
for review prior to system approval.
Table 4-6
Requirements for Gravel Standard System Trench Lengths
Standard NO'Trench Length(feet)*
Gravel Trench
Percolation Rate i bed 2 bed 3 bed 4 beds
<1---9 25 50 75 100
1.0 28 55 83 110
11-15 32 63 95 1.27
City of Atascadero
Ordinance No. 576
Page 36 of 51
16-20 36 72 108 143
21-26 38 77 115 153
26-29 42 83 125 167
30+ Design by Engineer
Three(3)feet wide by three(3)feet deep trench,with 0.5 feet of gravel above pipe invert.Any alternative trench
configuration shall be calculated according to the requirements of this chapter.
t Homes larger than four(4)bedrooms shall be calculated as required by this chapter.
Table 4-7
Required Size of Septic 'Tank for
Single-Family Dwelling
Number of Bedrooms Minimum*Septic Tank Capacity in Gallons
1 or 2 754
3 1,000
4 1,200
5 or 6 1,500
See California Plumbing Code for an expanded list of tank sizes.
(Ord. 553 § 1,2011)
Chapter 7 MECHANICAL CODE
8-7.101 Modifications to the California Mechanical Code.
(a) Delete Chapter 1, Division lI. Administration of the mechanical code shall be as
set forth in Chapter 1 Division II of the California Building Code.
(b) Adopt Appendix B, C and D. Delete Appendix A, E, F and G. (Ord. 520 § i
(part), 2007)
Chapter 8 GREEN BUILDING CODE
8-8.101 Modifications to the California Green Building Code
(a) Delete Appendix A4, A5and A6.1.
(b) Amend Section 4.408 to read as follows:
4.408.1 Construction waste management.
City of Atascadero
Ordinance No. 576
Page 37 of 51
Add exception 4. Projects less than$25,000 valuation and/or less than 250 sq ft. in
area.
Chapter 9 UNSAFE BUILDINGS AND STRUCTURES
8-9.101 Modifications to the International Property Maintenance Code.
(a) Amend Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Property Maintenance Code
of Atascadero, hereinafter referred to as"this code".
(b) Amend Section 102.3 to read as follows:
102.3 Application of other codes. Repairs, additions or alterations to a structure,
or changes of occupancy, shall be done in accordance with the procedures and
provisions of the California Building Standards Code and other applicable laws
and ordinances.
(c) Amend Section 103.1 to read as follows:
103.1 General. The office of property maintenance inspection is hereby created
and the executive official in charge thereof shall be known as the code official.
(d) Amend Section 103.5 to read as follows:
103.5 Fees.The fees for activities and services performed by the code official
under this code shall be in accordance with the schedule as established by the
applicable governing authority.
(Ord. 520 § 1 (part), 2007)
Chapter 10 `CATER EFFICIENT LANDSCAPE AND IRRIGATION
8-10.101 Purpose.
Consistent with California State law, it is the purpose of this chapter to:
(a) Promote the values and benefits of landscapes while recognizing the need to use
water resources as efficiently as possible;
(b) Prevent unreasonable water waste by limiting landscape water use to the amount
reasonably required for beneficial use;
City of Atascadero
Ordinance No. 576
Page 38 of 51
(c) Establish a structure for planning, designing, installing, maintaining, and
managing water efficient landscapes in new construction and rehabilitated
projects. (Ord. 548 § 2, 2010)
8-10.102 Definitions.
"Certificate of completion" means the document required under Section 8-
8.105(c).
"Landscapable area"means all the planting areas,turf areas,and water features in
a landscape design plan. The landscape area does not include footprints of
buildings or structures, sidewalks, driveways,parking lots, decks, or patios.
"Landscape contractor"means a person licensed by the State of California to
construct,maintain, repair, install,or subcontract the development of landscape
systems.
"Landscape documentation package(LDP)" means the documents required under
Section 8-8.105(b).
"Landscape project"means total area of landscape in a project as defined in
"landscape area"for the purposes of this chapter.
"Multifamily residential"means two (2)or more attached residential units.
Landscape areas for multiple detached units on one(1)parcel will be considered
single-family units for the purposes of this chapter.
"New construction"means, for the purposes of this chapter, a new building with a
landscape or other new landscape, such as a park, playground or greenbelt without
an associated building.
"Permit"means an authorizing document issued by local agencies for new
construction or rehabilitated landscapes.
"Pervious"means any surface or material that allows the passage of water through
the material and into the underlying soil.
"Project applicant"means the individual or entity requesting a permit,plan check
or design review from the local agency.A project applicant may be the property
owner or designee.
"Rehabilitated landscape"means any relandscaping project that requires a permit,
plan check,or design review.
"Runoff'means water which is not absorbed by the soil or landscape to which it
is applied and flows from the landscape area. For example,runoff may result from
City of Atascadero
Ordinance No. 576
Page 39 of 51
water that is applied at too great a rate(application rate exceeds infiltration rate)
or when there is a slope.
"Single-family residential"means one (1)home on one(1)lot, or multiple
detached units on one (1) lot(not attached).
"Soil moisture sensing device"or"soil moisture sensor"means a device that
measures the amount of water in the soil. The device may also suspend or initiate
an irrigation event.
"Turf'means a ground cover surface of mowed grass.Annual bluegrass,
Kentucky bluegrass, Perennial ryegrass,Red fescue,and Tall fescue are cool-
season grasses. Bermudagrass, Kikuyugrass, Seashore Paspalum, St.
Augustinegrass,Zoysiagrass, and Buffalo grass are warm-season grasses.
"Valve"means a device used to control the flow of water in the irrigation system.
"Water conserving plant species"means a plant species identified as having a low
plant factor.
"Water waste runoff'means water flowing away from property and which is
caused by excessive application(s)of water beyond reasonable or practical flow
rates,water volumes or duration of application. (Ord. 548 § 2, 2010)
8-10.103 Applicability.
The information within this chapter applies to new construction and rehabilitated
landscapes for commercial, industrial and residential projects that are subject to the
development review process and/or a building permit with the exception of subsection
(f),which applies to all properties within.the City limits.
(a) Development Review Process. In conjunction with the submittal of a project for
development review(tentative parcel map,tentative tract, development plan or
conditional use permit), conceptual landscape and irrigation plans shall be
provided that demonstrate that the design of the landscaping and irrigation
complies with the standards within this chapter. These plans shall be reviewed by
City staff during the development review process.
(b) Building Permit. In conjunction with the submittal of a project for building pennit
plan check, final landscape and irrigation plans, in compliance with this chapter,
shall be submitted with the project. After a plan check review by the Planning
and/or Building and/or Public Works Departments for compliance with this
chapter, a building permit may be issued. Fees consistent with the fees established
for building plan check will be applied for staff review of the landscape and
irrigation plan.
City of Atascadero
Ordinance Pio. 576
Page 40 of 51
(1) Residential Building Permits.
(i) Landscape plans in compliance with this chapter shall be required
to be submitted with all new single-family residences and new second unit
building permits.
(ii) Landscape plans shall be required in conjunction with residential
remodels and additions only when new landscape is proposed to be
installed. All new landscape and relandscaping shall be compliant with
this chapter.
(2) Nonresidential Building Permits.
(i) Landscape plans in.compliance with this chapter shall be required
to be submitted with building permits for all new nonresidential
construction.
(ii) When submitting a building permit for nonresidential remodels and
additions, a landscape plan shall be,submitted to bring the site into
compliance with Section 8-8.104. Only alterations required for
compliance with Section 8-8.104 shall be required to be shown on
the landscape plan.
(c) Certificate of Completion. Once the landscape and irrigation plans and necessary
documentation has been provided in substantial compliance with the LDP, a
certificate of completion may be issued. A certificate of completion shall be
issued prior to the project receiving a certificate of occupancy by the Building
Division.
(d) Landscape and Irrigation Installation. For moth projects less than or greater than
one(1)acre,the landscape and irrigation shall be installed per the approved plans
prior to the issuance of a certificate of occupancy or"final"of the
building/project.
(e) Landscape Bond.
(1) For projects that have a landscape area of one(1) acre or greater and
require a LDP, a bond may be posted which would allow a building to be
finaled and a certificate of occupancy to be issued prior to the site
landscape and irrigation being completed. The bond shall be based on an
estimate for labor and materials to complete the landscape and irrigation
project per the approved plans,plus an additional twenty-five(25)percent.
The applicant shall fill out the landscape bond security bond agreement
along with the necessary bonding information, to the Public Works
City of Atascadero
Ordinance No. 576
Fuge 41 of 51
Department for review and approval to determine the specific bond
amount.
(2) For projects that have a landscape area of less than one (1) acre which
does not require the LDP,the Community Development Director or
designee may approve a bond to be posted which would allow a building
to be finaled and a certificate of occupancy to be issued prior to the site
landscape and irrigation being completed.
(f) Water Waste Prevention. This provision applies to all properties with the City
limits.
(1) Overhead irrigation of residential and commercial landscapes, including
golf courses,parks, school grounds and recreation fields, shall be
prohibited between the hours of 10:00 a.m. and 5:00 p.m.
(i) Exceptions to the permitted watering timeframe are permitted for
renovation or repair of the irrigation system with an operator
present, landscape irrigation audits,the reseeding or planting of
turf grass not to exceed an establishment period of twenty-one (21)
consecutive days,or the application of a landscape fertilizer that
requires watering in.
(2) Water runoff shall be prohibited. Watering or irrigating of any lawn,
landscape or other vegetated area in a manner that causes or allows
excessive water flow or runoff onto an adjoining sidewalk, driveway,
parking lot, street, alley, gutter,ditch, or adjacent property is prohibited.
(Ord. 548 § 2, 2010)
8-10.104 Landscape standards and limitations for new construction and rehabilitated
landscapes.
(a) All project landscaping and irrigation plans/designs(residential, commercial,
industrial)shall comply with the following standards and limitations:
(1) Turf areas less than eight(8) feet in width in any direction are prohibited;
(2) Turf shall be prohibited within the public right-of-way,including
parkways;
(3) Turf shall be prohibited on slopes greater than twenty (20)percent where
the toe of the slope is adjacent to an impermeable hardscape(where
twenty(20)percent means one(1)foot of vertical elevation change for
every five(5) feet of horizontal length rise divided by run X 100 =slope
percent);
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Ordinance No. 676
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(4) Developments shall be graded to maximize the on-site distribution of
runoff to planted areas;
(S) For nonturf areas,landscape shall utilize a planting palette of low water
use plants designated by the Atascadero Mutual Water Company's list of
water conserving plants;
(6) A minimum two (2) inch layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas,creeping or rooting
groundcovers, or direct seeding applications where mulch is
contraindicated;
(7) For nonturf areas, drip irrigation and nonoverhead spray methods shall be
utilized;
(8) Irrigation control systems shall utilize rain sensors,either integral or
auxiliary,that suspend irrigation during and after rainfall events;
(9) Irrigation systems shall be designed to prevent runoff, low head drainage,
overspray, or other similar conditions where irrigation water flows onto
nontargeted areas, such as adjacent property,nonirrigated areas,
hardscapes,roadways, or structures;
(10) Spray irrigation shall be prohibited within twenty-four(24) inches of
nonpermeable surfaces such as,but not limited to,concrete sidewalks and
driveways. Allowable irrigation within the setback from nonpermeable
surfaces may include drip, drip line,or other low-flow nonspray type of
systems. The setback area may be planted or nonplanted. The surfacing of
the setback may be mulch, gravel, cobles, or other porous material. These
restrictions may be modified if the landscape area is adjacent to permeable
surfacing, and no runoff occurs or the adjacent nonpermeable surface
drains entirely to landscaped areas;
(11) Water features shall use recirculating water systems;
(12) The architectural guidelines and codes, covenants, and restrictions of
common interest developments shall not have the effect of prohibiting the
use of low-water use plants or requiring turf grass in landscaped areas;
(13) The Building Official shall have the authority to grant modifications to
subsections (1)through(12) for individual cases provided that the
Building Official first finds that the modification is in.compliance with the
intent and purpose of this chapter and that such modification does not
create water waste or additional water use than would be created if
subsections(1)through(12)were implemented.
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Ordinance No. 576
Rage 43 of 51
(b) Commercial and industrial projects shall comply with the following turf
limitations:
(1) The area planted in turf grass and irrigated with spray irrigation shall be
limited to ten(10)percent of the development's landscapable area or two
thousand five hundred(2,500) square feet, whichever is less.
(i) Exceptions. This section does not apply to cemeteries,plant
collections as part of botanical gardens and arboretums open to the
public,City and public parks, and school sports fields.
(c) Single-family residences shall comply with the following turf limitations:
(1) Turf grass installed with spray irrigation on residential lots shall be limited
to twenty-five(25)percent of the landscapable area or two thousand five
hundred(2,500) square feet,whichever is less.
(d) Multifamily projects and residential subdivision tracts shall comply with the
following turf limitations:
(1) Turf grass installed with spray irrigation on individual residential lots shall
be limited to twenty-five (25)percent of the landscapable area or two
thousand five hundred (2,500) square feet, whichever is less.
(i) Landscape area for new residential subdivisions will be calculated
on an individual lot basis as each lot develops,not a total of
landscape areas prior to subdivision.
(2) Turf grass in common outdoor areas (including landscape and lighting
district areas)shall be limited to ten(10)percent of the landscapable area.
(i) The ten(10)percent limitation shall be exclusive of areas designed
as active play surfaces(e.g.,ballfields,playgrounds,picnic areas).
All other common landscape within the subdivision or multifamily
project will be designed under one(1)permit subject to the
maximum turf limitations.
(ii) Active play areas open to the public are exempt from this
provision.
(e) Model homes shall comply with the following:
(1) Turf grass shall be prohibited in the front yards of model homes,and shall
be limited to fifty(50)percent of the landscapable area in back and side
yards, or two thousand five hundred(2,500) square feet,whichever is less.
City of Atascadero
Ordinance No. 576
Page 44 of 51
(2) Model homes shall be used to educate future home owners about water
efficient landscape and irrigation techniques. Education features for model
homes shall include:
(i) The installation of interpretive landscape information signs that
describe the principles of water efficient landscapes including
features such as hydrozones, appropriate irrigation equipment and
others techniques that contribute to the overall water efficient
irrigation theme.
(ii) Information shall be provided to new home owners that include
techniques on designing, installing,managing,.and maintaining
water efficient landscapes.
(f) Rehabilitated landscapes shall comply with the following:
(1) Rehabilitated landscapes shall comply with the turf limitations and water
use standards as outlined in subsections (a)through(e),as appropriate to
the property type.
(2) Landscape plans for rehabilitated landscapes shall be reviewed for
compliance with the standards when proposed or required as part of a
building or grading permit, discretionary review, and/or when required by
Section 8-8.105. (Ord. 548 § 2, 2010)
8-10.105 Requirements for landscaped areas equal to or greater than one (1) acre.
(a) Projects that have a landscape area equal to or greater than one (I) acre shall meet
the following requirements:
(1) Project shall comply with all of the items identified in Section 8-8.104.
(2) Weather-based irrigation controllers, soil moisture-based controllers, or
other self-adjusting irrigation controllers shall be required for irrigation
scheduling.
(b) The following documents and plans shall be submitted prior to the issuance of a
building permit for the associated project(please refer to the Landscape and
Irrigation Design Guide for specific forms and criteria).
Compliance with landscape documentation package which includes completion of
the following items:
(1) Project information;
(2) Water efficient landscape worksheet;
City of Atascadero
Ordinance No. 575
Page 45 of 51
(3) Soil management report;
(4) Landscape design plan;
(5) Irrigation design plan;
(6) Grading design plan.
Note: the landscape area for new residential subdivisions will be calculated on an
individual lot basis as each lot develops,not a total of landscape areas prior to
subdivision. Therefore, generally a residential subdivision will not require an LDP
for individual lot landscaping.
However, if the common landscape areas within the subdivision, multifamily
project, or landscape and lighting district total one (1) acre or greater, an LDP for
those areas shall be completed under a single permit.
(c) The following documents and plans need to be completed and the landscape and
irrigation project shall be installed prior to the issuance of a certificate of
occupancy or building permit final for the associated project(please refer to the
Landscape and Irrigation Design Guide for specific forms and criteria).
Certificate of completion which includes documentation of the following items:
(1) Irrigation scheduling;
(2) Landscape and irrigation maintenance schedule;
(3) Irrigation audit,irrigation survey and irrigation water use analysis;
(4) Irrigation efficiency;
(5) Stormwater management. (Ord. 548 § 2, 2010)
Chapter 9 RESERVED
Chapter 10 UNREINFORCEO MASONRY
8-11.101 Modifications to the California Existing Building Cade.
(a) Adopt Appendix Al
(b) Add Appendix Section 102.3 to read as follows:
102.3 Compliance with other codes. All conforming and legal nonconforming
buildings that are required to be strengthened by alteration as a result of this
chapter shall not be required to comply with current site improvement standards
of the City zoning ordinance,including parking and landscaping.
City of Atascad ero
Ordinance No. 576
Page 46 of 51
(c) Add definitions to Section A 103 to read as follows:
ESSENTIAL BUILDING. A building of unreinforced masonry construction that
contains a hospital or other medical facility having surgery or emergency
treatment areas, fire and police stations or a municipal government disaster
operation and communication center.
HIGH-RISK.BUILDING.A building of unreinforced masonry construction that
is not an essential building. A high-risk building shall not include a building
having exterior walls braced with masonry crosswalls or wood frame crosswalls
spaced less than forty (40) feet apart in each story; crosswalls shall be full story
height with a minimum length of one and one-half(1 1/2)times the story height.
(d) Add Appendix Section Al 15 entitled"Administrative Provisions"to read as
follows:
SECTION A115
ADMINISTRATIVE PROVISIONS
Al 15.1 Rating classifications. The rating classifications shown in Table Al 15.1 of this
section are established and each building within the scope of this chapter shall be placed
in one such rating classification by the building official.
Exception: Portions of buildings constructed to act independently when resisting seismic
forces may be placed in separate rating classifications.
TATTLE Al 15.1
RATING CLASSIFICATIONS
Type of Building Class
Essential Building I
High Risk Building 11
City of Atascadero
Ordinance No. 576
Page 47 of 51
Al 15.1.1 General requirements.
The owner of each building within the scope of this chapter shall cause a structural
analysis of the building to be made by a civil or structural engineer or architect licensed
by the State of California. if the building does not meet the minimum earthquake
standards specified in this chapter,the owner shall either cause it to be structurally altered
to conform to such standards or cause the building to be demolished.
The owner of each building within the scope of this chapter shall comply with the
requirements set forth above by submitting to the building official for review within the
stated time limits:
1. On or before January 1, 2005, a structural analysis, which is subject to approval
by the building official,and which shall demonstrate that the building meets the
minimum requirements of this chapter; or
2. On or before January 1, 2005,a structural analysis and plans for the proposed
structural alterations of the building necessary to comply with the minimum
requirements of this chapter; or
3. On or before January 1, 2005,plans for the demolition of the building.
After plans are submitted and approved by the building official,the owner shall obtain a
building permit,commence and complete the required construction within the time limits set
forth in Table A115.1.1.
TABLE A115.1.1
TIME LIMITS FOR COMPLIANCE
Deadline for Building Permit
Rating Occupant Submission of Issuance Deadline
Classification Load From Date of Permit Issuance
City of Atascadero
Ordinance No. 576
Page 48 of 51
Complete
Commence Within Within
T ! An January 1,2005 Janu 1,2005 180 days 3 vears
TT i An January 1,2005 Januaiy 1,2005 180 da s 3 years
At 155.2 Notice and Order
Al 15.2.1 General. The building official shall,within 30 days of the determination that a
building is of unreinforeed masonry construction issue a notice and order as provided in
this section to the owner of a building within the scope of this chapter.
A115.2.2 Service of notice and order. A notice or order issued pursuant to this section
shall be in writing and shall be served either personally or by certified or registered mail
upon the owner as shown on the last equalized assessment roll, and upon the person, if
any,in apparent charge or control of the building. The failure of any such person to
receive such.notice or order shall not affect the validity of any proceedings taken under
this chapter or relieve any such person from any duty or obligation imposed on him by
the provisions of this chapter.
A1.15.2.3 Content of notice and order.The notice shall specify that the building has
been determined by the building official to be within the scope of this chapter and,
therefore, is subject to the minimum seismic standards of this chapter. The order shall
direct the owner to obtain a building or demolition permit as required by this chapter and
cause the building to be structurally altered to conform to the provisions of this chapter,
or cause the building to be demolished. The notice or order shall be accompanied by a
copy of Section A115.1, which sets forth the owner's responsibilities.
A115.3 Appeal.The owner of the building may appeal the building official's initial
determination that the building is within the scope of this chapter to the Board of Appeals
established by Appendix Section 112 of the California Building Code, as adopted. Such
appeal shall be filed with the Board within 60 days from the service date of the order
described in Section Al 15.2. Any appeal shall be decided by the Board no later than 90
days after filing and the grounds thereof shall be stated clearly and concisely. Appeals or
requests for modifications from any other determinations, orders or actions by the
building official pursuant to this chapter shall be made in accordance with the procedures
established in Appendix Section 104.10 of the California Building Code.
A115.4 Recordation. At the time that the building official serves the aforementioned
notice,the building official shall also file and record with the office of the county
recorder a certificate stating that the subject building is within the scope of this chapter
and is a potentially earthquake hazardous building. The certificate shall also state that the
owner thereof will be ordered to structurally analyze the building to determine
compliance with this chapter.
City of Atascadero
Ordinance No. 576
Page 49 of 51
If the building is either demolished, found not to be within the scope of this chapter,or is
structurally capable of resisting minimum seismic forces required by this chapter as a
result of structural alterations or an analysis,the building official shall file and record
with the office of the county recorder a form terminating the status of the subject building
as being classified within the scope of this chapter.
Al t5.5 Enforcement. If the owner in charge or control of the subject building fails to
comply with any order issued by the building official pursuant to this chapter within the
time limit set forth in Section A1.15.1,the building official shall verify that the record
owner of this building has been properly served. If the order has been served on the
record owner,then the following provisions apply:
1. The building official may order that the entire building be vacated and that the
building remain vacated until such order has been complied with. If compliance
with such order has not been accomplished within 90 days after the date the
building has been ordered vacated or such additional time as may have been
granted by the Board of Appeals,the building official may order its demolition in
accordance with the provisions of Sections 107, 108, and 109 of the International
Property Maintenance Code.
2. Any person who violates any provision of this chapter is guilty of a misdemeanor,
and is subject to the penalty as provided for in Chapter 1 of the City of Atascadero
Municipal Code.
(Ord. 520 § 1 (part),2007)
Chapter 12 POST-DISASTER REGULATIONS
8-12.101 Intent.
This chapter establishes standard placards to be used to indicate the condition of a
structure for continued occupancy following an earthquake or other destructive event.
The chapter further authorizes the building official and his or her representatives to post
the appropriate placard at each entry to a building or structure upon completion of a
safety assessment. (Ord. 520 § 1 (part), 2007)
8-12.102 Application of provisions.
The provisions of this chapter are applicable to all buildings and structures of all
occupancies regulated by the City of Atascadero following each destructive event. The
City Council may extend the provisions as necessary. (Ord. 520 § 1 (part), 2007)
8-12.1€ 3 Definitions.
SAFETY ASSESSMENT. A visual,nondestructive examination of a building or
structure for the purpose of determining the condition for continued use. (Ord. 520 § 1
(part), 2007)
City of Atascadero
Ordinance No.576
Page 50 of 51
B-12.104 Placards.
(a) The following official placards shall be used to designate the condition for
occupancy of buildings or structures:
(1) Green: "Inspected—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.
(2) 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 restriction on continued occupancy.
(3) Red: "Unsafe—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 circumstances except as authorized in writing by
the building official or his or 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
individual who posts this placard will note in general terms the type of
damaged encountered.
(b) The placard shall display the number of the ordinance codified in this chapter, and
the name, address and phone number of the jurisdiction.
(c) Once the placard has been attached to the building or structure, it shall not be
removed, altered or covered until authorized representative by 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. (Ord. 520 § 1
(part), 2007)
SECTION 2.:A summary of this ordinance, approved by the City Attorney, together with the
ayes and noes, shall be published twice: at least five days prior to its final passage in the
Atascadero News, a newspaper published and circulated in the City of Atascadero, and; before
the expiration of fifteen (15) days after its final passage, in the Atascadero News, a newspaper
published and circulated in the City of Atascadero. A copy of the full text of this ordinance shall
be on file in the City Clerk's Office on and after the date following introduction and passage and
shall be available to any interested member of the public.
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Ordinance No. 576
Page 51 of 51
INTRODUCED at a regular meeting of the City Council held on November 12, 2013, and
PASSED and ADOPTED by the City Council of the City of Atascadero, State of California, on
December 10, 2013,by the following roll call vote:
AYES: Council Members Fonzi, Kelley and Moreno, Mayor Pro Tem Sturtevant and
Mayor O'Malley
NOES: None
ABSTAIN: None
ABSENT: None
CITY ERO
By
Tom O'Malley f ayor l
ATTEST:
bl"A=-.� W
Marcia McClure Torgerson, C.M.C., C' Clerk
APPROVED AS TO FORM:
Brian ierik, City Attorney