§ 106. Permits  


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  • 106.1 Permits Required.

    No person shall erect, construct, enlarge, alter, repair, move, improve, remove, connect, convert, demolish, or equip any building, structure, or portion thereof, or automatic fire protection system regulated by Chapter 9, perform any grading, or perform landscaping as regulated by Chapter 2.7 of Division 2 of Title 23 of the California Code of Regulations (Model Water Efficient Landscape Ordinance) or perform landscaping on slopes requiring planting in conformance with Section J110, or cause the same to be done, without first obtaining a separate permit for each such building, structure, automatic fire protection system, grading, or landscaping from the Building Official.

    No person shall install, connect, move, remove, or equip any mobilehome, manufactured home, commercial modular, recreational vehicle or multifamily manufactured home subject to Sections 18300(f) or 18551 of the Health and Safety Code without first obtaining a separate permit.

    (Ord. 2013-0048 § 2, 2013: Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0066 § 2, 1995; Ord. 95-0065 § 3 (part), 1995.)

    106.2 Unpermitted Structures.

    No person shall own, use, occupy or maintain any "Unpermitted Structure."

    For the purposes of this Code, "Unpermitted Structure" shall be defined as any structure, or portion thereof, that was erected, constructed, enlarged, altered, repaired, moved, improved, removed, connected, converted, demolished, or equipped, at any point in time, without the required permit(s) having first been obtained from the Building Official, pursuant to Section 106.1, or any unfinished work for which a permit has expired.

    (Ord. 2010-0053 § 2, 2010; Ord. 95-0066§ 3, 1995.)

    106.3 Work Exempted.

    A building permit shall not be required for the following:

    1. One-story detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the gross floor area does not exceed 120 square feet (11.15 m), the height does not exceed 12 feet (3.69 m), and the maximum roof projection does not exceed 24 inches (610 mm).

    2. Fences not over 6 feet (1.8 m) in height which are not used as a barrier to private swimming pools, spas or hot tubs.

    3. Steel tanks supported on a foundation not more than two feet (610 mm) above grade when the height does not exceed 1½ times the diameter.

    4. Gantry cranes and similar equipment.

    5. Retaining walls that retain not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding a Class I, II, or III-A liquids.

    6. Motion picture, television and theater stage sets and scenery, except when used as a building.

    7. Ground mounted radio and television antennae towers which do not exceed 45 feet (13,716 mm) in height and ground supported dish antennas not exceeding 15 feet (4,572 mm) in height above finished grade in any position.

    8. Light standards which do not exceed 30 feet (9,144 mm) in height.

    9. Flagpoles not erected upon a building and not more than 15 feet (4,572 mm) high.

    10. A tree house provided that:

    10.1. It does not exceed 64 square feet (5.94 m) in area nor 8 feet (2,438 mm) in height from floor to roof.

    10.2. The ceiling height as established by door height or plate line does not exceed 6 feet (1,829 mm).

    11. Canopies or awnings, completely supported by the exterior wall, attached to a Group R-3 or U Occupancy and extending not more than 54 inches (1,372 mm) from the exterior wall of the building.

    12. Sheds, office or storage buildings, and other structures that are less than 1,500 square feet (139 m) and incidental to and work authorized by a valid grading or building permit. Such structures must be removed upon expiration of the permit or completion of the work covered by the permit.

    13. A portable metal hanger located on County-owned airports, provided that:

    13.1. It is less than 2,000 square feet (185.8 m) in area,

    13.2. It is used exclusively for the parking of aircraft,

    13.3. It bears the Department of Motor Vehicles, State of California insignia of approval for movement on any highway,

    13.4. It incorporates as an integral part of its basic construction a hitch or coupling device for towing,

    13.5. It can accommodate, without further structural change, wheel and axle assemblies to provide a safe means of portability,

    13.6. It is equipped with permanent ventilation to prevent the accumulation of combustible gases, and

    13.7. It is not provided with water or sanitary facilities.

    14. Oil derricks.

    15. Platforms, walks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below, and which are not part of an accessible route.

    16. Prefabricated swimming pools and other bodies of water accessory to a Group R-3 Occupancy that are less than 18 inches (0.46 m) deep, or do not exceed 5,000 gallons (18,927 L) and are installed entirely above adjacent grade.

    17. Playground equipment accessory to Group R-3 occupancy.

    18. One-story buildings or structures used as dog kennels, chicken coops, animal pens, or shade structures provided the gross floor area does not exceed 120 square feet (11.15m) and the height does not exceed 6 feet (1.8 m).

    Unless otherwise exempted, separate plumbing, electrical and mechanical permits will be required for the above-exempted items.

    Exemption from the permit requirements of this Code 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 other laws or ordinances.

    (Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 27, 2002: Ord. 95-0066 § 4, 1995; Ord. 95-0065 § 3 (part), 1995.)

    106.4 Application for Permits.

    106.4.1 Application.

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

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

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

    3. Show the use and occupancy of all parts of the building;

    4. Be accompanied by plans and specifications as required in Section 106.4.2;

    5. State the valuation of the proposed work or for grading the volume of earth to be handled;

    6. Where applicable, state the area in square feet (m) to be landscaped and the source of water for irrigation;

    7. Be signed by the permittee, or an authorized agent, who may be required to submit evidence to indicate such authority;

    8. Give such other information as reasonably may be required by the Building Official.

    (Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)

    106.4.1.1 Expiration of Application.

    When no permit is issued within one year following the date of the application therefor, the application shall automatically expire. Plans and specifications previously submitted may thereafter be returned to the applicant or destroyed by the Building Official. The Building Official may grant up to two extensions not exceeding 180 days per extension, beyond the initial one-year limit upon written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken and upon the payment of an extension fee as determined by the Building Official, not to exceed 25 percent of the plan check fee.

    Once an application, including any extension(s) thereof has expired, the applicant shall file a new application, resubmit plans and specifications and pay a new plan checking or review fee.

    (Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007: Ord. 2002-0076 § 28, 2002.)

    106.4.2 Plans and Specifications.

    Within each application for a building permit, and when required by the Building Official for enforcement of any provisions of this Code, two sets of plans and specifications shall be submitted. The Building Official may require plans and specifications to be prepared and designed by an engineer, architect or landscape architect licensed or registered by the state to practice as such. Submittals shall include construction inspection requirements as defined in Section 106.4.5.

    EXCEPTION: When authorized by the Building Official, complete plans and specifications need not be submitted for the following when drawings and data sufficient to determine the nature and scope of the work are submitted for review:

    1. One-story buildings of conventional light-frame construction with a gross floor area not exceeding 600 square feet (55.74 m2);

    2. Small and/or minor work.

    Plans, specifications, reports or documents for work regulated by this Code to which the provisions of Article 3, Chapter 7, Division 3 of the Business and Professions Code applies shall bear the signature and number or seal of a civil engineer, structural engineer or architect, registered or certified to practice in the State of California. A signature or seal shall not be required for work authorized by the said article to be performed by a person not registered or certified as a civil engineer, structural engineer or architect.

    For buildings exceeding 160 feet (48.77 m) in height, the structural calculations and each sheet of structural plans shall be prepared under the supervision of and shall bear the signature or approved stamp of a person authorized by the State of California to use the title structural engineer. In addition, all architectural sheets shall bear the signature or approved stamp of an architect licensed by the State of California.

    (Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)

    106.4.3 Information on Plans and Specifications.

    Construction documents shall be dimensioned and drawn to scale upon suitable material. Electronic media documents are permitted to be submitted when approved by the Building Official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this Code and relevant laws, ordinances, rules, and regulations, as determined by the Building Official. The first sheet of each set of plans shall give the house and street address of the work and the name and address of the owner and persons who prepare them. Plans shall include a plot plan showing the location of the proposed building and of every existing building on the property. In lieu of detailed specifications, the Building Official may approve references on the plans to a specific section or part of this Code or other ordinances or laws.

    Computations, stress diagrams and other data sufficient to show the correctness of the plans shall be submitted when required by the Building Official.

    Where proposed construction will affect site drainage, existing and proposed drainage patterns shall be shown on the plot plan.

    The plans shall show all mitigation measures required under the National Pollution Discharge Elimination System (NPDES) permit issued to the County of Los Angeles. For the application of NPDES permit requirements as they apply to grading plans and permits, see Appendix J of this Code.

    All permittees must show compliance with the construction debris recycling requirements of the County of Los Angeles.

    (Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 29, 2002: Ord. 95-0066 § 5, 1995; Ord. 95-0065 § 3 (part), 1995.)

    106.4.4 Architect or Engineer of Record.

    106.4.4.1 General.

    When it is required that documents be prepared by an architect or engineer, the Building Official may require the owner to designate on the building permit application an architect or engineer who shall act as the architect or engineer of record. If the circumstances require, the owner may designate a substitute architect or engineer of record who shall perform all of the duties required of the original architect or engineer of record. The Building Official shall be notified in writing by the owner if the architect or engineer of record is changed or is unable to continue to perform the duties.

    The architect or engineer of record shall be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building.

    (Ord. 95-0066 § 6 (part), 1995.)

    106.4.4.2 Deferred Submittals.

    For the purposes of this Section, "deferred submittals" are defined as those portions of the design which are not submitted at the time of the application and which are to be submitted within a period specified by the Building Official.

    Deferral of any submittal items shall have prior approval of the Building Official. The architect or engineer of record shall list the deferred submittals on the plans and shall submit the deferred submittal documents for review by the Building Official.

    Submittal documents for deferred submittal items shall be submitted to the architect or engineer of record who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official.

    (Ord. 2013-0048 § 2, 2013; Ord. 95-0066 § 6 (part), 1995.)

    106.4.5 Inspection Program.

    When special inspection is required by Chapter 17, the architect or engineer of record shall prepare an inspection program which shall be submitted to the Building Official for approval prior to issuance of the building permit. The inspection program shall designate the portions of the work that require special inspection and indicate the duties of the special inspectors.

    The special inspector may be employed by the owner, the engineer or architect of record, or an agent of the owner, but shall not be employed by the contractor or his employees, representatives or agents, or any other person performing the work.

    When structural observation is required by Chapter 17, the inspection program shall name the individuals or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur.

    The inspection program shall include samples of inspection reports and provide time limits for submission of reports.

    (Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0066 § 7, 1995: Ord. 95-0065 § 3 (part), 1995.)

    106.5 Permits.

    106.5.1 Issuance.

    The application, plans and specifications, geological or engineering reports and other required data filed by an applicant for a permit shall be checked by the Building Official. Such plans may be reviewed by other departments of the County to verify compliance with the laws and ordinances under their jurisdiction.

    The Building Official shall issue a permit to the applicant for the work described in the application and plans filed therewith when the Building Official is satisfied that all of the following items comply:

    1. The work described conforms to the requirements of this Code.

    2. The work described conforms to the requirements of other pertinent laws and ordinances.

    3. The fees specified by this Code have been paid.

    4. The applicant has obtained a permit pursuant to Public Resources Code Section 30600 et seq., if such a permit is required.

    When the Building Official issues the permit, the Building Official shall endorse in writing or stamp on both sets of plans and specifications "APPROVED." Such approved plans and specifications shall not be changed, modified or altered without authorization from the Building Official, and all work shall be done in accordance with the approved plans. The issuance of a permit shall not be deemed to certify that the site of the described work is safe.

    The Building Official may issue a permit for the construction of part of a building or structure before the entire plans and specifications for the whole building or structure have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements of this Code. The holder of such permit shall proceed at his or her own risk without assurance that the permit for the entire building or structure will be granted.

    (Ord. 95-0065 § 3 (part), 1995.)

    106.5.2 Retention of plans.

    One set of approved plans, specifications, and computations shall be retained by the Building Official. Except as required by Section 19850 and 19851 of the Health and Safety Code, the Building Official shall retain such set of the approved plans, specifications and computations for a period of not less than 90 days from date of completion of the work covered therein. One set of approved plans and specifications shall be returned to the applicant, which set shall be kept on such building or work site at all times during which the work authorized thereby is in progress.

    (Ord. 2002-0076 § 30, 2002: Ord. 95-0065 § 3 (part), 1995.)

    106.5.3 Validity.

    The issuance or granting of a permit or approval of plans and specifications shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this Code or of any other laws or regulations. No permit presuming to give authority to violate or cancel the provisions of this Code or any other laws or regulations shall be valid, except insofar as the work or use which it authorizes is lawful.

    The issuance of a permit based on plans and specifications shall not prevent the Building Official from thereafter requiring the correction of errors in said plans and specifications, or from preventing building operations being carried on thereunder when in violation of this Code or of any other pertinent laws and ordinance of the County.

    (Ord. 2002-0076 § 31, 2002: Ord. 95-0065 § 3 (part), 1995.)

    106.5.4 Expiration.

    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 such permit, or the building or work authorized by such permit is suspended or abandoned for a period of 180 days, or the permittee fails to obtain inspection as required by the provisions of Section 108 of this Code for a period of 180 days.

    EXCEPTION: Permits issued to abate violation(s) in conjunction with a code enforcement action shall expire and become null and void at a date determined by the Building Official.

    The Building Official may extend the time for action by the permittee for a period not exceeding 180 days from the date of expiration upon written request from the permittee and payment of a fee in an amount determined by the Building Official, not to exceed 25 percent of the permit fee. No permit shall be extended more than twice.

    Once a permit, including any extension(s) thereof, has expired, the permittee shall file a new application as specified in Section 106.4.

    Permits for rebound tumbling equipment as defined in Chapter 66 shall be valid for a period of not exceeding one year. Permits for portable amusement devices and for temporary Group A-4 or Group A-5 structures shall be valid for a period not exceeding 30 days. Permits for amusement devices erected under a building permit shall be valid for a period of 90 days.

    (Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 32, 2002: Ord. 98-0020 § 5, 1998: Ord. 95-0065 § 3 (part), 1995.)

    106.5.5 Suspension or revocation.

    The Building Official may, in writing, suspend or revoke a permit issued under provisions of this Code if the permit was issued in error or on the basis of incorrect information supplied to the Building Official, or in violation of any of the provisions of this Code or of any other laws, ordinances or regulations.

    (Ord. 2007-0108 § 2 (part), 2007: Ord. 95-0065 § 3 (part), 1995.)

    106.5.6 Combined building permit.

    A combined building permit may be issued for new one-family or two-family dwellings and attached garages which will include all building, electrical, plumbing, heating, ventilating, and air-conditioning work, but will not include grading and landscape which require permits pursuant to any provision of this Code; or sewer connections. The combined building permit shall be subject to the requirements of this Code, the Residential Code, the Electrical Code, the Plumbing Code, the Mechanical Code, and the Green Building Standards Code, except that the fee for the combined building permit shall be as provided in Section 107.1 of this Code.

    (Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007: Ord. 2002-0076 § 33, 2002: Ord. 95-0065 § 3 (part), 1995.)