The purpose of this title is to provide minimum standards to safeguard life, limb, health, property and public welfare by regulating and controlling the design, construction, quality of materials, location and maintenance of buildings and structures within the jurisdiction of the city. (Ord. 5A-80 § 1 (part): prior code § 8-1)

     A.    The provisions of this title shall apply to the construction, alteration, moving, demolition, repair and use of any building or structure within the jurisdiction of the city, except work located primarily in a public way, public utility towers and poles and hydraulic flood control structures.

    B.    Additions, alterations, repairs and changes of use or occupancy in all buildings and structures shall comply with the provisions for new buildings and structures except as may otherwise be provided in the technical codes adopted in this title.

    C.    Where, in any specific case, different sections of technical codes specify different materials, methods of construction or other requirements, the most restrictive shall govern.

    D.    Wherever in an adopted technical code reference is made to the appendix, the provisions in the appendix shall not apply unless specifically adopted in this title. (Ord. 5A-80 § 1 (part): prior code § 8-2)

     Buildings and structures to which additions, alterations or repairs are made shall comply with all the requirements of the adopted technical codes for new facilities except as specifically provided otherwise in the codes. (Ord. 5A-80 § 1 (part): prior code § 8-3(a))

     A.    Additions, alterations or repairs may be made to any building or structure without requiring the existing building or structure to comply with all the requirements of the adopted technical codes provided the addition, alteration or repair conforms to that required for a new building or structure. Additions, alterations or repairs shall not cause any part of an existing building or structure to become unsafe or overloaded. Any building so altered, which involves a change in use or occupancy shall not exceed the height, number of stories or area permitted for new buildings.

    B.    Any building plus new additions shall not exceed the height, number of stories and area specified for new buildings.

    C.    Alterations or repairs to an existing building or structure which are nonstructural and do not adversely affect any structural member or any part of the building or structure having required fire resistance may be made with the same materials of which the building or structure is constructed.

    D.    Exception. The installation or replacement of glass, electrical wiring and apparatus, plumbing and mechanical features shall be as required for new installations. (Ord. 5A-80 § 1 (part): prior code § 8-3(b))

     Buildings in existence at the time of the adoption of the ordinance codified in this title may have their existing use or occupancy continued, if the use or occupancy was legal at the time of the adoption of the ordinance codified in this title, provided the continued use is not dangerous to life. (Ord. 5A-80 § 1 (part): prior code § 8-3(c))

     All buildings and structures, both existing and new, and all parts thereof, shall be maintained in a safe and sanitary condition. All devices or safeguards which are required by the adopted technical codes shall be maintained in conformance with the code edition under which installed. The owner or his designated agent shall be responsible for the maintenance of buildings and structures. To determine compliance with this section, the building official may cause any structure to be reinspected. (Ord. 5A-80 § 1 (part): prior code § 8-3(d))

    A.    Buildings or structures moved into or within the jurisdiction of the city shall comply with the provisions of the adopted technical codes for new buildings or structures.

    B.    Temporary structures such as reviewing stands and other miscellaneous structures, sheds, canopies or fences used for the protection of the public around and in conjunction with construction work may be erected by special permit from the building official for a limited period of time. The buildings or structures need not comply with the type of construction or fire-resistive time periods required by the building code. Temporary buildings or structures shall be completely removed upon the expiration of the time limits stated in the permit. (Ord. 5A-80 § 1 (part): prior code § 8-3(e))

     Repairs, alterations and additions necessary for the preservation, restoration, rehabilitation or continued use of a building or structure may be made without conformance to all the requirements of the adopted technical codes when authorized by the building official, provided:

    A.    The building or structure has been designated by official action of the legally constituted authority of the city, county or state as having special historical or architectural significance;

    B.    Any unsafe conditions as described in the adopted codes are corrected;

    C.    The restored building or structure will be no more hazardous based on life safety, fire safety and sanitation than the existing building. (Ord. 5A-80 § 1 (part): prior code § 8-3(f))

    A.    The provisions of this title are not intended to prevent the use of any material or method of construction not specifically prescribed by the adopted technical codes, provided any alternate has been approved and its use authorized by the building official.

    B.    The building official may approve any such alternate, provided he finds that the proposed design is satisfactory and complies with the provisions of the appropriate code and that the material, method or work offered is, for the purpose intended, at least equivalent of that prescribed in the appropriate code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation.

    C.    The building official shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. The details of any action granting approval of an alternate shall be recorded and entered in the files of the city. (Ord. 5A-80 § 1 (part): prior code § 8-4)

     Whenever there are practical difficulties involved in carrying out the provisions of a technical code, the building official may grant modifications for individual cases, provided he shall first find that a special individual reason makes the strict letter of the code impractical and that the modification does not lessen any fire protection requirements or any degree of structural integrity. The details of any action granting modifications shall be recorded and entered in the files of the city. (Ord. 5A-80 § 1 (part): prior code § 8-5)

    A.    Whenever there is insufficient evidence of compliance with any of the provisions of any adopted code or evidence that any material or construction does not conform to the requirements of any adopted code, the building official may require tests as proof of compliance to be made at no expense to the city.

    B.    Test methods shall be as specified by the appropriate code or by other recognized test standards. If there are no recognized and accepted test methods for the proposed alternate, the building official shall determine test procedures.

    C.    All tests shall be made by an approved agency. Reports of the tests shall be retained by the building official for the period required for the retention of public records. (Ord. 5A-80 § 1 (part): prior code § 8-6)

    There is established in the city a code enforcement agency which shall be under the administrative and operation control of the building official. (Ord. 5A-80 § 1 (part): prior code § 8-16)

    The building official is authorized and directed to enforce all the provisions of this title and the technical codes adopted in this title unless otherwise specifically provided by an adopted code or other ordinance. For such purposes, he shall have the powers of a law enforcement officer. (Ord. 5A-80 § 1 (part): prior code § 8-17(a))

    In accordance with prescribed procedures and with the approval of the mayor, the building official may appoint plan examiners, inspectors and other related technical officers and other employees as shall be authorized from time to time. (Ord. 5A-80 § 1 (part): prior code § 8-17(b))

    Whenever necessary to make an inspection to enforce any of the provisions of this title or whenever the building official or his authorized representative has reasonable cause to believe that there exists in any building or upon any premises any condition or code violation which makes the building or premises unsafe, dangerous or hazardous, the building official or his authorized agent may enter the building or premises at all reasonable times to inspect it or to perform any duty imposed upon the building official by this title; provided, that if the building or premises is occupied, he shall first present proper credentials and request entry; and if the building or premises is unoccupied, he shall first make a reasonable effort to locate the owner or other persons having charge or control of the building or premises and request entry. If such entry is refused, the building official or his authorized representative shall have recourse to every remedy provided by law to secure entry. When the building official or his authorized representative shall have first obtained a proper inspection warrant or other remedy provided by law to secure entry, no owner or occupant or any other persons having charge, care or control of any building or premises shall fail or neglect, after proper request is made as provided in this section, to promptly permit entry therein by the building official or his authorized representative for the purpose of inspection and examination pursuant to this title. (Ord. 5A-80 § 1 (part): prior code § 8-17(c))

    Whenever any work is being done contrary to the provisions of this title or the adopted codes, the building official may order the work stopped by notice in writing served on any persons engaged in the doing or causing the work to be done, and any such persons shall forthwith stop the work until authorized by the building official to proceed with the work. (Ord. 5A-80 § 1 (part): prior code § 8-17(d))

    Whenever any building or structure or equipment therein regulated by this title is being used contrary to the provisions of any adopted technical code, the building official may order the use discontinued and the structure, or portion thereof, vacated by notice served on any person causing the use to be continued. Such person shall discontinue the use within the time prescribed by the building official after receipt of the notice to make the structure, or portion thereof, comply with the requirements of the adopted codes. (Ord. 5A-80 § 1 (part): prior code § 8-17(e))

    A.    The building official, or his authorized representative charged with the enforcement of this title, acting in good faith and without malice in the discharge of his duties, shall not render himself personally liable for any damage that may accrue to persons or property as a result of any act or by reason of any act or omission in the discharge of his duties. Any suit brought against the building official or employee because of such act or omission performed by him in the enforcement of any provision of this title shall be defended by legal counsel provided by the city until final termination of the proceedings.

    B.    This title and the codes adopted by this title shall not be construed to relieve from or lessen the responsibility of any person owning, operating or controlling any building or structure for any damages to persons or property because of defects, nor shall the city be held as assuming such liability by reason of the inspections authorized by this title or any certificates of inspection issued under this title. (Ord. 5A-80 § 1 (part): prior code § 8-17(f))

    The building official may request, and shall receive so far as is required, in the discharge of his duties, the assistance and cooperation of other officials of the city. (Ord. 5A-80 § 1 (part): prior code § 8-17(g))

    A.    All buildings or structures regulated by the codes adopted in this title which are structurally unsafe or not provided with adequate egress, or which constitute a fire hazard, or which constitute a health hazard, or are otherwise dangerous to human life are, for the purpose of this section, unsafe. Any use of buildings or structures constituting a hazard to safety, health or public welfare by reason of inadequate maintenance, dilapidation, obsolescence, fire hazard, disaster, damage or abandonment are, for the purpose of this section, unsafe uses. Parapet walls, cornices, spires, towers, tanks, statuary and other appendages or structural members which are supported by, attached to, or a part of a building and which are in deteriorated condition or otherwise unable to sustain the design loads which are specified in the building code are designated as unsafe building appendages.

    B.    All such unsafe buildings, structures or appendages are declared to be public nuisances and shall be abated by repair, rehabilitation, demolition or removal in accordance with the procedures set forth in the dangerous buildings code or such alternate procedures as may have been or may be adopted by the city. As an alternative, the building official, or other employee or official of the city as designated by the city council may institute any other appropriate action to prevent, restrain, correct or abate the violation. (Ord. 5A-80 § 1 (part): prior code § 8-18)

    The building official is empowered to disconnect or order the discontinuance of electric service or gas service to any wiring, piping, equipment or appliance which he may find to be defective or defectively installed or installed or used in violation of the adopted codes, and he shall enforce the same until such time as the defect or violation is eliminated; and meanwhile no electric current or gas service from any other source whatsoever shall be supplied to the defective installation. In case of emergency, he may disconnect, or order disconnection or shutting off of any wiring or piping where the electricity or gas may be dangerous to life or property, or interfere with the work of the fire department. (Ord. 5A-80 § 1 (part): prior code § 8-20)

    The building official shall keep complete records of all permits issued and inspections made, and other official work performed under the provisions of this title. (Ord. 5A-80 § 1 (part): prior code § 8-21)

    It is unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure or cause or permit the same to be done in violation of this title or the codes adopted in this title. The city may enjoin any action in violation of this title or the codes adopted in this title and the city may petition the district court for a mandatory injunction requiring any person, firm or corporation to do any act required by this title or the codes adopted in this title. (Ord. 5A-80 § 1 (part): prior code § 8-23)

    A.    Is is unlawful for any person, firm or corporation to perform any of the following kinds of work or activities or cause the same to be done without first obtaining a separate permit for each separate building or structure:

    1.    Erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish any building or structure regulated by the building code, except as specified in this chapter;

    2.    Make any installation, alteration, repair, replacement or remodel any plumbing system regulated by the plumbing code except as specified in this chapter;

    3.    Make any installation, alteration, repair, replacement or remodel any mechanical system regulated by the mechanical code except as specified in this chapter;

    4.    Make any installation, alteration, repair, replacement or remodel any electrical system regulated by the electric code except as specified in this chapter;

    5.    Erect, reerect, construct, alter or maintain any sign or sign structure except as specified in this chapter. A separate permit shall be required for a sign or signs for each business entity.

    B.    Separate permits for plumbing work, mechanical work, electrical work and signs shall be required whenever the work is not included as part of the work of a project for which a permit has been issued. (Ord. 5A-80 § 1 (part): prior code § 8-31)

    A permit will not be required for the following construction work:

    A.    One-story detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the projected roof area does not exceed one hundred fifty square feet;

    B.    Oil derricks;

    C.    Cases, counters and partitions not over five feet high;

    D.    Retaining walls which are not over four feet in height measured from the bottom of the footing to the top of the wall unless supporting a surcharge or impounding flammable liquids;

    E.    Water tanks supported directly upon grade if the capacity does not exceed five thousand gallons and the ratio of height to diameter or width does not exceed two to one;

    F.    Platforms, walks and driveways not more than thirty inches above grade and not over any basement or story below;

    G.    Painting, papering and similar finish work;

    H.    Temporary motion picture, television and theater stage sets and scenery;

    I.    Window awnings supported by an exterior wall of Group R, Division 3, and Group M occupancies when projecting not more than fifty-four inches;

    J.    Prefabricated swimming pool accessory to a Group R, Division 3 occupancy in which the pool walls are entirely above the adjacent grade and if the capacity does not exceed five thousand gallons. (Ord. 5A-80 § 1 (part): prior code § 8-32(a))

    A permit will not be required for the following exclusively plumbing work whenever the work is not incidental to construction work requiring a building permit:

    A.    The stopping of leaks in drains, soil waste or vent pipe;

    B.    The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, nor for the removal and reinstallation of plumbing fixtures, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures;

    C.    Replacement of damaged and/or defective traps, drainpipe, soil pipe, waste pipe, vent pipe and plumbing fixtures whenever such work is performed by a licensed plumbing contractor;

    D.    Removal and replacement of any hot, cold or steam piping, provided such work is performed by a licensed plumbing contractor;

    E.    Upgrading of any existing plumbing system including valves, fixtures, traps, drainpipe, soil pipe, waste pipe, vent pipe, hot and cold water pipe, nor steam pipe when such work is performed by a licensed plumbing contractor and further provided the total value of all such work does not exceed one thousand dollars. (Ord. 5A-80 § 1 (part): prior code § 8-32(b))

    A permit will not be required for the following exclusively mechanical work whenever it is not incidental to construction work requiring a building permit:

    A.    Any portable heating appliance, portable ventilating equipment, portable cooling unit or portable evaporative cooler;

    B.    Any closed system of steam, hot or chilled water piping within heating or cooling equipment regulated by the plumbing code;

    C.    Replacement of any component part or assembly of an appliance which does not alter its original approval and complies with other applicable requirements of the plumbing code;

    D.    Any refrigerating equipment which is part of the equipment for which a permit has been issued pursuant to the requirements of the plumbing code;

    E.    Any unit refrigerating system;

    F.    Removal and replacement of any air duct system provided such work is performed by a licensed mechanical contractor and further provided the total value of all such work does not exceed one thousand dollars. (Ord. 5A-80 § 1 (part): prior code § 8-32(c))

    A permit will not be required for the following, exclusively electrical work whenever the work is not incidental to construction work requiring a building permit and provided the work is performed by an electrical contractor and does not exceed five hundred dollars in value for single-family residences nor more than two thousand dollars in value for any other type of structure:

    A.    Electrical maintenance work including the removal and replacement of defective wiring and apparatus;

    B.    Upgrading existing electrical wiring systems including switches, outlets, fixtures, etc., but not to include new electrical services;

    C.    Minor extensions of existing electrical circuits in conformance with the provisions of the electrical code. (Ord. 5A-80 § 1 (part): prior code § 8-32(d))

    A permit will not be required for the following sign work:

    A.    The changing of the advertising copy or message on a painted or printed sign only. Except for theater marquees and similar signs specifically designed for the use of replaceable copy, electrical signs shall not be included in this exemption;

    B.    Painting, repainting or cleaning of an advertising structure or the changing of the advertising copy or message thereon shall not be considered an erection or alteration which requires a sign permit unless a structural change is made;    

    C.    Signs less than six feet above grade. (Ord. 5A-80 § 1 (part): prior code § 8-32(e))

    Exemption from the permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in violation of the provisions of the adopted codes or any other laws or ordinances of the city. (Ord. 5A-80 § 1 (part): prior code § 8-32(f))

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

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

    B.    Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work;

    C.    Be accompanied by plans, diagrams, computations and specifications and other data as required by the building official;

    D.    State the valuation of the work to be done;

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

    F.    Give such other data and information as may be required by the building official. (Ord. 5A-80 § 1 (part): prior code § 8-33(a))

    A.    Plans and other data shall be submitted in two or more sets with each application for a permit. The building official may require plans, computations and specifications to be prepared and designed by an engineer or architect licensed by the state to practice as such.

    B.    Exception. The building official may waive the submission of plans, etc., if he finds that the nature of the work applied for is such that reviewing of plans is not necessary to obtain compliance with the adopted codes. (Ord. 5A-80 § 1 (part): prior code § 8-33(b))

    Plans and specifications shall be drawn to scale upon substantial drafting material and 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 the applicable codes and all relevant laws, ordinances, rules and regulations. (Ord. 5A-80 § 1 (part): prior code § 8-33(c))

    A.    The application, plans and specifications and other data filed by an applicant for permit shall be reviewed by the building official. Such plans may be reviewed by other departments of the city to verify compliance with any applicable laws or rules under their jurisdiction. If the building official finds that the work described in application for permit and the plans, specifications and other data filed therewith conform to the requirements of the applicable codes and other pertinent laws and ordinances, and that the fees specified in this chapter have been paid, he shall issue a permit therefor to the applicant.

    B.    When the building official issues the permit where plans are required, he shall endorse in writing or stamp the plans and specifications "APPROVED." The 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.

    C.    The building official may issue permits for the construction of a 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 the codes. The holder of the permits shall proceed at his own risk without assurance that permits for the entire building or structure will be granted. (Ord. 5A-80 § 1 (part): prior code § 8-34(a))

    One set of approved plans, specifications and computations shall be retained by the building official for a period of not less than ninety days from the date of completion of the work covered therein; and one set of approved plans and specifications shall be returned to the applicant. When required by the building official, one set of approved plans shall be kept on the site of the building or work at all times during which the work authorized is still in progress. (Ord. 5A-80 § 1 (part): prior code § 8-34(b))

    A.    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 title, the adopted technical codes or of any other ordinance of the city. No permit presuming to give authority to violate or cancel the provisions of the adopted codes shall be valid.

    B.    The issuance of a permit based upon plans, specifications and other data shall not prevent the building official from thereafter requiring the correction of errors in the plans, specifications and other data, or from preventing building operations being carried on thereunder when in violation of this title, the adopted technical codes or of any other ordinance of the city. (Ord. 5A-80 § 1 (part): prior code § 8-34(c))

    A.    Every permit issued by the building official under the provisions of this title shall expire by limitations and become null and void if the building or work authorized by the permit is not commenced within one hundred eighty days from the date of the permit, or if the building or work authorized by the permit is suspended or abandoned at any time after the work is commenced for a period of one hundred eighty days. Before the work can be recommenced, a new permit shall first be obtained to do so, and the fee therefor shall be one-half the amount required for a new permit for the work, provided no changes have been made or will be made in the original plans and specifications for the work; and provided further, that the suspension or abandonment has not exceeded one year.

    B.    Any permittee holding an unexpired permit may apply for an extension of the time within which he may commence work under that permit when he is unable to commence work within the time required by this chapter for good and satisfactory reasons. The building official may extend the time for action by the permittee for a period not exceeding one hundred eighty days upon 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. In order to renew action on a permit after expiration, the permittee shall pay a new full permit fee. (Ord. 5A-80 § 1 (part): prior code § 8-34(d))

    The building official may, in writing, suspend or revoke a permit issued under the provisions of this title whenever the permit is issued in error or on the basis of incorrect information supplied, or in violation of any ordinance or regulation or any of the provisions of this title. (Ord. 5A-80 § 1 (part): prior code § 8-34(e))

    Applications for which no permit is issued within one hundred eighty days following the date of application 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. The building official may extend the time for action by the applicant for a period not exceeding one hundred eighty days upon request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. No application shall be extended more than once. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee. (Ord. 5A-80 § 1 (part): prior code § 8-35(e))

    Whenever any work for which a permit is required by this chapter has been commenced without first obtaining the permit, a special investigation shall be made before a permit may be issued for such work. An investigation fee shall be collected whether or not a permit is then or subsequently issued. The amount of the investigation fee shall be established by ordinance of the City Council, and provided for in Title 4 of this code.  The payment of the investigation fee shall not exempt any person from compliance with all other provisions of this title nor from any penalty prescribed by law. (Ord. 5A-80 § 1 (part): prior code § 8-35(f)) (Ord. No. 10B-94, Amended, 10/04/94)

    A.    The building official may authorize the refunding of any fee paid under this chapter which was erroneously paid or collected.

    B.    The building official may authorize the refunding of not more than eighty percent of the permit fee paid when no work has been done under a permit issued in accordance with this title.

    C.    The building official may authorize the refunding of not more than eighty percent of the plan review fee when an application for a permit for which a plan review fee has been paid is withdrawn or cancelled before any plan reviewing is done.

    D.    The building official shall not authorize the refunding of any fee paid except upon written application filed by the original permittee not later than one hundred eighty days after the date of fee payment. (Ord. 5A-80 § 1 (part): prior code § 8-35(g))

(Ord. 5A-80 § 1 (part): prior code § 8-35 (part)

    A.    All work for which a permit is required shall be subject to inspection by the building official, and certain types of construction shall have continuous inspection by special inspectors as specified in Sections 15.16.080 through 15.16.120.

    B.    A survey of the lot may be required by the building official to verify compliance of the structure with approved plans. It shall be the duty of the permit applicant to cause the work to be accessible and exposed for inspection purposes. Neither the building official nor the city shall be liable for expense entailed in the removal or replacement of any material required to allow inspection. (Ord. 5A-80 § 1 (part): prior code § 8-36(a))

    A.    It shall be the duty of the person doing the work authorized by a permit to notify the building official that the work is ready for inspection. The building official may require that every request for inspection be filed at least one working day before the inspection is desired. The request may be in writing or by telephone at the option of the building official.

    B.    It shall be the duty of the person requesting any inspections required by this chapter to provide access to and means for proper inspection of the work. (Ord. 5A-80 § 1 (part): prior code § 8-36(b))

    When required by the building official, work shall not be commenced until the permit holder or his agent has posted an inspection record card in a conspicuous place on the premises and in such position as to allow the building official conveniently to make the required entries thereon regarding inspection of the work. This card shall be maintained in such position by the permit holder until final approval has been granted by the building official. (Ord. 5A-80 § 1 (part): prior code § 8-36(c))

    A.    No work shall be done on any part of the building or structure beyond the point indicated in each successive inspection without first obtaining the approval of the building official. The approval shall be given only after an inspection has been made of each successive step in the construction as indicated by each of the inspections required in Section 15.16.050.

    B.    There shall be a final inspection and approval on all buildings and structures when completed and ready for occupancy or use. (Ord. 5A-80 § 1 (part): prior code § 8-36(d))

    A.    Reinforcing steel structural framework, wiring, piping or duct work of any part of any building or structure shall not be covered or concealed without first obtaining the approval of the building official.

    B.    The building official, upon notification from the permit holder or his agent, shall make the following inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his agent wherein the same fails to comply with the adopted codes:

    1.    Foundation Inspection. To be made after trenches are excavated and forms erected and when all materials for the foundation are delivered on the job. Where concrete from a central mixing plant (commonly termed "transit mixed") is to be used, materials need not be on the job.

    2.    Concrete Slab or Under-Floor Inspection. To be made after all in-slab or under-floor building service equipment, conduit, piping accessories and other ancillary equipment items are in place but before any concrete is poured or floor sheathing installed, including the subfloor.

    3.    Frame Inspection. To be made after the roof, all framing, fire blocking and bracing are in place and all pipes, chimneys and vents are complete and the rough electrical, plumbing and heating wires, pipes and ducts are approved.

    4.    Gypsum Board and Lath Inspection. To be made after all lathing and gypsum board, interior and exterior, is in place but before any gypsum board joints and fasteners are taped and finished or before any plastering is applied.

    5.    Final Inspection. To be made after finish grading and the building is completed and ready for occupancy. (Ord. 5A-80 § 1 (part): prior code § 8-36(e))

    In addition to the called inspections specified in Section 15.16.050, the building official may make or require other inspections of any construction work to ascertain compliance with the provisions of the adopted codes and other laws which are enforced by the city. (Ord. 5A-80 § 1 (part): prior code § 8-36(f))

    A.    A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made.

    B.    This section is not to be interpreted as requiring inspection fees the first time a job is rejected for failure to comply with the requirements of the applicable codes, but as controlling the practice of calling for inspections before the job is ready for the inspection or reinspection.

    C.    Reinspection fees may be assessed when the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the building official.

    D.    To obtain a reinspection, the applicant shall file an application therefor in writing upon a form furnished for that purpose and pay the reinspection fee in accordance with Section 15.12.230.

    E.    In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid. (Ord. 5A-80 § 1 (part): prior code § 8-36(g))

    In addition to the inspections to be made as specified in Sections 15.16.010 through 15.16.070 the owner shall employ a special inspector during construction on the following types of work:

    A.    Concrete. During the taking of test specimens (when required by the project specifications) and placing of all reinforced concrete and pneumatically placed concrete.

    Exceptions.

    1.    Concrete for foundations conforming to the minimum requirements of Table 29-A of the building code and for Group R, Division 3 and Group M, Division 1 occupancies provided the building official finds no special hazards exist;

    2.    For foundation concrete when the structural design is based on a f'c of no greater than two thousand pounds per square inch;

    3.    Nonstructural slabs on grade, including prestressed slabs on grade when effective prestress in concrete is less than one hundred fifty pounds per square inch;

    4.    Site work concrete full-supported on earth and concrete where no special hazard exists.

    B.    Ductile Moment-Resisting Concrete Frame. As required by Section 2626(h) of the building code.

    C.    Reinforcing Steel and Prestressing Steel.

    1.    During all stressing and grouting of prestressed concrete;

    2.    During placing of reinforcing steel, placing of tendons and prestressing steel for all concrete required to have special inspection by subsection A of this section.

    Exception. The special inspector need not be present during entire reinforcing steel and prestressing steelplacing operations, provided he has inspected for conformance with the approved plans prior to the closing of forms of the delivery of concrete to the job site.

    D.    Welding.

    1.    Ductile moment-resisting steel frames. As required by Section 2722(f) of the building code;

    2.    All structural welding, including welding of reinforcing steel.

    Exceptions:

    1.    When welding is done in an approved fabricator's shop;

    2.    When approved by the building official, single-pass fillet welds when stressed to less than fifty percent of allowable stresses and floor and roof deck welding and welded studs when used for structural diaphragm or composite systems may have periodic inspections as defined in Section 306(e) of the building code. For periodic inspection, the inspector shall check qualifications of welders at start of work and then make final inspection of all welds for compliance prior to completion of welding.

    E.    High-Strength Bolting. During all bolt installations and tightening operations.

    Exceptions:

    1.    The special inspector need not be present during the entire installation and tightening operation, provided he has:

    a.    Inspected the surfaces and bolt type for conformance to plans and specifications prior to start of bolting; and

    b.    Will, upon completion of all bolting, verify the minimum specified bolt tension for ten percent of the bolts for each "type" of connection, for a representative number of total connections established by the plans and specifications.

    2.    In bearing-type connections when threads are not required by design to be excluded from the shear plane,  inspection prior to or during installation will not be required.

    F.    Structural Masonry. During preparation of masonry wall prisms, sampling and placing of all masonry units, placement of reinforcement, inspection of grout space, immediately prior to closing of cleanouts and during all grouting operations. Where the f'r is less than two thousand six hundred pounds per square inch and special inspection stresses are used, test specimens may consist of either one prism test for each five thousand square feet of wall area or a series of tests based on both grout and mortar for the first three consecutive days and each third day thereafter.

    Exception. Special inspection will not be required for structures designed in accordance with the values in appropriate tables for noncontinuous inspection.

    G.    Reinforced Gypsum Concrete. When cast-in-place Class B gypsum concrete is being mixed and placed.

    H.    Insulating Concrete Fill. During the application of insulating concrete fill when used as part of a structural system.

    Exception. The special inspections may be limited to an initial inspection to check the deck surface and placement of reinforcing. The special inspector shall supervise the preparation of compression test specimens during this initial inspection.

    I.    Sprayed-On Fireproofing. As required by U.B.C. Standard No. 43-8.

    J.    Piling, Drilled Piers and Caissons. During driving and testing of piles and construction of cast-in-place drilled piles or caissons. See subsections A and C for concrete and reinforcing steel inspection.

    K.    Special Grading, Excavation and Filling. During earthwork excavations, grading and filling operations inspection to satisfy the requirements of Chapter 29 of the building code.

    L.    Special Cases. Work which, in the opinion of the building official, involves unusual hazards. (Ord. 5A-80 § 1 (part): prior code § 8-37(a))

    The special inspector shall be a qualified person who, at the discretion of the building official, may be required to demonstrate his competence, to the satisfaction of the building official, for inspection of the particular type of construction or operation requiring special inspection. (Ord. 5A-80 § 1 (part): prior code § 8-37(b))

    A.    The special inspector shall observe the work assigned to be certain it conforms to the design drawings and specifications.

    B.    The special inspector shall furnish inspection reports to the building official, the engineer or architect of record, and other designated persons. All discrepancies shall be brought to the immediate attention of the contractor for correction, then, if uncorrected, to the proper design authority and to the building official.

    C.    The special inspector shall submit a final signed report stating whether the work requiring special inspection was, to the best of his knowledge, in conformance with the approved plans and specifications and the applicable workmanship provisions of the code. (Ord. 5A-80 § 1 (part): prior code § 8-37(c))

    The building official may waive the requirement for the employment of a special inspector if he finds that the construction is of minor nature. (Ord. 5A-80 § 1 (part): prior code § 8-37(d))

    Some inspections may be made on a periodic basis and satisfy the requirements of continuous inspection, provided this periodic scheduled inspection is performed as outlined in the project plans and specifications and approved by the building official. (Ord. 5A-80 § 1 (part): prior code § 8-37(e))

    Changes in the character or use of a building shall not be made except as specified in Section 301 of the building code. (Ord. 5A-80 § 1 (part): prior code § 8-38(b))(Ord. 3-2005, Amended, 06/21/2005)