Subchapter 3: California Building Code

§ 151.011 Amendments and additions to Building Code.

[Ord. 1784, 10-19-2022; Ord. No. 1825, 11-19-2025]

Chapter 1, Section 101.2 Scope, is amended as follows:

101.2. Delete the paragraph entitled "Exception" in its entirety.

Chapter 1, Section 101.4.4, is amended to read as follows:

101.4.4 Property maintenance. The provisions of the California Existing Building Code shall apply to existing structures and premises; equipment and facilities; light, ventilation, space heating, sanitation, life and fire safety hazards; responsibilities of owners, operators and occupants; and occupancy of existing premises and structures.

(C)

Chapter 1, Section 105.2 is amended by deleting Items (2) and (4) in their entirety and amending Item (1) under the heading "Building" to read as follows:

1. Non-permanent, one-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet, may be excluded provided the proposed work meets City of Indio Zoning regulations.

(D)

Chapter 1, Section 107.3.1 is amended to read as follows:

107.3.1

(A) Approval of construction documents. When the Building Official issues a permit, the construction documents shall be approved in writing, or by stamp, as "Approved". One set of construction documents so reviewed shall be retained by the Building Official. The other set shall be returned to the applicant and shall be kept at the site of work, and shall be open to inspections by the Building Official or duly authorized representatives.

(B) Approval Scope & Liability Disclaimer. Notwithstanding the use of the term "Approved," the City's review and approval of construction documents is solely for general conformance with the California Building Standards Code, this Code, and other laws enforced by the City at the time of permit issuance. Such approval does not constitute an opinion, certification, or warranty by the City or any of its elected and appointed officials, officers, employees, agents, contractors, attorneys or any other person acting on the City's behalf (collectively, the "City") as to the accuracy, adequacy, or completeness of the design; the structural integrity, life-safety, accessibility, energy performance, or fire-resistive qualities of the work; the means and methods of construction; or the absence of errors or omissions. Responsibility for the design and for compliance with all applicable laws and professional standards remains solely with the owner, the design professional(s) of record, and the contractor(s). City approval shall not be construed to authorize a violation of any law or to waive any requirement thereof, and the City may require corrections whenever errors, omissions, or violations are discovered in the documents or in the field, notwithstanding any prior approval or inspections. Any reliance by the owner, permittee, or third parties on City review, approval, or inspections is at their own risk and does not create a special duty or third-party beneficiary relationship. To the fullest extent permitted by law, including but not limited to the immunities and defenses provided by Government Code sections 818.4, 818.6, 815.2(b), and 820.2, the City and its officers, employees, and agents shall have no liability for any injury, loss, or damage arising out of or related to the review, approval, issuance, or denial of permits; plan checking; inspections; or enforcement actions or omissions related thereto.

(E)

Chapter 1, Section 108.1 is amended to read as follows:

108.1 General. The Building Official is authorized to issue a permit for temporary structures or temporary uses. Such permits shall be limited as to time of service, but shall not be permitted for more than 180 days or as determined by the Building Official. The Building Official is authorized to grant extensions for demonstrated cause.

(F)

Chapter 1, Section 109.4 and Section 109.5 are amended to read as follows:

109.4 Work commencing before permit issuance. Whenever any work for which a permit is required by this code has been commenced without first obtaining said permit, a special investigation shall be made before a permit may be issued for such work.

109.5 Related fees. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee set forth in Section 109.2. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

(G)

Chapter 1, Section 111.3 is amended to read as follows:

The Building Official is authorized to issue a temporary Certificate of Occupancy before the completion of the entire work covered by the permit, provided such portion of portions shall be occupied safely. The Building Official shall set a time period during which the temporary Certificate of Occupancy is valid. In addition, any temporary Certificates of Occupancy shall comply with the following:

1. Following the submission of a complete and accurate application for a Certificate of Occupancy but prior to the issuance of a Certificate of Occupancy, the Building Official may issue a temporary Certificate of Occupancy permit for commercial structures and tenant improvements only if:

A.	The Building Official determines the real property in question is in substantial compliance with the requirements of this chapter and all other real property related provisions of the 2025 California Building Codes, as amended; and
B.	The applicant submits a temporary occupancy permit application form and pays the required fee as approved by the City Council.
C.	The applicant provides a written timeline for completion for City review and approval for completion of any outstanding City building, fire, planning, engineering or business license conditions and requirements or to complete the correction of outstanding identified violations and deficiencies identified by the Building Official, Fire Marshal, Community Development Director or Code Enforcement Official; and
D.	The outstanding conditions, requirements, violations or deficiencies are not life safety issues that would prohibit the temporary occupancy of a building or structure; and the applicant posts a compliance bond or other acceptable form of security, if determined necessary, in an amount specified and verified by the Building Official or City Engineer or Fire Marshal or some combination thereof necessary to ensure the timely completion of the outstanding conditions, requirements, violations or deficiencies.

2. The Building Official's issuance of a temporary Certificate of Occupancy permit may include conditions of approval that shall be complied with in order for the permit to remain valid.

3. An applicant's failure to address outstanding conditions, requirements, violations or deficiencies within the time period specified for the approval of the temporary Certificate of Occupancy or extensions thereof shall constitute a violation of this chapter and the immediate revocation of the authorization of the temporary Certificate of Occupancy.

4. No temporary certificate of occupancy shall set forth a time period for the completion of all corrections that is greater than thirty (30) calendar days, unless extended by the Building Official. The Building Official, at his or her discretion, may issue time extensions in thirty (30) calendar day increments. Each extension shall only be granted by the Building Official if he or she makes written findings of the necessity for said extension.

5. Any and each extension of a temporary certificate of occupancy shall not be issued until the applicant pays the required fee as approved by the City Council.

6. A temporary Certificate of Occupancy shall automatically expire thirty (30) calendar days from the date issuance, unless extended by the Building Official.

If an applicant occupies a space, structure and premises subject to a temporary Certificate of Occupancy permit authorization following revocation of said authorization, the Building Official shall immediately post the space, structure and premises with a Do Not Occupy order and require the immediate removal of all persons and implement and/or refer the matter for code enforcement action.

Chapter 2, Definitions, is hereby amended to read as follows:

[A] BUILDING OFFICIAL. The officer or other designated authority charged with the administration and enforcement of this code, or a duly authorized representative. The Building Official shall be the Chief Building Official of the City of Indio as appointed by the City Manager. In the absence of the appointed Chief Building Official, the Community Development Director, as appointed by the City Manager, shall serve as the Building Official.

(H)

Chapter 16, Section 1613.1 is hereby added to read as follows:

1613.1 ASCE 7, Exception 1. Modify ASCE 7 Exception 1 to read as follows:

1. Detached one and two family dwellings up to two stories in height of light frame construction.

(I)

Section 3114 is hereby added to and Section 202, Section 3101.1 and Chapter 35 is amended to read as follows:

SECTION 202

DEFINITIONS

INTERMODAL SHIPPING CONTAINER. A six-sided steel unit originally constructed as a general cargo container used for the transport of goods and materials.

SECTION 3101

GENERAL

3101.1 Scope. The provisions of this chapter shall govern special building construction including membrane structures, temporary structures, pedestrian walkways and tunnels, automatic vehicular gates, awnings and canopies, marquees, signs, towers, antennas, relocatable buildings, swimming pool enclosures and safety devices, and solar energy systems, and intermodal shipping containers.

SECTION 3114

INTERMODAL SHIPPING CONTAINERS

3114.1 General. The provisions of Section 3114 and other applicable sections of this code shall apply to intermodal shipping containers that are repurposed for use as buildings or structures or as a part of buildings or structures.

Exceptions:

1. Stationary storage battery arrays located in intermodal shipping containers complying with Chapter 12 of the California Fire Code.

2. Intermodal shipping containers that are listed as equipment complying with the standard for equipment, such as air chillers, engine generators, modular datacenters, and other similar equipment.

3. Intermodal shipping containers housing or supporting experimental equipment are exempt from the requirements of Section 3114 provided they comply with all of the following:

3.1.	Single-unit stand-alone intermodal shipping containers shall be supported at grade level and used only for occupancies as specified under Risk Category I in Table 1604.5;
3.2.	Single-unit stand-alone intermodal shipping containers shall be located a minimum of 8 feet from adjacent structures and are not connected to a fuel gas system or fuel gas utility; and
3.3.	In hurricane-prone regions and flood hazard areas, single-unit stand-alone intermodal shipping containers are designed in accordance with the applicable provisions of Chapter 16.

4. Intermodal shipping containers approved as temporary structures complying with Section 3103.

5. Single-unit stand-alone intermodal shipping containers used as temporary storage or construction trailer on active construction sites. Construction support facilities for uses and activities not directly associated with the actual processes of construction, including but not limited to, offices, meeting rooms, plan rooms, other administrative or support functions shall not be exempt from Section 3114.

3114.2 Construction documents. The construction documents shall contain information to verify the dimensions and establish the physical properties of the steel components, and wood floor components, of the intermodal shipping container in addition to the information required by Sections 107 and 1603.

3114.3 Intermodal shipping container information. Intermodal shipping containers shall bear the manufacturer's existing data plate containing the following information as required by ISO 6346 and verified by an approved agency. A report of the verification process and findings shall be provided to the building owner.

1. Manufacturer's name or identification number.

2. Date manufactured.

3. Safety approval number.

4. Identification number.

5. Maximum operating gross mass or weight (kg) (lbs).

6. Allowable stacking load for 1.8G (kg) (lbs).

7. Transverse racking test force (Newtons).

8. Valid maintenance examination date.

Where approved by the building official, the markings and manufacturer's existing data plate are permitted to be removed from the intermodal shipping containers before they are repurposed for use as buildings or structures or as part of buildings or structures.

3114.4 Protection against decay and termites. Wood structural floors of intermodal shipping containers shall be protected from decay and termites in accordance with the applicable provisions of Section 2304.12.1.1.

3114.5 Under-floor ventilation. The space between the bottom of the floor joists and the earth under any intermodal shipping container, except spaces occupied by basements and cellars, shall be provided with ventilation in accordance with Section 1202.4.

3114.6 Roof assemblies. Intermodal shipping container roof assemblies shall comply with the applicable requirements of Chapter 15.

Exception: Single-unit stand-alone intermodal shipping containers not attached to, or stacked vertically over, other intermodal shipping containers, buildings or structures.

3114.7 Joints and voids. Joints and voids that create concealed spaces between intermodal shipping containers, that are connected or stacked, at fire-resistance rated walls, floor or floor/ceiling assemblies and roofs or roof/ceiling assemblies shall be protected by an approved fire-resistant joint system in accordance with Section 715.

3114.8 Structural. Intermodal shipping containers that conform to ISO 1496-1 and are repurposed for use as buildings or structures, or as a part of buildings or structures, shall be designed in accordance with Chapter 16 and this section.

3114.8.1 Foundations. Intermodal shipping containers repurposed for use as a permanent building or structure shall be supported on foundations or other supporting structures designed and constructed in accordance with Chapters 16 through 23.

3114.8.1.1 Anchorage. Intermodal shipping containers shall be anchored to foundations or other supporting structures as necessary to provide a continuous load path for all applicable design and environmental loads in accordance with Chapter 16.

3114.8.2 Welds. All new welds and connections shall be equal to or greater than the original connections.

3114.8.3 Openings in containers. Where openings are made in container walls, floors, and roofs for doors, windows and other similar openings:

1. The openings shall be framed with steel elements that are designed in accordance with Chapter 16 and Chapter 22.

2. The cross section and material grade of any new steel element shall be equal to or greater than the steel element removed.

3114.8.4 Detailed structural design procedure. A structural analysis meeting the requirements of this section shall be provided to the building official to demonstrate the structural adequacy of the intermodal shipping containers.

Exception: Intermodal shipping containers that meet the limitation of Section 3114.8.5.1 and designed in accordance with the simplified procedure in Section 3114.8.5.

3114.8.4.1 Material properties. Structural material properties for existing intermodal shipping container steel components shall be established by material testing where the steel grade and composition cannot be identified by the manufacturer's designation as to manufacture and mill test.

3114.8.4.2 Seismic design parameters. The seismic force-resisting system shall be designed and detailed in accordance with one of the following:

1. Where all or portions of the intermodal shipping container sides are considered to be the seismic force-resisting system, design and detailing shall be in accordance with the ASCE 7 Table 12.2-1 requirements for light-frame bearing-wall systems with shear panels of all other materials.

2. Where portions of intermodal shipping container sides are retained, but are not considered to be the seismic force-resisting system, an independent seismic force-resisting system shall be selected, designed and detailed in accordance with ASCE 7 Table 12.2-1, or

3. Where portions of the intermodal shipping container sides are retained and integrated into a seismic force-resisting system other than as permitted by Section 3114.8.4.2 Item 1, seismic design parameters shall be developed from testing and analysis in accordance with Section 104.11 and ASCE 7 Section 12.2.1.1 or 12.2.1.2.

3114.8.4.3 Allowable shear value. The allowable shear values for the intermodal shipping container side walls and end walls shall be demonstrated by testing and analysis in accordance with Section 104.11. Where penetrations are made in the side walls or end walls designated as part of the lateral force-resisting system, the penetrations shall be substantiated by rational analysis.

3114.8.5 Simplified structural design procedure of single-unit containers. Single-unit intermodal shipping containers conforming to the limitations of Section 3114.8.5.1 shall be permitted to be designed in accordance with Sections 3114.8.5.2 and 3114.8.5.3.

3114.8.5.1 Limitations. Use of Section 3114.8.5 is subject to all the following limitations:

1. The intermodal shipping container shall be a single stand-alone unit supported on a foundation and shall not be in contact with or supporting any other shipping container or other structure.

2. The intermodal shipping container's top and bottom rails, corner castings, and columns or any portion thereof shall not be notched, cut, or removed in any manner.

3. The intermodal shipping container shall be erected in a level and horizontal position with the floor located at the bottom.

3114.8.5.2 Structural design. Where permitted by Section 3114.8.5.1, single-unit stand-alone intermodal shipping containers shall be designed using the following assumptions for the side walls and end walls:

1. The appropriate detailing requirements contained in Chapters 16 through 23.

2. Response modification coefficient, R = 2,

3. Over strength factor, Ω0 = 2.5,

4. Deflection amplification factor, Cd = 2, and

5. Limits on structural height, hn = 9.5 feet (2900 mm).

3114.8.5.3 Allowable shear value. The allowable shear values for the intermodal shipping container side walls (longitudinal) and end walls (transverse) for wind design and seismic design using the coefficients of Section 3114.8.5.2 shall be in accordance with Table 3114.8.5.3, provided that all of the following conditions are met:

1. The total linear length of all openings in any individual side walls or end walls shall be limited to not more than 50 percent of the length of that side walls or end walls, as shown in Figure 3114.8.5.3(1).

2. Any full height wall length, or portion thereof, less than 4 feet (305 mm) long shall not be considered as a portion of the lateral force resisting system, as shown in Figure 3114.8.5.3(2).

3. All side walls or end walls used as part of the lateral force-resisting system shall have an existing or new boundary element on all sides to form a continuous load path, or paths, with adequate strength and stiffness to transfer all forces from the point of application to the final point of resistance, as shown in Figure 3114.8.5.3(3).

4. A maximum of one penetration not greater than a 6-inch (152 mm) diameter hole for conduits, pipes, tubes or vents, or not greater than 16 square inches (10 322mm2) for electrical boxes, is permitted for each individual 8 feet length (2438 mm) lateral force resisting wall. Penetrations located in walls that are not part of the wall lateral force resisting system shall not be limited in size or quantity. Existing intermodal shipping container's vents shall not be considered a penetration, as shown in Figure 3114.8.5.3(4).

5. End wall door or doors designated as part of the lateral force resisting system shall be welded closed.

TABLE 3114.8.5.3 ALLOWABLE SHEAR VALUES FOR INTERMODAL SHIPPING CONTAINER SIDE WALLS AND END WALLS FOR WIND OR SEISMIC LOADING
CONTAINER DESIGNATION 2	CONTAINER DIMENSION (Nominal Length)	CONTAINER DIMENSION (Nominal Height)	ALLOWABLE SHEAR VALUES (PLF) 1, 3
			Side Wall	End Wall
1 EEE	45 feet (13.7 M)	9.5 feet (2896 mm)	75	843
1EE	45 feet (13.7 M)	8.6 feet (2591 mm)	75
1AAA	40 feet (12.2 M)	9.5 feet (2896 mm)	84
1AA		8.5 feet (2592 mm)
1A		8.0 feet (2438 mm)
1AX		< 8.0 feet (2483 mm)
1BBB	30 feet (9.1 M)	9.5 feet (2896 mm)	112
1BB		8.5 feet (2591 mm)
1B		8.0 feet (2438 mm)
1BX		< 8.0 feet (2438 mm)
1CC	20 feet (9.1 M)	8.5 feet (2591 mm)	168
1C		8.0 feet (2438 mm)
1CX		< 8.0 feet (2438 mm)

1. The allowable strength for the side walls and end walls of the intermodal shipping containers are derived from ISO 1496-1 and reduced by a factor of safety of 5.

2. Container designation type is derived from ISO 668.

3. Limitations of Sections 3114.8.5.1 and 3114.8.5.3 shall apply.

FIGURE 3114.8.5.3(1)

Bracing Unit Distribution - Maximum Linear Length

FIGURE 3114.8.5.3(2)

Bracing Unit Distribution - Minimum Linear Length

FIGURE 3114.8.5.3(3)

Bracing Unit Distribution - Boundary Elements

FIGURE 3114.8.5.3(4)

Bracing Unit Distribution — Penetrating Limitations

(J)

Chapter 17, Section 1704.6 is amended to read as follows:

1704.6 Structural observations. Where required by the provisions of Section 1704.6 or 1704.6.1, the owner or the owner's authorized agent shall employ a registered design professional structural observer to perform structural observations. Structural observation does not include or waive the responsibility for the inspections in Section 110 or the special inspections in Section 1705 or other sections of this code. The structural observer shall be one of the following individuals:

1. The registered design professional responsible for the structural design, or

2. A registered design professional designated by the registered design professional responsible for the structural design.

Prior to the commencement of observations, the structural observer shall submit to the building official a written statement identifying the frequency and extent of structural observations.

The owner or owner's authorized agent shall coordinate and call a preconstruction meeting between the structural observer, contractors, affected subcontractors and special inspectors. The structural observer shall preside over the meeting. The purpose of the meeting shall be to identify the major structural elements and connections that affect the vertical and lateral load resisting systems of the structure and to review scheduling of the required observations. A record of the meeting shall be included in the report submitted to the building official.

Observed deficiencies shall be reported in writing to the owner or owner's authorized agent, special inspector, contractor and the building official. Upon the form prescribed by the building official, the structural observer shall submit to the building official a written statement at each significant construction stage stating that the site visits have been made and identifying any reported deficiencies which, to the best of the structural observer's knowledge, have not been resolved. A final report by the structural observer which states that all observed deficiencies have.

(K)

Chapter 17, Section 1704.6.1 is hereby amended to read as follows:

1704.6.2 Structural observations for seismic resistance. Structural observations shall be provided for those structures assigned to Seismic Design Category D, E or F where one or more of the following conditions exist:

1. The structure is classified as Risk Category III or IV.

2. The structure a lateral design is required for the structure or portion thereof.

Exception: One-story wood framed Group R-3 and Group U Occupancies less than 2,000 square feet in area, provided the adjacent grade is not steeper than 1 unit vertical in 10 units horizontal (10% sloped), assigned to Seismic Design Category D.

(L)

Chapter 17, Section 1705.3 is hereby amended to read as follows:

1705.3 Concrete construction. The special inspections and tests for concrete construction shall be performed in accordance with this section and Table 1705.3.

Exceptions: Special inspections and tests shall not be required for:

1. Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock where the structural design of the footing is based on a specified compressive strength, f'c, not more than 2,500 pounds per square inch (psi) (17.2 Mpa) regardless of the compressive strength specified in the construction documents or used in the footing construction.

2. Continuous concrete footings supporting walls of buildings three stories or less above grade plane that are fully supported on earth or rock where:

2.1.	The footings support walls of light-frame construction;
2.2.	The footings are designed in accordance with Table 1809.7; or
2.3.	The structural design of the footing is based on a specified compressive strength, f'c, not more than 2,500 pounds per square inch (psi) (17.2 Mpa), regardless of the compressive strength specified in the construction documents or used in the footing construction.

3. Nonstructural concrete slabs supported directly on the ground, including prestressed slabs on grade, where the effective prestress in the concrete is less than 150 psi (1.03 Mpa).

4. Concrete patios, driveways and sidewalks, on grade.

(M)

Chapter 18, Section 1807.1.4 is hereby amended to read as follows:

1807.1.4 Permanent wood foundation systems. Permanent wood foundation systems shall be designed and installed in accordance with AWC PWF. Lumber and plywood shall be treated in accordance with AWPA U1 (Commodity Specification A, Special Requirement 4.2) and shall be identified in accordance with Section 2303.1.9.1. Permanent wood foundation systems shall not be used for structures assigned to Seismic Design Category D, E or F.

(N)

Chapter 18, Section 1809.7 and Table 1809.7 are amended to read as follows:

1809.7 Prescriptive footings for light-frame construction. Where a specific design is not provided, concrete or masonry-unit footings supporting walls of light-frame construction shall be permitted to be designed in accordance with Table 1809.7. Light-frame construction using prescriptive footings in Table 1809.7 shall not exceed one story above grade plane for structures assigned to Seismic Design Category D, E or F.

TABLE 1809.7 PRESCRIPTIVE FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a, b, c, d, e
NUMBER OF FLOORS SUPPORTED BY THE FOOTING f	WIDTH OF FOOTING (inches)	THICKNESS OF FOOTING (inches)
1	12	6
2	15	6
3	18	8

For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm

a. Depth of footings shall be in accordance with Section 1809.4.

b. The ground under the floor shall be permitted to be excavated to the elevation of the top of the footing.

c. See Section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F.

d. For thickness of foundation walls, see Section 1807.1.6.

e. Footings shall be permitted to support a roof addition to the stipulated number of floors. Footings supporting roof only shall be as required for supporting one floor.

(O)

Chapter 18, Section 1809.7 and Table 1809.7 are amended to read as follows:

TABLE 1809.7 PRESCRIPTIVE FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a, b, c, d, e
NUMBER OF FLOORS SUPPORTED BY THE FOOTING f	WIDTH OF FOOTING (inches)	THICKNESS OF FOOTING (inches)
1	12	6
2	15	6
3	18	8

For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm

F. Depth of footings shall be in accordance with Section 1809.4.

G. The ground under the floor shall be permitted to be excavated to the elevation of the top of the footing.

H. See Section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F.

I. For thickness of foundation walls, see Section 1807.1.6.

J. Footings shall be permitted to support a roof addition to the stipulated number of floors. Footings supporting roof only shall be as required for supporting one floor.

(P)

Chapter 18, Section 1809.12 is amended to read as follow:

1809.12 Timber footings. Timber footings shall be permitted for buildings of Type V construction and as otherwise approved by the Building Official. Such footings shall be treated in accordance with AWPA U1 (Commodity Specification A, Use Category 4B). Treated timbers are not required where placed entirely below permanent water level, or where used as capping for wood piles that project above the water level over submerged or marsh lands. The compressive stresses perpendicular to grain in untreated timber footings supported on treated piles shall not exceed 70 percent of the allowable stresses for the species and grade of timber as specified in the ANSI/AWC NDS. Timber footings shall not be used in structures assigned to Seismic Design Category D, E or F.

(Q)

Chapter 18, Section 1810.3.2.4 is amended to read as follows:

1810.3.2.4 Timber. Timber deep foundation elements shall be designed as piles or poles in accordance with ANSI/AWC NDS. Round timber elements shall conform to ASTM D 25. Sawn timber elements shall conform to DOC PS-20. Timber deep foundation elements shall not be used in structures assigned to Seismic Design Category D, E or F.