HomeMy WebLinkAboutOrdinance 346 - 2016 CA Building CodeOrdinance No. 346
An Ordinance Adopting the 2016 California Building, Residential, Electrical, Mechanical,
Plumbing, Fire, Energy, and Green Building Standards, and Referenced Standards Codes
with Modifications for Local Conditions and Making Certain Other Amendments to
Chapter 16 (Building Regulations) of the City Code
THE CITY COUNCIL OF THE CITY OF SARATOGA DOES ORDAIN AS
FOLLOWS:
Section 1. Findings.
The City Council finds and declares as follows:
A. The State of California has adopted the 2016 California Building Code (California Code of
Regulations, Title 24, Part 2, Volumes 1 and 2, based upon the 2015 International Building
Code as published by the International Code Council); the 2016 California Residential Code
(California Code of Regulations, Title 24, Part 2.5, based upon the 2015 International
Residential Code as published by the International Code Council); the 2016 California
Electrical Code (California Code of Regulations, Title 24, Part 3, based on the 2014 National
Electrical Code as published by the National Fire Protection Association); the 2016 California
Mechanical Code (California Code of Regulations, Title 24, Part 4, based on the American
National Standard 2015 Uniform Mechanical Code); the 2016 California Plumbing Code
(California Code of Regulations, Title 24, Part 5, based on the American National Standard
2015 Uniform Plumbing Code); the 2016 California Energy Code (California Code of
Regulations, Title 24, Part 6); the 2016 California Historical Building Code(California Code of
Regulations, Title 24, Part 8); the 2016 California Fire Code (California Code of Regulations,
Title 24, Part 9, based on the 2015 International Fire Code as published by the International
Code Council); the 2016 California Existing Building Code, Title 24, Part 10 based on the
2015, International Existing Building Code, as published by the International Code Council);
the 2016 California Green Building Standards Code (California Code of Regulations, Title 24,
Part 11); and the 2016 California Referenced Standards Code (California Code of Regulations,
Title 24, Part 12). These Codes shall hereinafter be referred to collectively as the "Building
Codes."
B. On October 28, 2016, a notice was published in a qualifying newspaper of general circulation
stating the time and place of the November 2, 2016 hearing and including a description the City
deemed sufficient to give notice of the purpose and subject matter of a proposed ordinance
adopting the Building Codes.
C. On November 2, 2016, the City Council of Saratoga held a duly noticed hearing and after
considering all testimony and written materials provided in connection with that hearing
introduced the ordinance adopting the Building Codes and waived the reading thereof.
Following public testimony and consideration, the City Council of Saratoga found that
adoption of the Building Codes was in the public interest. Except as to the additions,
deletions, and amendments hereinafter described, the Building Codes are hereby adopted and
shall be the Building Regulations of the City, effective January 1, 2017.
D. On October 28, 2016, at least one copy of the Building Codes certified as true copies by
the City Clerk was filed with the City Clerk for public inspection.
E. Additions, deletions, and amendments similar to those adopted in the City of Saratoga's 2013
Building Regulations were and are deemed reasonably necessary because of local climatic,
geological, or topographical conditions pursuant to Government Code Section 17958.5.
Express findings that these modifications to the Building Codes were reasonably necessary
were filed upon the adoption of the City of Saratoga's 2013 Building Regulations with the
California Building Standards Commission in accordance with California Health and Safety
Code Section 17958.7 and are available as a public record. Said additions, deletions,
amendments, and findings are hereby readopted.
F. The new additions, deletions, and amendments hereinafter described are hereby adopted and
are deemed reasonably necessary because of local climatic, geological, or topographical
conditions pursuant to Government Code Section 17958.5. Express findings that these
modifications to the Building Codes are reasonably necessary are hereby made and will be
filed with the California Building Standards Commission in accordance with California Health
and Safety Code Section 17958.7 before this ordinance takes effect.
G. While the ordinance codified in this Article is in force, a true copy of the Building Codes shall
be kept for public inspection in the office of the Building Official and a reasonable supply of
the Building Codes shall be available for public purchase in the office of the City Clerk.
Section 2. Adoption.
Article 16-15 of the Saratoga City Code concerning the Building Code is hereby deleted in its
entirety and replaced with Article 16-15 attached in Appendix A.
Article 16-18 of the Saratoga City Code concerning the Residential Code is hereby deleted in
its entirety and replaced with Article 16-18 attached in Appendix A.
Article 16-20 of the Saratoga City Code concerning the Fire Code is hereby deleted in its
entirety and replaced with Article 16-20 attached in Appendix A.
Article 16-25 of the Saratoga City Code concerning the Plumbing Code is hereby deleted in its
entirety and replaced with Article 16-25 attached in Appendix A.
Article 16-30 of the Saratoga City Code concerning the Mechanical Code is hereby deleted in its
entirety and replaced with Article 16-30 attached in Appendix A.
Article 16-35 of the Saratoga City Code concerning the Electrical Code is hereby deleted in its
entirety and replaced with Article 16-35 attached in Appendix A.
Article 16-49 of the Saratoga City Code concerning the Green Building Standards Code is
hereby deleted in its entirety and replaced with Article 16-49 attached in Appendix A.
Article 16-51 of the Saratoga City Code concerning the Energy Code is hereby deleted in its
entirety and replaced with Article 16-51 attached in Appendix A.
Article 16-55 of the Saratoga City Code concerning the Referenced Standards Code is adopted as
shown in Article 16-55 attached in Appendix A.
Section 3. California Environmental Quality Act.
Pursuant to the California Environmental Quality Act ("CEQA"), this action is exempt under
California Code of Regulations, Title 14, Section 15308 (the modifications are exempt because they
assure maintenance, restoration, enhancement, or protection of the environment) and Section
15061(b)(3) (the modifications are exempt because it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment).
Section 4. Severance Clause.
The City Council declares that each section, sub -section, paragraph, sub -paragraph, sentence,
clause, and phrase of this ordinance is severable and independent of every other section, sub -section,
sentence, clause, and phrase of this ordinance. If any section, sub -section, paragraph, sub -paragraph,
sentence, clause, or phrase is held invalid, the City Council declares that it would have adopted the
remaining provisions of this ordinance irrespective of the portion held invalid and further declares its
express intent that the remaining portions of this ordinance should remain in effect after the invalid
portion has been eliminated.
Section 5. Publication.
This ordinance or a comprehensive summary thereof shall be published in a newspaper of
general circulation of the City of Saratoga within fifteen days after its adoption.
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The foregoing ordinance was introduced at the regular meeting of the City Council of the City of
Saratoga held on November 2, 2016, and was adopted by the following vote on November 16, 2016:
COUNCIL MEMBERS:
AYES: Vice Mayor Emily Lo, Council Member Mary -Lynne Bernald, Howard A.
Miller, Rishi Kumar
NOES: None
ABSENT: Mayor E. Manny Cappello
ABSTAIN: None
a
E. Manny Cappello
MAYOR, CITY OF SARATOGA, CALIFORNIA
A % S r%J �� �i t �J✓e �iru,c�.
/ DATE: (LJi /Zo / C.
rystal Bothelio, CITY CLERK 1)-etiltdi C2€.,4
APPROVED AS TO FORM:
Richard Taylor, CITY ATTORNEY
DATE:
APPENDIX A
Article 16-15 — Building Code
16-15.010 Adoption of 2016 California Building Code.
(a) The 2016 California Building Code, Title 24, Part 2, Volume 1 and 2, including appendices
F and I, referred to throughout this Chapter as the "Building Code," is hereby referred to and,
except as to additions, deletions and amendments hereinafter described, such code is hereby
adopted and made a part hereof, the same as if fully set forth in this Article, and shall be the
Building Code of the City. In accordance with California Health and Safety Code Section
17958.7, express findings that modifications to the Building Code are reasonably necessary
because of local climatic, geological, or topographical conditions are either already on file with
the California Building Standards Commission or will be filed prior to the effective date of the
ordinance codified in this Article.
(b) At least one true copy of the Building Code has been on file with the City Clerk for
fifteen days prior to enactment of the ordinance codified in this Article. While the ordinance
codified in this Article is in force, a true copy of the Building Code shall be kept for public
inspection in the office of the Building Official. A reasonable supply of the Building Code
shall be available in the office of the City Clerk for public purchase.
The additions, deletions and amendments set forth in this Article are made to the Building Code,
as adopted by reference in Section 16-15.010(a).
16-15.025 Retention of plans.
(a) Section 107.5 of the Building Code is amended to read:
107.5 Retention of plans. One set of reviewed plans and specifications shall be returned to the
applicant and shall be kept on the site of the building or work at all times during which the
work authorized thereby is in progress. One set of reviewed plans, specifications, and
computations shall be retained by the building official as part of his permanent records.
16.15-030 Expiration of permits.
(a) Subsection 105.5 of the Building Code is amended to read:
105.5 Expiration of Permits.
(a) Every permit issued by the building official under the provisions of the Building
Code shall expire by limitation and become null and void if any one of the following
occurs:
(1) The building or work authorized by such permit is not commenced within 180
days from the date of such permit; or
(2) The building or work authorized by such permit is suspended or abandoned at
any time after the work is commenced for a period of 180 days; or
(3) The permittee fails or refuses to request an inspection required by Section 110 of
the Building Code within any period of 180 consecutive days after the work
authorized by the permit is commenced. If the building official conducts such
inspection within such 180 -day period, but declines to approve such inspection
without correction of specified items and subsequent re -inspection, then the building
permit shall not expire if such correction is made and passes re -inspection within 30
days after the end of the 180 -day period described in this subsection.
(b) After such expiration, such work can be recommenced only upon reinstatement or issuance of a
new permit to do so. The plans and specifications for a reinstated permit or new permit shall
comply with all provisions of the City building code in effect at the time of reinstatement or
issuance of a new permit. A reinstatement or new permit may be issued as follows:
(1) Reinstatement. Expired Permits may be reinstated if an application for permit
reinstatement within 180 days of expiration, provided no changes have been made
or will be made in the original plans and specifications for such work, and provided
further that such suspension or abandonment under
(a)(2) above has not exceeded one year. The fee for issuance of a renewed permit
shall be one-half of the full permit fees (based upon the fee schedule adopted by the
City Council as of the time the reinstated permit is issued) if the reinstated permit is
applied for within 180 days after expiration of the prior permit.
(2) New Permit. A new permit may be issued following expiration of a building permit
as follows. An applicant may apply for a new permit at any time so long as any
underlying Design Review Approval, Use Permit, or other required planning approval
remains effective. The full permit fee shall apply to the new permit (based upon the fee
schedule adopted by the City Council as of the time the new permit is issued).
(c) Notwithstanding the foregoing provisions, upon written request by the applicant showing, to the
satisfaction of the building official, that the prior permit expired as a result of exceptional
circumstances beyond the reasonable control of the applicant, the building official may waive or
reduce the payment of a fee for issuance of the reinstated or new permit.
(d) The building official may decline to issue more than one reinstatement of a building permit if
in the judgment of the building official the work authorized by the original permit is not being
diligently prosecuted to completion. The building official may also condition any reinstatement to
assure diligent prosecution to completion or to prevent a nuisance. The building official may
approve no more than two reinstatements of a building permit.
(e) The building official may at any time exercise discretion to find that a building, structure, or work
for which a building permit has expired qualifies as an unsafe building, structure, or work and
proceed to abate any nuisance associated therewith.
(f) Where: (i) a building permit has expired; and (ii) the building, structure, or other work authorized
by such permit has not been completed; and (iii) no reinstated permit has been obtained within
180 days after expiration, then said building, structure, or work shall be conclusively presumed to
be unsafe; abandoned; a hazard to the public health, safety, and welfare; and a public nuisance.
(g) The building official is authorized to exercise discretion to abate any public nuisance regarding
any unsafe building, structure, or work (including but not limited to one resulting under the
preceding paragraph) by repair, rehabilitation, demolition, or removal thereof by:
(1) Proceeding under the Building Code for the Abatement of Dangerous Buildings
(Article 16-45); or
(2) Proceeding under the following alternative method of enforcement where a
building, structure, or other work authorized by a building permit has not been
completed within 36 months of the date of issuance of the original permit, the
building official may abate such public nuisance by ordering and duly enforcing
repair, rehabilitation, demolition, or removal of the building, structure, or other
work; or construction of a fence or wall around the building, structure, or work so as
to obscure it from view; or construction of other structures or blockades to prevent
access to the building, structure, or other work by animals or humans.
16.15-040. Fees.
(a) Subsection 109.2 of the Building Code is amended to read:
109.2 Fees. The City of Saratoga may prescribe fees to defray the cost of enforcement of rules
and regulations promulgated by the Department of Housing and Community Development or set
forth in the Building Code. The amount of such fees shall not exceed the amount reasonably
necessary to administer or process permits, certificates, forms, or other documents or to defray
the costs of enforcement and shall be established by resolution of the City Council. The payment
of any fee shall not exempt any person from compliance with all other provisions of this code or
the technical codes nor from any penalty prescribed by law.
Permit Fees. The amount of the fees to be paid for each permit shall be established by
resolution of the City Council.
Investigation Fees. 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. 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 established by resolution of the City Council.
Plan Review Fees. When a plan or other data are required to be submitted by Section
107.1 of the Building Code, a plan review fee shall be paid at the time of submitting
plans and specifications for review. Said plan review fee shall be established by
resolution of the City Council. Where plans are incomplete or changed so as to
require additional plan review, an additional plan review fee shall be charged as
established by resolution of the City Council.
Expiration of Plan Review. Applications for which no permit is issued within 180 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 180 days on 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.
Additional Fees. The City of Saratoga may prescribe any additional fees reasonably
necessary to cover the cost of administering this Article. Such fees shall be set forth
in the City of Saratoga Master Fee Schedule adopted by the City Council.
16.15-045. Roof coverings.
(a) Section 1505.1.3 of the Building Code is amended to read:
Roof coverings within all other areas. The entire roof covering of every existing
structure where more than 10 percent of the total roof area is replaced within any one-year
period; the entire roof covering of every new structure; and any roof covering applied in the
alteration, repair, or replacement of the roof of every existing structure shall be a fire -
retardant roof covering that is at least Class A.
(b) Section 1505.1.4 of the 2010 California Building Code is amended to read:
Roofing coverings within the Wildland-Urban Interface Fire Area. The entire
roof covering of every existing structure where more than 10 percent of the total roof area is
replaced within any one-year period; the entire roof covering of every new structure; and any
roof covering applied in the alteration, repair, or replacement of the roof of every existing
structure shall be a fire -retardant roof covering that is at least Class A and must also comply
with section 705A of the Building Code.
16-15.50 16-15.050 Underside of appendages.
(a) Section 707A.9 of the Building Code is amended to read:
707A.9 Underside of appendages. The underside of overhanging appendages shall be enclosed
to grade in accordance with the requirements of Chapter 7 of the Building Code or the underside
of the exposed underfloor shall consist of one of the following:
1. Noncombustible material;
2. Ignition -resistant material;
3. One layer of 5/8 -inch Type X gypsum sheathing applied behind an exterior
covering on the underside of the floor projection;
4. The exterior portion of a 1 -hour fire resistive exterior wall assembly applied to the
underside of the floor including assemblies using the gypsum panel and sheathing
products listed in the Gypsum Association Fire Resistance Design Manual; or
5. The underside of a floor assembly that meets the performance criteria in
accordance with the test procedures set forth in SFM Standard 12-7A-3.
Exception: Heavy timber structural columns and beams do not require protection.
16-15.055 Accessory structures.
(a) Sections 710A.3.1 and 710A.3.2 of the Building Code are deleted in their entirety.
(b) Section 710A.4 of the Building Code is amended to read:
710A.4 Requirements. Accessory structures shall be constructed of noncombustible or ignition -
resistant materials.
16-15-060 Automatic Sprinkler Systems
Section 903.2 of the Building Code is amended to read:
903.2 Where required. Approved automatic sprinkler systems in new and existing buildings and
structures shall be provided in the locations described in this Section or in Sections 903.2.1
through 903.2.18 of the Building Code, whichever is the more restrictive. For the purposes of this
section, firewalls and fire barriers used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or penetrations.
1. In buildings other than residential buildings, which require the installation of fire sprinklers
for all new buildings according to the California Residential Code, an automatic sprinkler
system shall be provided throughout all new non-residential buildings and structures.
Exceptions:
a. Buildings and structures that do not exceed 1,000 square feet of building area and that are
not located in the Wildland-Urban Interface Fire Area.
b. Buildings and structures that are located in the Wildland-Urban Interface Fire Area and do
not exceed 500 square feet of building area.
c. Group S-2 or U occupancies that are not located in the Wildland-Urban Interface and
are used exclusively for vehicle parking and that meet all of the following conditions:
i. Noncombustible construction;
ii. Maximum building area does not exceed 5,000 square feet;
iii. Structure is open on three (3) or more sides; and
iv. Minimum of 10 feet separation from existing buildings unless area is
separated by fire walls complying with Section 706 of the Building Code.
2. An automatic sprinkler system shall be provided throughout existing buildings and structures
when alterations or additions are made that create conditions described in Sections 903.2.1
through 903.2.18 of the Building Code.
3. An automatic sprinkler system shall be provided throughout existing buildings and structures
when additions are made that increase the building area to more than 3,600 square feet.
Exception:
One or more additions made to a building after January 1, 2011, that do not total more than
1,000 square feet of building area.
4. An automatic sprinkler system shall be provided throughout all new basements regardless of
size and throughout existing basements that are expanded by more than 50%.
5. Any change in the character of occupancy or in use of any building with a building area equal to
or greater than 3,600 square feet that, in the opinion of the fire code official or building official,
would place the building into a more hazardous division of the same occupancy group or into a
different group of occupancies and constitutes a greater degree of life safety or increased fire
risk, as defined herein, shall require the installation of an approved fire automatic fire sprinkler
system.
a. Life Safety — Increased occupant load, public assembly areas, public meeting areas,
churches, indoor amusement attractions, buildings with complex exiting systems due to
increased occupant loads, large schools/day-care facilities, large residential care facilities with
non-ambulatory patients.
b. Fire Risks — High -piled combustible storage, woodworking operations, hazardous
operations using hazardous materials, increased fuel loads (storage of moderate to highly
combustible materials), increased sources of ignition (welding, automotive repair with the use
of flammable liquids and open flames).
16-15.065 Concrete construction.
Section 1705.3 of the building Code is amended to read:
1705.3 Concrete construction.
Special inspections and tests of concrete construction shall be performed by this section and
Table 1705.3.
Exception: 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, no greater than 2,500 pound per square inch (psi) (17.2
Mpa).
16-15.070 Plain concrete in structures assigned to Seismic Design Category C, D, E or F.
Section 1905.1.7 ACI 318, Section 14.1.4 is deleted and replaced with the following:
14.1.4 - Plain concrete in structures assigned to Seismic Design Category C, D, E or F.
14.1.4.1 - Structures assigned to Seismic Design Category C, D, E or F shall not have elements
of structural plain concrete, except as follows:
(a) Isolated footings of plain concrete supporting pedestals or columns are permitted, provided
the projection of the footing beyond the face of the supported member does not exceed the
footing thickness.
Exception:
In detached one- and two-family dwellings three stories or less in height, the projection of
the footing beyond the face of the supported member is permitted to exceed the footing
thickness.
(b) Plain concrete footing supporting walls are permitted, provided the footings have at least two
continuous longitudinal reinforcing bars. Bars shall not be smaller than No. 4 and shall have
a total area of not less than 0.002 times the gross cross-sectional area of the footing. For
footings that exceed 8" inches (203 mm) in thickness, A minimum of one bar shall be
provided at the top and bottom of the footing. Continuity of reinforcement shall be provided
at corners and intersections.
Exception:
In detached one- and two-family dwellings three stories or less in height and constructed
with stud bearing walls, plain concrete footings with at least two continuous longitudinal
reinforcing bars not smaller than No. 4 are permitted to have a total area of less than 0.002
times the gross cross—sectional area of the footing.
Article 16-18 — Residential Code
16-18.010 Adoption of 2016 California Residential Code.
(a) The 2016 California Residential Building Code, Title 24 part 2.5, referred to throughout this
Chapter as the "Residential Building Code," is hereby referred to and, except as to additions,
deletions, and amendments hereinafter described, such code is hereby adopted and made a part
hereof, the same as if fully set forth in this article, and shall be the Residential Building Code of
the City. In accordance with California Health and Safety Code Section 17958.7, express
findings that modifications to the California Building Standards Code are reasonably necessary
because of local climatic, geological, or topographical conditions are either already on file with
the California Building Standards Commission or will be filed prior to the effective date of the
ordinance codified in this Article.
(b) At least one true copy of the Residential Building Code has been on file with the City
Clerk for fifteen days prior to enactment of the ordinance codified in this Article. While the
ordinance codified in this Article is in force, a true copy of the Residential Building Code
shall be kept for public inspection in the office of the Residential Building Official. A
reasonable supply of the Residential Building Code shall be available in the office of the City
Clerk for public purchase.
(c) The additions, deletions, and amendments set forth in this Article are made to the
Residential Building Code, as adopted by reference in Section 16-18.010(a).
16-18.020 Enforcement of Title 24 of the California Code of Regulations.
(a) Title 24 of the California Code of Regulations, also known as the California Building
Standards Code, is in effect in the City of Saratoga as amended by this Article. The provisions
of Title 24 that are not adopted by reference or amended by this Article are enforced by the
City of Saratoga as laws of the State.
16-18.025 Automatic sprinklers.
(a) Section R313.1 is amended to read:
R313.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler
system shall be installed in all new townhouses and in existing townhouses when additions are
made that increase the building area to more than 3,600 square feet.
Exception: One or more additions made to a building after January 1, 2011, that do not total
more than 1,000 square feet of building area.
(b) Section 8313.2 is amended to read:
R313.2 One- and two-family dwellings automatic fire sprinkler systems. An
automatic residential fire sprinkler system shall be installed in one- and two-family
dwellings as follows:
1. In all new one- and two-family dwellings and in existing one- and two-family dwellings when
additions are made that increase the building area to more than 3,600 square feet.
Exception: One or more additions made to a building after January 1, 2011, that do not
total more than 1,000 square feet of building area.
2. In all new basements and in existing basements that are expanded.
Exception: Existing basements that are expanded by not more than 50%.
16-18.030 Material and construction methods for exterior wildfire exposure.
(a) Section R337.7.9 "Underside of appendages" is amended as follows: Delete "When
required by the enforcing agency."
(b) Section R337.10.3.2 is deleted in its entirety.
(c) Section R337.10.4 is amended as follows: Delete "When required by the enforcing
agency."
16-18.035 Seismic reinforcing.
(a) Section R403.1.3 is amended to read:
R403.1.3 Seismic reinforcing. Concrete footings located in Seismic Design Categories DO, D1,
and D2, as established in Table R301.2(1) of the Residential Building Code, shall have
minimum reinforcement of at least two continuous longitudinal reinforcing bars, one top and one
bottom and not smaller than No. 4 bars. Bottom reinforcement shall be located a minimum of 3
inches (76 mm) clear from the bottom of the footing.
In Seismic Design Categories DO, D1, and D2, where a construction joint is created between a
concrete footing and a stem wall, a minimum of one No. 4 bar shall be installed at not more than
4 feet (1,219 mm) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the
bottom of the footing, have a standard hook, and extend a minimum of 14 inches (357 mm) into
the stem wall.
In Seismic Design Categories DO, D1, and D2, where a grouted masonry stem wall is supported
on a concrete footing and stem wall, a minimum of one No. 4 bar shall be installed at not more
than 4 feet (1,219 mm) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the
bottom of the footing and have a standard hook.
In Seismic Design Categories DO, D1, and D2 masonry stem walls without solid grout and
vertical reinforcing are not permitted.
Exception: In detached one- and two-family dwellings that are three stories or less in height
and constructed with stud bearing walls, isolated plain concrete footings supporting columns or
pedestals are permitted.
16-18.040 Limits on methods Gypsum Board (GB) and Portland Cement Plaster (PCP).
(a) Table R602.10.3 (3) is amended as follows:
Add a new footnote "f' to the end of Table R602.10.3 (3), to read:
f. In Seismic Design Categories DO, D1, and D2, Method GB is not permitted and the use
of Method PCP is limited to one-story single family dwellings and accessory structures.
Add the "f' footnote notation in the title of Table R602.10.3 (3) to read:
TABLE R602.10.3 (3)1
(b) Section R602.10.4.4 is added to read:
R602.10.4.4 Limits on methods GB and PCP. In Seismic Design Categories DO, D1, and
D2, Method GB is not permitted for use as intermittent braced wall panels, but gypsum board
is permitted to be installed when required by this Section to be placed on the opposite side of
the studs from other types of braced wall panel sheathing. In Seismic Design Categories DO,
D1, and D2, the use of Method PCP is limited to one- story single family dwellings and
accessory structures.
16-18.045 Roof classification.
(a) Section R902.1.3 is amended to read:
R902.1.3 Roof coverings in all other areas. The entire roof covering of every existing
structure where more than 10 percent of the total roof area is replaced within any one- year
period; the entire roof covering of every new structure; and any roof covering applied in the
alteration, repair, or replacement of the roof of every existing structure shall be a fire -
retardant roof covering that is at least Class A.
(b) Section R902.1.4. is amended to read:
R902.1.4 Roofing coverings within the Wildland-Urban Interface Fire Area. The entire
roof covering of every existing structure where more than 10 percent of the total roof area is
replaced within any one-year period; the entire roof covering of every new structure; and
any roof covering applied in the alteration, repair, or replacement of the roof of every
existing structure shall be a fire -retardant roof covering that is at least Class A.
Roofing requirements for structures located in a Wildland-Urban Interface Fire Area shall
also comply with Section R337.5.
Article 16-20 — Fire Code
16-20.010 - Adoption of the 2016 California Fire Code and International Fire Code.
The 2016 California Fire Code, Title 24 part 9, and the 2015 International Fire Code,
including Appendix Chapters B, C, and N are referred to and, except as to additions,
deletions, and amendments hereinafter described, are adopted and made a part hereof, the
same as if fully set forth in this Article. The California Fire Code and the International
Fire Code as adopted herein are hereinafter referred to collectively as the "Fire Code." In
accordance with California Health and Safety Code Section 17958.7, express findings that
modifications to the. California Building Standards Code are reasonably necessary
because of local climatic, geological or topographical conditions are either already on file
with the California Building Standards Commission, or will be filed prior to the effective
date of the ordinance codified in this Article. At least one true copy of the Fire Code has
been on file with the City Clerk for fifteen days prior to enactment of the ordinance
codified in this Article. While the ordinance codified in this Article is in force, a true copy
of the Fire Code shall be kept for public inspection in the office of the City Building
Official and the Chief. A reasonable supply of the Fire Code shall be available in the
office of the City Clerk for public purchase.
16-20.015 Enforcement of Title 24 of the California Code of Regulations.
Pursuant to the laws of the State of California, Title 24 of the California Code of Regulations,
also known as the California Building Standards Code, applies to all construction in the State
of California and is enforced by the City of Saratoga in accordance with State law. This and
other Articles of Chapter 16 of the Saratoga Code adopt certain provisions of Title 24 by
reference and make revisions to reflect local climatic, geological, or topographical conditions.
The provisions of Title 24 that are not adopted by reference or amended by this Article remain
in effect as laws of the State.
16-20.020 - Fire Department and Chief.
Fire protection is provided in the City of Saratoga by the Santa Clara County Fire Department
and the Saratoga Fire District. As used in the Fire Code, "Fire Department" refers to the Fire
Department that provides fire protection to the relevant location, and "Chief' or "Fire Code
Official" refers to the Chief of that Fire Department.
16-20.025 - Amendments to Chapter 57 of the Fire Code; Class I and Class II liquids. Flammable
and Combustible Liquids.
(a) Establishment of limits of districts in which storage of flammable or
combustible liquids in outside aboveground tanks is prohibited.
The limits referred to in Section 5704.2.9.6.1 of said Fire Code, in which the storage of
flammable or combustible liquids in aboveground tanks is prohibited, are established as to all
locations within the City of Saratoga that are residential or congested commercial areas as
determined by the Fire Code Official.
(b) Establishment of limits of districts in which storage of flammable or
combustible liquids in aboveground tanks is prohibited.
The limits referred to in Section 5706.2.4.4 of said Fire Code, in which the storage of
flammable or combustible liquids in aboveground tanks is prohibited, are established as to all
locations of the City of Saratoga that are residential or other locations as determined by the
Fire Code Official.
16-20.030 - Amendments to Chapter 58 of the Fire Code; Cryogenic Fluids.
(a) Establishment of limits of districts in which the storage of stationary tanks of flammable
cryogenic fluids are to be prohibited.
The limits referred to in Section 5806.2 of said Fire Code, in which the storage of flammable
cryogenic fluids in stationary containers is prohibited, are established as to all locations of the
City of Saratoga that are residential and congested commercial areas as determined by the Fire
Code Official.
16-20.040 - Amendments to Chapter 61 of the Fire Code; Liquefied Petroleum Gases.
(a) Establishment of limits in which storage of liquefied petroleum gases is
prohibited.
The limits referred to in Section 6104.2 of said Fire Code, in which storage of liquefied
petroleum gas (LPG) is restricted, are established as to all locations within the City of
Saratoga that are residential or congested commercial areas as determined by the Fire
Code Official.
Exceptions: LPG may be used for industrial operations or when natural gas would not
provide a viable substitute for LPG. Portable containers for temporary heating and/or cooking
uses may be permitted if stored and handled in accordance with this Code. Facilities in
commercial areas for refueling portable or mobile LPG containers may be approved by the
Fire Code Official on a case by case basis.
16-20.050 - Amendments to Chapter 1, Division II of the Fire Code; Administration.
Section 105.1.7 is added as follows:
105.1.7 Construction permit fees.
Construction permit fees and plan review fees for fire hydrant systems, fire extinguishing systems
and fire alarm systems shall be paid to the Fire Department in accordance with the following table
based on valuation. The valuation shall be limited to the value of the system for which the permit is
being issued. Plan review fees are 65% of the Permit Fee amount. For the purposes of determining
the total fee amount for each permit, the plan review fee shall be added to the Permit Fee.
TOTAL VALUATIONS
PERMIT FEE
$1.00 TO $500.00
$23.50
$501.00 TO $2,000.00
$23.50 for the first $500.00 plus $3.05 for each
additional $100.00, or fraction thereof, to and
including $2,000.00
$2001.00 TO $25,000.00
$69.25 for the first $2,000.00 plus $14.00 for each
additional $1,000.00 or fraction thereof, to and
including $25,000.00
$25,001.00 TO $50,000.00
$391.25 for the first $25,000.00 plus $10.10 for
each additional $1,000.00, or fraction thereof, to
and including $50,000.00
$50,001.00 TO $100,000.00
$643.75 for the first $50,000.00 plus $7.00 for each
additional $1,000.00, or fraction thereof, to and
including $100,000.00
$100,001.00 to $500,000.00
$993.75 for the first $100,000.00 plus $5.60 for
each additional $1,000.00, or fraction
Section 105.1.8 is added as follows:
105.1.8 Operational permit fees. Operational permit fees shall be paid to the Fire
Department as follows:
FACILITY TYPE
thereof, to and including $500,000.00
$500,001 to $1,000,000.00
$3,233.75 for the first $500,000.00 plus $4.75 for
each additional $1,000.00, or fraction thereof, to
and including $1,000,000.00
$1,000,001 and up
$5,608.75 for the first $1,000,000.00 plus $3.15 for
each additional $1,000.00, or fraction thereof
Additional re -inspections, in connection with the permits above, are to be paid at 112.00 for each
occurrence at the discretion of the fire code official.
Cancelled inspections without advance notice are to be paid at $112.00 for each occurrence.
Section 105.1.8 is added as follows:
105.1.8 Operational permit fees. Operational permit fees shall be paid to the Fire
Department as follows:
FACILITY TYPE
PERMIT FEE
1. Institutional
A. More than 6 persons
$75.00 - Annually
B. Over 50 persons
$100.00 - Annually
2. Day Care Facilities
More than 6 clients
$35.00 - Annually
3. Places of Assembly
A. 50-300 persons
$50.00 - Annually
B. Over 300 persons
$85.00 - Annually
4. Temporary Membrane Structures, Tents
and Canopies (Only those requiring permits
in accordance with Section 105.6.43)
$85.00 — Each occurrence
Section 105.6.17 is amended as follows:
105.6.17 Flammable and combustible liquids. An operational permit is required:
1. no change to current text...
2. no change to current text...
3. no change to current text...
4. no change to current text...
5. no change to current text...
6. no change to current text...
7. no change to current text...
8. no change to current text...
9. no change to current text...
10. To engage in the dispensing of liquid fuels into the fuel tanks of motor vehicles at commercial,
industrial, governmental or manufacturing establishments in accordance with Section 5706.5.4 or
to engage in on -demand mobile fueling operations in accordance with Section 5707.
11. To utilize a site for the dispensing of liquid fuels from tank vehicles into the fuel tanks of
motor vehicles, marine craft and other special equipment at commercial, industrial,
governmental or manufacturing establishments in accordance with Section 5706.5.4 or to
utilize a site for on -demand mobile fueling operations in accordance with Section 5707.
Section 105.6.50 is added as follows:
105.6.50 Day care facility. An operational permit is required to operate a business as a day care
facility for more than 6 people.
Section 105.6.51 is added as follows:
105.6.51: Institutional. A permit is required to operate, maintain, or use any institutional type
occupancy. For the purpose of this Section, an institution shall be, but is not limited to: hospitals,
children's homes, homes or institutions for insane or mentally retarded persons, homes or
institutions for the care of aged or senile persons, sanitariums, nursing or convalescent homes,
certified family care homes, residential care homes for the elderly, out of home placement facilities,
halfway houses, and day care nurseries or similar facilities of any capacity.
Section [A] 106.5 is added as follows:
[A] 106.5 Final Inspection. No final inspection as to all or any portion of a development shall be
deemed completed until the installation of the required fire protection facilities and access ways have
been completed and approved. No final certificate of occupancy may be granted until the Fire
Department issues notice of final clearance of such fire protection facilities and access ways to the
Building Department.
Section [A] 109.4 is amended to read as follows:
[A] 109.4 Violation Penalties. Persons who shall violate a provision of this code or shall fail to
comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in
violation of the approved construction documents or directive of the fire code official, or of a permit or
certificate used under provisions of this code, shall be guilty of a misdemeanor punishable by a fine of
not more than $1,000.00 or by imprisonment not exceeding 365 days or both such fine and
imprisonment. Each day that a violation continues after due notice has been served shall be deemed a
separate offense.
[A] 109.4.1 Abatement of Violation. In addition to the imposition of the penalties herein described,
the fire code official is authorized to institute appropriate action to prevent unlawful construction or to
restrain, correct, or abate a violation; or to prevent illegal occupancy of a structure or premises; or to
stop an illegal act, conduct of business, or occupancy of a structure on or about any premises.
[A] 109.4.2 Abatement of Hazard.
(a) The maintenance of real property in violation of this code, or of any order of the Fire Department
pursuant hereto, is declared to be a public nuisance and is subject to abatement in accordance with
Article 3-15 of the Saratoga Municipal Code.
(b) Notwithstanding paragraph (a) of this Section, if real property is maintained in violation of this
code or any order of the. Fire Department pursuant hereto and such violation constitutes, in the
opinion of the Fire Chief, a fire hazard of such a nature that immediate action is required to protect
the public health, safety, and welfare, the Fire Department may apply the emergency nuisance
abatement procedure set forth in Article 3-20 of the Saratoga Municipal Code and take all
necessary and immediate steps to abate the hazard without prior notice to the owner or occupant of
the property. In such an event, the Fire Chief shall perform the duties of the City Manager as
described in Article 3-20.
(c) The cost of any abatement may be collected through the levy of a special assessment in
accordance with the applicable provisions of Article 3-15 or Article 3-20 of the Saratoga
Municipal Code. Such procedure is not intended to be exclusive, and the City or the Fire
Department may simultaneously or successively exercise any other rights and remedies
provided by law.
16-20.060 - Amendments to Chapter 2 of the Fire Code; Definitions
Chapter 2
DEFINITIONS
SECTION 202 GENERAL DEFINITIONS
Amend the following definition to read:
CONTINUOUS GAS DETECTION SYSTEM.
An approved gas detection system where the analytical instrument is maintained in continuous
operation and sampling is performed without interruption. Analysis is allowed to be performed
on a cyclical basis at intervals not to exceed 30 minutes. In occupied areas where air is re-
circulated and not exhausted to a treatment system (e.g. breathing zone), the Chief may require a
cyclical basis at intervals not to exceed 5 minutes. The gas detection system shall be able to
detect the presence of a gas at or below the permissible exposure limit in occupiable areas and at
or below '/2 IDLH (or 0.05 LC 50 if no established IDLH) in unoccupiable areas.
16-20.070 - Amendments to Chapter 3 of the Fire Code; General Precautions Against Fire.
SECTION 316 HAZARDS TO FIRE FIGHTERS
Add Section 316.7 to read:
316.7 Roof Guardrails at Interior Courts.
Roof openings into interior courts that are bounded on all sides by building walls shall be
protected with guardrails. The top of the guardrail shall not be less than 42 inches in height
above the adjacent roof surface that can be walked on. Intermediate rails shall be designed and
spaced such that a 12 -inch diameter sphere cannot pass through.
Exception:
Where the roof opening is greater than 600 square feet in area
16-20.090 - Amendments to Chapter 5 of the Fire Code; Fire Service Features. SECTION
503 FIRE APPARATUS ACCESS ROADS
Section 503.1 is amended to read:
503.1 Where required.
Fire apparatus access roads shall be provided and maintained in accordance with Sections
503.1.1 through 503.1.3 and as per Fire Department Access Road Standards.
Section 503.2.,1 is amended to read:
503.2.1 Dimensions.
Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096
mm), exclusive of shoulders, or as required by fire department access road standards, except
for approved security gates in accordance with Section 503.6, and an unobstructed vertical
clearance of 13 feet 6 inches (4115 mm).
Exception:
Where there are not more than two Group R, Division 3, or Group U occupancies, the
access road width may be modified by the Fire Code Official.
Section 503.2.2 is amended as follows:
503.2.2 Authority.
The fire code official shall have the authority to require or permit modifications to the
required access widths and/or vertical clearance where they are inadequate for fire or rescue
operations or where necessary to meet the public safety objectives of the jurisdiction.
SECTION 504 ACCESS TO BUILDING OPENINGS AND ROOFS
Section 504.5 is added as follows:
504.5 Access Control Devices.
When access control devices including bars, grates, gates, electric or magnetic locks or similar
devices, which would inhibit rapid fire department emergency access to or within the building,
are installed, such devices shall be approved by the Fire Code Official. All electrically powered
access control devices shall be provided with an approved means for deactivation or unlocking
from a single location or otherwise approved by the Fire Code Official.
Access control devices shall also comply with Chapter 10 Egress.
16-20.100 - Amendments to Chapter 6 of the Fire Code; Building Services and Systems.
Section 605.13 is added as follows:
605.13 Immersion Heaters.
All electrical immersion heaters used in dip tanks, sinks, vats and similar operations shall be
provided with approved over -temperature controls and low liquid level electrical disconnects.
Manual reset of required protection devices shall be provided.
16-20.110 - Amendments to Chapter 8 of the Fire Code; Interior Finish, Decorative Materials and
Furnishings.
Section 806.1.1 is amended to read as follows:
Display inside buildings.
The display of Christmas trees and other decorative vegetation shall be in accordance with
the California Code of Regulations, Title 19, Division 1, §3.08 and Sections 806.1 through
806.5.
16-20.120 - Amendments to Chapter 9 of the Fire Code; Fire Protection Systems.
Section 903.2 is amended to read:
903.2 Where required.
Approved automatic sprinkler systems in new and existing buildings and structures shall be
provided in the locations described in this Section or in Sections 903.2.1 through
903.2.19, whichever is the more restrictive. For the purposes of this section, firewalls and fire
barriers used to separate building areas shall be constructed in accordance with the California
Building Code and shall be without openings or penetrations.
1. In buildings other than residential buildings, which require the installation of fire
sprinklers for all new buildings according to the California Residential Code, an automatic
sprinkler system shall be provided throughout all new buildings and structures.
Exceptions:
a. Buildings and structures that do not exceed 1,000 square feet of building area and that
are not located in the Wildland-Urban Interface Fire Area.
b. Buildings and structures that are located in the Wildland-Urban Interface Fire Area and
do not exceed 500 square feet of building area.
c. Group S-2 or U occupancies that are not located in the Wildland-Urban Interface and used
exclusively for vehicle parking and meeting all of the following conditions:
i. Noncombustible construction;
ii. Maximum building area not to exceed 5,000 square feet;
iii. Structure is open on three (3) or more sides; and
iv. Minimum of 10 feet separation from existing buildings unless area is
separated by fire walls complying with CBC 706.
2. An automatic sprinkler system shall be provided throughout existing buildings and structures when
alterations or additions are made that create conditions described in Sections 903.2.1 through
903.2.19.
3. An automatic sprinkler system shall be provided throughout existing buildings and structures, when
additions are made that increase the building area to more than 3,600 square feet.
Exception:
One or more additions made to a building after January 1, 2011, that do not total more
than 1,000 square feet of building area.
4. An automatic sprinkler system shall be provided throughout all new basements regardless of size and
throughout existing basements that are expanded by more than 50%.
5. Any change in the character of occupancy or in use of any building with a building area equal to or
greater than 3,600 square feet that, in the opinion of the fire code official or building official, would
place the building into a more hazardous division of the same occupancy group or into a different
group of occupancies and constitutes a greater degree of life safety or increased fire risk, as defined
herein, shall require the installation of an approved fire automatic fire sprinkler system.
a. Life Safety — Increased occupant load, public assembly areas, public meeting areas, churches,
indoor amusement attractions, buildings with complex exiting systems due to increased
occupant loads, large schools/day-care facilities, large residential care facilities with non-
ambulatory
b. Fire Risks — High -piled combustible storage, woodworking operations, hazardous operations
using hazardous materials, increased fuel loads (storage of moderate to highly combustible
materials), increased sources of ignition (welding, automotive repair with the use of flammable
liquids and open flames).
16-20.140 — Amendments to Chapter 33 of the Fire Code; Fire Safety During Construction and
Demolition.
SECTION 3304 PRECAUTIONS AGAINST FIRE
Section 3304.8 is added as follows:
3304.8 Fire Walls.
When firewalls are required, the wall construction shall be completed (with all openings
protected) immediately after the building is sufficiently weather -protected at the location of
the wall(s).
SECTION 3311 MEANS OF EGRESS
Section 3311.1 is amended to read:
[B] 3311.1 Stairways Required.
Each level above the first story in multi -story buildings that require two exit stairways shall
be provided with at least two usable exit stairways after the floor decking is installed. The
stairways shall be continuous and discharge to grade level. Stairways serving more than
two floor levels shall be enclosed (with openings adequately protected) after exterior
walls/windows are in place. Exit stairs in new and in existing, occupied buildings shall be
lighted and maintained clear of debris and construction materials at all times.
Exception:
For multi -story buildings, one of the required exit stairs may be obstructed on not more than
two contiguous floor levels for the purposes of stairway construction (i.e., installation of
gypsum board, painting, flooring, etc.).
Section 3311.1.1 is added as follows:
Section 3311.1.1 Required Means of Egress.
All buildings under construction shall have at least one unobstructed means of egress. All
means of egress shall be identified in the prefire plan as set forth in Section 3308.2 of the
Fire Code.
16-20.150 - Amendments to Chapter 49 of the Fire Code; Requirements for Wildland-
Urban Interface Fire Areas.
Section 4902 as follows is amended to read:
SECTION 4902 DEFINITIONS
Amend definition of Wildland-Urban Interface Fire Area as follows:
Wildland-Urban Interface Fire Area is a geographical area identified by the state as a "Fire Hazard
Severity Zone" in accordance with the Public Resources Code Sections 4201 through 4204 and
Government Code Sections 51175 through 51189 or other areas designated by the enforcing agency to
be at a significant risk from wildfires. The Wildland-Urban Interface Fire Area shall be defined as all
areas within the City of Saratoga as set forth and delineated on the map entitled "Wildland-Urban
Interface Fire Area," which map and all notations, references, data, and other information shown
thereon are hereby adopted and made a part of this chapter. The map properly attested, shall be on file
in the Office of the City Clerk of the City of Saratoga.
SECTION 4906 HAZARDOUS VEGETATION AND FUEL MANAGEMENT
Section 4906.2 is amended to read:
4906.2 Application.
Buildings and structures located in the following areas shall maintain the required
hazardous vegetation and fuel management:
1. All unincorporated lands designated by the State Board of Forestry and Fire
Protection as State Responsibility Areas (SRA) including:
1.1. Moderate Fire Hazard Severity Zones
1.2. High Fire Hazard Severity Zones
1.3. Very -high Fire Hazard Severity Zones
2. Land designated as a Very -high Fire Hazard Severity Zone or as a Wildland Urban
Interface Fire Area by the City of Saratoga.
SECTION 4907 DEFENSIBLE SPACE
Section 4907.1 is amended to read:
4907.1 General.
Defensible space will be maintained around all buildings and structures in Sate Responsibility
Area (SRA) as required in Public Resources Code 4290 and "SRA Fire Safe Regulations"
California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Section 1270.
Buildings and structures within the Very -High Fire Hazard Severity Zones of a Local
Responsibility Area (LRA) shall maintain defensible space as outlined in Government Code
51175 — 51189 and any local ordinance of the authority having jurisdiction.
Persons owning, leasing, controlling, operating or maintaining buildings or structures in the
locally adopted Wildland-Urban Interface Fire Area but that are not within the Very -High Fire
Hazard Severity Zone and persons owning, leasing or controlling land adjacent to such buildings
or structures, shall at all times:
1. Maintain an effective defensible space by removing and clearing away
flammable
vegetation and combustible growth from areas within 30 feet (9144 mm) of such
buildings or structures.
Exception: Single specimens of trees, ornamental shrubbery or similar plants
used as ground covers, provided that they do not form a means of rapidly
transmitting fire from the native growth to any structure.
2. Maintain additional effective defensible space by removing brush, flammable vegetation
and combustible growth located 30 feet to 100 feet (9144 mm to 30480 mm) when required by
the fire code official due to steepness of terrain or other conditions that would cause a defensible
space of only 30 feet (9144 mm) to be insufficient.
Exception: Grass and other vegetation located more than 30 feet (9144 mm)
from buildings or structures and less than 18 inches (457 mm) in height above the
ground need not be removed where necessary to stabilize the soil and prevent
erosion.
3. Remove portions of trees, which extend within 10 feet (3048 mm) of the outlet of a
chimney.
4. Maintain trees adjacent to or overhanging a building free of deadwood; and
5. Maintain the roof of a structure free of leaves, needles or other dead vegetative growth.
6. Defensible space shall also be provided around water tank structures, water supply pumps and
pump houses.
7. Remove flammable vegetation a minimum of 30 feet around liquefied petroleum gas
tanks/containers.
8. Firewood and combustible materials shall not be stored in unenclosed spaces beneath
buildings or structures, or on decks or under eaves, canopies or other projections or overhangs.
The storage of firewood and combustible material within the defensible space shall be located a
minimum of 30 feet (6096 mm) from structures and separated from the crown of trees by a
minimum horizontal distance of 15 feet (4572 mm).
Exception: Firewood and combustible materials not for consumption on the
premises shall be stored as approved by the fire code official.
9. Clear areas within 10 feet (3048 mm) of fire apparatus access roads and driveways of non -
fire -resistive vegetation growth.
Exception: Single specimens of trees, ornamental vegetative fuels or cultivated
ground cover, such as green grass, ivy, succulents or similar plants used as
ground cover, provided they do not form a means of readily transmitting fire.
Section 4907.2 is added as follows:
4907.2 Corrective Actions.
The executive body is authorized to instruct the Fire Code Official to give notice to the owner
of the property upon which conditions regulated by Section 4907.1 of the Fire Code exist to
correct such conditions. If the owner fails to correct such conditions, the executive body is
authorized to cause the same to be done and make the expense of such correction a lien upon
the property where such conditions exist.
Section 4908 is added as follows:
SECTION 4908 FIRE PROTECTION PLAN
4908.1 General.
When required by the code official, a fire protection plan shall be prepared.
4908.2 Content.
The plan shall be based upon a site-specific wildfire risk assessment that includes considerations
of location, topography, aspect, flammable vegetation, climatic conditions, and fire history. The
plan shall address water supply, access, building ignition and fire- resistance factors, fire
protection systems and equipment, defensible space, and vegetation management.
4908.3 Cost.
The cost of fire protection plan preparation and review shall be the responsibility of the
applicant.
4908.4 Plan Retention.
The fire protection plan shall be retained by the Fire Code Official.
Section 4909 is added as follows:
SECTION 4909 WATER SUPPLY
4909.1 General.
Buildings and structures, or portions thereof, hereafter constructed or relocated into or within
the Wildland-Urban Interface Fire Area shall be provided with fire protection water supplies in
accordance with Chapter 5 and Section 4910.2 of the Fire Code.
Exception:
Buildings containing only private garages, carports, sheds and Agricultural buildings with a
building area of not more than 500 square feet (56 m2).
4909.2 Standby Power.
Stationary water supply facilities within the wildland-urban interface area that are dependent
on electrical power to meet adequate water supply demands shall provide standby power
systems in accordance with the Electrical Code to ensure that an uninterrupted water supply is
maintained. The standby power source shall be capable of providing power for a minimum of
two hours.
Exceptions:
1. When approved by the Fire Code Official, a standby power supply is not required where the
primary power service to the stationary water supply facility is underground.
2. A standby power supply is not required where the stationary water supply facility serves no
more than one single-family dwelling.
Section 4910 is added as follows:
SECTION 4910 IGNITION SOURCE CONTROL
4910.1 Fireworks.
Fireworks shall not be used or possessed in the Wildland-Urban Interface Fire Area.
16-20.160 - Amendments to Chapter 50 of the Fire Code; Hazardous Materials -General
Provisions.
Section 5003.9.11 is added to the Fire Code as follows:
5003.9.11 Fire Extinguishing Systems for Workstations Dispensing, Handling, or Using
Hazardous Materials.
Combustible and non-combustible workstations, which dispense, handle, or use
hazardous materials, shall be protected by an approved automatic fire extinguishing
system in accordance with Section 2703.10.
Exception: Internal fire protection is not required for Biological Safety Cabinets that carry
NSF/ANSI certification where quantities of flammable liquids in use or storage within the
cabinet do not exceed 500 ml.
16-20.170 - Amendments to Chapter 56 of the Fire Code; Explosives and Fireworks.
Chapter 56 of the 2015 International Fire Code is adopted with the following amendments:
Section 5601.1.3 is amended as follows:
5601.1.3 Fireworks.
The possession, manufacture, storage, sale, handling, and use of fireworks, including those
fireworks classified as Safe and Sane by the California State Fire Marshal, are prohibited.
Exceptions:
1. Storage and handling of fireworks as allowed in Section 5604.
2. Manufacture, assembly and testing of fireworks as allowed in Section 5605 and Health and
Safety Code Division 11.
3. The use of fireworks for fireworks displays, pyrotechnics before a proximate audience and
pyrotechnic special effects in motion pictures, television theatrical or group entertainment
productions as allowed in Title 19, Division 1, Chapter 6 Fireworks reprinted in Section 5608
and Health and Safety Code Division 11.
16-20.180 - Amendments to Chapter 57 of the Fire Code; Flammable and Combustible Liquids.
SECTION 5704 STORAGE
(a) Section 5704.2.7.5.8 is amended to read:
5704.2.7.5.8Overfill Prevention.
An approved means or method in accordance with Section 5404.2.9.7.6 shall be provided to
prevent the overfill of all Class I, II, and IIIA liquid storage tanks. Storage tanks in refineries,
bulk plants, or terminals regulated by Sections 5406.4 or 5406.7 shall have overfill protection
in accordance with API 2350.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less
provided an independent means of notifying the person filling the tank that the fluid
level has reached 90 percent of tank capacity by providing an audible or visual alarm
signal, or providing a tank level gauge marked at 90 percent of tank capacity.
An approved means or method in accordance with Section 5704.2.9.7.6 shall be provided to
prevent the overfilling of Class IIIB liquid storage tanks connected to fuel burning equipment
inside buildings.
Section 5704.2.7.5.9 is added as follows:
Automatic Filling of Tanks.
Systems that automatically fill flammable or combustible liquid tanks shall be equipped with
overfill protection, approved by the Fire Code Official, which sends an alarm signal to a
constantly attended location and immediately stops the filling of the tank. The alarm signal
and automatic shutoff shall be tested on an annual basis and records of such testing shall be
maintained on-site for a period of five (5) years.
Section 5707 is added to read:
SECTION 5707 — ON -DEMAND MOBILE FUELING
5707.1 General. On -demand mobile fueling operations that dispense Class I, II, and III liquids
into the fuel tanks of motor vehicles shall comply with Sections 5707.1 through 5707.7.
Exception: Fueling from an approved portable container in cases of an emergency or for personal
use.
5707.1.1 Approval required. Mobile fueling operations shall not be conducted without first
obtaining a permit and approval from the fire code official. Mobile fueling operations shall occur
only at approved locations.
5707.2 Mobile fueling vehicle. An on -demand mobile fueling vehicle shall be one of the
following:
1. A tank vehicle complying with NFPA 385 that has chassis -mounted tanks or containers
where the aggregate cargo capacity does not exceed 1200 gallons (4542 L).
2. A vehicle with one or more chassis -mounted tanks or containers that do not exceed 110
gallons (415 L) individual capacity and having an aggregate capacity that does not exceed
1200 gallons (4542 L).
3. A vehicle that carries a maximum of 60 gallons (227 L) of motor fuel in metal safety cans
listed in accordance with UL 30 or other approved metal containers each not to exceed 5
gallons (19 L) in capacity.
The mobile fueling vehicle shall comply with the requirements of all local, state and federal
requirements.
Mobile fueling vehicles with a chassis -mounted tank in excess of 110 gallons (415 L) shall
comply with the requirements of Section 5706.6, Section 5707, and NFPA 385.
The mobile fueling vehicle and its equipment shall be maintained in good repair.
Safety cans and approved metal containers shall be secured to the mobile fueling vehicle except
when in use.
5707.3 Required documents. Documents developed to comply with Sections 5707.3.1 through
5707.3.3 shall be updated as necessary by the owner of the mobile fueling operation and shall be
maintained in compliance with Section 107.3.
5707.3.1 Safety and emergency response plan. Mobile fueling operators shall have an approved
written safety and emergency response plan that establishes policies and procedures for fire
safety, spill prevention and control, personnel training and compliance with other applicable
requirements of this code.
5707.3.2 Training records. Training records of operators shall be maintained. Mobile fueling
vehicle operators shall possess evidence of training on proper fueling procedures and the safety
and emergency response plan.
5707.3.3 Site plan. A site plan shall be developed for each location at which mobile fueling
occurs. The site plan shall be in sufficient detail to indicate: all buildings, structures, lot lines,
property lines, and appurtenances on site and their use or function; all uses adjacent to the lot
lines of the site; fueling locations, the locations of all storm drain openings and adjacent
waterways or wetlands; information regarding slope, natural drainage, curbing, impounding and
how a spill will be retained upon the site property; and the scale of the site plan.
5707.4 Mobile fueling areas. Mobile fueling shall not occur on public streets, public ways, or
inside buildings. Fueling on the roof level of parking structures or other buildings is prohibited.
5707.4.1 Separation. Mobile fueling shall not take place within 25 feet (7620 mm) of buildings,
property lines, or combustible storage.
Exception: The fire code official shall be authorized to decrease the separation distance for
dispensing from metal safety cans or other approved metal containers in accordance with Section
5707.2.
When dispensing operations occur within 15 feet (4572 mm) of a storm drain, an approved storm
drain cover or an approved equivalent method that will prevent any fuel from reaching the drain
shall be used.
5707.4.2 Sources of ignition. Smoking, open flames, and other sources of ignition shall be
prohibited within 25 feet (7620 mm) of fuel dispensing activities. Signs prohibiting smoking or
open flames within 25 feet (7620 mm) of the vehicle and the point of fueling shall be prominently
posted on the mobile fueling vehicle. The engines of vehicles being fueled shall beshut off
during fueling.
5707.5 Equipment. Mobile fueling equipment shall comply with Sections 5707.5.1 through
5707.5.5.
5707.5.1 Dispensing hoses and nozzles. Where equipped, the dispensing hose shall not exceed 50
feet (15 240 mm) in length. The dispensing nozzles, hoses and appurtenances shall be of an
approved and listed type.
5707.5.2 Break -away device. A listed break -away device shall be provided at the nozzle.
Exception: Mobile fueling vehicles equipped with an approved brake interlock tied to the nozzle
holder that prohibits movement of the mobile fueling vehicle when the nozzle is removed from its
holder.
5707.5.3 Shut off valve and fuel limit. Mobile fueling vehicles shall be equipped with a listed
shutoff valve assembly and a fuel limit switch set to a maximum of 30 gallons (116 L).
5707.5.4 Fire extinguisher. An approved portable fire extinguisher complying with Section 906
with a minimum rating of 4-A:80-B:C shall be provided on the mobile fueling vehicle with
signage clearly indicating its location.
5707.5.5 Spill kit. Mobile fueling vehicles shall contain a minimum 5 gallon (19 L) spill kit of an
approved type.
5707.6 Operations. Mobile fueling vehicles shall be constantly attended during fueling
operations with brakes set and warning lights in operation. Mobile fueling vehicles shall not
obstruct emergency vehicle access roads.
5707.6.1 Dispensing hose. Where equipped, mobile fueling vehicles shall be positioned in a
manner to preclude traffic from driving over the dispensing hose. The dispensing hose shall be
placed on an approved reel or in an approved compartment prior to moving the mobile fueling
vehicle.
5707.6.2 Drip control. Operators shall place a drip pan or an absorbent pillow under the nozzle to
catch drips and under each fuel fill opening prior to and during dispensing operations.
5707.6.3 Nighttime deliveries. Nighttime deliveries shall only be made in areas deemed
adequately lighted by the fire code official.
5707.6.4 Vehicle lights. The mobile fueling vehicle flasher lights shall be in operation while
dispensing operations are in progress.
5707.6.5 Safety cones. Safety cones or barriers shall be employed as warning devices to highlight
the vehicle fueling area.
5707.6.6 Bonding. A means for bonding the mobile fueling vehicle to the motor vehicle shall be
provided. Such bonding means shall be employed during fueling operations.
5707.6.7 Spill reporting. Spills shall be reported in accordance with Section 5003.3.1.
5707.7 Training. Mobile fueling vehicles shall be operated only by designated personnel who are
trained on proper fueling procedures and the safety and emergency response plan. The vehicle
operator training shall be approved by the fire code official.
Article 16-25 — Plumbing Code
16-25.010 Adoption of the 2016 California Plumbing Code.
The 2016 California Plumbing Code, Title 24, Part 5, including Appendix Chapters A, B, C, D,
H, and I only, hereinafter referred to as the "Plumbing Code," is referred to and such code is
adopted and made a part hereof, the same as if fully set forth in this Article, and shall be the
Plumbing Code of the City. At least one true copy of the Plumbing Code has been on file with
the City Clerk for fifteen days prior to enactment of the ordinance codified in this Article.
While the ordinance codified in this Article is in force, a true copy of the Plumbing Code shall
be kept for public inspection in the office of the Building Official. A reasonable supply of the
Plumbing Code shall be available in the office of the City Clerk for public purchase.
Article 16-30 — Mechanical Code
16-30.010 Adoption of the 2016 California Mechanical Code.
The 2016 California Mechanical Code, Title 24, Part 4, including all appendices, hereinafter
referred to as the "Mechanical Code," is referred to and such code is adopted and made a part
hereof, the same as if fully set forth in this Article, and shall be the Mechanical Code of the
City. At least one true copy of the Mechanical Code has been on file with the City Clerk for
fifteen days prior to enactment of the ordinance codified in this Article. While the ordinance
codified in this Article is in force, a true copy of the Mechanical Code shall be kept for public
inspection in the office of the Building Official. A reasonable supply of the Mechanical Code
shall be available in the office of the City Clerk for public purchase.
Article 16-35 Electrical Code
16-35.010 Adoption of the 2016 California Electrical Code.
The 2016 California Electrical Code, Title 24, Part 3, hereinafter referred to as the "Electrical
Code," is referred to and such code is adopted and made a part hereof, the same as if fully set
forth in this Article, and shall be the Electrical Code of the City. At least one true copy of the
Electrical Code has been on file with the City Clerk for fifteen days prior to enactment of the
ordinance codified in this Article.
While the ordinance codified in this Article is in force, a true copy of the Electrical Code
shall be kept for public inspection in the office of the Building Official. A reasonable supply
of the Electrical Code shall be available in the office of the City Clerk for public purchase.
Article 16-49 — Green Building Standards Code
16-49.010 Adoption of the 2016 California Green Building Standards Code.
The 2016 California Green Building Standards Code, Title 24, Part 11, hereinafter referred to
as the "Green Building Standards Code," is referred to and such code is adopted and made a
part hereof, the same as if fully set forth in this Article, and shall be the Green Building
Standards Code of the City. At least one true copy of the Green Building Standards Code has
been on file with the City Clerk for fifteen days prior to enactment of the ordinance codified in
this Article. While the ordinance codified in this Article is in force, a true copy of the Green
Building Standards Code shall be kept for public inspection in the office of the Building
Official. A reasonable supply of the Green Building Standards Code shall be available in the
office of the City Clerk for public purchase.
Article 16-51— Energy Code
16-51.010 Adoption of the 2016 California Energy Code.
The 2016 California Energy Code, Title 24, Part 6, hereinafter referred to as the Energy
Code," is referred to and such code is adopted and made a part hereof, the same as if fully set
forth in this Article, and shall be the Energy Code of the City. At least one true copy of the
Energy Code has been on file with the City Clerk for fifteen days prior to enactment of the
ordinance codified in this Article. While the ordinance codified in this Article is in force, a
true copy of the Energy Code shall be kept for public inspection in the office of the Building
Official. A reasonable supply of the Energy Code shall be available in the office of the City
Clerk for public purchase.
Article 16-55 — Referenced Standards Code
16-55.010 Adoption of the 2016 California Referenced Standards Code
The 2016 California Referenced Standards Code, Title 24, Part 12, hereinafter referred to as the
"Standards Code," is referred to and such code is adopted and made a part hereof, the same as
if fully set forth in this Article, and shall be the Standards Code of the City. At least one true
copy of the Standards Code has been on file with the City Clerk for fifteen days prior to
enactment of the ordinance codified in this Article. While the ordinance codified in this Article
is in force, a true copy of the Standards Code shall be kept for. public inspection in the office of
the Building Official. A reasonable supply of the Energy Code shall be available in the office
of the City Clerk for public purchase.
842087.3