HomeMy WebLinkAboutOrdinance 414, 2025 Building Code Adoption ORDINANCE NO. 414
AN ORDINANCE ADOPTING THE 2025 CALIFORNIA BUILDING,
RESIDENTIAL, ELECTRICAL, MECHANICAL, PLUMBING, FIRE,
WILDLAND-URBAN INTERFACE, 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 2025 California Building Code (California Code
of Regulations, Title 24, Part 2, Volumes 1 and 2, based upon the 2024 International
Building Code as published by the International Code Council); the 2025 California
Residential Code(California Code of Regulations, Title 24,Part 2.5,based upon the 2024
International Residential Code as published by the International Code Council);the 2025
California Electrical Code (California Code of Regulations, Title 24, Part 3, based on the
2023 National Electrical Code as published by the National Fire Protection Association);
the 2025 California Mechanical Code (California Code of Regulations, Title 24, Part 4,
based on the American National Standard 2024 Uniform Mechanical Code); the 2025
California Plumbing Code(California Code of Regulations, Title 24,Part 5, based on the
American National Standard 2024 Uniform Plumbing Code);the 2025 California Energy
Code (California Code of Regulations, Title 24, Part 6); the 2025 California Wildland-
Urban Interface Code (California Code of Regulations, Title 24, Part 7); the 2025
California Historical Building Code (California Code of Regulations, Title 24, Part 8);
the 2025 California Fire Code (California Code of Regulations, Title 24, Part 9,based on
the 2024 International Fire Code as published by the International Code Council); the
2025 California Existing Building Code,Title 24,Part 10 based on the 2024,International
Existing Building Code, as published by the International Code Council); the 2025
California Green Building Standards Code(California Code of Regulations,Title 24,Part
11);and the 2025 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 3, 2025, notices were published in a qualifying newspaper of general
circulation stating the time and place of an October 15, 2025 public hearing and including
a notice of the purpose and subject matter of a proposed ordinance adopting the Building
Codes with local additions, deletions, and amendments.
C. On October 15,2025,the City Council of Saratoga conducted a public hearing and,after
considering all testimony and written materials provided in connection with that
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hearing, introduced this ordinance adopting the Building Codes with local additions,
deletions, and amendments, 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 and introduced this ordinance on October 15,
2025. 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, 2026 or as soon thereafter as this ordinance takes effect.
D. On October 8, 2025, at least one copy of the Building Codes certified as a true copy
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
2022 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 2022
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. Pursuant to Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code, as
modified by AB 130, the changes affecting residential units in the provisions of the
California Building Standards Code set forth in the Building Regulations Adoption
Ordinance satisfy one or more of the conditions added by AB 130. Express findings that
these modifications meet one or more of these conditions 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.
H. Pursuant to Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code, as
modified by AB 130, the two-way air conditioning and electric-readiness changes to
building standards affecting residential units in the 2025 California Energy Code and
2025 California Green Building Standards Code are necessary to implement the City's
local code amendment adding a two-way air conditioning and electric-readiness
requirement.This local code amendment is adopted to align with the City's General Plan
adopted in March 2024, permits mixed-fuel residential construction consistent with
federal law, and incentivizes all-electric construction, as part of the City's adopted
greenhouse gas emissions reduction strategy in its 2020 Climate Action Plan. Express
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findings that these changes satisfy the requirements of Condition 5 added by AB 130 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.
I. In accordance with Public Resources Code Section 25402.1(h)(2) and Section 10-106 of
the 2025 California Administrative Code (Cal. Code Regs. Title 24, Part 1), the City
Council has found that the City's two-way air conditioning reach code modifications to
the energy standards in the California Green Building Standards Code described herein
are cost-effective, and that the modifications will require the diminution of energy
consumption levels permitted by the Energy Code. The City Council's findings of cost-
effectiveness and energy savings will be filed with the California Energy Commission in
accordance with Public Resources Code Section 25402.1(h)(2) and Title 24 Section 10-
106 before this ordinance takes effect.
J. 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.
Section 2. Adoption.
Article 16-05 of the Saratoga City Code concerning General Provisions related to building
regulations is hereby deleted in its entirety and replaced with Article 16-05 as shown in Appendix
A.
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.
Section 16-45.050 of the Saratoga City Code concerning the Abatement of Dangerous
Buildings is hereby deleted and replaced with Section 16-45.050 attached in Appendix A.
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Article 16-47 of the Saratoga City Code concerning Green Building Regulations is hereby
deleted in its entirety and replaced with Article 16-47 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 16-52 of the Saratoga City Code adopting the Wildland-Urban Interface Code with
modifications is hereby adopted as shown in the attached Appendix A.
Article 16-55 of the Saratoga City Code concerning the Referenced Standards Code is
hereby deleted in its entirety and replaced with Article 16-55 attached in Appendix A.
Article 16-56 of the Saratoga City Code concerning the Historical Building Code is hereby
deleted in its entirety and replaced with Article 16-56 attached in Appendix A.
Article 16-57 of the Saratoga City Code concerning the Existing Building Code is hereby
deleted in its entirety and replaced with Article 16-57 attached in Appendix A.
Article 16-75 of the Saratoga City Code concerning Miscellaneous Regulations is hereby
deleted in its entirety and replaced with Article 16-75 attached in Appendix A.
The Wildland Urban Interface Area is established as the area within the Wildland Urban
Interface boundary shown in Appendix B.
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.
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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.
Section 6. Effective Date.
This ordinance shall take effect thirty days after adoption as provided by Government
Code Section 36937.
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The foregoing ordinance was introduced at the regular meeting of the City Council of the
City of Saratoga held on October 15, 2025 and was adopted by the following vote on November
5, 2025.
AYES: COUNCIL MEMBERS FITZSIMMONS, WALIA, ZHAO; VICE MAYOR
PAGE, MAYOR AFTAB
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
Belal Y. Af ab, M o
ATTEST:
Britt Avrit, MMC, City Clerk
APPROVED AS TO FORM:
DATE:
Richard Taylor
CITY ATTORNEY
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APPENDIX A
Article 16-05— General Provisions
16-05.010 Compliance with Chapter.
It shall be unlawful and a misdemeanor for any person to erect, construct, enlarge, alter,
repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any
permanent, temporary or portable building or structure in the City, or cause the same to be done,
or to engage in any excavating or grading, or cause the same to be done, except as provided in
this Chapter and the codes adopted by this Chapter.
16-05.020 Permits; fees.
(a) It shall be unlawful and a misdemeanor for any person to engage in any work for which a
permit is required by this Chapter, or any code adopted by this Chapter, without first
securing such a permit from the Building Official. Each applicant for a permit shall pay to
the City for each permit issued, at the time of issuance, such fee as established from time to
time by resolution of the City Council. All schedules of permit fees contained in any of the
codes adopted by reference in this Chapter are repealed.
(b) The issuance, granting or modification of any permit pursuant to this Chapter, or any code
adopted by this Chapter, shall not be deemed or construed to be a permit for or approval of
any violation of any of the provisions of this Chapter or any other provision of this Code, or
any other ordinance or regulation of the City, or any development condition imposed by the
City, and any permit purporting to give authority to violate, contradict or cancel any of the
provisions of this Chapter or any other Code provision, ordinance, regulation or
development condition of the City shall be invalid.
(c) Prior to the issuance of any permit that affects the site, including change of use permits,
pursuant to this Chapter, the applicant shall first obtain a zoning clearance from the
Community Development Director certifying that the project as shown on the construction
drawings complies with all applicable zoning regulations and development conditions. The
zoning clearance shall not constitute a representation or warranty by the City to the owner
of the property or to any other person with respect to the statements contained therein, nor
shall the issuance of a zoning clearance prevent the City from enforcing any zoning
regulation or development condition if a violation of the same is later found to exist.
(d) The issuance, granting or modification of any permit pursuant to this Chapter, or any code
adopted by this Chapter, shall not be deemed or construed to be a permit for or approval of
any modification of building or site plans previously approved by the City or development
conditions imposed by the City, unless such modification is approved in accordance with
Section 16-05.035 of this Article, and any permit purporting to give authority to modify any
such building plans, site plans or development conditions shall be invalid.
(e) Every application for a permit pursuant to this Chapter shall contain an agreement by the
applicant to defend, indemnify and hold the City and its officers, officials, boards,
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commissions, employees and volunteers harmless from and against any and all claims,
demands, actions, expenses or liabilities arising from or in any manner relating to the
performance of the work authorized by the permit or the failure to comply with any terms or
conditions of the permit.
(f) Unless otherwise specifically designated, all references to "permit" or "permits" under the
provisions of this Article shall mean and include building, plumbing, electrical, mechanical,
and grading permits.
(g) The building official shall not issue any permit for any project for which there is an
outstanding previous violation of any of the provisions of this Chapter, or any code adopted
by this Chapter, or any other provision of this Code relating to the project, after notification
of the same, until such time as all such previous violations have been satisfactorily
corrected; provided, however, the building official may issue such permit if the violation is
being corrected and will be completed by a time designated by the Building Official.
16-05.030 Modification of building plans and development conditions.
No modification shall be made to any building or site plans previously approved by the City
or to any development conditions imposed by the City, unless such modification has been
approved as follows:
(a) Where the modification does not result in any exterior change to a structure or material
change to an approved site plan, and does not otherwise violate or change any
development condition relating to the project, the modification may be approved by the
Building Official.
(b) Where the modification involves any change to a development condition, the
modification shall be subject to approval by the Planning Commission if the condition
was originally imposed by the Commission or by the City Council on appeal, or
subject to approval by the Community Development Director if the condition was
originally imposed by said Director.
(c) Any modification which is not described in either subsection (a) or subsection (b) of
this Section shall be referred to the Community Development Director, for disposition
as follows:
(1) If the project was originally approved by the Community Development
Director, the modification may be approved by said Director.
(2) If the project was originally approved by the Planning Commission, or the
City Council on appeal, the modification shall require approval by the Planning
Commission if such modification results in any material change to the project or any
adverse impact upon the surrounding area; otherwise, the modification may be
approved by the Community Development Director. A material change shall include,
but is not limited to, any ascertainable change in the size, height or elevations of a
structure or its placement upon the site; any change in the approved elevation of a
building pad; any ascertainable change in the location or design of access roads,
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driveways or parking areas; or any change in a specific requirement of an approved
grading plan or landscape plan.
16-05.040 No liability of City.
This Chapter shall not be construed as imposing upon the City any liability or responsibility
for damages resulting from defective building, plumbing, electrical or mechanical work; nor
shall the City or any employee or official thereof be held to assume any such liability or
responsibility by reason of any action authorized by this Chapter.
16-05.050 Violations and penalties.
(a) Every person, as principal, agent or otherwise, who violates, or fails, neglects or refuses to
comply with any provision of this Chapter, or any code adopted by this Chapter, shall be
deemed guilty of a misdemeanor and shall be subject to all of the penalty and enforcement
provisions as set forth in Chapter 3 of this Code.
(b) In addition to other penalties for the violation of any provision of this Chapter, or any code
adopted by this Chapter, any building or other structure erected, constructed, enlarged,
altered, repaired, moved, improved, removed, converted, demolished, equipped, used,
occupied, or maintained contrary to the provisions of this Chapter, or any use of any land,
building or structure conducted, operated or maintained contrary to the provisions of this
Chapter, or any condition caused or permitted to exist in violation of any of the provisions
of this Chapter shall be deemed a public nuisance and may be summarily abated as such. In
addition, the City Attorney shall, upon order of the City Council, immediately commence
action or proceeding for the abatement and removal or enjoinment thereof in the manner
provided by law and shall take such other steps as may be necessary or appropriate to abate
and remove any such building, structure, condition or use constituting a public nuisance and
to restrain and enjoin any person from erecting, constructing, enlarging, altering, repairing,
moving, maintaining or using such building or structure, or using any property in the City,
contrary to the provisions of this Chapter.
(c) The remedies provided for in this Section shall be cumulative and not exclusive.
Article 16-I5—Building Code
16-15.010 Adoption of 2025 California Building Code.
(a) The 2025 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
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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.
16-15.020 Expiration of permits.
Section 105.5 of the Building Code is amended to read as follows:
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 12 months
from the date of permit issuance; or
2. The building or work authorized by such permit is suspended or abandoned at any time
after work is commenced for a period of 12 months; or
3. The permittee fails an inspection 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; or
4. In no case shall any building permit remain valid for more than thirty-six (36)months
from the date of original issuance, except as provided in subsection(h).
(b) After such expiration, work may only recommence upon reinstatement or issuance of a new
permit. 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.
1. Reinstatement. Expired permits may be reinstated if an application is made within 180
days of expiration,provided no changes have been made or will be made to the original
plans and specifications for such work, and provided further that such suspension or
abandonment under subsection (a)(2) above has not exceeded one year. The fee for
issuance of a reinstated permit shall be one-half of the full permit fee in effect at the time
of reinstatement.
2. New Permit. A new permit may be issued following expiration, provided any underlying
planning approvals remain effective. The full permit fee in effect at the time of issuance
shall apply.
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(c) 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 is not being diligently prosecuted to
completion.
(e) Any building, structure, or work for which a building permit has expired shall be deemed
unsafe, abandoned, and a public nuisance unless a new valid permit is obtained. The Building
Official is authorized to abate such nuisance by repair, rehabilitation, demolition, removal, or
other lawful means.
(f) The Building Official may also condition any reinstatement or extension to assure diligent
prosecution to completion or to prevent a nuisance.
(h) Extension Beyond Thirty-Six (36) Months.
Upon written request of the permittee filed prior to expiration of the permit, the Building Official
may grant a single extension of the maximum thirty-six (36) month life of the permit for a period
not to exceed twelve (12) additional months, provided:
1. The permittee demonstrates to the satisfaction of the Building Official that the delay is
due to exceptional circumstances beyond the permittee's control; and
2. The underlying planning entitlements remain valid; and
3. The proposed extension is consistent with the public health, safety, and welfare.
No permit shall be extended beyond forty-eight (48) months from the date of original issuance.
Section 105.5.1 of the Building Code is deleted.
16-15.030 Fees.
Section 109.2 of the Building Code is amended to read as follows:
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 City's 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.
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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 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 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.
16-15.040 Roof coverings.
(a) Section 1505.1.1 of the 2025 Building Code is amended to read as follows:
Roof coverings within Fire Hazard Severity Zones or in the Wildland-Urban
Interface (WUI). 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 the
Wildland-Urban Interface Code.
(b) Section 1505.1.2 of the 2025 California Building Code is amended to read as
follows:
Roofing 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-
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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.
16-15.050 Automatic Sprinkler Systems
Section 903.2 of the Building Code is amended to read as follows:
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
903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21.
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. An automatic sprinkler system shall be provided throughout all new buildings and
structures, other than Group R occupancies, except as follows:
a. Buildings and structures not located in any Wildland-Urban Interface and not
exceeding 1,200 square feet of fire area.
b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not
exceeding 500 square feet of fire area.
c. Group S-2 or U occupancies, including photovoltaic support structures, used
exclusively for vehicle parking which meet all of the following:
i. Noncombustible construction.
ii. Maximum 5,000 square feet in building area.
iii. Structure is open on not less than three (3) sides nor 75% of structure
perimeter.
iv. Minimum of 10 feet separation from existing buildings, or similar
structures, unless area is separated by fire walls complying with California
Building Code 706.
d. Canopies, constructed in accordance with CBC 406.7.2, used exclusively for
weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding
5,000 square feet of fire area.
2. An automatic sprinkler system shall be installed throughout all new buildings with a Group
R fire area.
Exception: Accessory Dwelling Unit,provided that all of the following are met:
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a. The unit meets the definition of an Accessory Dwelling Unit as defined in the
Government Code Section 65852.2.
b. The existing primary residence does not have automatic fire sprinklers.
c. The accessory dwelling unit does not exceed 1,200 square feet in size.
d. The unit is on the same lot as the primary residence.
e. The unit meets all apparatus access and water supply requirements of Chapter 5 and
Appendix B of the 2022 California Fire Code.
3. An approved automatic fire sprinkler system shall be installed in new manufactured homes
(as defined in California Health and Safety Code Sections 18007 and 18009) and
multifamily manufactured homes with two dwelling units (as defined in California Health
and Safety Code Section 18008.7) in accordance with Title 25 of the California Code of
Regulations.
4. An automatic sprinkler system shall be installed throughout existing buildings with a
Group R fire area when additions are made causing the fire area to exceed 3,600 square
feet.
Exception: Additions where all of the following are met:
a. Building addition does not exceed 500 square feet.
b. The resultant structure meets all water supply requirements of Chapter 5 and
Appendix B of the 2022 California Fire Code.
5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L,
M, S and U buildings and structures, when additions are made that increase the fire area to
more than 3,600 square feet or that create conditions described in Sections 903.2.1 through
903.2.18.
6. Any change in the character of occupancy or in use of any building with a fire area equal
to or greater than 3,600 square feet which,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', shall require the installation of an approved fire automatic fire
sprinkler system.
I Life Safety— Shall include, but not limited to: 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 housing non-ambulatory clients.
' Fire Risks — Shall include, but not limited to: High-piled combustible storage,
woodworking operations, hazardous operations using hazardous materials, increased fuel
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loads (storage of moderate to highly combustible materials), increased sources of ignition
(welding, automotive repair with the use of flammable liquids and open flames).
16-15.060 Chemical Fume Hoods
Section 903.2.11.7 of the Building Code is adopted to read as follows:
903.2.11.7 Chemical Fume Hood Fire Protection.
7.10.1 Approved automatic fire extinguishing systems shall be provided in chemical
fume hoods in the following cases:
1. Existing hoods having interiors with a flame spread index greater than 25 in
which flammable liquids are handled
2. If a hazard assessment determines that an automatic extinguishing system is
required for the chemical fume hood, then the applicable automatic fire protection
system standard shall be followed.
16-15.070 Fire Alarm and Fire Detection System Testing and Maintenance
Section 907.8 of the Building Code is amended to read as follows:
907.8 Inspection, testing and maintenance.
The maintenance and testing schedules and procedures for fire alarm and fire detection
systems shall be in accordance with Sections 907.8.1 through 907.8.4 and NFPA 72.
Records of inspection, testing and maintenance shall be documented using NFPA 72
record of inspection and testing forms.
16-15.080 Concrete construction.
Section 1705.3 of the Building Code is amended to read as follows:
1705.3 Concrete construction.
Special inspections and tests of 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, no greater than 2,500 pounds per square
inch (psi) (17.2 Mpa).
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.l.The footings support walls of light-frame construction.
2.2.The footings are designed in accordance with Table 1809.7.
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2.3.The structural design of the footing is based on a specified compressive
strength,f not more than 2,500 pounds per square inch (psi) (17.2 MPa), regardless of
the compressive strength specified in the approved 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 foundation walls constructed in accordance with Table 1807.1.6.2.
5. Concrete patios, driveways and sidewalks, on grade.
Article 16-18—Residential Code
16-18.010 Adoption of 2025 California Residential Code.
(a) The 2025 California Residential Code, Title 24 part 2.5, referred to throughout this
Chapter as the "Residential 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
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 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 Building Official.
16-18.020 Stop Work Order.
Section R114.1 is amended to read:
R114.1 Authority. Where the building official finds any work regulated by this code
being performed in a manner contrary to the provisions of this code, the Saratoga
Municipal Code, or in a dangerous or unsafe manner, the building official is authorized to
issue a stop work order.
16-18.030 Automatic sprinklers.
Section R309.1 of the Residential Code is amended to read as follows:
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R309.1 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 does
not total more than 1,000 square feet of building area.
Section R309.2 of the Residential Code is amended to read as follows:
R309.2 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 existing one-and two-family dwellings that meet the definition of a"demolition" of
the structure per City of Saratoga Municipal Code Section 15-06.195.
2. In all attached Accessory Dwelling Units, additions or alterations to an existing one- and
two-family dwelling that have an existing fire sprinkler system.
Exceptions:
1. When additions are made to existing structures, causing the fire area to exceed
3,600 square feet, and all of the following are met:
1.1. Building addition does not exceed 500 square feet.
1.2. The resultant structure meets all water supply requirements of Chapter 5 and
Appendix B of the 2025 California Fire Code.
2. Accessory Dwelling Units, provided that all of the following are met:
2.1 The unit meets the definition of an Accessory Dwelling Unit as defined in the
Government Code Section 65852.2
2.2 The existing primary residence does not have automatic fire sprinklers.
2.3 The accessory dwelling unit does not exceed 1,200 square feet in size.
2.4 The unit is on the same lot as the primary residence.
2.5 The unit meets all access and water supply requirements of Chapter 5 and
Appendix B of the 2025 California Fire Code.
16-18.040 Energy storage systems
Section R330.3.1 of the Residential Code is amended to read as follows:
R330.3.1 Spacing.
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Individual ESS units shall be separated from each other by at least 3 feet (914 mm)
except where separation distances are documented to be adequate based on large-scale
fire testing complying with Section 1207.1.7.
Section R330.4 of the Residential Code is amended to read as follows:
R330.4 Location.
ESS shall be installed only in the following locations:
1. Detached garages and detached accessory structures.
2. Attached garages separated from the dwelling unit living space in accordance
with Section R302.6.
3. Outdoors or on the exterior side of exterior walls located not less than 3 feet
(914 mm) from doors and windows directly entering the dwelling unit, and shall
not be located below or above any emergency escape and rescue openings.
4. Enclosed utility closets, basements, and storage or utility spaces within
dwelling units and sleeping units with finished or noncombustible walls and
ceilings. Walls and ceilings of unfinished wood-framed construction shall be
provided with not less than 5/8 -inch(15.9 mm) Type X gypsum wallboard.
Openings into the dwelling shall be equipped with solid wood doors not less than
1-3/8 inches (35 mm) in thickness, solid or honeycomb-core steel doors not less
than 1-3/8 inches (35 mm) in thickness, or doors with a 20-minute fire protection
rating. Doors shall be self-latching and equipped with a self-closing or an
automatic-closing device. Penetrations through the required gypsum wallboard
into the dwelling shall be protected as required by Section R302.11, Item 4.
ESS shall not be installed in sleeping rooms, or in closets or spaces opening
directly into sleeping rooms. (Material based on NFPA 855 2023 Ed.)
Section R330.7 of the Residential Code is amended to read as follows:
R330.7 Fire detection. Rooms and areas within dwelling units, basements and attached garages
in which ESS are installed shall be protected by smoke alarms in accordance with Section R310.
A heat detector, listed and interconnected to the smoke alarms, shall be installed in locations
within dwelling units and attached garages where smoke alarms cannot be installed based on
their listing.
ESS installed in Group R-3 and townhomes shall comply with the following:
1. Rooms and areas within dwellings units, sleeping units, basements and attached garages
in which ESS are installed shall be protected by smoke alarms in accordance with Section
R310.
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2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations
within dwelling units, sleeping units and attached garages where smoke alarms cannot be
installed based on their listing.
Exceptions:
1. A listed heat detector may be used in place of a heat alarm, so long as it is
interconnected with devices that provide an audible alarm at all sleeping areas.
2. A fire sprinkler associated with an approved automatic sprinkler system that
triggers an audible alarm upon activation of the waterflow switch, may be used in
place of a heat alarm.
16-18.050 Seismic reinforcing.
Section R403.1.3 of the Residential Code is amended to read as follows:
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.
16-18.060 Limits on methods Gypsum Board (GB) and Portland Cement Plaster (PCP).
Table R602.10.3 (3) of the Residential Code is amended to read as follows:
Add a new footnote "i"to the end of Table R602.10.3 (3), to read as follows:
i. 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
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structures.
Add the "i" footnote notation in Table R602.10.3 (3)to read as follows:
Method GB'
Section R602.10.4.5 of the Residential Code is added to read as follows:
R602.10.4.5 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.
16-18.070 Roof classification.
Section R902.1.1 of the Residential Code is amended to read as follows:
R902.1.1 Roofing requirements within Fire Hazard Severity Zones or in
Wildland-Urban Interface (WUI) 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 shall also
comply with Section 504.2 of the California WUI Code.
Section R902.1.2. of the Residential Code is amended to read as follows:
R902.1.2 Roof coverings in all other areas other than Fire Hazard Severity
Zones or a Wildland-Urban Interface (WUI) 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.
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Article 16-20—Fire Code
16-20.010 Adoption of the 2025 California Fire Code and 2024 International Fire Code.
(a) The 2025 California Fire Code based on the 2024 International Fire Code, including
Appendix Chapters B, C, D and P are referred to and, except as to additions, deletions
and amendments hereinafter noted, 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." However, in
accordance with California Government Code Section 50222.4, no penalty clauses are
adopted by reference. 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)In accordance with California Government Code Section 50022.6, 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.
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.
16-20.050 Amendments to Chapter 1, Division II of the Fire Code; Administration.
Table 105.5.9 is amended to read as follows:
TABLE 105.5.9
PERMIT AMOUNTS FOR COMPRESSED GASES
TYPE OF GAS AMOUNT
cubic feet at NTP
Carbon dioxide used in carbon dioxide 875 (1001b)
enrichments stems
Carbon dioxide used in insulated liquid 875 (100 lb)
carbon dioxide beverage dispensing
applications
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Corrosive 200
Flammable (except cryogenic fluids and 200
liquefied petroleumgases)
Highly toxic Any Amount
Moderately toxic Any Amount
Other Health Hazard Materials Any Amount
Inert and simple asphyxiant 6,000
Oxidizing (including oxygen) 504
P ro horic Any Amount
Toxic Any Amount
Table 105.5.22 is amended to read as follows:
TABLE 105.5.22
PERMIT AMOUNTS FOR HAZARDOUS MATERIALS
TYPE OF MATERIAL AMOUNT
Combustible liquids See Section 105.5.18
Corrosive materials
Gases See Section 105.5.9
Liquids 55 gallons
Solids 500 pounds
Explosive materials See Section 105.5.16
Flammable materials
Gases See Section 105.5.9
Liquids See Section 105.5.18
Solids 100 pounds
Highly toxic materials
Gases See Section 105.5.9
Liquids Any Amount
Solids Any Amount
Moderately toxic materials
Gases See Section 105.5.9
Other health hazard materials
Gases See Section 105.5.9
Liquids 55 gallons
Solids 500 pounds
Oxidizing materials
Gases See Section 105.5.9
Liquids
Class 4 Any Amount
Class 3 1 gallona
Class 2 10 gallons
Class 1 55 gallons
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Solids
Class 4 Any Amount
Class 3 10 poundsb
Class 2 100 pounds
Class 1 500 pounds
Organic peroxides
Liquids
Class I Any Amount
Class II Any Amount
Class III 1 gallon
Class IV 2 gallons
Class V No Permit Required
Solids
Class I Any Amount
Class II Any Amount
Class III 10 pounds
Class IV 20 pounds
Class V No Permit Required
P ro horic materials
Gases Any Amount
Liquids Any Amount
Solids Any Amount
Toxic materials
Gases See Section 105.5.9
Liquids 10 gallons
Solids 100 pounds
Unstable reactive materials
Liquids
Class 4 Any Amount
Class 3 Any Amount
Class 2 5 gallons
Class 1 10 gallons
Solids
Class 4 Any Amount
Class 3 Any Amount
Class 2 50 pounds
Class 1 100 pounds
Water-reactive materials
Liquids
Class 3 Any Amount
Class 2 5 gallons
Class 1 55 gallons
Solids
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Class 3 Any Amount
Class 2 50 pounds
Class 1 500 pounds
For SI: 1 gallon= 3.785 L, 1 pound= 0.454 kg.
a. 22 gallons when Table 5003.1.1(1)Note k applies and hazard identification signs in
accordance with Section 5003.5 are provided for quantities of 22 gallons or less.
b. 220 pounds when Table 5003.1.1(1)Note k applies and hazard identification signs in
accordance with Section 5003.5 are provided for quantities of 220 pounds or less.
Section 105.56.60 is added to read as follows:
105.56.60 Institutions. An operational permit is required to operate any health facility as
defined in Section 1250 of the California Health and Safety Code, with an occupant load
of more than six (6)persons, or to operate any jail or facility where personal liberties of
the occupants are restrained. See California Code of Regulations Title 24 Part 2.
Section 105.56.61 is added to read as follows:
105.56.61 Residential care facility. An operational permit is required to operate any
residential care or service facility, as described in the California Building Code,
accommodating more than six (6)persons.
Section 105.6.4 is amended to read as follows:
105.6.4 Cryogenic fluids. A construction permit is required for installation of or
alteration to cryogenic fluid storage systems where the system capacity exceeds the
amounts listed in Table 105.5.11. Maintenance performed in accordance with this code is
not considered to be an alteration and does not require a construction permit.
Section 108.2.1 is added to read as follows:
108.2.1 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
Santa Clara County 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 PERMIT FEE
VALUATIONS
$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
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$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 $5000.00 $391.25 for the first $25,000.00 plus $4.00 for each additional
$1,000.00, or fraction thereof, to and including $50,000.00
$50,001.00 TO $100,000.00 $630.15 for the first$50,000.00 plus $13.60 for each
additional $1,000.00, or fraction thereof, to and including
$100,000.00
$100,001.00 to $500,000.00 $986.75 for the first$100,000.00 plus $7.00 for each
additional $1,000.00, or fraction thereof, to and including
$500,000.00
$500,001 to $1,000,000.00 $3,228.15 for the first $500,000.00 plus $5.35 for each
additional $1,000.00, or fraction thereof, to and including
$1,000,000.00
$1,000,001 and up $5,604.00 for the first $1,000,000.00 plus $4.75 for each
additional $1,000.00, or fraction thereof
Additional re-inspections, in connection with the permits above, are to be paid at $120.00 for
each occurrence at the discretion of the fire code official.
Cancelled inspections without advance notice are to be paid at $120.00 for each occurrence.
Section 108.2.2 is added to read as follows:
108.2.2 Operational permit fees. Operational permit fees shall be paid to the Santa
Clara County 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 $85.00—Each occurrence
and Canopies (Only those requiring permits in
accordance with Section 105.6.43
Section 109.5 is added to read as follows:
109.5 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 113.4 is amended to read as follows:
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113.4 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 $1000.00 dollars 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.
Section 113.5 is added to read as follows:
113.5 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 said 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
Amend Section 202 of the 2025 California Fire Code and 2024 International Fire Code with the
following definitions added:
CORROSIVE LIQUID. Corrosive liquid is:
1) any liquid which, when in contact with living tissue, will cause destruction or
irreversible alteration of such tissue by chemical action; or
2) any liquid having a pH of 2 or less or 12.5 or more; or
3) any liquid classified as corrosive by the U.S. Department of Transportation; or
4) any material exhibiting the characteristics of corrosivity in accordance with Title 22,
California Code of Regulations § 66261.22.
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LARGE-SCALE FIRE TESTING. Testing a representative energy storage system that induces
a significant fire into the device under test and evaluates whether the fire will spread to adjacent
energy storage system units, surrounding equipment, or through an adjacent fire-resistance-rated
barrier.
MODERATELY TOXIC GAS. A chemical or substance that has a median lethal concentration
(LC50) in air more than 2000 parts per million but not more than 7500 parts per million by
volume of gas or vapor, when administered by continuous inhalation for an hour, or less if death
occurs within one hour, to albino rats weighing between 200 and 300 grams each.
HEALTH HAZARD - OTHER. A hazardous material which affects target organs of the body,
including but not limited to, those materials which produce liver damage, kidney damage,
damage to the nervous system, act on the blood to decrease hemoglobin function, deprive the
body tissue of oxygen or affect reproductive capabilities, including mutations (chromosomal
damage), sensitizers or teratogens (effect on fetuses).
SPILL CONTROL. That level of containment that is external to and separate from the primary
containment and is capable of safely and securely containing the contents of the largest container
and prevents the materials from spreading to other parts of the room.
Amend the following definitions:
SECONDARY CONTAINMENT. Secondary containment is that level of containment that is
external to and separate from primary containment and is capable of safely and securely
containing the material, without discharge, for a period of time reasonably necessary to ensure
detection and remedy of the primary containment failure.
WORKSTATION. A defined space or an independent principal piece of equipment using
flammable or unstable (Class 3 or 4 as ranked by NFPA 704) hazardous materials where a
specific function, laboratory procedure or research activity occurs. Approved or listed hazardous
materials storage cabinets, flammable liquid storage cabinets or gas cabinets serving a
workstation are included as part of the workstation. A workstation is allowed to contain
ventilation equipment, fire protection devices, detection devices, electrical devices and other
processing and scientific equipment.
16-20.090 Amendments to Chapter 5 of the Fire Code; Fire Service Features.
SECTION 503 FIRE APPARATUS ACCESS ROADS
Amend Section 503.1 to read as follows:
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 in accordance with the Fire
Department access standards.
Amend Section 503.1.1 to read as follows:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided
for every facility, building or portion of a building hereafter constructed or moved into or
within the jurisdiction. The fire apparatus access road shall comply with the requirements
Ordinance 414
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for this section and shall extend to within 150 feet (45 720 mm) of all portions of the
facility and all portions of the exterior walls of the first story of the building as measured
by an approved route around the exterior of the building or facility.
Exceptions:
1. In other than R-3 or U occupancies, when the building is equipped throughout
with an approved automatic sprinkler system, installed in accordance with
Section 903.3.1.1 the dimension may be increased to a maximum of 300 feet
when approved by the fire code official.
2. When there are not more than two Group R-3 or accessory Group U
occupancies, the dimension may be increased to a maximum of 200 feet.
3. When apparatus roads cannot be installed because of topography, waterways,
nonnegotiable grades or other similar conditions, an approved alternative
means of fire protection shall be provided.
Amend Section 503.2.1 to read as follows:
503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not
less than 20 feet(6096 mm) for engines, and 26 feet (7925 mm) for aerial fire apparatus,
exclusive of shoulders, except for approved gates or barricades in accordance with Sections
503.5.1 and 503.6. The unobstructed vertical clearance shall be a minimum of 13 feet 6
inches (4115 mm), or as determined by the fire code official.
Exception:
When 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.
Amend Section 503.2.4 as follows:
503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall
be a minimum of 30 feet (9144 mm) inside, and a minimum of 50 feet (15240 mm)
outside.
Amend Section 503.2.7 as follows:
503.2.7 Grade. The maximum grade of a fire department apparatus access road shall not
exceed 15-percent, unless approved by the fire code official.
Amend Section 503.5 as follows:
503.5 Required gates or barricades. The fire code official is authorized to require the
installation and maintenance of gates or other approved barricades across fire apparatus
access roads, trails, or other accessways, not including the public streets, alleys, or
highways. The minimum width for commercial applications is 20 feet(6096 mm), and 12
feet (4268 mm) for single-family dwellings. Electric gate operators, where provided shall
be listed in accordance with UL 325. Gates intended for automatic operation shall be
designed, constructed, and installed to comply with the requirements of ASTM F2200.
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Amend Section 503.6 as follows:
503.6 Security gates. The installation of security gates across a fire apparatus access
road shall be approved by the fire code official. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and the
emergency operation shall be maintained operational at all times. Electric gate operators,
where provided, shall be listed in accordance with UL 325. Gates intended for automatic
operation shall be designed, constructed and installed to comply with the requirements of
ASTM F2200. The minimum width for commercial applications is 20 feet (6096 mm),
and 12 feet (4268 mm) for single-family dwellings.
SECTION 504 ACCESS TO BUILDING OPENINGS AND ROOFS
Add Section 504.5 to read 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 Means of Egress.
SECTION 505 PREMISES IDENTIFICATION
Amend Section 505.1 as follows:
505.1 Address identification.New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in a position
that is visible from the street or road fronting the property. Address identification characters
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall not be spelled out. Each character shall be not less than 6
inches (153 mm) high with a minimum stroke width of 1/2 inch (12.7 mm). Where required
by the fire code official, address identification shall be provided in additional approved
locations to facilitate emergency response. Where access is by means of a private road and
the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure. Address identification shall be maintained.
The following is a guideline for adequate address number dimensions:
• The number posted up to 49 feet from the public street shall be of one solid color
which is contrasting to the background and be at least six (6) inches high with a half
(1/2) inch stroke.
• The number posted from 50 to 100 feet from the public street shall be of one solid
color which is contrasting to the background and be at least six (6) inches high with a
one (1) inch stroke.
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• The number posted over 100 to 199 feet from the public street shall be of one solid
color which is contrasting to the background and be at least ten (10) inches high with a
one and a half(11/2) inch stroke.
• The number posted over 200 to 299 feet from the public street shall be of one solid
color which is contrasting to the background and be at least eighteen (18) inches high
with a two (2) inch stroke.
• The number posted over 300 to 400 feet from the public street shall be of one solid
color which is contrasting to the background and be at least twenty-four(24) inches
high with a two and a half(2%2) inch stroke.
SECTION 510 EMERGENCY RESPONDER COMMUNICATIONS ENHANCEMENT
SYSTEMS
Amend Section 510.1 to read as follows:
510.1 Emergency responder radio coverage in new buildings. Approved in-building
emergency responder communications enhancement system (ERCES) for emergency
responders shall be provided within all buildings meeting any one of the following
conditions:
1. There are more than 3 stories above grade plane (as defined by the Building Code
Section 202);
2. The total building area is 30,000 square feet or more;
3. The total basement area is 5,000 square feet or more;
4. Where required by the fire code official and radio coverage signal strength levels
are not consistent with the minimum levels set forth in Section 510.4.1
Exceptions:
1. Where approved by the fire code official, a wired communication system in
accordance with Section 907.2.12.2 shall be permitted to be installed or maintained in
lieu of an approved radio coverage system.
2. Where it is determined by the fire code official that the radio coverage system is not
needed.
3. In facilities where emergency responder communications coverage is required and
such systems, components or equipment required could have a negative impact on the
normal operations of that facility, the fire code official shall have the authority to
accept an automatically activated emergency responder communications coverage
system.
4. Buildings and areas of buildings that have minimum radio coverage signal strength
levels of the Silicon Valley Regional Interoperability Authority (SVRIA) P25 Phase 2
700 MHz Digital Trunked Radio System within the building in accordance with
Section 510.4.1 without the use of an indoor radio coverage system.
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The radio coverage system shall be installed and maintained in accordance with Sections
510.4 through 510.6.4 of this code and with the applicable provisions of NFPA 1225,
Standard for Emergency Services Communications.
In-building ERCES within the building shall be based upon the existing coverage levels of
the public safety communication systems utilized by the jurisdiction, measured at the
exterior of the building. The ERCES, where required, shall be of a type determined by the
fire code official and the frequency license holder(s). This section shall not require
improvement of the existing public safety communication systems.
Add Section 510.1.1 to read as follows:
510.1.1 Obstruction by new buildings. No obstruction of the public safety system
backhaul shall be allowed without an approved mitigating plan.
Amend Section 510.3.1 to read as follows:
510.3.1 Permit required. A construction permit, for the installation of, or modification
to in-building emergency responder communications enhancement systems and related
equipment is required as specified in Section 105.6.5. Maintenance performed in
accordance with this code is not considered a modification and does not require a permit.
A frequency change made to an existing system is considered to be new construction and
will require a construction permit.
Amend Section 510.4 to read as follows:
510.4 Technical requirements. Equipment required to provide in-building emergency
responder communication enhancement shall be listed in accordance with UL 2524.
Systems, components and equipment required to provide the in-building emergency
responder communications enhancement system shall comply with Sections 510.4.1
through 510.4.2.8 and the current Emergency Responders Communications Enhancement
Systems Standard Details & Specification enforced by the Santa Clara County Fire
Department.
Amend Section 510.5 to read as follows:
510.5 Installation requirement. The installation of the in-building emergency responder
communications enhancement system shall be in accordance with NFPA 1225 and the
current Emergency Responder Communications Enhancement Systems Standard Details
& Specification enforced by the Santa Clara County Fire Department.
Amend Section 510.5.2 to read as follows:
510.5.2 Approval prior to installation. Communications enhancement systems capable
of operating on frequencies licensed to any public safety agency by the FCC or other
radio licensing authority shall not be installed without prior coordination and approval of
the fire code official and the agency FCC license holder or systems administrator.
Amend Section 510.5.4 to read as follows:
510.5.4 Acceptance test procedure. Where an in-building emergency responder
communications enhancement system is required, and upon completion of installation,
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the building owner shall have the radio system tested to verify that two-way coverage on
each floor of the building is not less than 95 percent. Final system acceptance will require
ERRCS power level and DAQ testing with agency FCC license holder, systems
administrators, or designee.
16-20.105 Amendments to Chapter 7 of the Fire Code; Fire and Smoke Protection Features
SECTION 703 PENETRATIONS
Add Section 703.3 to read as follows:
703.3 Fire-resistant penetrations and joints. In high-rise buildings, in buildings
assigned to Risk Category III or IV, or in fire areas containing Group R occupancies with
an occupant load greater than 100, and other occupancies as determined necessary special
inspections for through-penetrations, membrane penetration firestops, fire resistant joint
systems and perimeter fire containment systems that are tested and listed in accordance
with CBC Sections 714.4.1.2, 714.5.1.2, 715.3.1 and 715.4 shall be in accordance with
Section 1705.18.1 or 1705.18.2.
16-20.120 Amendments to Chapter 9 of the Fire Code; Fire Protection and Life Safety
Systems.
SECTION 901 GENERAL
Amend Section 901.6.2 to read as follows:
901.6.2 Integrated testing. Where two or more fire protection or life safety systems are
interconnected, the intended response of subordinate fire protection and life safety
systems shall be verified when required testing of the initiating system is conducted. In
addition, integrated testing shall be performed in accordance with Sections 901.6.2.1 and
901.6.2.2.
901.6.2.1 High-rise buildings. For high-rise buildings, integrated testing shall comply
with NFPA 4, with an integrated test performed prior to issuance of the certificate of
occupancy and at intervals not exceeding 10 years, unless otherwise specified by an
integrated system test plan prepared in accordance with NFPA 4. If an equipment failure
is detected during integrated testing, a repeat of the integrated test shall not be required,
except as necessary to verify operation of fire protection or life safety functions that are
initiated by equipment that was repaired or replaced. For existing buildings, the testing
timeframe shall be specified by the integrated systems test plan prepared in accordance
with NFPA 4 as approved by the fire code official.
901.6.2.2 Smoke control systems. Where a fire alarm system is integrated with a smoke
control system as outlined in Section 909, integrated testing shall comply with NFPA 4,
with an integrated test performed prior to issuance of the certificate of occupancy and at
intervals not exceeding 10 years, unless otherwise specified by an integrated system test
plan prepared in accordance with NFPA 4. If an equipment failure is detected during
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integrated testing, a repeat of the integrated test shall not be required, except as necessary
to verify operation of fire protection or life safety functions that are initiated by
equipment that was repaired or replaced. For existing buildings, the testing timeframe
shall be specified by the integrated systems test plan prepared in accordance with NFPA
4 as approved by the fire code official.
Amend Section 901.6.3 to read as follows:
901.6.3 Records Information. Records of all system inspections, tests and maintenance
required by the referenced standard shall be maintained on the premises for a minimum
of five years. See 907.7 & 907.8 for fire alarm system inspection, testing and
maintenance documentation requirements.
SECTION 903 AUTOMATIC SPRINKLER SYSTEMS
Amend Section 903.2 to read as follows:
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 903.2.12 whichever is the more restrictive and Sections
903.2.14 through 903.2.21.
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. An automatic sprinkler system shall be provided throughout all new buildings and
structures, other than Group R occupancies, except as follows:
a. Buildings and structures not located in any Wildland-Urban Interface and not
exceeding 1,200 square feet of fire area.
b. Buildings and structures located in any Wildland-Urban Interface Fire Area and
not exceeding 500 square feet of fire area.
c. Group S-2 or U occupancies, including photovoltaic support structures, used
exclusively for vehicle parking which meet all of the following:
i. Noncombustible construction.
ii. Maximum 5,000 square feet in building area.
iii. Structure is open on not less than three (3) sides nor 75% of structure
perimeter.
iv. Minimum of 10 feet separation from existing buildings, or similar
structures, unless area is separated by fire walls complying with California
Building Code 706.
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d. Canopies, constructed in accordance with CBC 406.7.2, used exclusively for
weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding
5,000 square feet of fire area.
2. An automatic sprinkler system shall be installed throughout all new buildings with a
Group R fire area.
Exception: Accessory Dwelling Unit, provided that all of the following are met:
a. The unit meets the definition of an Accessory Dwelling Unit as defined in the
Government Code Section 65852.2.
b. The existing primary residence does not have automatic fire sprinklers.
c. The accessory dwelling unit does not exceed 1,200 square feet in size.
d. The unit is on the same lot as the primary residence.
e. The unit meets all apparatus access and water supply requirements of Chapter 5
and Appendix B of the 2022 California Fire Code.
3. An approved automatic fire sprinkler system shall be installed in new manufactured
homes (as defined in California Health and Safety Code Sections 18007 and 18009)
and multifamily manufactured homes with two dwelling units (as defined in
California Health and Safety Code Section 18008.7) in accordance with Title 25 of
the California Code of Regulations.
4. An automatic sprinkler system shall be installed throughout existing buildings with a
Group R fire area when additions are made causing the fire area to exceed 3,600
square feet.
Exception: Additions where all of the following are met:
a. Building addition does not exceed 500 square feet.
b. The resultant structure meets all water supply requirements of Chapter 5 and
Appendix B of the 2022 California Fire Code.
5. An automatic sprinkler system shall be provided throughout existing Group A, B, E,
F, L, M, S and U buildings and structures, when additions are made that increase the
fire area to more than 3,600 square feet or that create conditions described in
Sections 903.2.1 through 903.2.18.
6. Any change in the character of occupancy or in use of any building with a fire area
equal to or greater than 3,600 square feet which, 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', shall require the installation of
an approved fire automatic fire sprinkler system.
'Life Safety - Shall include, but not limited to: Increased occupant load, public assembly
areas, public meeting areas, churches, indoor amusement attractions, buildings with
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complex exiting systems due to increased occupant loads, large schools/day-care
facilities, large residential care facilities housing non-ambulatory clients.
2 Fire Risks - Shall include, but not limited to: 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).
Add Section 903.2.11.7 to read as follows:
903.2.11.7 Chemical Fume Hood Fire Protection.
Approved automatic fire extinguishing systems shall be provided in chemical fume hoods in the
following cases:
1. Existing hoods having interiors with a flame spread index greater than 25 in which
flammable liquids are handled.
2. If a hazard assessment determines that an automatic extinguishing system is required
for the chemical fume hood, then the applicable automatic fire protection system
standard shall be followed.
SECTION 907 FIRE ALARM AND DETECTION SYSTEMS
Amend Section 907.8 to read as follows:
907.8 Inspection, testing and maintenance. The maintenance and testing schedules and
procedures for fire alarm and fire detection systems shall be in accordance with Sections
907.8.1 through 907.8.4 and NFPA 72. Records of inspection, testing and maintenance
shall be-documented using NFPA 72 record of inspection and testing forms.
SECTION 909 SMOKE CONTROL SYSTEMS
Amend Section 909.22.1 to read as follows:
909.22.1 Schedule. A routine maintenance and operational testing program shall be
initiated immediately after the smoke control system has passed the acceptance tests. A
written schedule for routine maintenance and operational testing shall be established and
operational testing must occur at least annually.
16-20.125 Amendments to Chapter 12 of the Fire Code; Energy systems
Amend Section 1202.1 to read as follows:
1202.1 Definitions. The following terms are defined in Chapter 2:
BATTERY SYSTEM, STATIONARY STORAGE.
BATTERY TYPES.
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CAPACITOR ENERGY STORAGE SYSTEM.
CRITICAL CIRCUIT.
EMERGENCY POWER SYSTEM.
ENERGY STORAGE MANAGEMENT SYSTEMS.
ENERGY STORAGE SYSTEM (ESS).
ENERGY STORAGE SYSTEM, ELECTROCHEMICAL.
ENERGY STORAGE SYSTEM, MOBILE.
ENERGY STORAGE SYSTEM, WALK-IN UNIT.
ENERGY STORAGE SYSTEM CABINET.
ENERGY STORAGE SYSTEM COMMISSIONING.
ENERGY STORAGE SYSTEM DECOMMISSIONING.
FUEL CELL POWER SYSTEM, STATIONARY.
LARGE-SCALE FIRE TESTING
PORTABLE GENERATOR.
STANDBY POWER SYSTEM.
SECTION 1207 ELECTRICAL ENERGY STORAGE SYSTEMS (ESS)
ELECTRICAL ENERGY STORAGE SYSTEMS (ESS)
Amend Section 1207.1.7 to read as follows:
1207.1.7 Large-scale fire test. Where required elsewhere in Section 1207, large-scale
fire testing shall be conducted in accordance with NFPA 855 as amended, and UL
9540A. The testing shall be conducted or witnessed and reported by an approved testing
laboratory and show that a fire involving one ESS will not propagate to an adjacent ESS,
and where installed within buildings, enclosed areas and walk-in units will be contained
within the room, enclosed area or walk-in unit for a duration of the equal to the fire-
resistance rating of the room separation specified in Section 1207.7.4. The test report
shall be provided to the fire code official for review and approval in accordance with
Section 104.2.2.
Amend Section 1207.2.2.1 to read as follows:
1207.2.2.1 Ongoing inspection and testing. Systems that monitor and protect the ESS
installation shall be inspected and tested in accordance with the manufacturer's
instructions and the operation and maintenance manual. Inspection and testing records
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shall be maintained in the operation and maintenance manual and made available to the
fire code official upon request.
Amend Section 1207.5.2 to read as follows:
1207.5.2 Maximum allowable quantities. Fire areas within rooms, areas and walk-in units
containing electrochemical ESS shall not exceed the maximum allowable quantities in
Table 1207.5. The allowable number of fire areas, maximum allowable quantity, and fire-
resistance rating of fire-barriers shall comply with Table 1207.5.1.
Exceptions:
Where approved by the fire code official, rooms, areas and walk-in units containing
electrochemical ESS that exceed the amounts in Table 1207.5 shall be permitted based on a
hazardous mitigation analysis in accordance with Section 1207.1.6 and large-scale fire
testing complying with Section 1207.1.7.
1. Lead-acid and nickel-cadmium battery systems installed in facilities under the
exclusive control of communications utilities and operating at less than 50 VAC
and 60 VDC in accordance with NFPA 76.
2. Dedicated-use buildings in compliance with Section 1207.7.1.
TABLE 1207.5.1
DESIGN AND NUMBER OF ESS FIRE AREAS
STORY PERCENTAGE NUMBER OF FIRE-
OF FIRE RESISTANCE
MAXIMUM AREAS PER RATING FOR
ALLOWABLE STORY FIRE
QUANTITY BARRIERS IN
PER HOURS
FIRE AREA
Above grade Higher than 9 25 1 3
plan 7-9 50 2 2
6 50 2 2
5 50 2 2
4 75 4 2
3 100 6 2
2 100 6 2
1 100 6 2
Below grade 1 100 4 3
plan 2 50 2 3
Lower than 2 Not Allowed Not Allowed Not Allowed
Amend Section 1207.5.5 to read as follows:
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1207.5.5 Fire suppression systems. Rooms and areas within buildings and walk-in units
containing electrochemical ESS shall be protected by an automatic fire suppression system
designed and installed in accordance with one of the following:
1. Automatic sprinkler systems designed and installed in accordance with Section
903.3.1.1 for ESS units (groups) with a maximum stored energy capacity of 50 kWh,
as described in Section 1207.5.1, shall be designed with a minimum density of 0.3
gpm/ft2 (1.14 L/min) based over the area of the room or 2,500 square-foot (232 m2)
design area, whichever is larger, unless a lower density is approved based on large-
scale fire testing in accordance with Section 1207.1.7.
2. Automatic sprinkler systems designed and installed in accordance with Section
903.3.1.1 for ESS units (groups) exceeding 50 kWh shall use a density based on large-
scale fire testing complying with Section 1207.1.7.
3. The following alternative automatic fire-extinguishing systems designed and installed
in accordance with Section 904, provided that the installation is approved by the fire
code official based on large-scale fire testing complying with Section 1207.1.7:
3.1. NFPA 12, Standard on Carbon Dioxide Extinguishing Systems.
3.2. NFPA 15, Standard for Water Spray Fixed Systems for Fire Protection.
3.3. NFPA 750, Standard on Water Mist Fire Protection Systems.
3.4. NFPA 2001, Standard on Clean Agent Fire-Extinguishing Systems.
3.5. NFPA 2010, Standard for Fixed Aerosol Fire-Extinguishing Systems.
Exceptions:
1. Fire suppression systems for lead-acid and nickel-cadmium battery systems
at facilities under the exclusive control of communications utilities that
operate at less than 50 VAC and 60 VDC shall be provided where required
by NFPA 76.
2. Lead-acid and nickel-cadmium systems that are used for DC power for
control of substations and control or safe shutdown of generating stations
under the exclusive control of the electric utility, and located outdoors or in
building spaces used exclusively for such installations, shall not be required
to have a fire suppression system installed.
3. Lead-acid battery systems in uninterruptable power supplies listed and
labeled in accordance with UL 1778, utilized for standby power applications,
which is limited to not more than 10 percent of the floor area on the floor on
which the ESS is located, shall not be required to have a fire suppression
system. (Material based on NFPA 855 2023 Ed.)
Amend Section 1207.11.3 to read as follows:
1207.11.3 Location. ESS shall be installed only in the following locations:
1. Detached garages and detached accessory structures.
2. Attached garages separated from the dwelling unit living space and sleeping units in
accordance with Section R302.6.
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3. Outdoors or on the exterior side of the exterior walls not less than 3 feet(914 min)
from doors and windows directly entering the dwelling unit and not below or above
any emergency escape and rescue openings.
4. Enclosed utility closets, basements, storage or utility spaces within dwelling units with
finished or noncombustible walls and ceilings. Walls and ceilings of unfinished wood-
framed construction shall be provided with not less than 5/8-inch (15.9 mm) Type X
gypsum wallboard.
ESS shall not be installed in sleeping rooms, closets, spaces opening directly into sleeping
rooms or in habitable spaces of dwelling units.
Amend Section 1207.11.6 to read as follows:
1207.11.6 Fire detection. ESS installed in Group R-3 and R-4 occupancies shall comply with
the following:
1. Rooms and areas within dwellings units, sleeping units, basements and attached
garages in which ESS are installed shall be protected by smoke alarms in accordance
with Section 907.2.11.
2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations
within dwelling units, sleeping units and attached garages where smoke alarms cannot
be installed based on their listing.
Exceptions:
1. A listed heat detector may be used in place of a heat alarm, so long as it is
interconnected with devices that provide an audible alarm at all sleeping
areas.
2. A fire sprinkler associated with an approved automatic sprinkler system that
triggers an audible alarm upon activation of the waterflow switch, may be
used in place of a heat alarm.
16-20.140 Amendments to Chapter 33 of the Fire Code; Fire Safety During Construction
and Demolition.
SECTION 3303 ADMINISTRATIVE SAFETY CONTROLS
Amend Section 3305.5 as follows:
3303.5 Fire watch. Where required by the fire code official or the site safety plan
established in accordance with Section 3303.1, a fire watch shall be provided for building
demolition and for building construction. Fire watch is not intended to facilitate
occupancy during ongoing construction in a new building.
Add Section 3303.7 to read as follows:
3303.7 Fire Walls. When firewalls are required in combustible construction, 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).
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SECTION 3307 FIRE DEPARTMENT SITE ACCESS AND WATER SUPPLY
Amend Section 3307.1.2 to read as follows:
3307.1.2 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 3307.1.4 is added to read as follows:
3307.1.4 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
written site safety plan as required by Section 3303.1
Section 3307.6 is added to read as follows:
3307.6 Fire Department Access Roadways. All construction sites shall be accessible by
fire department apparatus by means of roadways having an all-weather driving service of
not less than 20ft. of unobstructed width. The roads shall have the ability to withstand the
live loads of fire apparatus, and have a minimum 13ft. 6 in. of vertical clearance. Dead
end fire access roads in excess of 150 ft. in length shall be provided with approved
turnarounds.
When approved by the Fire Code Official, temporary access roadways may be utilized
until such time that the permanent roadways are installed. As a minimum, the roadway
shall consist of a compacted subbase and six (6) inches of road base material (Class 2
aggregate base rock) both compacted to a minimum 95% and sealed. The perimeter edges
of the roadway shall be contained and delineated by curb and gutter or other approved
method. The use of geotextile reinforcing fabric underlayment or soils lime-treatment
may be required if so determined by the project civil engineer. Provisions for surface
drainage shall also be provided where necessary. The integrity of the roadway shall be
maintained at all times.
SECTION 3313 COMPLETION BEFORE OCCUPANCY
Section 3313.1 is added to read as follows:
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Section 3313.1 Completion Before Occupancy. In buildings where an automatic
sprinkler system is required by this code or the California Building Code, it shall be
unlawful to occupy any portion of a building or structure until the automatic sprinkler
system installation has been tested and approved.
In new buildings of combustible construction where, automatic fire sprinkler systems are
required to be installed, the system shall be placed in service as soon as possible.
Immediately upon the completion of sprinkler pipe installation on each floor level, the
piping shall be hydrostatically tested and inspected. After inspection approval from the
Fire department, each floor level of sprinkler piping shall be connected to the system
supply riser and placed into service with all sprinkler heads uncovered. Protective caps
may be installed on the active sprinklers during the installation of drywall, texturing and
painting, but shall be removed immediately after this work is completed. For system
activation notification, an exterior audible waterflow alarm shall be installed and
connected to the sprinkler waterflow device prior to installation of the monitoring system.
For buildings equipped with fire sprinkler systems that are undergoing alterations, the
sprinkler system(s) shall remain in service at all times except when system modifications
are necessary. Fire sprinkler systems undergoing modifications shall be returned to
service at the end of each workday unless otherwise approved by the fire department. The
General contractor or his/her designee shall check the sprinkler control valve(s) at the end
of each workday to confirm that the system has been restored to service.
16-20.150 Amendments to Chapter 41 of the Fire Code; Temporary Heating and Cooking
Operations.
SECTION 4103 PORTABLE FUEL-FIRED HEATING APPLIANCES
Amend Section 4103.1 to read as follows:
4103.1 Portable unvented heaters. Portable unvented fuel-fired heating equipment
shall be prohibited in occupancies in Groups A, B, E, I, R-1, R-2, R2.1, R2.2, R-3, R3.1
and R-4 and ambulatory care facilities.
Exceptions:
l. Portable unvented fuel-fired heaters listed and labeled in accordance with
UL 647 are permitted to be used in one and two-family dwellings, where
operated and maintained in accordance with the manufacturer's
instructions.
2. Portable outdoor gas-fired heating appliances in accordance with Section
4103.1.2.
Amend Section 4103.1.2.1.1 to read as follows:
4103.1.2.1.1 Prohibited locations. The storage or use of portable outdoor gas-fired heating
appliances is prohibited in any of the following locations:
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1. Inside of any occupancy where connected to the fuel gas container.
2. Inside of tents, canopies and membrane structures.
3. On exterior balconies, and rooftops.
SECTION 4106 IMMERSION HEATERS
Add Section 4106.1 to read as follows:
4106.1 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.
16-20.160 Amendments to Chapter 50 of the Fire Code; Hazardous Provisions
Chapter 50 of the 2025 California Fire Code is adopted with the following amendments:
SECTION 5001 GENERAL
Amend Section 5001.2.2.2 to read as follows:
5001.2.2.2 Health Hazards The material categories listed in this section are classified as
health hazards. A material with a primary classification as a health hazard can also pose a
physical hazard.
1. Highly toxic and toxic materials.
2. Corrosive materials.
3. Moderately toxic gas.
4. Health hazards - Other.
SECTION 5002 DEFINITIONS
Amend Section 5002.1 to read as follows:
5002.1 Definitions. The following terms are defined in Chapter 2:
BOILING POINT.
CEILING LIMIT.
CHEMICAL.
CHEMICAL NAME.
CLOSED CONTAINER.
CONTAINER.
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CONTROL AREA.
CORROSIVE LIQUIDS.
CYLINDER.
DAY BOX.
DEFLAGRATION.
DESIGN PRESSURE.
DETACHED BUILDING.
DISPENSING.
EXCESS FLOW CONTROL.
EXHAUSTED ENCLOSURE.
EXPLOSION.
FLAMMABLE VAPORS OR FUMES.
GAS CABINET.
GAS ROOM.
HANDLING.
HAZARDOUS MATERIALS.
HEALTH HAZARD.
HEALTH HAZARD - OTHER.
IMMEDIATELY DANGEROUS TO LIFE AND HEALTH (IDLH).
INCOMPATIBLE MATERIALS.
LIQUID.
LOWER EXPLOSIVE LIMIT (LEL).
LOWER FLAMMABLE LIMIT (LFL).
MAXIMUM ALLOWABLE QUANTITY PER CONTROL AREA.
MODERATELY TOXIC GAS.
NORMAL TEMPERATURE AND PRESSURE (NTP).
OUTDOOR CONTROL AREA.
PERMISSIBLE EXPOSURE LIMIT (PEL).
PESTICIDE.
PHYSICAL HAZARD.
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PRESSURE VESSEL.
SAFETY CAN.
SAFETY DATA SHEET (SDS).
SECONDARY CONTAINMENT.
SEGREGATED.
SOLID.
SPILL CONTROL.
STORAGE, HAZARDOUS MATERIALS.
SYSTEM.
TANK, ATMOSPHERIC.
TANK, PORTABLE.
TANK, STATIONARY.
TANK VEHICLE.
UNAUTHORIZED DISCHARGE.
USE (MATERIAL).
VAPOR PRESSURE.
SECTION 5003 GENERAL REQUIREMENTS
Add Section 5003.1.3.1 to read as follows:
5003.1.3.1 Toxic, Highly Toxic, Moderately Toxic Gases and Similarly Used or
Handled Materials. The storage, use and handling of toxic, highly toxic and moderately
toxic gases in amounts exceeding Table 6004.2.1.4 shall be in accordance with this
chapter and Chapter 60. Any toxic, highly toxic or moderately toxic material that is used
or handled as a gas or vapor shall be in accordance with the requirements for toxic,
highly toxic or moderately toxic gases.
Add Section 5003.1.5 to read as follows:
5003.1.5 Health Hazards - Other. The storage, use and handling of materials classified
as other health hazards including carcinogens, irritants and sensitizers in amounts
exceeding 810 cubic feet for gases, 55 gallons for liquids and 5,000 pounds for solids
shall be in accordance with Section 5003.
Add Section 5003.1.6 to read as follows:
5003.1.6 Additional Spill Control and Secondary Containment Requirements. In
addition to the requirements set forth in Section 5004.2. An approved containment system
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is required for any quantity of hazardous materials that are liquids or solids at normal
temperature, and pressure (NTP) where a spill is determined to be a plausible event and
where such an event would endanger people, property or the environment. The approved
containment system may be required to include a combination of spill control and
secondary containment meeting the design and construction requirements set forth in
Section 5004.2.
Amend Sec. 5003.2.2.1 to read as follows:
5003.2.2.1 Design and Construction. Piping, tubing, valves, fittings and related components
used for hazardous materials shall be in accordance with the following:
1. Piping, tubing, valves, fittings and related components shall be designed and fabricated
from materials that are compatible with the material to be contained and shall be of
adequate strength and durability to withstand the pressure, structural and seismic stress,
and exposure to which they are subject.
2. Piping and tubing shall be identified in accordance with ASME A13.1 and the Santa
Clara County Fire Chiefs Marking Requirements and Guidelines for Hazardous
Materials and Hazardous Waste to indicate the material conveyed.
3. Manual valves or automatic remotely activated fail-safe emergency shutoff valves shall
be installed on supply piping and tubing and provided with ready access at the
following locations:
3.1. The point of use.
3.2. The tank, cylinder or bulk source.
4. Manual emergency shutoff valves and controls for remotely activated emergency
shutoff valves shall be clearly visible, provided with ready access and identified in an
approved manner.
5. Backflow prevention or check valves shall be provided where the backflow of
hazardous materials could create a hazardous condition or cause the unauthorized
discharge of hazardous materials.
6. Where gases or liquids having a hazard ranking of:
Health hazard Class 3 or 4
Flammability Class 4
Reactivity Class 4
in accordance with NFPA 704 are carried in pressurized piping above 15 pounds per square
inch gauge (psig)(103 Kpa), an approved means of leak detection, emergency shutoff or
excess flow control shall be provided. Where the piping originates from within a hazardous
material storage room or area, the excess flow control shall be located within the storage
room or area. Where the piping originates from a bulk source, the excess flow control shall
be located as close to the bulk source as practical.
Exceptions:
1. Piping for inlet connections designed to prevent backflow.
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2. Piping for pressure relief devices.
7. Secondary containment or equivalent protection from spills or leaks shall be provided
for piping for liquid hazardous materials and for highly toxic and toxic corrosive gases
above threshold quantities listed in Table 6004.2.1.4. Secondary containment includes,
but is not limited to double-walled piping.
Exceptions:
1. Secondary containment is not required for toxic corrosive gases if the piping is
constructed of inert materials.
2. Piping under sub-atmospheric conditions if the piping is equipped with an alarm
and fail-safe-to-close valve activated by a loss of vacuum.
8. Expansion chambers shall be provided between valves whenever the regulated gas may
be subjected to thermal expansion. Chambers shall be sized to provide protection for
piping and instrumentation and to accommodate the expansion of regulated materials.
Amend Section 5003.2.2.2 to read as follows:
5003.2.2.2 Additional Regulation for Supply Piping for Health Hazard Materials.
Supply piping and tubing for gases and liquids having a health hazard ranking of 3 or 4 shall
be in accordance with ASME B31.3 and the following:
1. Piping and tubing utilized for the transmission of highly toxic, toxic, or highly
volatile corrosive liquids and gases shall have welded or brazed connections
throughout except for connections within an exhausted enclosure if the material is
a gas, or an approved method of drainage or containment is provided for
connections if the material is a liquid.
2. Piping and tubing shall not be located within corridors, within any portion of a
means of egress required to be enclosed in fire-resistance-rated construction or in
concealed spaces in areas not classified as Group H Occupancies.
3. All primary piping for toxic, highly toxic and moderately toxic gases shall pass a
helium leak test of 1x10-9 cubic centimeters/second where practical, or shall pass
testing in accordance with an approved, nationally recognized standard. Tests
shall be conducted by a qualified "third party" not involved with the construction
of the piping and control systems.
EXCEPTION:
Piping and tubing within the space defined by the walls of corridors and the floor or
roof above or in concealed spaces above other occupancies where installed in
accordance with Section 415.11.7.4 of the California Building Code for Group H-5
occupancies.
Add Sec. 5003.5.2 to read as follows:
5003.5.2 Ventilation Ducting. Ducts venting hazardous materials operations shall be
labeled with the hazard class of the material being vented and the direction of flow.
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Add Sec. 5003.5.3 to read as follows:
5003.5.3 "H" Occupancies. In "H" occupancies, all piping and tubing may be required
to be identified when there is any possibility of confusion with hazardous materials
transport tubing or piping. Flow direction indicators are required.
Amend Section 5003.10.4 to read as follows:
5003.10.4 Elevators utilized to transport hazardous materials.
5003.10.4.1 When transporting hazardous materials, elevators shall have no other
passengers other than the individual(s)handling the chemical transport cart.
5003.10.4.1.1 When transporting cryogenic or liquefied compressed gases, there
shall be no occupants in the elevator.
5003.10.4.2 Hazardous materials liquid containers shall have a maximum capacity
of 20 liters (5.28 gal).
5003.10.4.3 Toxic, moderately toxic, and highly-toxic gases shall be limited to a
container of a maximum water capacity of 1 pound.
5003.10.4.4 When transporting cryogenic or liquefied compressed gases, means
shall be provided to prevent the elevator from being summoned to other floors.
SECTION 5004 STORAGE
Amend Section 5004.2.1 to read as follows:
5004.2.1 Spill Control for Hazardous Material Liquids. Rooms, buildings or areas used
for storage of hazardous material liquids shall be provided with spill control to prevent the
flow of liquids to adjoining areas. Floors in indoor locations and similar surfaces in outdoor
locations shall be constructed to contain a spill from the largest single vessel by one of the
following methods:
1. Liquid-tight sloped or recessed floors in indoor locations or similar areas in
outdoor locations.
2. Liquid-tight floors in indoor and outdoor locations or similar areas provided with
liquid-tight raised or recessed sills or dikes.
3. Sumps and collection systems
4. Other approved engineered systems.
Except for surfacing, the floors, sills, dikes, sumps and collection systems shall be
constructed of noncombustible material, and the liquid-tight seal shall be compatible with
the material stored. When liquid-tight sills or dikes are provided, they are not required at
perimeter openings having an open-grate trench across the opening that connects to an
approved collection system.
Amend Section 5004.2.2.2 to read as follows:
5004.2.2.2 Incompatible Materials. Incompatible materials shall be separated from each
other in independent secondary containment systems.
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16-20.165 Amendments to Chapter 54 of the Fire Code; Corrosive Materials
Chapter 54 of the 2025 California Fire Code is adopted with the following amendments:
SECTION 5402 DEFINITION
Amend Section 5402.1 to read as follows:
5402.1 Definition. The following terms are defined in Chapter 2:
CORROSIVE.
CORROSIVE LIQUIDS.
16-20.170 Amendments to Chapter 56 of the Fire Code; Explosives and Fireworks.
Amend Section 5601.1.3 to read 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. 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
Amend section 5704.2.7.5.8 to read as follows:
5704.2.7.5.8 Overfill Prevention.
An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided
to prevent the overfill of all Class I, 11 and IIIA liquid storage tanks. Storage tanks in
refineries, bulk plants or terminals regulated by Section 5706.4 or 5706.7 shall have
overfill protection in accordance with API 2350.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less
need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided
to prevent the overfilling of Class I1I13 liquid storage tanks connected to fuel-burning
equipment inside buildings.
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Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less
need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
Add section 5704.2.7.5.9 to read as follows:
5704.2.7.5.9 Automatic and/or Remote Filling of Tanks. Systems that automatically
fill flammable or combustible liquid tanks shall be equipped with overfill protection,
approved by the fire code official, that 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.
Amend Section 5704.2.9.6.1 to read as follows:
5704.2.9.6.1 Location where above-ground tanks are prohibited. The storage of Class
I and Il liquids in above-ground tanks outside of building is prohibited in all locations of
the City of Saratoga which are residential or congested commercial areas as determined
by the fire code official.
Amend Section 5706.2.4.4 to read as follows:
5706.2.4.4 Locations where above-ground tanks are prohibited. Storage of Class I
and Il liquids in above-ground tanks is prohibited in all locations of the City of Saratoga
which are residential or congested commercial areas as determined by the fire code
official.
16-20.190 Amendments to Chapter 58 of the Fire Code; Flammable Gases and Flammable
Cryogenic Fluids.
Amend Section 5806.2 to read as follows:
5806.2 Limitations. The storage of flammable cryogenic fluids in stationary containers
outside of buildings is prohibited in all location of the City of Saratoga which are
residential or congested commercial areas as determined by the fire code official.
16-20.195 Amendments to Chapter 60 of the Fire Code; Highly Toxic and Toxic Materials.
SECTION 6001 GENERAL
Amend Section 6001.1 to read as follows:
6001.1 Scope.
The storage and use of highly toxic, toxic and/or moderately toxic materials shall comply
with this chapter. Compressed gases shall also comply with Chapter 53.
Exceptions:
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1. Display and storage in Group M and storage in Group S occupancies
complying with Section 5003.11.
2. Conditions involving pesticides or agricultural products as follows:
2.1 Application and release of pesticide, agricultural products and materials
intended for use in weed abatement, erosion control, soil amendment or
similar applications when applied in accordance with the manufacturer's
instruction and label directions.
2.2 Transportation of pesticides in compliance with the Federal Hazardous
Materials Transportation Act and regulations thereunder.
2.3 Storage in dwellings or private garages of pesticides registered by the US
Environmental Protection Agency to be utilized in and around the home,
garden,pool, spa and patio.
SECTION 6002 DEFINITIONS
Amend Section 6002.1 to read as follows:
6002.1 Definitions.
The following terms are defined in Chapter 2:
CONTAINMENT SYSTEM.
CONTAINMENT VESSEL.
EXCESS FLOW VALVE.
HIGHLY TOXIC.
MODERATELY TOXIC GAS.
OZONE-GAS GENERATOR.
PHYSIOLOGICAL WARNING THRESHOLD.
REDUCED FLOW VALVE.
TOXIC.
SECTION 6004 HIGHLY TOXIC AND TOXIC COMPRESSED GASES
Amend Section 6004.1 to read as follows:
6004.1 General.
The storage and use of highly toxic, toxic, and moderately toxic compressed gases shall
comply with this section.
6004.1.1 Special limitations for indoor storage and use by occupancy. The indoor
storage and use of highly toxic, toxic, and moderately toxic compressed gases in certain
occupancies shall be subject to the limitations contained in Sections 6004.1.1.1 through
6004.1.1.3.
6004.1.1.1 Group A, E, I or U occupancies. Moderately toxic, toxic and highly toxic
compressed gases shall not be stored or used within Group A, E, I or U occupancies.
Exception: Cylinders not exceeding 20 cubic feet (0.566 m3) at normal
temperature and pressure (NTP) are allowed within gas cabinets or fume
hoods.
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6004.1.1.2 Group R occupancies. Moderately toxic, toxic, and highly toxic
compressed gases shall not be stored or used in Group R occupancies.
6004.1.1.3 Offices, retail sales and classrooms. Moderately toxic, toxic and highly toxic
compressed gases shall not be stored or used in offices, retail sales or classroom portions
of Group B, F, M or S occupancies.
Exception: In classrooms of Group B occupancies, cylinders with a
capacity not exceeding 20 cubic feet (0.566 m3) at NTP are allowed in gas
cabinets or fume hoods.
Amend Section 6004.2 to read as follows:
6004.2 Indoor storage and use.
The indoor storage and use of highly toxic,toxic, and moderately toxic compressed gases
shall be in accordance with Sections 6004.2.1 through 6004.2.2.10.3.
Amend Section 6004.2.1 to read as follows:
6004.2.1 Applicability. The applicability of regulations governing the indoor storage and
use of highly toxic, toxic, and moderately toxic compressed gases shall be as set forth in
Sections 6004.2.1.1 through 6004.2.1.4.
Add section 6004.2.1.4 to read as follows:
6004.2.1.4 Quantities exceeding the minimum threshold quantities but not exceeding
the maximum allowable quantities per control area. The-indoor storage or use of
highly toxic, toxic, and moderately toxic gases in amounts exceeding the minimum
threshold quantities per control area set forth in Table 6004.2.1.4 but not exceeding
maximum allowable quantity per control area set forth in Table 5003.1.1(2) shall be in
accordance with Sections 5001, 5003, 6001, 6004.1, and 6004.4
Add table 6004.2.1.4 to read as follows:
Minimum Threshold Quantities for Highly Toxic, Toxic and Moderately Toxic Gases for
Indoor Storage and Use
Highly Toxic 20
Toxic 405 cubic feet
Moderately Toxic 405 cubic feet
Add Section 6004.4 to read as follows:
6004.4. General indoor requirements. The general requirements applicable to the indoor
storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be in
accordance with Sections 6004.4 through 6004.4.8.2
6004.4.1 Cylinder and tank location. Cylinders shall be located within gas cabinets, exhausted
enclosures or gas rooms. Portable and stationary tanks shall be located within gas rooms or
exhausted enclosures.
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Exceptions:
1. Where a gas detection system is provided in accordance with 6004.4.8
6004.4.2. Ventilated areas. The room or area in which gas cabinets or exhausted enclosures
are located shall be provided with exhaust ventilation. Gas cabinets or exhausted enclosures
shall not be used as the sole means of exhaust for any room or area.
6004.4.3. Piping and controls. In addition to the requirements of Section 5003.2.2, piping and
controls on stationary tanks, portable tanks, and cylinders shall comply with the following
requirements:
1. Stationary tanks, portable tanks, and cylinders in use shall be provided with a means of
excess flow control on all tank and cylinder inlet or outlet connections.
Exceptions:
1. Inlet connections designed to prevent backflow.
2. Pressure relief devices.
6004.4.4 Gas rooms. Gas rooms shall comply with Section 5003.8.4 and both of the following
requirements:
1. The exhaust ventilation from gas rooms shall be directed to an exhaust system.
2. Gas rooms shall be equipped with an approved automatic sprinkler system. Alternative
fire- extinguishing systems shall not be used.
6004.4.5 Treatment systems. The exhaust ventilation from gas cabinets, exhausted enclosures
and gas rooms, required in Section 6004.4.1 shall be directed to a treatment system. The
treatment system shall be utilized to handle the accidental release of gas and to process exhaust
ventilation. The treatment system shall be designed in accordance with Sections 6004.2.2.7.1
through 6004.2.2.7.5 and Chapter 5 of the California Mechanical Code.
Exceptions:
1. Highly toxic, toxic, and moderately toxic gases—storage. A treatment system is not
required for cylinders, containers and tanks in storage where all of the following
controls are provided:
1.1. Valve outlets are equipped with gas-tight outlet plugs or caps.
1.2. Hand wheel-operated valves have handles secured to prevent movement.
1.3. Approved containment vessels or containment systems are provided in
accordance with Section 6004.2.2.3.
2. Highly toxic, toxic, and moderately toxic gases—use. Treatment systems are not
required for highly toxic, toxic, and moderately toxic gases supplied by stationary
tanks,portable tanks, or cylinders where a gas detection system complying with
Section 6004.4.8 and listed or approved automatic-closing fail- safe valves are
provided. The gas detection system shall have a sensing interval not exceeding 5
minutes. Automatic-closing fail-safe valves shall be located immediately adjacent to
cylinder valves and shall close when gas is detected at the permissible exposure limit
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(PEL) by a gas sensor monitoring the exhaust system at the point of discharge from
the gas cabinet, exhausted enclosure, ventilated enclosure or gas room.
6004.4.5.1. Design. Treatment systems shall be capable of diluting, adsorbing,
absorbing, containing, neutralizing, burning or otherwise processing the contents of the
largest single vessel of compressed gas. Where a total containment system is used, the
system shall be designed to handle the maximum anticipated pressure of release to the
system when it reaches equilibrium.
6004.4.5.2. Performance. Treatment systems shall be designed to reduce the
maximum allowable dis-charge concentrations of the gas to one-half immediate by
dangerous to life and health (IDLH) at the point of discharge to the atmosphere. Where
more than one gas is emitted to the treatment system, the treatment system shall be
designed to handle the worst-case release based on the release rate, the quantity and the
IDLH for all compressed gases stored or used.
6004.4.5.3. Sizing. Treatment systems shall be sized to process the maximum worst-
case release of gas based on the maximum flow rate of release from the largest vessel
utilized. The entire contents of the largest compressed gas vessel shall be considered.
6004.4.5.4 Stationary tanks. Stationary tanks shall be labeled with the maximum rate
of release for the compressed gas contained based on valves or fittings that are inserted
directly into the tank. Where multiple valves or fittings are provided, the maximum
flow rate of release for valves or fittings with the highest flow rate shall be indicated.
Where liquefied compressed gases are in contact with valves or fittings, the liquid flow
rate shall be utilized for computation purposes. Flow rates indicated on the label shall
be converted to cubic feet per minute (cfm/min) (m3/s) of gas at normal temperature
and pressure (NTP).
6004.4.5.5 Portable tanks and cylinders. The maximum flow rate of release for
portable tanks and cylinders shall be calculated based on the total release from the
cylinder or tank within the time specified in Table 6004.2.2.7.5. Where portable tanks
or cylinders are equipped with approved excess flow or reduced flow valves, the worst-
case release shall be determined by the maximum achievable flow from the valve as
determined by the valve manufacturer or compressed gas supplier. Reduced flow and
excess flow valves shall be permanently marked by the valve manufacturer to indicate
the maximum design flow rate. Such markings shall indicate the flow rate for air under
normal temperature and pressure.
6004.4.6. Emergency power. Emergency power shall be provided for the following systems in
accordance with Section 604:
1. Exhaust ventilation system.
2. Treatment system.
3. Gas detection system.
4. Smoke detection system.
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6004.4.6.1. Fail-safe systems. Emergency power shall not be required for mechanical
exhaust ventilation and treatment systems where approved fail-safe systems are
installed and designed to stop gas flow.
6004.4.7. Automatic fire detection system. An approved automatic fire detection system
shall be installed in rooms or areas where highly toxic, toxic, and moderately toxic
compressed gases are stored or used. Activation of the detection system shall sound a local
alarm. The fire detection system shall comply with Section 907.
6004.4.8. Gas detection system. A gas detection system complying with Section 916 shall be
provided to detect the presence of gas at or below the PEL or ceiling limit of the gas for which
detection is provided.
Exceptions:
1. A gas detection system is not required for toxic and moderately toxic gases
when the physiological warning threshold level for the gas is at a level below
the accepted PEL for the gas.
2. A gas detection system is not required for highly toxic, toxic, and moderately
toxic gases where cylinders, portable tanks, and all non-continuously welded
connects are within a gas cabinet or exhausted enclosures.
6004.4.8.1. Alarms. The gas detection system shall initiate a local alarm and transmit a
signal to an approved location.
6004.4.8.2. Shut off of gas supply. The gas detection system shall automatically close
the shut off valve at the source on gas supply piping and tubing related to the system
being monitored for whichever gas is detected.
Exception: Automatic shutdown is not required for highly toxic, toxic, and moderately toxic
compressed gas systems where all of the following controls are provided:
1. Constantly attended/supervised.
2. Provided with emergency shutoff valves that have ready access.
16-20.200 Amendments to Chapter 61 of the Fire Code; Liquified Petroleum Gases
SECTION 6104 LOCATION OF LP-GAS CONTAINERS
Amend Section 6104.2 to read as follows:
6104.2 Maximum capacity within established limits.
Within the limits established by law restricting the storage of liquefied petroleum gas for
the protection of heavily populated or congested areas, the aggregate capacity of any one
installation shall not exceed a water capacity of 2,000 gallons (7570 L).
Exception: In particular installations, this capacity limit shall be determined by the fire
code official, after consideration of special features such as topographical conditions,
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nature of occupancy, and proximity to buildings, capacity of proposed LP-gas containers,
degree of fire protection to be provided and capabilities of the local fire department.
16-20.210 Amendments to Chapter 64 of Fire Code; Pyrophoric Materials
Chapter 64 of the 2025 California Fire Code is adopted with the following amendments:
SECTION 6405 USE
Add Section 6405.3.1 to read as follows:
6405.3.1 Silane distribution systems automatic shutdown.
Silane distribution systems shall automatically shut down at the source upon activation of
the gas detection system at levels above the alarm level and/or failure of the ventilation
system for the silane distribution system.
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Amendments to Part VII-Appendices
APPENDIX B
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
SECTION B105 FIRE-FLOW REQUIREMENTS FOR BUILDINGS
Amend Section B 105.2 to read as follows:
B105.2 Buildings other than one- and two-family dwellings, Group R-3 and R-4
buildings and townhouses. The minimum fire-flow and flow duration for buildings
other than one- and two-family dwellings, Group R-3 and R-4 buildings and townhouses
shall be as specified in Tables B 105.1(2) and B 105.2.
Exceptions: [SFM] Group B, S-2 and U occupancies having a floor area not exceeding
1,000 square feet, primarily constructed of noncombustible exterior walls with wood or
steel roof framing, having a Class A roof assembly, with uses limited to the following or
similar uses:
1. California State Parks buildings of an accessory nature (restrooms).
2. Safety roadside rest areas (SRRA), public restrooms.
3. Truck inspection facilities (TIF), CHP office space and vehicle inspection
bays.
4. Sand/salt storage buildings, storage of sand and salt.
The maximum fire flow reduction for all commercial buildings greater than 30,000
square feet and residential podium buildings shall not exceed 25 percent of the fire flow
specified in Table B 105.1(2). The maximum fire flow reduction for all other buildings
shall not exceed 50 percent of the fire flow specified in Table B 105.1(2).
APPENDIX C
FIRE HYDRANT LOCATIONS AND DISTRIBUTION
SECTION C102 NUMBER OF FIRE HYDRANTS
Amend Section C 102.1 to read as follows:
C102.1 Minimum number of fire hydrants for a building. The number of fire hydrants
available to a building shall be not less than the minimum specified in Table C102.1,
utilizing the base fire flow without fire sprinkler reduction.
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APPENDIX D
FIRE APPARATUS ACCESS ROADS
SECTION D103 MINIMUM SPECIFICATION
Delete Section D103.1.
Amend Section D103.2 as follows:
D103.2 Grade. The maximum grade of a fire department apparatus access road shall not
exceed 15-percent, unless approved by the fire code official.
Amend Section D 103.3 as follows:
D103.3 Turning radius. The required turning radius of a fire apparatus access roads
shall be a minimum of 30 feet inside, and a minimum of 50 feet outside.
Amend Section D103.4 to read as follows:
D103.4 Dead ends. Dead-end fire apparatus access roads and/or driveways in excess of
150 feet(45 720 mm) shall be provided with width and turnaround provisions in
accordance with Santa Clara County Fire Department apparatus access and turnaround
standards.
Amend Section D103.6 to read as follows:
D103.6 Signs. Where required by the Fire Code Official, fire apparatus access roads shall be
designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle
Code and the Santa Clara County Fire Department A-6 Standard. Signs shall have a minimum
dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a
white reflective background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D 103.6.1 or D 103.6.2.
Article 16-25—Plumbinz Code
16-25.010 Adoption of the 2025 California Plumbing Code.
(a) The 2025 California Plumbing Code, Title 24, Part 5, including Appendix Chapters
A, B, C, D, 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.
(b) 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.
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Article 16-30—Mechanical Code
16-30.010 Adoption of the 2025 California Mechanical Code.
(a) The 2025 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.
(b) 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.
Article 16-35 Electrical Code
16-35.010 Adoption of the 2025 California Electrical Code.
(a) The 2025 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.
(b) 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.
Section 16-45.050- Section 302 amended to include failure to complete construction
16-45.050—Section 302 amended to include failure to complete construction.
Section 302 of the Abatement of Dangerous Building Codes is amended by adding
subsection 19, to read as follows:
19. Whenever the construction of any building or structure is not fully completed within
forty-eight months, or such longer period of time as may be allowed by the building
official, from the date on which the building permit for such building or structure is first
issued.
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Article 16-47 Green Building Regulations
16-47.010 Purpose.
The City finds that green building design and construction can have a significant
positive effect on energy and resource efficiency and reduce waste and pollution
generation. The intent of this Article is to promote the environmental sustainability of
natural resources by efficiently redirecting the use of recyclable materials away from
landfills, by encouraging recycled content materials in construction, by reducing the
energy consumption needs of structures by making use of efficient construction
methods and by promoting groundwater recharge and efficient preservation and use of
water resources.
16-47.020 Definitions.
For the purposes of this Article, certain words and phrases used herein are defined as
follows:
(a) LEED means the leadership in energy and environmental design program
developed by the U.S. Green Building Council. The U.S. Green Building Council is a
national professional nonprofit membership organization whose mission is to promote
buildings that are environmentally responsible.
(b) LEED-accredited professional means a person or organization determined by the
building official to be qualified to perform inspections and provide documentation to
assure compliance with the U.S. Green Building Council LEED requirements.
16-47.030 Covered projects.
This Article shall apply to the new construction of public buildings.
16-47.040 Public building compliance.
All covered projects shall demonstrate compliance with the following level of green
building standards:
(a) Prior to issuance of a building permit, the City shall verify that the building
design has been LEED certified at a minimum silver level.
(b) Prior to issuance of a final occupancy inspection, the City shall verify that the
building was constructed in compliance with the LEED certification.
16-47.050 Maintenance of resources.
The building official shall maintain a current list of LEED accredited professionals who
are qualified to provide LEED certifications, and shall be responsible for administering
and implementing the requirements of this Article.
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Article 16-49— Green Building Standards Code
16-49.010 Adoption of the 2025 California Green Building Standards Code.
(a) The 2025 California Green Building Standards Code, Title 24, Part 11, hereinafter
referred to as the "Green Building Standards Code," 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 Green
Building Standards Code of the City.
(b)Notwithstanding the foregoing, the additions, deletions, and amendments to the
Green Building Standards Code related to energy standards shall not take effect until
the California Energy Commission approval process is completed.
(i) In accordance with California Health and Safety Code Section 17958.7,
express findings that modifications to the energy standards in the Green
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.
(ii) Pursuant to California Public Resources Code Section 25402.1(h)(2), the City
Council's findings that modifications to the energy standards in the Green Building
Standards Code are cost-effective and will require the diminution of energy
consumption levels permitted by the Energy Code are either already on file with
the California Energy Commission or will be filed prior to the effective date of the
ordinance codified in this Article.
(c) 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.
16-49.020—Indoor Water Use and Graywater. Add Section 4.303.50 to read as follows:
4.303.50 Indoor Water Use. One- and two-family dwellings shall be equipped with a
demand hot water recirculation system
Add Section 4.305.1 to read as follows:
4.305.1 Graywater. Piping is installed to permit future use of a graywater system served
by the clothes washer and other graywater fixtures
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16- 49.030 Two-way Air Conditioning Reach Code
Section A4.204.1 of the Green Building Standards Code is adopted and amended as
follows:
A4.204.1 Energy Efficiency. Alterations to existing residential buildings shall comply
with Sections A4.204.1.1.
A4.204.1.1 Altered Space-Conditioning System Serving Existing Single-
Family Dwelling Units—Mechanical Cooling. When a space-conditioning
system serving an existing single-family dwelling unit is altered in climate zones
1 through 14 and 16 by installation or replacement of an air conditioner, the
altered system shall comply with either a or b below in addition to the
requirements for installation specified by Title 24, Part 6, Sections 150.2(b)1 E and
150.2(b)1F:
a. A heat pump shall be the primary heating source and sized according to the
system selection requirements specified by Title 24, Part 6 of Section
150.0(h)5. Supplemental heating may be provided by a gas furnace or electric
resistance heating as specified in Title 24, Part 6, Sections 150.0(h)7 and
150.0(i); or
b. An air conditioner shall meet all the requirements in either subsection I or II
below:
I. Systems with Existing Duct Distribution Systems:
A. The duct system measured air leakage shall be equal to or less than 10
percent of the system air handler airflow as confirmed through field
verification and diagnostic testing, per the requirements in Title 24,
Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and
Exception 1 to A4.204.1.1bIA. If it is not possible to meet the duct
sealing requirements, all accessible leaks shall be sealed and verified
through a visual inspection and a smoke test by a certified ECC-Rater
utilizing the methods specified in Reference Residential Appendix
Section RA3.1.4.3.5.
Exception 2 to A4.204.1.1bIA: Existing duct systems, constructed,
insulated or sealed with asbestos.
B. Demonstrate, in every control mode, airflow greater than or equal to
300 CFM per ton of nominal cooling capacity through the return
grilles, and an air-handling unit fan efficacy less than or equal to 0.45
W/CFM. The airflow rate and fan efficacy requirements in this section
shall be confirmed through field verification and diagnostic testing,
following the procedures outlined in Title 24, Part 6, Reference
Residential Appendix RA3.3; and
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Exception 1 to A4.204.1.1bIB: Systems unable to comply with the
minimum airflow rate and system efficacy requirements shall
demonstrate compliance by satisfying all of the following:
1. Following the procedures in Section RA3.3.3.1.5;
2. Installing a system thermostat that conforms to the specifications in
Section 110.12;
3. For standard ducted systems (without zoning dampers), meet the
applicable minimum total return filter grille nominal area
requirements in Table 150.0-13 or 150.0-C as confirmed by field
verification and diagnostic testing in accordance with the
procedures in Reference Residential Appendix Sections RA3.1.4.4
and RA3.1.4.5. The design clean-filter pressure drop requirements
specified by Section 150.0(m)12D for the system air filter(s) shall
conform to the requirements given in Tables 150.0-13 and 150.0-C.
Exception 2 to Section A4.204.1.1bIB: Multispeed compressor
systems or variable speed compressor systems shall verify air flow
(cfm/ton) and fan efficacy (Watt/cfm) for system operation at the
maximum compressor speed and the maximum air handler fan speed.
Exception 3 to Section A4.204.1.1bIB: Gas furnace air-handling units
manufactured prior to July 3, 2019, shall comply with a fan efficacy
value less than or equal to 0.58 W/cfm as confirmed by field
verification and diagnostic testing in accordance with the procedures
given in Reference Residential Appendix RA3.3.
C. In all climate zones, refrigerant charge verification requirements shall
meet the requirements in Title 24, Part 6 Section 150.2(b)1 Fiib,
including the minimum airflow rate specified in Section 150.2(b)1Fiia;
and
D. Vented attics shall have insulation installed to achieve a U-factor of
0.020 or insulation installed at the ceiling level shall result in an
insulated thermal resistance of R-49 or greater for the insulation alone;
luminaires not rated for insulation contact must be replaced or
retrofitted with a fireproof cover that allows for insulation to be
installed directly over the cover; and
Exception 1 to Section A4.204.1.1(b)ID: Dwelling units with at least
R-38 existing insulation installed at the ceiling level.
Exception 2 to Section A4.204.1.1(b)ID: Dwelling units where the
alteration would directly cause the disturbance of asbestos unless the
alteration is made in conjunction with asbestos abatement.
Exception 3 to Section A4.204.1.1(b)ID: Dwelling units with knob
and tube wiring located in the vented attic.
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Exception 4 to Section A4.204.1.1(b)ID: Where the accessible space
in the attic is not large enough to accommodate the required R-value,
the entire accessible space shall be filled with insulation provided such
installation does not violate Section 806.3 of Title 24, Part 2.5.
E. Air seal all accessible areas of the ceiling plane between the attic and
the conditioned space including all joints,penetrations and other
openings that are potential sources of air leakage by caulking,
gasketing, weather-stripping or otherwise sealing to limit infiltration
and exfiltration.
Exception 1 to Section A4.204.1.1bIE: Dwelling units with at least
R-38 existing insulation installed at the ceiling level.
Exception 2 to Section A4.204.1.1 WE: Dwelling units where the
alteration would directly cause the disturbance of asbestos unless the
alteration is made in conjunction with asbestos abatement.
Exception 3 to Section A4.204.1.ME: Dwelling units with
atmospherically vented space heating or water heating combustion
appliances located inside the pressure boundary of the dwelling unit.
II. Entirely New or Complete Replacement Duct Systems:
A. R-8 duct insulation shall be installed for all new ducts located in
unconditioned space; and
B. The total duct system measured air leakage shall be equal to or less
than 5 percent of the system air handler airflow as confirmed through
field verification and diagnostic testing, per the requirements in Title
24, Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and
C. Demonstrate, in every control mode, airflow greater than or equal to
350 CFM per ton of nominal cooling capacity through the return
grilles, and an air-handling unit fan efficacy less than or equal to 0.35
W/CFM. The airflow rate and fan efficacy requirements in this section
shall be confirmed through field verification and diagnostic testing,
following the procedures outlined in Title 24, Part 6, Reference
Residential Appendix RA3.3; and
D. In all climate zones, refrigerant charge verification requirements shall
meet the requirements in Title 24, Part 6 Section 150.2(b)1Fiib; and
E. In Climate Zones 1-4, 6, and 8-16 if the air handler and ducts are
located within a vented attic, vented attics shall have insulation
installed to achieve a U-factor of 0.020 or insulation installed at the
ceiling level shall result in an insulated thermal resistance of R-49 or
greater for the insulation alone; luminaires not rated for insulation
contact must be replaced or retrofitted with a fireproof cover that
allows for insulation to be installed directly over the cover; and
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Exception 1 to Section A4.204.1.1bIIE: In Climate Zones 1, 3, and 6,
dwelling units with at least R-19 existing insulation installed at the
ceiling level.
Exception 2 to Section A4.204.1.1bIIE: Dwelling units where the
alteration would directly cause the disturbance of asbestos unless the
alteration is made in conjunction with asbestos abatement.
Exception 3 to Section A4.204.1.1bIIE: Dwelling units with knob
and tube wiring located in the vented attic.
Exception 4 to Section A4.204.1.1bIIE: Where the accessible space
in the attic is not large enough to accommodate the required R-value,
the entire accessible space shall be filled with insulation provided such
installation does not violate Section 806.3 of Title 24, Part 2.5.
F. In Climate Zones 2, 4, and 8-16, air seal all accessible areas of the
ceiling plane between the attic and the conditioned space including all
joints,penetrations and other openings that are potential sources of air
leakage by caulking, gasketing, weather-stripping or otherwise sealing
to limit infiltration and exfiltration.
Exception 1 to Section A4.204.1.1bIIF: Dwelling units with at least
R-19 existing insulation installed at the ceiling level.
Exception 2 to Section A4.204.1.1bIIF: Dwelling units where the
alteration would directly cause the disturbance of asbestos unless the
alteration is made in conjunction with asbestos abatement.
Exception 3 to Section A4.204.1.1bIIF: Dwelling units with
atmospherically vented space heating or water heating combustion
appliances located inside the pressure boundary of the dwelling unit.
c. Performance approach.
The energy budget for alterations is expressed in terms of Long-term System Cost (LSC),
and the altered component(s) and any newly installed equipment serving the alteration shall
meet the applicable requirements of Subsections A, B, and C below.
A. The altered components shall meet the applicable requirements of Title 24, Part 6,
Sections 110.0 through 110.9, Sections 150.0(a) through(1), Sections 150.0(m)1 through
150.0 (m)10, and Sections 150.0(p)through (q). Entirely new or complete replacement
mechanical ventilation systems as these terms are used in Section 150.2(b)1L, shall
comply with the requirements in Section 150.2(b)1L. Altered mechanical ventilation
systems shall comply with the requirements of Section 150.2(b)1M. Entirely new or
complete replacement space-conditioning systems, and entirely new or complete
replacement duct systems, as these terms are used in Sections 150.2(b)1 C and
150.2(b)1Diia, shall comply with the requirements of Sections 150.0(m)12 and
150.0(m)13.
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B. The standard design for an altered component shall be the higher efficiency of existing
conditions or the requirements stated in Table A4.204.1.1-A . For components not being
altered, the standard design shall be based on the existing conditions. When the third
party verification option is specified as a requirement, all components proposed for
alteration for which the additional credit is taken, must be verified by a certified ECC-
rater.
Table A4.204.1.1-A Standard Design for an Altered Component
Altered Standard Design Without Third Party Standard Design With Third
Component Verification of Existing Conditions Party Verification of Existing
Shall be Based On Conditions Shall be Based On
Ceiling The requirements of Sections 150.0(a), (c), The existing insulation R-value
Insulation, and(d).
Wall
Insulation, The requirements of Section 150.2(b)I J
and Raised- for altered ceilings and for entirely new or
floor complete replacement duct systems where
Insulation the air handler and ducts are located within
a vented attic.
The requirements of Section A4.204.1.1b
for alterations which include new or
replacement air-cooled air conditioners.
Fenestration The requirements of Section 150.1(c)3A. The existing fenestration U-factor
and
SHGC values as verified.
Window The requirements of Section 150.1(c)3A. The existing fenestration in the
Film alteration shall be based on
TABLE 110.6-A and TABLE
110.6-B.
Doors The U-factor of 0.20. The door area shall If the proposed U-factor is < 0.20,
be the door area of the existing building. the standard design shall be based
on the existing U-factor value as
verified. Otherwise, the standard
design shall be based on the U-
factor of 0.20. The door area shall
be the door area of the existing
building.
Ordinance 414
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Space- Table 150.1-A for equipment efficiency The existing efficiency levels.
Heating and requirements;
Space-
Cooling Section 150.2(b)I C for entirely new or
Equipment complete replacement systems;
Section 150.2(b)IF for refrigerant charge
verification, airflow, and fan efficacy
requirements.
Section A4.204.1.1b for new or
replacement air-cooled air conditioners
Air The requirements of Sections 150.2(b)ID The requirements of Sections
Distribution and 150.2(b)I E 150.2(b)1 D and 150.2(b)1 E
System—
Duct Sealing
Air The proposed efficiency levels. The existing efficiency levels.
Distribution
System— The requirements of Sections 150.2(b)I D,
Duct and for new or replacement air-cooled air
Insulation conditioners, Section A4.204.1.1b.
Water The requirements of Section 150.2(b)1Hii The existing efficiency level.
Heating
Systems
Roofing The requirements of Section 150.2(b)II. The requirements of Section
Products 150.2(b)I I
All Other The proposed efficiency levels. The existing efficiency levels.
Measures
C. The proposed design shall be based on the actual values of the altered components.
Exception 1 to Section A4.204.1.1: Where the capacity of the existing main electrical
service panel is insufficient to supply the electrical capacity of a heat pump and where the
existing main electrical service panel is sufficient to supply a new or replacement air
conditioner, as calculated according to the requirements of California Electrical Code
Article 220.83 or Article 220.87. Documentation of electrical load calculations in
accordance with Article 220 must be submitted to the enforcement agency prior to
permitting for both the heat pump and proposed air conditioner.
Exception 2 to Section A4.204.1.1: Where the required capacity of a heat pump to meet
the system selection requirements of Section 150.0(h)5 is greater than or equal to 12,000
Ordinance 414
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Btu/h more than the greater of the required capacity of an air conditioner to meet the
design cooling load OR the capacity of the existing air conditioner. Documentation of
heating and cooling load calculations in accordance with 150.0(h) must be submitted to
the enforcement agency prior to permitting for both the heat pump and proposed air
conditioner.
Article 16-51—Energy Code
16-51.010 Adoption of the 2025 California Energy Code.
(a) The 2025 California Energy Code, Title 24, Part 6, hereinafter referred to as "the
Energy Code," is 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 Energy Code of the City.
(b) 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.
16-51.020 Electric Readiness Reach Code
Section 100.0 is modified to add a new section(i) as follows:
(i) Single Family Building Remodel Energy Reach Code - Purpose and Intent.
In addition to all requirements of the California Energy Code applicable to Single
Family building additions and alterations, the electric readiness measures
specified in Sections 150.0(w) shall be required for certain single family additions
and alterations.
Section 100.1(b) is modified by adding the following definitions:
LEVEL 2 ELECTRIC VEHICLE (EV) CHARGING RECEPTACLE is a
208/240-volt 40-ampere minimum branch circuit and a receptacle.
LOW POWER LEVEL 2 ELECTRIC VEHICLE (EV) CHARGING
RECEPTACLE is a 208/240-volt 20-ampere minimum branch circuit and a
receptacle
A new section(w), is added to Section 150.0 as follows:
(w) Electric Readiness for Alterations
1. Electric range. Where branch circuits or receptacles are added or altered in a kitchen
and the work requires an electrical permit, install electrical components in accordance
with the California Electrical Code. The electrical components shall include either of
the following:
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A. A 125 volt, 20 amp electrical receptacle that is connected to the electric panel
with a 120/240 volt 3 conductor branch circuit rated at 50 amps minimum, within
3 feet from the appliance and accessible to the appliance with no obstructions.
Both ends of the unused conductor shall be labeled with the word"spare" and be
electrically isolated. Space shall be reserved for a single pole circuit breaker in the
electrical panel adjacent to the circuit breaker for the branch circuit and labeled
with the words "Future Use".
B. A pathway for a future 240 volt 50 amp minimum branch circuit that shall consist
of either conductors or raceway from the main electrical service panel. The main
electric panel shall have space reserved to allow for the installation of a double
pole circuit breaker for a future electric range installation. The reserved space
shall be permanently marked as "For Future 240V use". The raceway or
conductors shall terminate at a junction box within 3 feet of the appliance. The
blank cover shall be identified as "240V ready".
2. Electric dryer. Where a branch circuit is added or altered within 3 feet of a gas or
propane clothes dryer and the work requires an electrical permit, install electrical
components in accordance with the California Electrical Code. The electrical
components shall include either of the following:
A. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric
panel with a 120/240 volt 3 conductor branch circuit rated at 30 amps minimum,
within 3 feet from the appliance and accessible to the appliance with no
obstructions. Both ends of the unused conductor shall be labeled with the word
"spare"and be electrically isolated. Space shall be reserved for a single pole
circuit breaker in the electrical panel adjacent to the circuit breaker for the branch
circuit and labeled with the words "Future Use"; or,
B. A pathway for a future 240 volt 30 amp minimum branch circuit that shall consist
of either conductors or raceway from the main electrical service panel. The main
electric panel shall have space reserved to allow for the installation of a double
pole circuit breaker for a future heat pump dryer installation. The reserved space
shall be permanently marked as "For Future 240V use". The raceway or
conductors shall terminate at a junction box within 3 feet of the appliance. The
blank cover shall be identified as "240V ready".
3. Heat pump water heater.
A. If wall framing is removed or replaced within 3 feet of a gas or propane water
heating appliance, space suitable for the future installation of a heat pump water
heater (HPWH) shall be provided. The space shall be at least 2.5 feet by 2.5 feet
wide and 7 feet tall and shall include a condensate drain that is no more than 2
inches higher than the base of an installed water heater and allows natural
draining without pump assistance or installed piping or tubing within 3 feet of the
water heater location to a condensate drain or exterior location. If pump assistance
is needed, a receptacle on a 120 volt, minimum 15 amp branch circuit for a
condensate pump must be available within 3 feet of the water heater location.
B. Where branch circuits are altered or added within 3 feet of an existing gas or
propane water heater or within 10 feet of the designated future location of a heat
Ordinance 414
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pump water heater as required under Section 150.0(w)3A, and the work requires
an electrical permit, install electrical components in accordance with the
California Electrical Code. The electrical components shall include either of the
following:
(i) A dedicated 125 volt, 20 amp electrical receptacle that is
connected to the electric panel with a 120/240 volt 3 conductor, 10
AWG copper branch circuit rated at 30 amps minimum, within 3
feet from the water heater and accessible to the water heater with
no obstructions. Both ends of the unused conductor shall be
labeled with the word "spare" and be electrically isolated. Space
shall be reserved for a single pole circuit breaker space in the
electrical panel adjacent to the circuit breaker for the branch circuit
and labeled with the words "Future 240V Use"; or
(ii) A pathway for a future 240 volt 30 amp minimum branch circuit
that shall consist of either conductors or raceway from the main
electrical service panel. The main electric panel shall have space
reserved to allow for the installation of a double pole circuit
breaker for a future HPWH installation. The reserved space shall
be permanently marked as "For Future 240V use". The pathway
shall terminate at a junction box within 3 feet of the appliance. The
blank cover shall be identified as "240V ready".
Exception 1 to Section 150.0(w): The project is solely a repair as defined by Title 24
Part 2 Section 202.
Exception 2 to Section 150.0(w): If an electrical permit is not otherwise required for the
project other than compliance with this section.
Exception 3 to Section 150.0(w): Where upgrades to the existing electrical panel or
utility service are not proposed, electrical panel capacity shall not be required to exceed
the existing utility electrical service to the building to meet compliance with this section.
Capacity and overcurrent protection spaces shall be reserved to the extent allowable
under the existing electrical panel capacity using the methodology in Section
150(w)Error! Reference source not found.. Tandem overcurrent protection devices
shall be used to the extent permissible under the California Electrical Code.
Exception 4 to Section 150.0(w): The project is solely a safety improvement to remove a
known hazard.
Exception 5 to Section 150.0(w): Mobile Homes, Manufactured Housing, or Factory-
built Housing as defined in Division 13 of the California Health and Safety 12 Code
(commencing with Section 17000 of the Health and Safety Code).
Exception 6 to Section 150.0(w): Emergency Housing pursuant to Appendix P of the
California Building Code.
Exception 7 to Section 150.0(w): Creation of a new accessory dwelling unit or junior
accessory dwelling unit that is within the existing space of a single family dwelling or
accessory structure and includes an expansion of not more than 150 square feet beyond
the same physical dimensions as the existing accessory structure. An expansion beyond
the physical dimensions of the existing accessory structure shall be limited to
accommodating ingress and egress. Or, if the project would not otherwise be a Covered
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Single Family Project were it not for the inclusion of an accessory dwelling unit or junior
accessory dwelling unit that meets the criteria above.
Section 150.2(b) is modified to read:
(b)Alterations. Alterations to existing single-family residential buildings or alterations
in conjunction with a change in building occupancy to a single-family residential
occupancy shall meet either Item 1 or 2 below, in addition to the requirements of
150.0(w).
Article 16-52— Wildland-Urban Interface Code
16-52.010 Adoption of the 2025 California Wildland-Urban Interface Code.
(a) The 2025 California Wildland-Urban Interface Code, Title 24, Part 7, hereinafter
referred to as "the WUI Code," is 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 WUI Code of the
City.
(i) In accordance with California Health and Safety Code Section 17958.7,
express findings that modifications to the WUI 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 WUI 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 WUI Code shall be
kept for public inspection in the office of the Building Official.
16-52.020 Scope
Section 101.2 of the 2025 California WUI Code is amended to read:
101.2 Scope
This code applies to building materials, systems and/or assemblies used in the exterior
design and construction of new buildings, and additions or alterations to existing
buildings, located within a wildland-urban interface (WUI) area and contains minimum
requirements to mitigate conditions that might cause a fire originating in a structure to
ignite vegetation in the wildland-urban interface ()&UI) area, and conversely, a wildfire
burning in vegetative fuels to transmit fire to buildings and threaten to destroy life,
overwhelm fire suppression capabilities or result in large property losses.
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16-52.030 Fire Hazard Areas Amendment.
Section 101.3.1 of the 2025 California WUI Code is amended to read as follows:
101.3.1 Application.
New buildings located in any Fire Hazard Severity Zone or Wildland-Urban Interface
(WUI) Fire Area designated by the enforcing agency constructed after the application
date shall comply with the provisions of this code. This shall include all new buildings
with residential, commercial, educational, institutional or similar occupancy type use,
which shall be referred to in this code as "applicable buildings,"as well as new
buildings and structures accessory to those applicable buildings.
Exceptions:
1. Land or water area acquired or managed for one or more of the following purposes
or uses:
1.1. Habitat for endangered or threatened species, or any species that is a
candidate for listing as an endangered or threatened species by the state or
federal government.
1.2. Lands kept in a predominantly natural state as habitat for wildlife, plant, or
animal communities.
1.3. Open space lands that are environmentally sensitive parklands.
1.4. Other lands having scenic values, as declared by the local agency, or by
state or federal law.
16-52.040 Application of Code.
Section 101.3.1.1 of the 2025 California WUI Code is amended to read:
101.3.1.1 Application date and where required.
New buildings located in any Fire Hazard Severity Zone or Wildland-Urban Interface
Area shall comply with this code, including all of the following areas:
All unincorporated lands designated by the State Board of Forestry and Fire Protection as
State Responsibility Area(SRA) including:
Moderate Fire Hazard Severity Zones.
High Fire Hazard Severity Zones.
Very High Fire Hazard Severity Zones.
All incorporated lands designated by the City of Saratoga as a Wildland-Urban Interface
area, including Moderate, High, and Very High Fire Severity zones.
16-52.050 Roof Replacement or Repair.
Section 507.1 of the 2025 California WWI Code is amended to read:
Ordinance 414
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507.1 General. 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.
Article 16-55—Referenced Standards Code
16-55.010 Adoption of the 2025 California Referenced Standards Code
(a) The 2025 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.
(b) 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.
Article 16-56—Historical Building Code
16-56.010 Adoption of the 2025 California Historical Building Code
(a) The 2025 California Historical Building Code, Title 24, Part 8, hereinafter referred
to as the "Historical Building 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 Historical
Building Code of the City.
(b)At least one true copy of the Historical 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 Historical Building
Code shall be kept for public inspection in the office of the Building Official.
Article 16-57—Existing Building Code
16-56.010 Adoption of the 2025 California Existing Building Code
(a) The 2025 California Existing Building Code, Title 24, Part 10, hereinafter referred
to as the "Existing Building 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 Existing
Building Code of the City.
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(b) At least one true copy of the Existing 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 Historical Building
Code shall be kept for public inspection in the office of the Building Official.
Article 16-75—Miscellaneous Regulations
16-05.010 Reserved.
16-75.020 Responsibility for geotechnical reports.
Whenever any Section of this Code, or any code adopted by this Chapter, or any other
ordinance or regulation of the City requires the submission of a geology or soils report
(hereinafter referred to as a geotechnical report) or whenever such report is otherwise required by
the City Engineer or the Planning Director, the following provisions shall be applicable:
(a) The applicant shall be solely responsible for selection and compensation of the
geotechnical consultant; except, that the City may specify the type and licensing
requirements for the consultant.
(b) The City shall have the right to require a third party geotechnical consultant in the
event of any major disagreement between the City's geotechnical consultant and the
applicant's consultant. The City will provide a list of at least three qualified
geotechnical consultants to the applicant from which to select one as such third party
consultant, and the applicant shall be responsible for his compensation. The decision of
the third party consultant shall be conclusive on the City and the applicant.
(c) The substance and scope of each geotechnical report shall remain the sole
responsibility of the applicant and his consultant. Any comments by the City or the
City's geotechnical consultants are for the purpose of pointing out possible areas of
concern to the applicant or deficiencies in the report, and any approval of any
geotechnical report by the City shall not be construed to imply that the City or the
City's consultant warrants the accuracy of the report or any of its contents, findings or
recommendations.
(d) Whenever any applicant submits a geotechnical report to the City, he shall also submit
a written statement to the City representing that he is and will be relying upon the
investigation, report and opinion of his own geologist, and that if the requested site
approval, subdivision approval or building, grading or other permit or permits are
granted, he agrees to and does thereby indemnify and hold the City, its officers, agents,
employees, boards, commissions and professional consultants, free and harmless from
and against any and all claims, actions, damages, suits or liabilities claimed by the
applicant or any other person by reason of any actual or potential geologic hazard,
including, without limitation, land slippage, landslide, earthquake, slope instability,
soil or sub-soil instability, or lack of lateral or subjacent support of any kind or nature,
including any failure, collapse or damage to any building or structure or its foundation,
and further setting forth that he is voluntarily and knowingly assuming the risk thereof.
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16-75.030 Premises identification.
(a) Every site on which improvements have been constructed for human occupancy shall be
identified by address numbers located in such a position as to be plainly visible and legible
from the street which provides the means of access to the site.
(b) The failure or refusal by any owner or occupant of a site to identify the premises as required
by this Section, within thirty days after written notice is given by the City to do so, shall
constitute an infraction offense subject to the penalties as prescribed in Chapter 3 of this
Code.
16-75.040 Maintenance of construction project sites.
(a) The regulations provided by this Chapter are in addition to and supplement any other
regulations pertaining to building projects within the City of Saratoga. This Chapter is
applicable to any project in the City of Saratoga for which a building permit is required.
(b) From the time of issuance of a building permit for new construction, remodels affecting
more than twenty-five percent of either the floor area or exterior wall modification until a
certificate of occupancy is issued, the contractor shown on the building permit or, if there*is
none, the owner(hereinafter the "permit applicant") shall cause the construction project site
to be enclosed by a six-foot opaque fence and to be kept in a reasonably clean condition.
Said fence shall be located in a manner not to obstruct necessary line of sight at
intersections of private or public roads.
(c) "Reasonably clean condition" means:
(1) No construction material, equipment,portable toilets, trash containers, or debris is
placed in the public right-of-way, pedestrian, or equestrian trail easement.
(2) A trash container is maintained on the project site at all times and debris on the site,
which could otherwise blow away, is regularly collected and placed in the container.
(3) All construction debris (wood scraps and other debris, which cannot blow away) shall
be piled within the property lines of the project in a neat and safe manner.
(4) The project site shall have a signage viewable from the public street that indicates the
hours of operation pursuant to the City of Saratoga Noise Regulations, Article 7-
30.060, hours of construction must be posted. Emergency contact information and as
well as weekend and after-hours Sheriff contact numbers.
(5) Sanitation Facilities:
(A) A minimum of one portable toilet shall be provided for every 20 workers (or
fraction thereof) onsite when public sewer access is unavailable.
(B) Portable toilets shall be properly maintained, cleaned, and pumped at least
weekly—or more frequently as necessary—to remain sanitary.
(C) Portable toilets must be placed at least 10 feet from side and rear property lines and
located so as not to obstruct public access or trail easements.
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(D) The portable toilet provider must be a licensed sanitation vendor.
(6) Construction Site Signage:
(A) A permanent, weather-resistant sign shall be installed and maintained in a clearly
visible location from the public street, as part of the project site's perimeter.
(B) Sign specifications:
1. Minimum size: 4 sq. ft. (e.g., 2 ft. X 2 ft.), mounted at least 4 ft. above ground
level.
2. Lettering must be at least 2 inches in height for visibility/readability.
(C) Required content:
1. Building Permit Number;
2. Brief Description of Project;
3. Contractor Name and Contact Phone Number;
4. City Sheriff's Non-Emergency Phone Number;
5. Hours of Operation(consistent with City Noise Ordinance, Article 7-30.060).
(D) The Building Official has the authority to require additional signage, specific
placement, or legibility upgrades as needed for public safety or site identification.
(d) The permit applicant shall at all times maintain and use trash containers on the project site.
A thirty-two-gallon size container, with handles, or similar container labeled "TRASH
ONLY" shall be provided for each single-family residence, small commercial project or
multi-family project up to four units. A trash dumpster shall be provided for each multi-
family project of more than four units or each large commercial project.
(e) The Building Official, or his or her designated representative, shall have the authority, at the
time of issuance of a building permit or any time prior to certification of occupancy, to
require additional trash containers or make such orders as are necessary to insure a clean
project site.
(f) Should the Building Official determine that the project is not being maintained in a
reasonably clean manner as defined herein or that the permit applicant has failed to comply
with an order issued pursuant to this Chapter, the Building Official may do any or all of the
following:
(1) Refuse to make further inspections on the project.
(2) Issue a stop work order on the project.
(3) Cause to be issued a citation for violation of this Chapter.
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16-75.050 Limit on noise level for habitable rooms in new residential development.
New residential development shall be designed and constructed to provide an interior noise
level of DNL forty-five dB or less in habitable rooms (due to outdoor sources).
16-75.060 Expedited permit process for small residential rooftop solar systems.
(a) Purpose and intent. This section is intended to establish an expedited, streamlined solar
permitting process that complies with the Solar Rights Act and AB 2188 (Chapter 521,
Statutes 2014, California Government Code Section 65850.5) to achieve timely and cost-
effective installations of small residential rooftop solar energy systems. This Section is
further intended to encourage the use of solar systems by removing unreasonable barriers
and minimizing costs to property owners and the City, and expanding the ability of property
owners to install solar energy systems. This Section allows the City of Saratoga to achieve
these goals while protecting the public health and safety.
(b) Application.
(1) This Section applies to the permitting of all small residential rooftop solar energy
systems in the City.
(2) Small residential rooftop energy systems legally established or permitted prior to
August 6, 2016 are not subject to the requirements of these provisions unless physical
modifications or alterations are undertaken after that date that materially change the
size, type, or components of a small rooftop energy system in such a way as to require
a new permit. Routine operation and maintenance or like-kind replacements shall not
require a permit.
(c) Definitions. The following words, terms and phrases, when used in this Section, shall have
the following meanings:
(1) Electronic submittal means the utilization of one or more of email, the Internet, or
facsimile.
(2) Reasonable restrictions on a solar energy system are those restrictions that do not
significantly increase the cost of the system or significantly decrease its efficiency or
specified performance, or that allow for an alternative system of comparable cost,
efficiency, and energy conservation benefits. As provided in California Civil Code
Section 714(d)(1), reasonable restrictions may include, but are not limited to:
i. For water heater systems or solar swimming pool heating systems: an amount
exceeding ten percent of the cost of the system, but in no case more than one
thousand dollars, or decreasing the efficiency of the solar energy system by an
amount exceeding ten percent, as originally specified and proposed.
ii. For photovoltaic systems: an amount not to exceed one thousand dollars over the
system cost originally specified and proposed, or a decrease in system efficiency of
an amount exceeding ten percent as originally specified and proposed.
(3) Small residential rooftop solar energy system means all of the following, as defined
in California Government Code Section 65850.5:
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i. A solar energy system that is no larger than ten kilowatts alternating current
nameplate rating or thirty kilowatts thermal.
ii. A solar energy system that conforms to all applicable State fire, structural, electrical,
and other building codes as adopted or amended by the City and all state and City
health and safety standards.
iii. A solar energy system that is installed on a single or duplex family dwelling.
iv. A solar panel or module array that does not exceed the maximum legal building
height as defined by the City.
(4) Solar energy system means either of the following, as defined in California Civil
Code Section 801.5:
i. Any solar collector or other solar energy device whose primary purpose is to provide
for the collection, storage, and distribution of solar energy for space heating, space
cooling, electric generation, or water heating.
ii. Any structural design feature of a building, whose primary purpose is to provide for
the collection, storage, and distribution of solar energy for electricity generation,
space heating or cooling, or for water heating.
(5) Specific, adverse impact means a significant, quantifiable, direct, and unavoidable
impact, based on objective, identified, and written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed
complete, as defined in Government Code Section 65850.5.
(d) Solar energy system requirements.
(1) All solar energy systems shall meet applicable health and safety standards and
requirements imposed by the State, the City, and the fire district with jurisdiction.
(2) Solar energy systems for heating water in single-family residences and for heating
water in commercial buildings or swimming pool applications shall be certified by an
accredited listing agency as defined by the California Plumbing and Mechanical Code.
(3) Solar energy systems for producing electricity shall meet all applicable safety and
performance standards established by the California Electrical Code, the Institute of
Electrical and Electronics Engineers, and accredited testing laboratories such as
Underwriters Laboratories and, where applicable, rules of the Public Utilities
Commission regarding safety and reliability.
(e) Duties of the Building Division and Building Official.
(1) The City's Building Division shall adopt a standard plan and checklist of all
requirements with which small residential rooftop solar energy systems shall comply to
be eligible for expedited review. All documents required for the submission of an
expedited small residential rooftop solar energy system application shall be made
available on the publicly accessible City website.
(2) The small residential rooftop solar system permit process, standard plan(s), and
checklist(s) shall substantially conform to recommendations for expedited permitting,
including the checklist and standard plans contained in the most current version of the
California Solar Permitting Guidebook adopted by the Governor's Office of Planning
and Research.
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(3) Electronic submittal of the required permit application and documents by email, or the
Internet, shall be made available to all small residential rooftop solar energy system
permit applicants. Applicants may also submit the permit application and associated
documentation in person or by mail.
(4) In the case of electronic submittal, an applicant's electronic signature shall be accepted
on all forms, applications, and other documents in lieu of a wet signature.
(f) Plan review and inspection requirements.
(1) Consistent with California Government Code Section 65850.5 and Section 15-
80.030(f) of this Code, the Building Division shall issue a building permit, the issuance
of which is nondiscretionary, upon receipt of a complete application that meets the
requirements of the approved checklist and standard plan. If an application is deemed
incomplete, a written correction notice detailing all deficiencies in the application and
any additional information or documentation required to be eligible for expedited
permit issuance shall be sent to the applicant for resubmission.
(2) The Building Official may require an applicant to apply for a use permit if the official
makes written findings, based on substantial evidence, that the solar energy system
could have a specific, adverse impact upon the public health and safety. If a use permit
is required, the City may deny an application for the use permit if it makes written
findings based upon substantial evidence in the record that the proposed installation
would have a specific, adverse impact upon public health or safety and there is no
feasible method to satisfactorily mitigate or avoid, as defined, the adverse impact. Such
findings shall include the basis for the rejection of the potential feasible alternative for
preventing the adverse impact. Decisions under this subdivision may be appealed to the
Planning Commission. Such appeals shall be governed by the procedure set forth in
Article 15-90 of Chapter 15 of this Code.
(3) A feasible method to satisfactorily mitigate or avoid the specific, adverse impact
includes, but is not limited to, any cost-effective method, condition, or mitigation
imposed by the City on another similarly situated application in a prior successful
application for a permit. The City shall use its best efforts to ensure that the selected
method, condition, or mitigation meets the conditions of Section 16-75.070(c)(3) of
this Code defining restrictions that do not significantly increase the cost of the system
or decrease its efficiency or specified performance. Any condition imposed on an
application shall be designed to mitigate the specific, adverse impact upon health and
safety at the lowest possible cost.
(4) The City shall not condition the approval of an application on the approval of an
association, as that term is defined in California Civil Code Section 4080.
(5) Issuance of the permit does not authorize an applicant to connect the small residential
rooftop energy system to the electrical grid. The applicant is responsible for obtaining
such permission from the local utility provider.
(6) If an applicant provides the City with an email address for the local utility provider as a
part of his or her application, the City will submit a copy of that applicant's final
building permit to the local utility provider.
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(7) Only one consolidated inspection shall be required and performed by the City for small
residential rooftop solar energy systems eligible for expedited review. The
consolidated inspection shall be done in a timely manner. This inspection shall
encompass all applicable local, state, and federal health and safety regulations
including fire department regulations. If a small residential rooftop solar energy system
fails inspection, a subsequent inspection is authorized, however, the subsequent
inspection need not conform to the requirements of this Section.
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16-75.070 Expedited permit process for electric vehicle charging stations.
(a) Purpose and intent. This Section is intended to establish an expedited, streamlined electric
vehicle charging station permitting process that complies with the Electric Vehicle Charging
Stations Open Access Act and AB 1236 (Chapter 598, Statutes 2015, California
Government Code Section 65850.7) to achieve timely and cost-effective installations of
electric vehicle charging stations. This Section is further intended to promote and encourage
the use of electric vehicle charging stations by homeowners, agricultural concerns, and
business concerns by limiting obstacles to their use and minimizing costs to property
owners and the City. This Section allows the City of Saratoga to achieve these goals while
protecting the public health and safety.
(b) Application.
(1) This Section applies to the permitting of all electric vehicle charging stations in the
City.
(2) Electric vehicle charging stations legally established or permitted prior to August 6,
2016 are not subject to the requirements of these provisions unless physical
modifications or alterations are undertaken after that date that materially change the
size, type, or components of an electric vehicle charging station in such a way as to
require a new permit. Routine operation and maintenance or like-kind replacements
shall not require a permit.
(c) Definitions. The following words, terms and phrases, when used in this Section, shall have
the following meanings ascribed to them:
(1) Electronic submittal means the utilization of one or more of email, the Internet, or
facsimile.
(2) Electric vehicle charging station or charging station means any level of electric
vehicle supply equipment station that is designed and built in compliance with Article
625 of the California Electrical Code, as it reads on the effective date of this Section,
and delivers electricity from a source outside an electric vehicle into a plug-in electric
vehicle, as defined in California Government Code Section 65850.7.
(3) Specific, adverse impact means a significant, quantifiable, direct, and unavoidable
impact, based on objective, identified, and written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed
complete, as defined in California Government Code Section 65850.7.
(d) Electric vehicle charging station requirements.
(1) All electric vehicle charging stations shall meet applicable health and safety standards
and requirements imposed by the State, the City, and the fire district with jurisdiction.
(2) Electric vehicle charging stations shall meet all applicable safety and performance
standards established by the California Electrical Code, the Society of Automotive
Engineers, the National Electrical Manufacturers Association, and accredited testing
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laboratories such as Underwriters Laboratories and rules of the Public Utilities
Commission regarding safety and reliability.
(e) Duties of the Building Division and Building Official.
(1) The City's Building Division shall adopt a standard checklist of all requirements with
which electric vehicle charging stations shall comply to be eligible for expedited
review. All documents required for the submission of an expedited electric vehicle
charging station application shall be made available on the publicly accessible City
website.
(2) The electric vehicle charging station permit process and standard checklist shall
substantially conform to recommendations for expedited permitting, including the
checklist contained in the most current version of the "Plug-In Electric Vehicle
Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California:
Community Readiness Guidebook" published by the Governor's Office of Planning
and Research.
(3) Electronic submittal of the required permit application and documents by email, or the
Internet, shall be made available to all electric vehicle charging station permit
applicants. Applicants may also submit the permit application and associated
documentation in person or by mail.
(4) In the case of electronic submittal, an applicant's electronic signature shall be accepted
on all forms, applications, and other documents in lieu of a wet signature.
(f) Plan review requirements.
(1) Consistent with California Government Code Section 65850.7, the Building Division
shall issue a building permit, the issuance of which is nondiscretionary, upon receipt of
a complete application that meets the requirements of the approved checklist and
standard plan. If an application is deemed incomplete, a written correction notice
detailing all deficiencies in the application and any additional information or
documentation required to be eligible for expedited permit issuance shall be sent to the
applicant for resubmission.
(2) The Building Official may require an applicant to apply for a use permit if the official
makes written findings, based on substantial evidence, that the charging station could
have a specific, adverse impact upon the public health and safety. If a use permit is
required, the City may deny an application for the use permit if it makes written
findings based upon substantial evidence in the record that the proposed charging
station would have a specific, adverse impact upon public health or safety and there is
no feasible method to satisfactorily mitigate or avoid, as defined, the adverse impact.
Such findings shall include the basis for the rejection of the potential feasible
alternative for preventing the adverse impact. Decisions under this subdivision may be
appealed to the Planning Commission. Such appeals shall be governed by the
procedure set forth in Article 15-90 of Chapter 15 of this Code.
(3) A feasible method to satisfactorily mitigate or avoid the specific, adverse impact
includes, but is not limited to, any cost-effective method, condition, or mitigation
Ordinance 414
Page 82
imposed by the City on another similarly situated application in a prior successful
application for a permit. Any condition imposed on an application shall be designed to
mitigate the specific, adverse impact upon health and safety at the lowest possible cost.
(4) The City shall not condition the approval of an application on the approval of an
association, as that term is defined in California Civil Code Section 4080.
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