Title
Report regarding introduction of an ordinance repealing current Building Code regulations under Title 15 of the South San Francisco Municipal Code and adopting by reference the 2025 California Building Standards Codes with certain local amendments. (Erik Rietdorf, Chief Building Official)
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RECOMMENDATION
Staff recommends that the City Council:
(1) Conduct a public hearing; and
(2) Introduce and waive the First Reading of the Ordinance repealing and replacing Chapters 15.06, 15.08, 15.10, 15.12, 15,14 15.16, 15.20, 15.22, 15.24, 15.25, 15.26, 15.32, 15.34, and 15.36 of the South San Francisco Municipal Code with Chapters 15.06, 15.08, 15.10, 15.12, 15.14, 15.16, 15.20, 15.22, 15.24, 15.25, 15.26, 15.32, 15.34, and 15.36; and Adopting by Reference the 2025 Editions of the California Administrative, Building Code with Appendix G, H, I, Residential Code with Appendix BG, Electrical, Mechanical, Plumbing Appendix I, Energy, Historical Building, Fire with Appendices 4, B, BB, C, CC, D, F, H, I, N and P, Existing Building, Green Building Code, and Referenced Standards Codes, and adding the Wildland-Urban Interface Code, 2025 Editions, respectively, and adopt by reference the International Property Maintenance Code, 2024 Edition.
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BACKGROUND
Every three years, the International Code Council (ICC) publishes model codes for building, fire, and other related standards. From these model codes, the California Building Standards Commission, along with The State Fire Marshall and other state agencies, amend and adopt these model codes to create the California Code of Regulations Title 24. Title 24 contains several parts, such as: The California Administrative Code (Part 1), The California Building Code (Part 2, Volumes 1 and 2), The California Residential Code (Part 2.5), The California Electrical Code (Part 3), The California Mechanical Code (Part 4), The California Plumbing Code (Part 5), The California Energy Code (Part 6), The Wildland-Urban Interface Code (Part 7), The California Historical Building Code (Part 8), The California Fire Code, The California Existing Building Code (Part 10), The California Green Building Standards Code (Part 11), and the California Referenced Standards Code (Part 12) and the International Property Maintenance Code.
Building Standards Code update cycles repeat every three years. The most recent State mandated adoption of the California "Building" Codes was on January 1, 2023. The California Building Standards Codes for 2025 are to be enforced at the local level and thus must be adopted by January 1, 2026. Local jurisdictions may also adopt additional amendments to the California “Building” Codes as necessitated by local climatic, geographical, or topographical conditions. As a general rule, any authorized amendments by the City must be at least as stringent as those outlined in the Title 24.
However, with the passage of AB-130 on June 30, 2025, which went into effect immediately as a part of the state budget bill, the state created a six-year moratorium (i.e. prohibition for two building code update cycles) on local amendments to building codes that apply to residential units, unless such amendments meet the limited exceptions explicitly stated within the bill. One of the exceptions is that local jurisdiction may still maintain changes or modifications that were previously adopted and in effect before September 30, 2025. This essentially means that local building code and other “reach code” amendments applicable to residential units from the 2022 adoption cycle may continue to be adopted by the City. South San Francisco’s residential electric Reach Code was adopted on June 9, 2021, and is therefore eligible to be readopted during this code cycle.
The purpose of the City Council’s action on September 24, 2025, is to hold a public hearing and introduce the ordinance that repeals the previously adopted Title 24 and adopt by reference the 2025 edition of the California Code of Regulations Title 24 with local amendments including Reach Codes. If Council takes action to introduce the ordinance on September 24, 2025, staff will bring the ordinance to Council for adoption on October 22, 2025. The 2025 California Code of Regulations Title 24 along with the local amendments, once adopted, will become effective January 1, 2026.
DISCUSSION
Proposed 2025 Amendments
The proposed amendments to each respective code are described below. As noted above, all “local amendments” proposed to the state building standards codes were previously adopted in the 2022 building code cycle (meaning that they are in effect today), and staff’s proposal is to continue them in place for the 2025-2028 cycle with certain changes. These changes do not affect residential units and thus is consistent with the requirements of AB 130.
The proposed Ordinance includes redlines of changes to the current set of Building Standards Codes as amended by the City, for ease of reference.
Amendments to the 2025 California Building Code:
It is proposed that the 2025 California Building Code be adopted as the code regulating site preparation and construction, alteration, moving, demolition, repair, maintenance, use and occupancy of all buildings and structures within this jurisdiction. Staff proposes to adopt local amendments to the California Building Code as follows:
1. Section 1507.18 & 1512.6, Spark Arresters:
This section is added to require that all new roofing installations and all reroofing installations shall include the installation of an approved spark arrester on all chimneys.
2. Appendix G, Flood-Resistant Construction:
The purpose of this appendix is to provide the additional flood-plain management and administrative requirements of the National Flood Insurance Program that are not included in the code.
3. Appendix H, Signs:
The purpose of this appendix is to gather in one place the various standards that regulate the construction and protection of outdoor signs.
4. Appendix I, Patio Covers:
The purpose of this appendix is to provide standards applicable to the construction and use of Residential patio covers.
Amendment to the 2025 California Existing Code:
1. Section 1.810.2.1, Moved Structures:
This section is added to establish the minimum requirements for maintaining public ways during the moving of structures within the city, and the length of time a structure can remain on temporary blocking. In addition to creating specific requirements for hours of grading operations, transportation routes, fees, and restrictions during season.
Amendments to the 2025 California Residential Code:
1. Section 1.8.10.3, Moved Structures and Temporary Structures:
This section is added to establish the minimum requirements for maintaining public ways during the moving of structures within the city and the length of time a structure can remain on temporary blocking. In addition to creating specific requirements for hours of grading operations, transportation routes, fees, and restrictions during season.
2. Section 1.8.10.4 Work Hours:
This section is added to regulate construction, delivery, servicing, and operation hours.
3. Section R506.4, Concrete Slab Design:
This section is added to establish the minimum reinforcing requirements for concrete slabs on grade.
4. Section R903.5, Weather Protection:
This section is added to establish specific weather protection for metal hardware such as: bolts, nails, hinges, locks, and other similar hardware exposed to the weather and used on the exterior of residential buildings located west of Interstate Highway 280.
5. Section R905.1 & 908.7, Spark Arresters:
This section is added to require that all new roofing, and reroofing installations shall include the installation of an approved spark arrester on all chimneys.
6. Excavation and Grading:
See 2016 California Building Code, Volume 2
7. Appendix BG, Sound Transmission:
This appendix is amended to establish requirements for air-borne sound transmission in residential structures.
8. Section 202, Definitions:
Newly constructed residential buildings:
Newly constructed residential buildings as defined shall include a construction project where an alteration includes “renovations” to residential buildings where either:
a. replacement of over 50% of the existing foundation for purposes other than a repair or reinforcement as defined in California Existing Building Code Section 202.
b. When over 50% of the existing framing above the sill plate is removed or replaced for purposes other than repair.
If either of these criteria are met within a 3-year period, measured from the date of the most recent previously obtained permit final date, that structure is considered new construction.
Amendments to the 2025 California Energy Code:
15.26.020 Amendments to the Energy Code/Building Energy Efficiency Standards.
Amendments to the 2025 California Fire Code:
It is proposed that the 2025 California Fire Code, with Appendices 4, B, BB, C, CC, D, F, I, N, and P be adopted with the proposed local amendments as follows:
Scope and Administration (Chapter 1), amendments include those that establish the regulations of the City of South San Francisco including local policy manuals. This chapter is also where the code identifies appropriate agencies for the implementation, administration, and enforcement of state and local code provisions. In this chapter, we adopt local operational permits to regulate local hazardous operations and facilities.
Definitions (Chapter 2), amendments include the addition of “all-weather, hard surface” and modify existing defined terms to meet local needs, such as “nuisance alarm” and “substantial improvement”.
Emergency Planning and Preparedness (Chapter 4), amendments establish timeframes and possible corrective actions for failing fire alarm system.
Fire Service Features (Chapter 5), amendments include requirements to illuminate addressing, establish clear dimensions for fire service appurtenances, general requirements for fire command centers, and identify county wide requirements for emergency responder radio communication coverage systems.
Fire Protection and Life Safety Systems (Chapter 9), amendments retain existing local thresholds for minimum fire protection systems such as fire sprinklers, enhances fire alarm monitoring requirements to reduce nuisance alarms, provides accurate direction for fire protection design criteria for building with lithium-ion batteries in vehicles to support local and state energy initiatives, establishes the ability to accept electronic system maintenance reporting for fire protection systems and codify local building standards that were not appropriately adopted previously.
Stationary Fuel Cell Power Systems (Chapter 12), amendment codifies the requirement to provide the ability to disconnect all powers sources.
Explosives and Fireworks (Chapter 56), amendments established financial responsibility appropriate to our region of the country and established limitations based on and in support of current zoning districts.
Flammable and Combustible Liquids (Chapter 57), amendments establish appropriate limitations in support of current zoning districts.
Flammable Gases and Flammable Cryogenic Fluids (Chapter 58), amendment establishes appropriate limitations in support of current zoning districts.
Liquified Petroleum Gases (Chapter 61), amendment establishes appropriate limitations in support of current zoning districts.
Reference Standards (Chapter 80), amendments enhance fire and life safety of special hazards, improve emergency response and maintenance of fire protection systems with consistent practices.
Fire Flow Requirements for Buildings (Appendix B), amendment codifies a previous and long-standing construction practice limiting the maximum reduction that improves our effectiveness during emergency response that was not appropriately adopted previously.
New 2025 California Wildland-Urban Interface Code:
It is proposed that the 2025 California Wildland-Urban Interface Code, be adopted. This would be added to the new Chapter 15.25 along with the previously adopted Fire Hazard Severity Zone Map.
California Environmental Quality Act (CEQA)
Adoption of this Ordinance and related building standards codes/local amendments are exempt from the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA,” and 14 Cal. Code Reg. §§ 15000 et seq., “CEQA Guidelines”) under the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and in this case, it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment (CEQA Guidelines § 15061(b)(3)). The proposed code adoption and amendments do not approve any projects or grant any entitlements, and do not make any physical alterations to the environment, but are regulatory actions taken by the City and to implement state law. Each project subject to building code/building permit review will have obtained independent environmental review as a part of their entitlements.
Noticing Requirements
Under Government Code section 50020 et seq., municipalities are permitted to adopt state codes by reference following certain procedures. Gov. Code section 50022.2 further authorizes the City to adopt a code by reference without complying with specific procedures if the adoption is expressly required or permitted as a condition of compliance with a state statute. As the City is required to comply with State Building Standards Code, it is authorized to proceed with adoption by reference.
CONCLUSION
Staff recommends that the City Council waive further reading and introduce the ordinance which will amend the Municipal Code and adopt by reference the 2025 Editions of the California Administrative, Building Code with Appendix G,H,I, Residential with Appendix BG, Electrical, Mechanical, Plumbing with Appendix I, Energy, Historical Building, Fire with Appendices 4, B, BB, C, CC, D, F, H, I, N and P, Existing Building, Green Building, adding the Wildland-Urban Interface Code, and Referenced Standards, 2025 Editions respectively, and adopt by reference the International Property Maintenance Code, 2024 Edition.