or abandoned and shall automatically expire and become null and void unless the permittee completes at least twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a successful inspection from the Building Official within the first twelve (12) months from the permit’s issuance date. An issued permit shall also be deemed suspended or abandoned and shall automatically expire and become null and void if the permittee does not complete at least an additional twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least an additional ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a subsequent successful inspection within twelve (12) months from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful.
Notwithstanding prior timely successful inspections, a permit shall automatically expire and become null and void if the permittee does not obtain a final inspection approval from a building inspector for completion of all work or actions authorized by a permit as follows: (i) within three (3) years from the date of issuance of a permit having a valuation of less than $250,000.00; (ii) within four (4) years from the date of issuance of a permit having a valuation of between $250,000.00 and $1,000,000.00; and, (iii) within five (5) years from the date of issuance of a permit having a valuation of more than $1,000,000.00.
The Building Official may grant one (1) extension of a permit for a period not exceeding one hundred eighty (180) days, provided he/she receives a written request stating justifiable cause, prior to the expiration date of a permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.
When a permit that was issued pursuant to Section 105.1 has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section 105.5.2 of this code. Requests to reinstate an expired permit shall be submitted to the Building Official, in writing, demonstrating justifiable cause and are subject to the approval of the Building Official. If approved by the Building Official, the fee shall be one half (1/2) of the amount of the original permit fee, provided that the expiration period of the original permit has not exceeded six (6) months, no changes have been made or will be made in the original approved plans and specifications, and the construction codes under which the original permit was issued are the same as the current construction codes in effect. To reinstate a permit when the expiration period of the original permit has exceeded six (6) months; or changes have been made or will be made in the original approved plans and specifications; or current construction codes are different Ordinance No. 25-480
from those construction codes under which the original permit was issued the permittee shall be required to pay a new full permit fee and that person shall comply with all construction codes in effect on the date of the new permit application. k) Section 105.5.1 is amended to read as follows:
105.5.1 Expiration. Every permit issued before January 1, 2019, that did not automatically expire and become null and void by December 31, 2025, pursuant to the code then in effect, shall be deemed abandoned and shall automatically expire and be null and void if the permittee does not thereafter obtain a subsequent successful inspection within 180 days from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful. The Building Official may grant one extension of a permit subject to this subsection for a period not exceeding 180 days, provided he/she receives a written request stating a justifiable case, prior to the expiration date of the permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.
When a permit subject to this subsection has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section 105.5.2 of this code.
Payment of a full permit fee is required.
l) Section 105.5.2 is added to read as follows:
105.5.2 Expiration of permit in connection with an unpermitted structure.
Notwithstanding Section 105.5 or any other provision of this code to the contrary, if a permit is issued in order to bring an unpermitted structure (as defined in Section 111.1.1 of this code) or other unlawful condition into compliance with any applicable law, or ordinance, such permit shall automatically expire and become null and void ninety (90) calendar days after the date on which the permit was issued. The Building Official may extend the validity of the permit for a period not exceeding ninety (90) calendar days beyond the initial ninety (90) day limit upon written request by the applicant filed with the Building Official prior to the expiration date of the original permit.
m) Section 105.6 is amended to read as follows:
105.6 Suspension or revocation. The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code or other relevant laws, ordinances, rules, or regulations, wherever and whenever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulations or any of the provisions of this code.
Ordinance No. 25-480
The Building Official may also withhold inspections or approvals or suspend or revoke permit, where work is being performed in violation of approved plans, conditions of approval or permit, or applicable laws, and/or where work is being done not in accordance with the direction of the Building Official or this code.
The Building Official is authorized to suspend or revoke a permit if he/she, or a designee thereof, determines work is occurring in connection therewith between the hours of 7:00 p.m. and 7:00 a.m., Monday through Saturday and any time on Federal Holidays, which results in violations of the noise regulations located in Article 9, Chapter 6, Part 2, Division 6 of the Agoura Hills Municipal Code, and the permittee has not received prior written permission from the city manager to create such noise at that time.
The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code if dust is generated in excess of local, state or federal standards or conditions of project approval.
n) Section 105.7 is amended to read as follows:
105.7 Placement of permit. The building permit or copy shall be kept on the site of the work until completion of the project. Required permits and approved plans shall be maintained in good condition and be posted or otherwise made available at job site such as to allow the Building Official to conveniently make the required review, inspection and entries related to the project.
o) Section 105.8 is added to read as follows:
105.8 Responsibility of permittee. It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical or plumbing systems, for which this code is applicable, to comply with this code. Building permits shall be presumed by the City to incorporate all of the work that the applicant, the applicant's agent, employees and/or contractors shall carry out. Said proposed work shall be in accordance with the approved plans and with all requirements of this code and any other laws or regulations applicable thereto. No city approval shall relieve or exonerate any person from the responsibility of complying with the provisions of this code nor shall any vested rights be created for any work performed in violation of this code.
p) Section 105.9 is added to read as follows:
105.9 Transferability. No permit issued pursuant to Article VIII of the Agoura Hills Municipal Code shall be transferable to any other person or apply to any location other than that stated in the permit, unless justifiable cause is demonstrated to the satisfaction of the Building Official and approved in writing Ordinance No. 25-480
q) Section 109.4 is amended to read as follows:
109.4 Work commencing before permit issuance. Any person who commences any work for which a permit is required by this code before obtaining the necessary permits shall be subject to a special investigation by the Building Official before a permit may be issued for such work. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee required for such work by this code, or as identified in the latest fees adopted by the City Council of the City of Agoura Hills.
r) Section 109.5.1 is added to read as follows:
109.5.1 Re-inspection Fee. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections previously called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.
Re-inspection fees may be assessed when the inspection record permit card is not posted or otherwise available on the work site, the approved plans are not readily available for the inspector, for failure to provide access on the date for which the inspection is requested, or for deviation from the plans requiring the approval of the Building Official. Where re-inspection fees have been assessed, no additional inspection of the work shall be performed until the required fees identified by the latest fees adopted by the City of Agoura Hills have been paid. s) Section 109.6.1 is added to read as follows:
109.6.1 Refund Policy. The plan review fee for any project that has been reviewed will not be refunded since the review has been conducted already. When a project has been reviewed, approved and a permit has been issued, but no work or inspections has taken place and a refund is requested, the City will refund 80% of the original permit fee for which no work or inspection has been performed. There will be no refund given if the project has commenced and inspection taken place. The Building Official makes the final determination whether a refund is due for a specific project. t) Section 109.7 is added to read as follows:
109.7 Plan review fees. When submittal documents are required by Section 107, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. Said plan review fee shall be in accordance with the schedule as established by the applicable governing authority.
Ordinance No. 25-480
The plan review fees specified in this section are in addition to and separate fees from the permit fees specified in Section 109.2.
Where submittal documents are incomplete or changed so as to require additional plan review, or where the project involves deferred submittal items as defined in Section 107.3.4.1, an additional plan review fee may be charged at a rate established by the applicable governing authority.
When submittal documents are for a project involving production housing (track home), the plan review fee shall be based on full plan review for the first model home/unit and 20% of the fee for any reproduction of that model home/unit. If the model home/unit and the reproduction units are not the same size and configuration, which would require a plan review, a full plan review fee or additional fee may apply, as determined by the Building Official.
u) Section 110.1.1 is added to read as follows:
110.1.1 Setback and height certification. When determined by the Building Official, a survey and certification may be required to confirm that the building or structure is placed on the site in accordance with the approved location and setback distances and to confirm that it does not exceed the approved building height shown on the approved plans.
v) Section 110.3.4.2 is added to read as follows:
110.3.4.2 Roof sheathing and shear inspection. Prior to a complete framing inspection, a roof sheathing and shear inspection shall be made after roof sheathing and all structural shear panels or walls are in place and secured by nailing or other approved methods.
w) Exception for Section 110.3.6 is deleted
x) Section 111.1.1 is added to read as follows:
111.1.1 Unpermitted Structures. No person shall own, use, occupy, or maintain an unpermitted structure. For purposes of this subsection, “unpermitted structure” shall be defined as any building or structure, or portion thereof, that was erected, constructed, enlarged, altered, repaired, moved, improved, removed, connected, converted, demolished, or equipped with regulated devices, fixtures or installations, at any point in time by any person, without the required permit(s) having first been obtained from the Building Official, or with a valid permit as issued by the Building Official which subsequently expired and became null and void. An unpermitted structure also includes one for which a building permit has been suspended or revoked.
y) Section 111.2 is amended to read as follows:
Ordinance No. 25-480
111.2 Certificate issued. After the Building Official or his/her designee inspects the building or structure and finds no violation of the provisions of this code or other laws that are enforced by the city, the Building Official shall issue a certificate of occupancy that contains the following:
1. The building permit number.
2. The address of the structure.
3. The name and address of the owner or the owner’s authorized agent.
4. A description of that portion of the structure for which the certificate is issued.
5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.
6. The name of the Building Official.
7. The edition of the code under which the permit was issued.
8. The use and occupancy, in accordance with the provisions of Chapter 3 of the California Building Code.
9. The type of construction as defined in Chapter 6 of the California Building Code.
10.The designed occupant load.
11.Where an automatic sprinkler system is provided, whether the sprinkler system is required
12.Any special stipulations and conditions of the building permit.
13.Assessor’s Parcel Number.
14.Zoning designation.
15.The date of certificate issuance.
z) Section 111.3 is amended to read as follows:
111.3 Temporary Certificate of Occupancy (TCO) The Building Official may, in writing, authorize temporary occupancy of any building or structure, or portion thereof, that lacks a permanent certificate of occupancy for any reason, provided patent conditions in open and accessible portions of the building or structure do not reveal a substantial hazard to an occupant or occupants.
Applications for a temporary certificate of occupancy shall be on a city-approved form.
Such applications shall be accompanied by a fee to process the application and for the inspection of the building or structure to determine its suitability for a temporary certificate of occupancy. Such fees shall be established by the City Council by resolution.
A temporary certificate of occupancy is valid for a period of time to be specified by the Building Official in the certificate. The city attorney may require applicants for a temporary certificate of occupancy to execute an indemnification, as approved by the city attorney, in favor of the city and its employees as a prerequisite to receiving a temporary certificate of occupancy.
Ordinance No. 25-480
The Building Official may extend the period of a temporary certificate of occupancy in writing, as well as impose conditions thereto. Property owners shall acknowledge and agree to said conditions in writing. The breach of any condition thereof shall render a temporary certificate of occupancy null and void without further action by the city. In such event, the owners shall cause all use and occupancy of the building or structure to be terminated by a date required by the Building Official. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with an expired a temporary certificate of occupancy is a violation of this code and unlawful.
Failing to cause the termination of all uses and occupancy in a structure after a termination date is a violation of this code and unlawful. The boards established by Section 1.8.8 do not have jurisdiction to consider, decide or rule decisions pertaining to the issuance, expiration or nullification of a temporary certificate of occupancy, or with regard to any other matter relating thereto.
The Building Official is authorized to adopt regulations or procedures, such as requiring security deposit or bond, for implementation of this section. aa)Section 111.4 is amended to read as follows:
111.4 Revocation. The Building Official may, in writing, suspend or revoke a certificate of occupancy whenever the Building Official determines that the certificate was issued in error, or on the basis of incorrect information supplied, or when it is determined that the building, structure or premises, or portion thereof, is in violation of any provision of this code, or other relevant laws, ordinances, rules and/or regulations. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with a suspended or revoked certificate of occupancy is a violation of this code and unlawful. The boards established by Section
1.8.8 do not have jurisdiction to consider, decide or rule pertaining to the issuance, suspension or revocation of a certificate of occupancy, or with regard to any other matter relating thereto.
bb)Section 112.3 is amended and subsections 112.3.1, 112.3.2, and 112.3.3 are added to read as follows:
112.3 Authority to Disconnect Service Utilities. The powers granted the Building Official pursuant to this subsection extend to all buildings, structures or systems (including electrical, plumbing and mechanical) that are regulated by this code and its references. This subsection supersedes all similar provisions in other codes that are part of Article VIII of the Agoura Hills Municipal Code. 112.3.1 Authority to Disconnect Electric Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service to buildings, structures or premises, or portions thereof, or to wiring, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health and/or property, or where they lack permits and required inspection approvals.
Ordinance No. 25-480
The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
The electrical service shall remain disconnected or electrical utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such wiring, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
112.3.2 Authority to Disconnect Gas Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service to buildings, structures or premises, or portions thereof, or to appliances, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health and/or property, or where they lack permits and required inspection approvals.
The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
The gas service shall remain disconnected or gas utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
112.3.3 Authority to Disconnect Water Utility. The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service to buildings, structures or premises, or portions thereof, or to fixtures, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health, property or to the environment, or where they lack permits and required inspection approvals.
The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
Ordinance No. 25-480
The water service shall remain disconnected or water utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
cc) Section 113 is deleted in its entirety.
dd)Sections 114.1 is amended to read as follows:
114.1 Unlawful Acts. It is unlawful for any property owner and/or other responsible person to erect, construct, alter, extend, repair, move, remove, demolish, or occupy any building or structure, as well as any regulated equipment, system or installation, or cause same to be done, in conflict with this code. It is unlawful for any for any property owner and/or other responsible person to conduct or maintain, whether due to action or inaction, any building or structure, as well as any regulated equipment, system or installation in violation of this code. It is unlawful for any property owner and/or other responsible person to conduct or maintain grading on land that occurred without a permit.
ee)Section 114.4 is amended to read as follows:
114.4 Violation Penalties. Any person who violates, or who maintains a violation of this Code or who fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or who fails to comply with a directive or order of the Building Official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law as follows:
(a) Any person, firm, partnership, association, corporation or joint venture violating any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code shall be guilty of a misdemeanor. Any person violating a stop work order issued pursuant to Section 115.1 of this chapter shall be guilty of a misdemeanor. Any person who continues to occupy or any person who enters a structure that has been posted "unsafe" by the Building Official pursuant to Section 116 of this chapter shall be guilty of a misdemeanor.
(b) Each day that person, firm, association, corporation or joint venture violates any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code is a separate offense and shall be punishable thereof as provided in the Agoura Hills Municipal Code. ff) Section 115.1 is amended to read as follows:
Ordinance No. 25-480
115.1 Authority. Whenever the Building Official finds any work regulated by this code being performed in a manner either contrary to the provisions of this code, or without a permit, or dangerous, or unsafe, the Building Official is authorized to issue a stop work order.
gg) Section 116.1 is amended to read as follows:
116.1 Unsafe Conditions. Any building, structure or equipment that has any or all of the conditions hereinafter described shall constitute an unsafe or dangerous building or structure:
(a) Structural inadequacies, damage, deficiencies, defects or deterioration, as well as nearby hazardous embankments or excavations, that could cause a building or structure to partially or completely collapse or fail.
(b) Electrical, plumbing or mechanical work or installations, which because of a defect in materials or installation, or due to some other faulty operating or other condition, pose a risk of explosion or fire.
(c) Unsanitary or unhealthful conditions that are present in a building or structure. (d) All forms of construction, as well as electrical, plumbing or mechanical work, systems, fixtures, appliances or other installations for which all required permits and inspection approvals have not been obtained from the Building Official. (e) Occupancy or use for which a building or structure was not designed or intended, or that results in a change in the occupancy classification thereof. (f) Inadequate egress from a building or structure.
(g) A vacant building or structure that is not secured against unauthorized entry. (h) Any condition that violates any regulation in Article VIII of the Agoura Hills Municipal Code.
Any or all of the foregoing conditions endanger the health, safety or welfare of occupants, persons who may enter the premises, or the public. Unsafe structures shall be taken down and removed or made safe
hh)Section 116.3.1 is added to read as follows:
Section 116.3.1 Orders to Vacate. Notwithstanding any other provision of this code, if the Building Official or a designee thereof, determines a condition is present in a building or structure or on premises that constitutes an immediate danger or hazard to the health, safety or welfare of occupants or to the public, the Building Official may order persons to vacate buildings, structures, premises, or portions Ordinance No. 25-480
thereof. Such orders may include orders to not re-enter, as well authorize limited entry subject to written conditions. Conditions may include, but not be limited to, requiring buildings, structures, and premises to be secured from entry or access by means that are acceptable to the Building Official. Orders shall advise persons of their appeal rights as discussed in this subsection.
Orders may be personally served on an occupant, or served by first class mail and posted on the premises containing the immediate danger or hazard. If an owner does not occupy said premises, a copy of the order shall be also sent by first class mail to the owner as identified by Los Angeles County Assessor records. For owneroccupied properties, the issuance date of an order is the date of its personal service.
For non-owner occupied properties, the issuance date of an order is the date an order to the owner and any occupant(s), or a copy thereof, are deposited in a U.S. Postal Service mail container and posted on the premises. Failure of any person to receive an order shall not affect its validity, or the appeal period. When identifying a mailing address for an owner, the Building Official shall consider such information as shown in Los Angeles County Assessor records.
Orders issued pursuant to this subsection, and any conditions thereof, are appealable by a property owner or occupant on a City-approved form that must be received by the City Clerk’s Office within ten days of an order’s issuance. Appellants shall state all grounds for their appeal in said form. Failure to tender an appeal in a timely manner constitutes a waiver of the right to appeal, in which case an order is final.
If a timely appeal is made, the Building & Safety Department shall provide ten days advance written notice to the appealing party or parties of the date, time and place of the hearing. A timely appeal does not stay an order, or any conditions thereof. Failure of any person to receive a notice of hearing shall not affect its validity.
Timely appeals shall be heard by the housing or local appeals board, as applicable.
Appeal hearings are informal and rules of evidence do not apply. Failure of an appellant or appellants to appear at a hearing constitutes a waiver of the right to appeal, in which case the order is final. The housing or local appeals board, as applicable shall, within ten days following the hearing, issue a written decision upholding, modifying, or reversing the order or conditions thereof, notice of which shall be sent to the appellant(s) by first class mail. Such decisions are not appealable. The notice of decision shall contain the following statement: “The [Housing Appeals Board/Local Appeals Board] decision is final, and judicial review of this decision is subject to the provisions and time limits set forth in Cal. Code of Civil Procedure §§ 1094.5 and 1094.6.”
Orders may be accompanied by, or combined with, Stop Work Order or Notices of Violations (which are not appealable). Orders shall be rescinded in writing when the Building Official determines that the immediate danger or hazard has been fully corrected or abated with all permits, approvals and inspections as required by the Agoura Hills Municipal Code.
Ordinance No. 25-480
ii) Sections 116.4 and 116.5 are deleted.
jj) Section 116.6 is added to read as follows:
Section 116.6 Violations. It is unlawful and a public nuisance for any person to maintain an unsafe or dangerous building or structure. Each and every day that a building or structure is maintained in an unsafe or dangerous condition is a new violation of this code. It is a violation of this code and unlawful for any person to fail to comply with an order to vacate, as well as all conditions thereof. Each such violation shall be a misdemeanor.
kk) Section 903.2.11.7 is added to read as follows:
903.2.11.7 Where Required. An automatic fire sprinkler system shall be installed in every occupancy which is newly constructed or which is modified, reconstructed, or remodeled by adding 50 percent or more of the floor area of the existing occupancy, within any 12-month period, within the City of Agoura Hills.
Exceptions:
1. Detached private garages, sheds, and agricultural buildings less than 1,000 square feet in area and separated from other structures by a minimum of six feet, are exempt from the fire sprinkler requirement.
2. Detached gazebos, pergolas, and carports open on two or more sides, that are separated from other structures by a minimum of six feet are exempt from the fire sprinkler requirement.
3. Detached U occupancies, separated from other structures by a minimum of six feet, built entirely out of non-combustible materials, and with no combustible storage, are exempt from the fire sprinkler requirement.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the entire floor area within the building footprint, including attached garage area shall be considered.
An automatic fire sprinkler system need not be installed in spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries and standby engines, provided those spaces or areas are equipped throughout with an automatic fire alarm system and are separated from the remainder of the building by fire barriers consisting of not less than 1-hour fire-resistance-rated walls and 2-hour fire-resistance-rated floor/ceiling assemblies.
Ordinance No. 25-480
ll) Section 1613.8 is added to read as follows:
1613.8 Seismic design provisions for hillside buildings. 1613.8.1 Purpose. The purpose of this section is to establish minimum regulations for the design and construction of new buildings and additions to existing buildings when constructing such buildings on or into slopes steeper than one unit vertical in three units horizontal (33.3%). These regulations establish minimum standards for seismic force resistance to reduce the risk of injury or loss of life in the event of earthquakes.
1613.8.2 Scope. The provisions of this section shall apply to the design of the lateral-force-resisting system for hillside buildings at and below the base level diaphragm. The design of the lateral-force-resisting system above the base level diaphragm shall be in accordance with the provisions for seismic and wind design as required elsewhere in this division.
Exception: Non-habitable accessory buildings and decks not supporting or supported from the main building are exempt from these regulations. 1613.8.3 Definitions. For the purposes of this section certain terms are defined as follows:
BASE LEVEL DIAPHRAGM is the floor at, or closest to, the top of the highest level of the foundation.
DIAPHRAGM ANCHORS are assemblies that connect a diaphragm to the adjacent foundation at the uphill diaphragm edge.
DOWNHILL DIRECTION is the descending direction of the slope approximately perpendicular to the slope contours.
FOUNDATION is concrete or masonry which supports a building, including footings, stem walls, retaining walls, and grade beams.
FOUNDATION EXTENDING IN THE DOWNHILL DIRECTION is a
foundation running downhill and approximately perpendicular to the uphill foundation.
HILLSIDE BUILDING is any building or portion thereof constructed on or into a slope steeper than one unit vertical in three units horizontal (33.3%).
If only a portion of the building is supported on or into the slope, these regulations apply to the entire building.
Ordinance No. 25-480
PRIMARY ANCHORS are diaphragm anchors designed for and providing a direct connection as described in Sections 1613.8.5 and 1613.8.7.3 between the diaphragm and the uphill foundation.
SECONDARY ANCHORS are diaphragm anchors designed for and providing a redundant diaphragm to foundation connection, as described in Sections 1613.8.6 and 1613.8.7.4.
UPHILL DIAPHRAGM EDGE is the edge of the diaphragm adjacent and closest to the highest ground level at the perimeter of the diaphragm.
UPHILL FOUNDATION is the foundation parallel and closest to the uphill diaphragm edge.
1613.8.4 Analysis and design.
1613.8.4.1 General. Every hillside building within the scope of this section shall be analyzed, designed, and constructed in accordance with the provisions of this division. When the code-prescribed wind design produces greater effects, the wind design shall govern, but detailing requirements and limitations prescribed in this and referenced sections shall be followed. 1613.8.4.2 Base level diaphragm-downhill direction. The following provisions shall apply to the seismic analysis and design of the connections for the base level diaphragm in the downhill direction. 1613.8.4.2.1 Base for lateral force design defined. For seismic forces acting in the downhill direction, the base of the building shall be the floor at or closest to the top of the highest level of the foundation. 1613.8.4.2.2 Base shear. In developing the base shear for seismic design, the response modification coefficient (R) shall not exceed 5 for bearing wall and building frame systems. The total base shear shall include the forces tributary to the base level diaphragm including forces from the base level diaphragm.
1613.8.5 Base shear resistance-primary anchors.
1613.8.5.1 General. The base shear in the downhill direction shall be resisted through primary anchors from diaphragm struts provided in the base level diaphragm to the foundation.
1613.8.5.2 Location of primary anchors. A primary anchor and diaphragm strut shall be provided in line with each foundation extending in the downhill direction. Primary anchors and diaphragm struts shall also be provided where interior vertical lateral-force-resisting elements occur above Ordinance No. 25-480
and in contact with the base level diaphragm. The spacing of primary anchors and diaphragm struts or collectors shall in no case exceed 30 feet (9144 mm).
1613.8.5.3 Design of primary anchors and diaphragm struts. Primary anchors and diaphragm struts shall be designed in accordance with the requirements of Section 1613.8.8.
1613.8.5.4 Limitations. The following lateral-force-resisting elements shall not be designed to resist seismic forces below the base level diaphragm in the downhill direction:
1. Wood structural panel wall sheathing,
2. Cement plaster and lath,
3. Gypsum wallboard, and
4. Tension only braced frames.
Braced frames designed in accordance with the requirements of Section 2205.2.1.2 may be used to transfer forces from the primary anchors and diaphragm struts to the foundation provided lateral forces do not induce flexural stresses in any member of the frame or in the diaphragm struts. Deflections of frames shall account for the variation in slope of diagonal members when the frame is not rectangular.
1613.8.6 Base shear resistance-secondary anchors.
1613.8.6.1 General. In addition to the primary anchors required by Section 1613.8.5, the base shear in the downhill direction shall be resisted through secondary anchors in the uphill foundation connected to diaphragm struts in the base level diaphragm.
Exception: Secondary anchors are not required where foundations extending in the downhill direction spaced at not more than 30 feet (9144 mm) on center extend up to and are directly connected to the base level diaphragm for at least 70% of the diaphragm depth. 1613.8.6.2 Secondary anchor capacity and spacing. Secondary anchors at the base level diaphragm shall be designed for a minimum force equal to the base shear, including forces tributary to the base level diaphragm, but not less than 600 pounds per lineal foot (8.76 kN/m) based on Allowable Stress Design (ASD) levels. The secondary anchors shall be uniformly distributed along the uphill diaphragm edge and shall be spaced a maximum of 4 feet (1219 mm) on center.
1613.8.6.3 Design. Secondary anchors and diaphragm struts shall be designed in accordance with Section 1613.8.8.
Ordinance No. 25-480
1613.8.7 Diaphragms below the base level-downhill direction. The following provisions shall apply to the lateral analysis and design of the connections for all diaphragms below the base level diaphragm in the downhill direction. 1613.8.7.1 Diaphragm defined. Every floor level below the base level diaphragm shall be designed as a diaphragm.
1613.8.7.2 Design force. Each diaphragm below the base level diaphragm shall be designed for all tributary loads at that level using a minimum seismic force factor not less than the base shear coefficient. 1613.8.7.3 Design force resistance-primary anchors. The design force described in Section 1613.8.7.2 shall be resisted through primary anchors from diaphragm struts provided in each diaphragm to the foundation.
Primary anchors shall be provided and designed in accordance with the requirements and limitations of Section 1613.8.5.
1613.8.7.4 Design force resistance-secondary anchors.
1613.8.7.4.1 General. In addition to the primary anchors required in Section 1613.8.7.3, the design force in the downhill direction shall be resisted through secondary anchors in the uphill foundation connected to diaphragm struts in each diaphragm below the base level.
Exception: Secondary anchors are not required where
foundations extending in the downhill direction, spaced at not more than 30 feet (9144 mm) on center, extend up to and are directly connected to each diaphragm below the base level for at least 70% of the diaphragm depth.
1613.8.7.4.2 Secondary anchor capacity. Secondary anchors at each diaphragm below the base level diaphragm shall be designed for a minimum force equal to the design force but not less than 300 pounds per lineal foot (4.38 kN/m) based on Allowable Stress Design (ASD) levels. The secondary anchors shall be uniformly distributed along the uphill diaphragm edge and shall be spaced a maximum of 4 feet (1219 mm) on center.
1613.8.7.4.3 Design. Secondary anchors and diaphragm struts shall be designed in accordance with Section 1613.8.8.
1613.8.8 Primary and secondary anchorage and diaphragm strut design. Primary and secondary anchors and diaphragm struts shall be designed in accordance with the following provisions:
Ordinance No. 25-480
1. Fasteners. All bolted fasteners used to develop connections to wood members shall be provided with square plate washers at all bolt heads and nuts. Washers shall be minimum 0.229 inch by 3 inches by 3 inches (5.82 mm by 76 mm by 76 mm) in size. Nuts shall be tightened to finger tight plus one-half (1/2) wrench turn prior to covering the framing.
2. Fastening. The diaphragm to foundation anchorage shall not be accomplished by the use of toenailing, nails subject to withdrawal, or wood in cross-grain bending or cross-grain tension.
3. Size of Wood Members. Wood diaphragm struts, collectors, and other wood members connected to primary anchors shall not be less than 3 inch (76 mm) nominal width. The effects of eccentricity on wood members shall be evaluated as required per Item 9.
4. Design. Primary and secondary anchorage, including diaphragm struts, splices, and collectors, shall be designed for 125% of the tributary force.
5. Allowable Stress Increase. The one-third allowable stress increase permitted under Section 1605.3.2 shall not be taken when the working (allowable) stress design method is used.
6. Steel Element of Structural Wall Anchorage System. The strength design forces for steel elements of the structural wall anchorage system, with the exception of anchor bolts and reinforcing steel, shall be increased by 1.4 times the forces otherwise required.
7. Primary Anchors. The load path for primary anchors and diaphragm struts shall be fully developed into the diaphragm and into the foundation. The foundation must be shown to be adequate to resist the concentrated loads from the primary anchors.
8. Secondary Anchors. The load path for secondary anchors and diaphragm struts shall be fully developed in the diaphragm but need not be developed beyond the connection to the foundation.
9. Symmetry. All lateral force foundation anchorage and diaphragm strut connections shall be symmetrical. Eccentric connections may be permitted when demonstrated by calculation or tests that all components of force have been provided for in the structural analysis or tests.
10.Wood Ledgers. Wood ledgers shall not be used to resist cross-grain bending or cross-grain tension.
1613.8.9 Lateral-force-resisting elements normal to the downhill direction.
Ordinance No. 25-480
1613.8.9.1 General. In the direction normal to the downhill direction, lateral-forceresisting elements shall be designed in accordance with the requirements of this section.
1613.8.9.2 Base shear. In developing the base shear for seismic design, the response modification coefficient (R) shall not exceed 5 for bearing wall and building frame systems.
1613.8.9.3 Vertical distribution of seismic forces. For seismic forces acting normal to the downhill direction the distribution of seismic forces over the height of the building using Section 12.8.3 of ASCE 7 shall be determined using the height measured from the top of the lowest level of the building foundation. 1613.8.9.4 Drift limitations. The story drift below the base level diaphragm shall not exceed 0.007 times the story height at strength design force level. The total drift from the base level diaphragm to the top of the foundation shall not exceed 3/4 inch (19 mm). Where the story height or the height from the base level diaphragm to the top of the foundation varies because of a stepped footing or story offset, the height shall be measured from the average height of the top of the foundation. The story drift shall not be reduced by the effect of horizontal diaphragm stiffness.
1613.8.9.5 Distribution of lateral forces.
1613.8.9.5.1 General. The design lateral force shall be distributed to lateralforce-resisting elements of varying heights in accordance with the stiffness of each individual element.
1613.8.9.5.2 Wood structural panel sheathed walls. The stiffness of a stepped wood structural panel shear wall may be determined by dividing the wall into adjacent rectangular elements, subject to the same top of wall deflection. Deflections of shear walls may be estimated by AWC SDPWS Section 4.3.2. Sheathing and fastening requirements for the stiffest section shall be used for the entire wall. Each section of wall shall be anchored for shear and uplift at each step. The minimum horizontal length of a step shall be 8 feet (2438 mm) and the maximum vertical height of a step shall be 2 feet 8 inches (813 mm).
1613.8.9.5.3 Reinforced concrete or masonry shear walls. Reinforced concrete or masonry shear walls shall have forces distributed in proportion to the rigidity of each section of the wall.
1613.8.9.6 Limitations. The following lateral force-resisting-elements shall not be designed to resist lateral forces below the base level diaphragm in the direction normal to the downhill direction:
Ordinance No. 25-480
1. Cement plaster and lath,
2. Gypsum wallboard, and
3. Tension-only braced frames.
Braced frames designed in accordance with the requirements of Section 2205.2.1.2 of this Code may be designed as lateral-force-resisting elements in the direction normal to the downhill direction, provided lateral forces do not induce flexural stresses in any member of the frame. Deflections of frames shall account for the variation in slope of diagonal members when the frame is not rectangular. 1613.8.10 Specific design provisions.
1613.8.10.1 Footings and grade beams. All footings and grade beams shall comply with the following:
1. Grade beams shall extend at least 12 inches (305 mm) below the lowest adjacent grade and provide a minimum 24 inch (610 mm) distance horizontally from the bottom outside face of the grade beam to the face of the descending slope.
2. Continuous footings shall be reinforced with at least two No. 4 reinforcing bars at the top and two No. 4 reinforcing bars at the bottom.
3. All main footing and grade beam reinforcement steel shall be bent into the intersecting footing and fully developed around each corner and intersection.
4. All concrete stem walls shall extend from the foundation and reinforced as required for concrete or masonry walls.
1613.8.10.2 Protection against decay and termites. All wood to earth separation shall comply with the following:
1. Where a footing or grade beam extends across a descending slope, the stem wall, grade beam, or footing shall extend up to a minimum 18 inches (457 mm) above the highest adjacent grade.
Exception: At paved garage and doorway entrances to the building, the stem wall needs only to extend to the finished concrete slab, provided the wood framing is protected with a moisture proof barrier.
2. Wood ledgers supporting a vertical load of more than 100 pounds per lineal foot (1.46 kN/m) based on Allowable Stress Design (ASD) levels and located within 48 inches (1219 mm) of adjacent grade are prohibited.
Galvanized steel ledgers and anchor bolts, with or without wood nailers, or Ordinance No. 25-480
treated or decay resistant sill plates supported on a concrete or masonry seat, may be used.
1613.8.10.3 Sill plates. All sill plates and anchorage shall comply with the following:
1. All wood-framed walls, including non-bearing walls, when resting on a footing, foundation, or grade beam stem wall, shall be supported on wood sill plates bearing on a level surface.
2. Power-driven fasteners shall not be used to anchor sill plates except at interior nonbearing walls not designed as shear walls.
1613.8.10.4 Column base plate anchorage. The base of isolated wood posts (not framed into a stud wall) supporting a vertical load of 4,000 pounds (17.8 kN) based on Allowable Stress Design (ASD) levels or more and the base plate for a steel column shall comply with the following:
1. When the post or column is supported on a pedestal extending above the top of a footing or grade beam, the pedestal shall be designed and reinforced as required for concrete or masonry columns. The pedestal shall be reinforced with a minimum of four No. 4 bars extending to the bottom of the footing or grade beam. The top of exterior pedestals shall be sloped for positive drainage.
2. The base plate anchor bolts or the embedded portion of the post base, and the vertical reinforcing bars for the pedestal, shall be confined with two No. 4 or three No. 3 ties within the top 5 inches (127 mm) of the concrete or masonry pedestal. The base plate anchor bolts shall be embedded a minimum of 20 bolt diameters into the concrete or masonry pedestal. The base plate anchor bolts and post bases shall be galvanized and each anchor bolt shall have at least 2 galvanized nuts above the base plate. 1613.8.10.5 Steel beam to column supports. All steel beam-to-column supports shall be positively braced in each direction. Steel beams shall have stiffener plates installed on each side of the beam web at the column. The stiffener plates shall be welded to each beam flange and the beam web. Each brace connection or structural member shall consist of at least two 5/8-inch (15.9 mm) diameter machine bolts.
mm) Section 1807.1.4 is amended to read as follows:
1807.1.4 Permanent wood foundation systems. Permanent wood foundation systems shall be designed and installed in accordance with AWC PWF. Lumber and plywood shall be treated in accordance with AWPA U1 (Commodity Specification A, Special Requirement 4.2) and shall be identified in accordance with Section Ordinance No. 25-480
2303.1.9.1. Permanent wood foundation systems shall not be used for structures assigned to Seismic Design Category D, E or F.
nn)Section 1807.2 is amended to read as follows:
1807.2 Retaining walls. Retaining walls shall be designed in accordance with Section 1807.2.1 through 1807.2.4. Retaining walls assigned to Seismic Design Category D, E or F shall not be partially or wholly constructed of wood. oo) Section 1809.3 is amended to read as follows:
1809.3 Stepped footings. The top surface of footings shall be level. The bottom surface of footings shall be permitted to have a slope not exceeding one unit vertical in 10 units horizontal (10-percent slope). Footings shall be stepped where it is necessary to change the elevation of the top surface of the footing or where the surface of the ground slopes more than one unit vertical in 10 units horizontal (10- percent slope).
For structures assigned to Seismic Design Category D, E or F, the stepping requirement shall also apply to the top surface of continuous footings supporting walls. Footings shall be reinforced with four No. 4 deformed reinforcing bars. Two bars shall be placed at the top and bottom of the footings as shown in Figure 1809.3.
FIGURE 1809.3
STEPPED FOOTING
pp)Section 1809.7 and Table 1809.7 are amended to read as follows:
1809.7 Prescriptive footings for light-frame construction. Where a specific design is not provided, concrete or masonry-unit footings supporting walls of light-frame construction shall be permitted to be designed in accordance with Table 1809.7. Lightframe construction using prescriptive footings in Table 1809.7 shall not exceed one Ordinance No. 25-480
story above grade plane for structures assigned to Seismic Design Category D, E or F.
TABLE 1809.7
PRESCRIPTIVE FOOTINGS SUPPORTING WALLS OF
LIGHT-FRAME CONSTRUCTION a, b, c, d, e
NUMBER OF FLOORS
SUPPORTED BY THE
FOOTING f
WIDTH OF
FOOTING
(inches)
THICKNESS OF
FOOTING (inches)
1 12 6
2 15 6
3 18 8
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm
a. Depth of footings shall be in accordance with Section 1809.4. b. The ground under the floor shall be permitted to be excavated to the elevation of the top of the footing. c. Not Adopted.
d. See Section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F.
e. For thickness of foundation walls, see Section 1807.1.6. f. Footings shall be permitted to support a roof addition to the stipulated number of floors. Footings supporting roof only shall be as required for supporting one floor.
qq) Section 1809.12 is amended to read as follows:
1809.12 Timber footings. Timber footings shall be permitted for buildings of Type V construction and as otherwise approved by the Building Official. Such footings shall be treated in accordance with AWPA U1 (Commodity Specification A, Use Category 4B). Treated timbers are not required where placed entirely below permanent water level, or where used as capping for wood piles that project above the water level over submerged or marsh lands. The compressive stresses perpendicular to grain in untreated timber footings supported on treated piles shall not exceed 70 percent of the allowable stresses for the species and grade of timber as specified in the ANSI/AWC NDS. Timber footings shall not be used in structures assigned to Seismic Design Category D, E or F.
rr) Section 2304.10.2 is amended to read as follows:
2304.10.2 Fastener requirements. Connections for wood members shall be designed in accordance with the appropriate methodology in Section 2302.1. The number and size of fasteners connecting wood members shall not be less than that set forth in Table 2304.10.2. Staple fasteners in Table 2304.10.2 shall not be used to resist or transfer seismic forces in structures assigned to Seismic Design Category D, E or F.
Exception: Staples may be used to resist or transfer seismic forces when the allowable shear values are substantiated by cyclic testing and approved by the Building Official.
ss) Section 2304.12.2.8 is amended to read as follows:
Ordinance No. 25-480
2304.12.2.8 Wood used in retaining walls and cribs. Wood installed in retaining or crib walls shall be preservative treated in accordance with AWPA U1 for soil and freshwater use. Wood shall not be used in retaining or crib walls for structures assigned to Seismic Design Category D, E or F.
tt) Section 2306.2 is amended to read as follows:
2306.2 Wood-frame diaphragms. Wood-frame diaphragms shall be designed and constructed in accordance with AWC SDPWS. Where panels are fastened to framing members with staples, requirements and limitations of AWC SDPWS shall be met and the allowable shear values set forth in Table 2306.2(1) or 2306.2(2) shall only be permitted for structures assigned to Seismic Design Category A, B, or C.
Exception: Allowable shear values where panels are fastened to framing members with staples may be used if such values are substantiated by cyclic testing and approved by the Building Official.
The allowable shear values in Tables 2306.2(1) and 2306.2(2) are permitted to be increased 40 percent for wind design.
Wood structural panels used to resist seismic diaphragm forces in structures assigned to Seismic Design Category D, E or F shall be applied directly to the framing members.
Exception: Wood structural panels are permitted to be fastened over solid lumber planking or laminated decking, provided the panel joints and lumber planking or laminated decking joints do not coincide.
uu)Section 2306.3 is amended to read as follows:
2306.3 Wood-frame shear walls. Wood-frame shear walls shall be designed and constructed in accordance with ANSI/AWC SDPWS. For structures assigned to Seismic Design Category D, E, or F, application of Table 4.3A of ANSI/AWC SDPWS shall include the following:
i. Wood structural panel thickness for shear walls shall not be less than 3/8 inch thick and studs shall not be spaced at more than 16 inches on center. ii. The maximum nominal unit shear capacities for 3/8 inch wood structural panels resisting seismic forces in structures assigned to Seismic Design Category D, E or F is 400 pounds per linear foot (plf).
Exception: Other nominal unit shear capacities may be permitted if such values are substantiated by cyclic testing and approved by the Building Official.
Ordinance No. 25-480
iii. Nails shall be placed not less than 1/2 inch in from the panel edges and not less than 3/8 inch from the edge of the connecting members for shear greater than 350 plf using ASD or 500 plf using LRFD. Nails shall be placed not less than 3/8 inch from panel edges and not less than 1/4 inch from the edge of the connecting members for shears of 350 plf or less using ASD or 500 plf or less using LRFD.
For structures assigned to Seismic Design Category D, E or F, application of Table
4.3B of ANSI/AWC SDPWS shall not be allowed.
For structures assigned to Seismic Design Category D, E or F, application of Table
4.3C of ANSI/AWC SDPWS shall not be used below the top level in a multi-level building.
Where panels are fastened to framing members with staples, requirements and limitations of AWC SDPWS shall be met and the allowable shear values set forth in Table 2306.3(1), 2306.3(2) or 2306.3(3) shall only be permitted for structures assigned to Seismic Design Category A, B, or C.
Exception: Allowable shear values where panels are fastened to framing members with staples may be used if such values are substantiated by cyclic testing and approved by the Building Official.
The allowable shear values in Tables 2306.3(1) and 2306.3(2) are permitted to be increased 40 percent for wind design. Panels complying with ANSI/APA PRP-210 shall be permitted to use design values for Plywood Siding in the ANSI/AWC SDPWS. vv) Section 2308.10.8.1 is amended to read as follows:
2308.10.8.1 Foundation requirements. Braced wall lines shall be supported by continuous foundations.
Exception: For structures with a maximum plan dimension not more than 50 feet (15240 mm), continuous foundations are required at exterior walls only for structures assigned to Seismic Design Category A, B, or C.
For structures in Seismic Design Categories D and E, exterior braced wall panels shall be in the same plane vertically with the foundation or the portion of the structure containing the offset shall be designed in accordance with accepted engineering practice and Section 2308.3.
ww)Section 3109.2 is amended by adding a new definition for “Barrier” and amending the existing definitions for “Swimming Pool” to read as follows:
Barrier. Barrier is a fence, wall, building wall or other enclosure that isolates a swimming pool from access to the home, other properties or the public.
Ordinance No. 25-480
Swimming Pools/Spa. Any body of water created by artificial means which is designed, intended for use, or used for swimming or immersion purposes, which has a water depth exceeding 18 inches. The term “pool” includes swimming pools, spas, hot tubs, above and below ground, and vinyl-lined pools; “Pool” does not include plumbing fixtures such as bathtubs nor does it apply to man-made lakes, reservoirs, farm ponds, or ponds used primarily for public park purposes, water conservation purposes, irrigation purposes or for the watering of livestock. xx) Section J101.3 is added to Appendix J to read as follows:
J101.3 Hazards.
1. Whenever the City Engineer determines that any land or any existing excavation or fill has, from any cause, become a menace to life or limb, or endangers public or private property, or adversely affects the safety, use or stability of public or private property, the owner of the property concerned shall, upon written notice thereof from the City Engineer (which shall be issued by first class mail), correct such condition in accordance with the provisions of this appendix and the requirements and conditions set forth in the notice (including deadlines for required actions) so as to eliminate such condition. The owner of the property shall immediately comply with the provisions set forth in the notice and shall complete all work to fully abate the condition within 180 days from the date of the notice unless a shorter period of time for completion has been specified in the notice in which case the owner shall comply with the shorter period of time. Upon written application and good cause shown, the City Engineer may, provided he/she concludes good cause exists, approve the request for an extension of time to complete the work required by the notice. A notice to the owner shall include a statement that a missed deadline, or untimely compliance with requested actions, may result in the City of Agoura Hills recording a certificate of substandard property with the Office of the Los Angeles County Recorder’s Office. “Owner” is the person who appears as such in Los Angeles County Assessor records for a property, and other persons, if known to the City Engineer, who are in control of, or responsible, for a property. A notice shall be sent to an owner to his/her/its address as shown on the last equalized assessment roll for a property. Where the City Engineer knows of other persons who are in control of, or responsible for, a property, the City Engineer shall send a copy of a notice to the address set forth in records of the Public Works Department for such persons. Failure of an owner or other persons to receive a notice shall not relieve them from the obligation to comply with this appendix.
2. If the above condition is not fully eliminated within the specified time period, or if the owner has missed a deadline in the notice (including without limitation for obtaining a grading permit) the City Engineer may file with the Office of the Los Angeles County Recorder a certificate stating that the property is deemed substandard and that the owner thereof has been so notified. The certificate shall describe the condition that renders the property substandard. The City Engineer shall, by first class mail, send a copy of the certificate for recording to the owner.
Ordinance No. 25-480
3. When the above condition has been fully corrected to the satisfaction of the City Engineer, he/she shall file with the Office of the Los Angeles County Recorder, within a period of time not exceeding thirty (30) days, a certificate specifying that the condition has been fully corrected and that the property is no longer substandard.
The City Engineer shall by first class mail, send a copy of the certificate for recording to the owner.
yy) Section J101.4 is added to Appendix J to read as follows:
J101.4 Safety Precautions
1. General
a) If at any stage of work on an excavation or fill, the City Engineer determines that the work has become or is likely to become dangerous to any person, or is likely to endanger any property, public or private, the City Engineer must be authorized to require safety precautions to be immediately taken by the property owner as a condition to continuing such permitted work or to require cessation thereof forthwith unless and until it is made safe and to amend the plans for such work. b) Safety precautions may include, without limitation, specifying a flatter exposed slope or construction of additional drainage facilities, berms, terracing, compaction, cribbing, retaining walls or buttress fills, slough walls, desilting basins, check dams, benching, wire mesh, and guniting, rock fences, revetments or diversion walls.
c) Upon the determination of the City Engineer that such safety precautions during grading are necessary, the City Engineer shall provide a notice and order to the permittee to implement same. After receiving such notice, oral or written, it is unlawful for the permittee or any person to proceed with such work contrary to such order.
2. Maintenance of Ground Cover
a) Existing groundcover in any hillside area that is not affected by an issued grading permit shall be maintained in a healthful condition at all times and shall not be destroyed or removed. As used herein, “groundcover” means plants that cover ground and that provide protection of the topsoil from erosion and drought. As used herein, “destroyed” includes, without limitation, any actions or inaction that cause, or will likely cause or contribute to, such groundcover dying or existing in an unhealthful condition in the future. As used herein, “maintained in a healthful condition” includes, without limitation, proper watering and fertilization and cutting or trimming that does not cause or contribute to the death of groundcover or cause it to exist in an unhealthful condition in the future. Cutting or trimming actions that result in groundcover dying or that cause or contribute to groundcover Ordinance No. 25-480
existing in an unhealthful condition in the future are unlawful and prohibited.
This subpart does not apply to groundcover that the Los Angeles County Fire Department requires to be destroyed or removed in the enforcement of the Fire Code. In the event the City Engineer determines a violation of this subpart has occurred, the owner of the affected hillside area shall, upon written notice thereof by the City Engineer via first class mail, obtain written approval from the City Engineer within forty-five (45) days of the date of the notice for proposed replacement groundcover. The owner shall complete installation of the approved groundcover and obtain a final inspection approval in writing from the City Engineer within thirty (30) days thereafter.
An owner’s failure to obtain timely written approvals from the City Engineer are violations of this subpart and unlawful. As used herein, “owner” is the person who appears as such in Los Angeles County Assessor records for a property. A notice shall be sent to an owner to his/her/its address as shown on the last equalized assessment roll for a property. b) Whenever groundcover on private real property is removed or damaged as a result of action or actions undertaken pursuant to an issued grading permit, the owner of that property and permittees under that permit shall restore the affected area with new groundcover as approved and required by the City Engineer and shall complete such other erosion control protection measures or installations as may be required by the City Engineer. The owner or his/her/its permittee under that permit shall obtain written approval of the City Engineer for newly installed groundcover and for any required erosion control protection measures or installations as a condition to obtaining a final inspection approval of a grading from the City Engineer. It is unlawful and a violation of this subpart for an owner to fail to install new groundcover and/or complete other required protection measures or installations in a period of time required by the City Engineer.
It is also unlawful and a violation of this subpart for an owner to fail to maintain installed protection measures or installations in a good and effective condition and in good repair at all times in the future. Following the City Engineer’s approval of new groundcover, an owner shall be subject to Subpart A. of this section. As used herein, “damaged” means groundcover that has, or will likely, die or become or remain unhealthful because of, or in part due to, an action or actions that were undertaken pursuant to an issued grading permit.
3. Maintenance of Protective Structures/Devices/Installations All structures/devices/installations used to protect hillside areas from erosion or landslide damage including, without limitation, retaining walls, cribbing, terracing, surface and subsurface drainage structures, interceptor drains, check dams, and riprap shall be maintained in good condition and repair at all times. zz) Section J101.5 is added to Appendix J to read as follows:
Ordinance No. 25-480
J101.5 Protection of Utilities. The owner of any property for which a grading permit has been issued, and permittees, shall in the course of undertaking actions pursuant to that permit, prevent damage to public utilities or services. aaa) Section J101.6 is added to Appendix J to read as follows:
J101.6 Protection of Adjacent Properties. The owner of any property for which a grading permit has been issued, and permittees, shall in the course of undertaking actions pursuant to that permit, prevent damage to adjacent property. Furthermore, no owner or permittee shall excavate on land sufficiently close to the property line to endanger any adjoining public street, sidewalk, alley, or other public or private property without first obtaining written approval of the City Engineer for protections to said public or private properties against settling, cracking or other damage and completing the installation of those protections prior to undertaking the excavation..
Special precautions approved by the City Engineer shall also be made to prevent imported or exported materials from being deposited on the adjacent public way and/or drainage courses. A 30-day excavation notice shall be provided as required by California Civil Code Section 829-834 when the excavation is of sufficient depth and proximity to adjacent lot structures.
bbb) Section J101.7 is added to Appendix J to read as follows:
J101.7 Storm-water control measures. The owner of any property for which a grading permit has been issued and permittees shall put into effect and maintain all measures and installations necessary to protect adjacent water courses and public and private property from damage by erosion, flooding, and deposition of mud, debris and construction-related pollutants originating from the site during, and after, grading and related construction activities. Furthermore, the owner and permittees shall implement, install and maintain measures and installations necessary to prevent any change in cross-lot surface drainage that may adversely affect any adjoining property as a result of grading and/or construction-related activities. Such measures and and installations to prevent any adverse cross-lot surface drainage effects on adjoining property shall be required whether shown on approved grading plans or not.. ccc)Section J101.8 is added to Appendix J to read as follows:
J101.8 Conditions of approval. In granting any permit under this code, the City Engineer may impose such conditions on a permit as he/she believes reasonably necessary to protect public health, safety, or welfare and/or to prevent or protect against any hazard that could be posed to a person or to persons or to public or private property in the absence of a permit condition or conditions. It is unlawful and a violation of this subpart for an owner to not comply with a permit condition. Such conditions may include, but shall not be limited to:
1. Improvement of any existing grading to comply with the current standards of this code.
Ordinance No. 25-480
2. Requirements for fencing of excavations or fills which would otherwise be hazardous.
ddd) Section J101.9 is added to Appendix J to read as follows:
J101.9 Other regulations.
J101.9.1 Waiver. The permissive provisions of this chapter shall not be presumed to waive any regulations or statutes imposed by the State of California or other regulations of the City of Agoura Hills Municipal Code.
J101.9.2 More restrictive regulations. If two or more pertinent regulations are not identical, those regulations shall prevail which are more restrictive, or which afford greater safety to life, limb, health, property or welfare. For the purposes of these regulations, grading permits shall be considered as building permits and shall be subject to the same administrative provisions of this code, unless otherwise specifically provided for in this chapter.
eee) Section J103.2 is amended to read as follows:
J103.2 Exemptions. A grading permit shall not be required for the following, unless deemed necessary by the City Engineer. No exemptions shall relieve the requirements set forth by the City Engineer or Building Official to address drainage and water quality concerns.
1. When approved by the City Engineer, grading in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties or any public property.
2. Excavation for construction of a structure permitted under this code where the excavation is limited to within the footprint of the proposed structure and not exceeding 5 feet in depth.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing or stockpiling rock, sand, aggregate or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil and adjoining properties.
7. Exploratory excavations performed under the direction of a registered soils engineer or engineering geologist. This shall not exempt grading of access roads or pads created for exploratory excavations, which require a permit from the City Ordinance No. 25-480
Engineer. Exploratory excavations must not create a hazardous condition to adjacent properties or the public in accordance with Section J101.3. Exploratory excavations must be restored to pre-existing conditions, unless approved by the City Engineer in writing.
8. An excavation that does not exceed 50 cubic yards (15.29 m3), not less than 100 feet away from any drainage course and complies with one of the following conditions:
(1) not proposed where the natural slope of the site exceeds twenty (20) percent;
(2) is less than 2 feet (0.6 m) in depth;
(3) does not create a cut slope greater than 5 feet (1.5 m) measured vertically upward from the cut surface to the surface of the natural grade and is not steeper than 2 units horizontal to 1 unit vertical (50 percent slope).
9. A fill not intended to support a structure, does not obstruct or redirect a drainage course, is not less than 100 feet away from any drainage course, and complies with one of the following conditions:
(a) is less than 1 foot (0.3 m) in depth and is placed on natural terrain with a slope flatter than 5 units horizontal to 1 unit vertical (20 percent slope). (b) is less than 3 feet (0.9 m) in depth at its deepest point measured vertically upward from natural grade to the surface of the fill, does not exceed 50 cubic yards, and creates a fill slope no steeper than 2 units horizontal to 1 unit vertical (50 percent slope).
Exemption from the permit requirements of this appendix shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. fff) Section J103.3 is added to Appendix J to read as follows:
J103.3 Permit issuance.
1. The issuance of a grading permit shall constitute an authorization to do only that work which is described or illustrated on the application for the permit and on the grading plans and specifications approved by the City Engineer at the time of issuance.
2. Jurisdiction of other agencies. Permits issued under the requirements of this appendix shall not relieve the owner of responsibility for securing required permits for work to be accomplished that is regulated by any other code, department, or division of the City of Agoura Hills. Furthermore, permits issued pursuant to this Ordinance No. 25-480
appendix shall not relieve an owner from securing approvals and/or permits as may be required by Los Angeles County and the State of California.
3. Conditions of permit. The City Engineer, upon recommendation of the city traffic and transportation administrator, may impose such conditions with respect to access routes to and from grading sites in hillside areas as the City Engineer shall determine are required in the interest of safety precautions involving pedestrian or vehicular traffic. This is in addition to conditions imposed pursuant to Section J101.8. It is unlawful to not comply with a permit condition.
4. Consent of adjacent property owner. Whenever any excavation or fill or other grading-related work requires entry onto adjacent property for any reason, the permit applicant shall obtain the written consent of the adjacent property owner or their authorized representative, and shall tender a signed and duly notarized copy of such consent with the City Engineer prior to the issuance of a permit. The consent form shall be approved by the City Attorney and the statements therein shall be acceptable to the City Engineer. If a permit applicant claims an easement authorizes entry onto adjacent property in connection with proposed gradingrelated work, the applicant shall tender a recorded copy of the easement to the City Engineer prior to the issuance of a permit. In addition to tendering a consent form and/or an easement, the owner of real property for which a grading permit is sought, shall execute an indemnification/hold harmless form in favor of the City of Agoura Hills as approved by the City Attorney and tender the completed/executed form to the City Engineer prior to the issuance of a grading permit.
5. Unpermitted Actions. If grading and/or other actions regulated by this appendix occur without a grading permit, a subsequently obtained permit shall automatically expire and become null and void ninety (90) calendar days after the date on which the permit was issued. The City Engineer may extend the validity of the permit for a period not exceeding ninety (90) calendar days beyond the initial ninety (90) day limit upon written request by the applicant filed with the City Engineer prior to the expiration date of the original permit. The applicant shall show justifiable cause in the extension request, which City Engineer must find to be satisfactory before granting an extension.
6. Time limitation of application and expiration of permit. Time limitation of application and expiration of permit shall be governed by the amended CBC Sections 105.3.2.1 and 105.5 and CRC Sections R105.3.2.1 and R105.5. ggg) Section J103.4 is added to Appendix J to read as follows:
J103.4 Grading fees.
1. Fees for grading plan check and for grading permits shall be established or modified by resolution of the city council. The schedule of such fees shall remain on file and be available in the office of the City Engineer. The City Engineer shall, with the approval Ordinance No. 25-480
of the city manager, recommend changes in fee amounts to the council when the costs to provide grading plan check and grading inspection services make it appropriate.
2. The applicant shall pay a plan check fee prior to acceptance of grading plans and specifications for checking by the city. Plans shall not be reviewed prior to the City Engineer’s receipt of the entire fee.
3. Whenever the applicant submits a grading plan for plan check that is substantially different, as determined by the City Engineer, in design of the earthwork as compared to previously submitted grading plans, the submittal shall be considered an original and a new grading plan check fee shall be determined and paid to the city as provided in this section.
4. The applicant shall pay a grading permit fee prior to the issuance of a grading permit by the city. If, during grading operations, the plans and specifications for the grading project are revised increasing the scope of the project that was used to determine the grading permit fee, the applicant shall pay to the city the difference between the original grading permit fee and the recalculated fee before work may resume under the grading permit.
5. Whenever grading operations are commenced without an approved grading permit, an investigation fee shall be added to all unpaid fees for grading plan check and grading permits. The investigation fee shall be one hundred percent of all fees due the city.
hhh) Section J104.2.1 is added to Appendix J to read as follows:
J104.2.1 Grading Designation. Grading in hilly terrain areas involving slope greater than 33% and all grading in excess of 250 cubic yards shall be performed in accordance with the approved grading plan prepared by a registered civil engineer, and shall be designated as "engineered grading." Grading involving less than 250 cubic yards and not located in an area of hilly terrain area involving slope greater than 33% shall be designated as "regular grading" unless the permittee chooses to have the grading performed as engineered grading, or the City Engineer determines that special conditions or unusual hazards exist, in which case grading shall conform to the requirements for engineered grading.
iii) Section J104.2.2 is added to Appendix J to read as follows:
J104.2.2 Regular grading requirements. In addition to the provisions of Section 106, and Section 104.2, Chapter 1, Division II, an application for a regular grading permit shall be accompanied by plans in sufficient clarity to indicate the nature and extent of the work. The plans shall give the location of the work, the name of the owner, and the name of the person who prepared the plan. If the slope of the grade exceeds 3 units horizontal to 1 unit vertical or as required by the City Engineer, the plans and specifications shall be prepared and signed by an individual licensed by Ordinance No. 25-480
the state to prepare such plans or specifications. The plan shall include the following information:
1. General vicinity of the proposed site.
2. Limits and depths of cut and fill.
3. Location of any buildings or structures where work is to be performed, and the location of any buildings or structures within 15 feet (4.6 m) of the proposed grading.
4. Contours, flow areas, elevations, or slopes that define existing and proposed drainage patterns.
5. Stormwater provisions in accordance with the requirements of Appendix J and Chapter 5 of Article V of the City of Agoura Hills Municipal Code.
6. Location of existing and proposed utilities, drainage facilities, and recorded public and private easements and use restricted use areas.
7. Recommendations in the geotechnical engineering report and the engineering geology report shall be incorporated into the grading plans or specifications. When approved by the City Engineer, specific recommendations contained in the geotechnical engineering report and the engineering geology report, that are applicable to grading, may be included by reference.
8. Location of all Special Flood Hazard Areas as designated and defined in Title 44, Code of Federal Regulations.
jjj) Section J104.2.3 is added to Appendix J to read as follows:
J104.2.3 Engineered grading requirements. In addition to the provisions of Chapter 1 Division II, Section 107 and Appendix J Section J 104.2, an application for an engineered grading permit shall be accompanied by plans and specifications, and supporting data consisting of a soils engineering report and engineering geology report. The plans and specifications shall be prepared and signed by an individual licensed by the state to prepare such plans or specifications when required by the City Engineer. Specifications shall contain information covering structures and material requirements. Plans shall be drawn to scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and all relevant laws, ordinances, rules, and regulations. The first sheet of each set of plans shall give location of the work, the name and address of the owner, and the person by whom they were prepared. The plans shall include, but shall not be limited to, the following information:
1. General vicinity of the proposed site.
Ordinance No. 25-480
2. Property limits and accurate contours of existing ground and details of terrain and area drainage.
3. Limiting dimensions, elevations, or finish contours to be achieved by the grading, proposed drainage channels, and related structures.
4. Detailed plans of all surface and subsurface drainage devices, walls, cribbing, dams and other protective devices to be constructed with, or as a part of, the proposed work. A map showing the drainage area and the estimated runoff of the area served by any drains shall also be provided.
5. Location of any existing or proposed buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners that are within 15 feet (4.6 m) of the property or that may be affected by the proposed grading operations.
6. Recommendations in the geotechnical engineering report and the engineering geology report shall be incorporated into the grading plans or specifications. When approved by the City Engineer, specific recommendations contained in the geotechnical engineering report and the engineering geology report, that are applicable to grading, may be included by reference.
7. The dates of the geotechnical engineering and engineering geology reports together with the names, addresses, and telephone numbers of the firms or individuals who prepared the reports.
8. A statement of the earthwork quantities of materials to be excavated and/or filled. Earthwork quantities shall include quantities for geotechnical and geological remediation. In addition, a statement of material to be imported or exported from the site.
9. A statement of the estimated starting and completion dates for work covered by the permit.
10. A statement signed by the owner acknowledging that a field engineer, geotechnical engineer and engineering geologist, when necessary in the judgment of the City Engineer, shall be employed by the owner to perform the services required by this code, or whenever approval of the plans and issuance of the permit are to be based on the condition that such professional persons be so employed.
These acknowledgments shall be on a form furnished by the City Engineer
11. Storm water provisions are required to be shown on the grading plan in accordance with Appendix J and Chapter 5 of Article V of the AHMC
12. A drainage plan for that portion of a lot or parcel to be utilized as a building site (building pad), including elevation of floors with respect to finish site grade and locations of existing and proposed stoops, slabs, fences or other features that may affect drainage.
Ordinance No. 25-480
13. Location and type of any existing or proposed private sewage disposal system.
14. Location of existing and proposed utilities, drainage facilities, and recorded public and private easements.
15. Location of all recorded floodways.
16. Location of all Special Flood Hazard Areas as designated and defined in Title 44, Code of Federal Regulations.
kkk) Section J105.3 is added to Appendix J to read as follows:
J105.3 Responsibility. The permittee and owner shall be responsible for ensuring that the grading is performed in accordance with the approved plans and specifications and in conformance with the provisions of this Code. The permittee and owner shall engage project consultants, if required under the provisions of this Code, to provide professional inspections on a timely basis. The permittee shall act as a coordinator between the project consultants, the contractor and the City Engineer In the event of changed conditions, the permittee shall be responsible for informing the City Engineer of such change and shall provide revised plans for approval in a period of time established by the City Engineer. lll) Section J105.4 is added to Appendix J to read as follows:
J105.4 Required inspections. The permittee shall call for an inspection by the City Engineer at the following various stages of work and shall obtain the written approval of the City Engineer prior to proceeding to the next stage of work:
Pre-grade. Before any construction or grading activities occur at the site. Permittee shall schedule a pre-grade inspection with the City Engineer. The permittee shall ensure that all project consultants are present at the pre-grade inspection.
Initial grade. When the site has been cleared of vegetation and unapproved fill and has been scarified, benched, or otherwise prepared for fill. No fill shall have been placed prior to this inspection.
Rough grade. When approximate final elevations have been established, drainage terraces, swales, and other drainage devices necessary for the protection of the building sites from flooding have been installed, berms have been installed at the top of the slopes, and the statements of completion have been received.
Final grade. When grading has been completed, all drainage devices necessary to drain the building pad have been installed, slope planting has been established, irrigation systems have been installed, and the as-built plans and required statements and reports have been submitted.
mmm)Section J109.5 is added to Appendix J to read as follows:
Ordinance No. 25-480
J109.5 Disposal. All drainage facilities shall be designed to carry waters to the nearest practicable street, storm drain, or natural watercourse drainage way approved by the City Engineer or other appropriate governmental agency jurisdiction provided it is a safe place to deposit such waters. Erosion of ground in the area of discharge shall be prevented by installation of non-erosive down drains or other devices. Desilting basins, filter barriers or other methods, as approved by the City Engineer, shall be utilized to remove sediments from surface waters before such waters are allowed to enter streets, storm drains, or natural watercourses. If the drainage device discharges onto natural ground, riprap or a similar energy dissipater may be required. Building pads shall have a minimum drainage gradient of 2 percent toward approved drainage facilities, a public street or drainage structure approved to receive storm waters unless waived by the City Engineer. A lesser slope may be approved by the City Engineer for sites graded in relatively flat terrain, or where special drainage provisions are made, when the City Engineer finds such modification will not result in unfavorable drainage conditions.
nnn) Section J112 is added to Appendix J to read as follows:
J112 National Pollutant Discharge Elimination System (NPDES) Compliance. All grading plans and permits shall comply with the provisions of this section for NPDES compliance including the owner of any property on which grading has been performed and which requires a grading permit under Appendix J Section J103. Sites which have been graded and which require a grading permit under Appendix J Section J103 are subject to penalties and fines. All best management practices shall be installed before grading begins or as instructed in writing by the City Engineer for unpermitted grading as defined by Section J 103.3. As grading progresses, all best management practices shall be updated as necessary to prevent erosion and control structures related pollutants from discharging from the site. All best management practices shall be maintained in good working order to the satisfaction of the City Engineer unless final grading approval has been granted by the City Engineer and all permanent drainage and erosion control systems, if required, are in place. ooo) Section Q103.1 of Appendix Q is amended to read as follows:
Q103.1 General. Emergency sleeping cabins, emergency transportable housing units, membrane structures and tents constructed and/or assembled in accordance with this appendix, shall be occupied only during the declaration of a state of emergency, local emergency, or shelter crisis, and authorized by the City Council.
Buildings and structures constructed in accordance with the California Building Standards Code, used as emergency housing, shall be permitted to be permanently occupied.
Ordinance No. 25-480
8202.5 California Residential Code Adopted with Local Amendments A. Adoption of California Residential Code, 2025 Edition.
Pursuant to California Government Code § 50022.2, the California Residential Code, 2025 Edition, published as Title 24, Part 2.5, of the California Code of Regulations, including Appendix BB (Tiny Houses), Appendix BF (Patio Covers), Appendix BK (Cob Construction - Monolithic Adobe), Appendix BL (Hemp-Lime - Hempcrete Construction), Appendix BN (Extended Plate Wall Construction), Appendix BO (Existing Buildings and Structures), Appendix CI (Swimming Pool Safety Act), and Appendix CJ (Emergency Housing) (“CRC”) is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the CRC is on file in the office of the Building Official and is available for public inspection as required by law.
B. Amendments to the California Residential Code.
a) Second paragraph of Section 1.8.8.1 is amended to read as follows:
The City Council shall serve as the local appeals board or housing appeals board as specified in California Health and Safety Code Sections 17920.5 and 17920.6. b) Section 1.8.8.4 is added to read as follows:
1.8.8.4 Limitation of Authority. The Local Appeals Board and the Housing Appeals Board shall not have jurisdiction to consider, decide or rule on whether persons are responsible or not responsible for violations and public nuisances of the Agoura Hills Municipal Code, as well as on actions that are required by the City of responsible persons to correct or otherwise abate violations and/or public nuisances.
This limitation of authority shall also apply to any board that is established by the 2025 Residential, Electrical, Mechanical, Plumbing, Energy, Fire, Existing Building and Green Building Standards Codes, as adopted by the city. c) Section R101.1 is amended to read as follows:
R101.1 Title. These regulations shall be known as the Residential Code of the City of Agoura Hills, hereinafter referred to as “this code”. d) Section R103.3 is amended to read as follows:
R103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and with the concurrence of the appointing authority, the Building Official shall have the authority to appoint a Deputy Building Official, the related technical officers, Ordinance No. 25-480
inspectors, plan examiners and other employees. Such employees shall have powers as delegated by the Building Official.
e) Section R105.1 is amended to read as follows:
R105.1 Required. All persons who intend to construct, enlarge, alter, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, component or device, the installation of which is regulated by the Technical Codes in Article VIII of the Agoura Hills Municipal Code, shall first make written application to the Building Official and obtain each required permit.
No person shall undertake or cause grading to occur on land without the prior procurement of a grading permit unless such grading is exempt from a permit as provided for in Section J103.2 of Appendix J.
Whenever any work or installation or grading has been commenced without a permit in violation of this section, a Stop Work Order shall immediately be issued by the Building Official and a special investigation to identify the nature and extent of the unpermitted work or installation shall be made. Based on the findings of the investigation, conditions may be given to the violator to correct any unpermitted conditions to the satisfaction of the Building Official prior to the issuance of the permit and to continue work. An investigation fee shall be paid in addition to customary fees for each permit which the work had started prior to, or at the time of, the issuance of a permit or permits. Failure to pay a special investigation fee in full constitutes cause to deny the issuance of a permit or permits. The investigation fee shall be as specified by resolution of the City Council.
The payment of the investigation fee shall not exempt any person from compliance with all other provisions of the Agoura Hills Municipal Code, or from any penalty prescribed by law for failing to obtain each required permit. f) Section R105.2 under Building - items 1 through 10 is amended, and items number 11 through 18 are added; under Electrical - item 6 is added; and a new category titled Grading is added to read as follows:
Building:
1. One-story detached accessory buildings or structures used as tool and storage sheds, shade structure, playhouses or similar uses that are accessory to detached one- and two-family dwellings, and similar uses, provided the floor area does not exceed 120 square feet and are not more than 14 feet in height above adjacent grade. It is permissible that these structures still be regulated by Part 7 California Wildland Urban Interface Code, despite exemption from permits.
Ordinance No. 25-480
2. Fences, other than masonry or concrete, not over 6 feet high, measured from finished grade immediately adjacent to the fence, to top of the finished fence.
3. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling or townhouse and do not serve the exit door required by Section R318.4.
4. Retaining walls or masonry/concrete walls less than 2 feet in height measured from grade immediately adjacent to the wall to the top of the wall, and not supporting a surcharge.
5. Water tanks supported directly on grade if the capacity is not greater than 5000 gallons and the ratio of height to diameter or width is not greater than 2:1.
6. Sidewalks, driveways, platforms and walkways associated with one- and twofamily dwellings, not more than 30 inches above grade at any point and not located over any basement or story below, nor supporting any structure above, and are not part of an accessible route.
7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
8. Temporary motion picture, television and theater stage sets and scenery structures that are erected and maintained for a specific period of time in connection with a filming permit that is issued pursuant to Article VI, Chapter 6 of the Agoura Hills Municipal Code. Electrical installations (including the use of generators) and gas installations for sets and structures require a permit before they occur.
9. Prefabricated swimming pool accessory to a Group R-3 Occupancy that are less than 18 inches deep, do not exceed 5,000 gallons and are installed entirely above ground.
10.Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
11.Swings and other playground equipment accessory to detached one- and twofamily dwellings.
12.Window awnings supported by an exterior wall in group R-3 and U occupancies, that are less than 12 square feet of shade cover and do not project more than 48 inches from exterior wall and do not require additional support.
Ordinance No. 25-480
13.Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches in height.
14.Detached one-story shade covers for animals when the covers are not over 12 feet in height above adjacent grade, not more than 400 feet of roof area and open on 3 sides minimum.
15.Readily removable plastic covered hoop structures, with maximum 12’ in height with no in-ground footings or foundation.
16.Replacement of residential exterior door when the doorframe is not removed.
17.Replacement of residential kitchen appliance with similar appliance in same location. This exception does not apply if the work includes opening the walls or replacing or altering the plumbing or electrical systems.
18.Flagpoles that are 20 feet or less in height above finish grade when fully extended.
Electrical:
1. Listed cord-and-plug connected temporary decorative lighting.
2. Reinstallation of attachment plug receptacles but not the outlets therefor.
3. Replacement of branch circuit overcurrent devices of the required capacity in the same location.
4. Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
5. Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
6. Removal of abandoned electrical wiring and conduits. “Abandoned” means such wiring and conduits that are not energized.
Gas:
1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
Ordinance No. 25-480
Mechanical:
1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
Grading:
1. All grading that is exempt from a permit shall be pursuant to Section J103.2 of Appendix “J” of the California Building Code or other reference codes accepted by the Building Official.
g) Section R105.3.2 is amended to read as follows:
R105.3.2 Time limitation of application. Unless extended or reinstated as provided herein, an application for permit is deemed abandoned if an applicant has not satisfied all requirements for a permit for proposed work or actions within twelve (12) months Ordinance No. 25-480
of tender of an application to the Building and Safety Division. The Building Official is authorized to grant one or more extensions of time for additional periods not exceeding ninety (90) days each to complete all requirements for a permit. An applicant seeking an initial extension shall tender a request to the Building Official prior to the date the application is deemed abandoned. In order to be eligible for any further extensions, an applicant shall tender a subsequent request or requests to the Building Official before a prior extension period expires. Each extension request shall be requested in writing and justifiable cause demonstrated, as determined by the Building Official.
When an application has been deemed abandoned, a permit shall not be issued prior to the application being reinstated or a new application tendered with new fees paid.
Requests to reinstate an application that has been deemed abandoned shall be submitted to the Building Official, in writing, demonstrating justifiable cause and are subject to the approval of the Building Official. If approved by the Building Official, the fee shall be one half (1/2) of the amount of the original plan review fee, provided that the period of time following the Building Official’s date of determination of abandonment of the original application has not exceeded six (6) months, no changes have been made or will be made in the original submittal and the construction codes under which the original application was submitted are the same as the current construction codes in effect. To reinstate a application when the period of time following the Building Official’s date of determination of abandonment of the original application has exceeded six (6) months; or changes have been made or will be made in the original submittal; or current construction codes are different from those construction codes under which the original application was submitted, the permittee shall be required to pay a new full permit fee and that person shall comply with all construction codes in effect on the date of the new permit application. h) Section R105.3.2.1 is added to read as follows:
R105.3.2.1 Time limitation of application in connection with an unpermitted structure. Unless extended or reinstated as provided herein, an application for a permit is deemed abandoned if an applicant has not satisfied all requirements for a permit in connection with an unpermitted structure as defined in Section R110.1.1 of this code within ninety (90) calendar days of tender of an application therefor to the Building and Safety Division. The Building Official is authorized to grant one or more extensions of time for additional periods not exceeding thirty (30) days each to complete all requirements for a permit. An applicant seeking an initial extension shall tender a request to the Building Official prior to the date the application is deemed abandoned. In order to be eligible for any further extensions, an applicant shall tender a subsequent request or requests to the Building Official before a prior extension period expires. Each extension request shall be requested in writing and justifiable cause demonstrated, as determined by the Building Official. i) Section R105.5 is amended to read as follows:
Ordinance No. 25-480
R105.5 Expiration of permit. Unless extended or reinstated as provided herein, every permit issued, except those under Subsection R105.5.2, shall be deemed suspended or abandoned and shall automatically expire and become null and void unless the permittee completes at least twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a successful inspection from the Building Official within the first twelve (12) months from the permit’s issuance date. An issued permit shall also be deemed suspended or abandoned and shall automatically expire and become null and void if the permittee does not complete at least an additional twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least an additional ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a subsequent successful inspection within twelve (12) months from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful.
Notwithstanding prior timely successful inspections, a permit shall automatically expire and become null and void if the permittee does not obtain a final inspection approval from a building inspector for completion of all work or actions authorized by a permit as follows: (i) within three (3) years from the date of issuance of a permit having a valuation of less than $250,000.00; (ii) within four (4) years from the date of issuance of a permit having a valuation of between $250,000.00 and $1,000,000.00; and, (iii) within five (5) years from the date of issuance of a permit having a valuation of more than $1,000,000.00.
The Building Official may grant one (1) extension of a permit for a period not exceeding one hundred eighty (180) days, provided he/she receives a written request stating justifiable cause, prior to the expiration date of a permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.
When a permit that was issued pursuant to Section R105.1 has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section R105.5.2 of this code. Requests to reinstate an expired permit shall be submitted to the Building Official, in writing, demonstrating justifiable cause and are subject to the approval of the Building Official. If approved by the Building Official, the fee shall be one half (1/2) of the amount of the original permit fee, provided that the expiration period of the original permit has not exceeded six (6) months, no changes have been made or will be made in the original approved plans and specifications, and the construction codes under which the original permit was issued are the same as the current construction codes in effect. To reinstate a permit when the expiration period Ordinance No. 25-480
of the original permit has exceeded six (6) months; or changes have been made or will be made in the original approved plans and specifications; or current construction codes are different from those construction codes under which the original permit was issued the permittee shall be required to pay a new full permit fee and that person shall comply with all construction codes in effect on the date of the new permit application.
j) Section R105.5.1 is amended to read as follows:
R105.5.1 Expiration. Every permit issued before January 1, 2019 that did not automatically expire and become null and void by December 31, 2025 pursuant to the code then in effect shall be deemed abandoned and shall automatically expire and be null and void if the permittee does not thereafter obtain a subsequent successful inspection within 180 days from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful. The Building Official may grant one extension of a permit subject to this subsection for a period not exceeding 180 days, provided he/she receives a written request stating justifiable case, prior to the expiration date of the permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.
When a permit subject to this subsection has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section R105.5.2 of this code. Payment of a full permit fee is required.
k) Section R105.5.2 is added to read as follows:
R105.5.2 Expiration of permit in connection with an unpermitted structure.
Notwithstanding Section 105.5 or any other provision of this code to the contrary, if a permit is issued in order to bring an unpermitted structure (as defined in Section R110.1.1 of this code) or other unlawful condition into compliance with any applicable law, or ordinance, such permit shall automatically expire and become null and void ninety (90) calendar days after the date on which the permit was issued. The Building Official may extend the validity of the permit for a period not exceeding ninety (90) calendar days beyond the initial ninety (90) day limit upon written request by the applicant filed with the Building Official prior to the expiration date of the original permit.
l) Section R105.6 is amended to read as follows:
R105.6 Suspension or revocation. The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code or other relevant laws, Ordinance No. 25-480
ordinances, rules, or regulations, wherever and whenever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulations or any of the provisions of this code.
The Building Official may also withhold inspections or approvals or suspend or revoke permit, where work is being performed in violation of approved plans, conditions of approval or permit, or applicable laws, and/or where work is being done not in accordance with the direction of the Building Official or this code.
The Building Official is authorized to suspend or revoke a permit if he/she, or a designee thereof, determines work is occurring in connection therewith between the hours of 7:00 p.m. and 7:00 a.m., Monday through Saturday and any time on Federal Holidays, which results in violations of the noise regulations located in Article 9, Chapter 6, Part 2, Division 6 of the Agoura Hills Municipal Code, and the permittee has not received prior written permission from the city manager to create such noise at that time.
The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code if dust is generated in excess of local, state or federal standards or conditions of project approval.
m) Section R105.7 is amended to read as follows:
R105.7 Placement of permit. The building permit or copy shall be kept on the site of the work until completion of the project. Required permits and approved plans shall be maintained in good condition and be posted or otherwise made available at job site such as to allow the Building Official to conveniently make the required review, inspection and entries related to the project.
n) Section R105.8 is amended to read as follows:
R105.8 Responsibility of permittee. It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical or plumbing systems, for which this code is applicable, to comply with this code. Building permits shall be presumed by the City to incorporate all of the work that the applicant, the applicant's agent, employees and/or contractors shall carry out. Said proposed work shall be in accordance with the approved plans and with all requirements of this code and any other laws or regulations applicable thereto. No city approval shall relieve or exonerate any person from the responsibility of complying with the provisions of this code nor shall any vested rights be created for any work performed in violation of this code.
o) Section R105.10 is added to read as follows:
R105.10 Transferability. No permit issued pursuant to Article VIII of the Agoura Hills Municipal Code shall be transferable to any other person or apply to any location other Ordinance No. 25-480
than that stated in the permit, unless a justifiable cause is demonstrated to the satisfaction of the Building Official and approved in writing. p) Section R108.4.1 is added to read as follows:
R108.4.1 Re-inspection Fee. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections previously called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.
Re-inspection fees may be assessed when the inspection record permit card is not posted or otherwise available on the work site, the approved plans are not readily available for the inspector, for failure to provide access on the date for which the inspection is requested, or for deviation from the plans requiring the approval of the Building Official. Where re-inspection fees have been assessed, no additional inspection of the work shall be performed until the required fees identified by the latest fees adopted by the City of Agoura Hills have been paid. q) Section R108.5.1 is added to read as follows:
R108.5.1 Refund Policy. The plan review fee for any project that has been reviewed will not be refunded since the review has been conducted already. When a project has been reviewed, approved and a permit has been issued, but no work or inspections has taken place and a refund is requested, the City will refund 80% of the original permit fee for which no work or inspection has been performed. There will be no refund given if the project has commenced and inspection taken place. The Building Official makes the final determination whether a refund is due for a specific project. r) Section R108.6 is amended to read as follows:
R108.6 Work commencing before permit issuance. Any person who commences any work for which a permit is required by this code before obtaining the necessary permits shall be subject to a special investigation by the Building Official before a permit may be issued for such work. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee required for such work by this code, or as identified in the latest fees adopted by the City Council of the City of Agoura Hills.
s) Section R108.7 is added to read as follows:
R108.7 Plan review fees. When submittal documents are required by Section R107, a plan review fee shall be paid at the time of submitting the submittal documents for Ordinance No. 25-480
plan review. Said plan review fee shall be in accordance with the schedule as established by the applicable governing authority.
The plan review fees specified in this section are in addition to and separate fees from the permit fees specified in Section R108.2.
Where submittal documents are incomplete or changed so as to require additional plan review, or where the project involves deferred submittal items as defined in Section R106.3.3, an additional plan review fee may be charged at a rate established by the applicable governing authority.
When submittal documents are for a project involving production housing (track home), the plan review fee shall be based on full plan review for the first model home/unit and 20% of the fee for any reproduction of that model home/unit. If the model home/unit and the reproduction units are not the same size and configuration, which would require a plan review, a full plan review fee or additional fee may apply, as determined by the Building Official.
t) Section 109.1.4.3 is added to read as follows:
R109.1.4.3 Roof sheathing and shear inspection. Prior to a complete framing inspection, a roof sheathing and shear inspection shall be made after roof sheathing and all structural shear panels or walls are in place and secured by nailing or other approved methods.
u) Section 109.5 is added to read as follows:
R109.5 Setback and height certification. When determined by the Building Official, a survey and certification may be required to confirm that the building or structure is placed on the site in accordance with the approved location and setback distances and to confirm that it does not exceed the approved building height shown on the approved plans.
v) Section R110.1.1 is added to read as follows:
R110.1.1 Unpermitted Structures. No person shall own, use, occupy, or maintain an unpermitted structure. For purposes of this subsection, “unpermitted structure” shall be defined as any building or structure, or portion thereof, that was erected, constructed, enlarged, altered, repaired, moved, improved, removed, connected, converted, demolished, or equipped with regulated devices, fixtures or installations, at any point in time by any person, without the required permit(s) having first been obtained from the Building Official, or with a valid permit as issued by the Building Official which subsequently expired and became null and void. An unpermitted structure also includes one for which a building permit has been suspended or revoked.
Ordinance No. 25-480
w) Section R110.2 is amended to read as follows:
R110.2 Certificate issued. After the Building Official or his/her designee inspects the building or structure and finds no violation of the provisions of this code or other laws that are enforced by the city, the Building Official shall issue a certificate of occupancy that contains the following:
1. The building permit number.
2. The address of the structure.
3. The name and address of the owner or the owner’s authorized agent.
4. A description of that portion of the structure for which the certificate is issued.
5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.
6. The name of the Building Official.
7. The edition of the code under which the permit was issued.
8. When an automatic sprinkler system is provided, whether the sprinkler system is required.
9. Any special stipulations and conditions of the building permit.
10.Assessor’s Parcel Number.
11.Zoning designation.
12.The date of certificate issuance.
x) Section R110.3 is amended to read as follows:
R110.3 Temporary Certificate of Occupancy (TCO) The Building Official may, in writing, authorize temporary occupancy of any building or structure, or portion thereof, that lacks a permanent certificate of occupancy for any reason, provided patent conditions in open and accessible portions of the building or structure do not reveal a substantial hazard to an occupant or occupants.
Applications for a temporary certificate of occupancy shall be on a city-approved form.
Such applications shall be accompanied by a fee to process the application and for the inspection of the building or structure to determine its suitability for a temporary certificate of occupancy. Such fees shall be established by the City Council by resolution.
A temporary certificate of occupancy is valid for a period of time to be specified by the Building Official in the certificate. The city attorney may require applicants for a temporary certificate of occupancy to execute an indemnification, as approved by the City Attorney, in favor of the city and its employees as a prerequisite to receiving a temporary certificate of occupancy.
Ordinance No. 25-480
The Building Official may extend the period of a temporary certificate of occupancy in writing, as well as impose conditions thereto. Property owners shall acknowledge and agree to said conditions in writing. The breach of any condition thereof shall render a temporary certificate of occupancy null and void without further action by the city. In such event, the owners shall cause all use and occupancy of the building or structure to be terminated by a date required by the Building Official. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with an expired a temporary certificate of occupancy is a violation of this code and unlawful.
Failing to cause the termination of all uses and occupancy in a structure after a termination date is a violation of this code and unlawful. The boards established by Section 1.8.8 do not have jurisdiction to consider, decide or rule decisions pertaining to the issuance, expiration, or nullification of a temporary certificate of occupancy, or with regard to any other matter relating thereto.
The Building Official is authorized to adopt regulations or procedures, such as requiring a security deposit or bond, for implementation of this section. y) Section R110.4 is amended to read as follows:
R110.4 Revocation. The Building Official may, in writing, suspend or revoke a certificate of occupancy whenever the Building Official determines that the certificate was issued in error, or on the basis of incorrect information supplied, or when it is determined that the building, structure or premises, or portion thereof, is in violation of any provision of this code, or other relevant laws, ordinances, rules and/or regulations. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with a suspended or revoked certificate of occupancy is a violation of this code and unlawful. The boards established by Section
1.8.8 do not have jurisdiction to consider, decide or rule pertaining to the issuance, suspension or revocation of a certificate of occupancy, or with regard to any other matter relating thereto.
z) Section R111.3 is amended, and subsections R111.3.1, R111.3.2, and R111.3.3 are added, to read as follows:
R111.3 Authority to Disconnect Service Utilities. The powers granted the Building Official pursuant to this subsection extend to all buildings, structures or systems (including electrical, plumbing and mechanical) that are regulated by this code and its references. This subsection supersedes all similar provisions in other codes that are part of Article VIII of the Agoura Hills Municipal Code.
R111.3.1 Authority to Disconnect Electric Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service to buildings, structures or premises, or portions thereof, or to wiring, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health Ordinance No. 25-480
and/or property, or where they lack permits and required inspection approvals.
The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
The electrical service shall remain disconnected or electrical utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such wiring, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
R111.3.2 Authority to Disconnect Gas Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service to buildings, structures or premises, or portions thereof, or to appliances, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health and/or property, or where they lack permits and required inspection approvals.
The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
The gas service shall remain disconnected or gas utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
R111.3.3 Authority to Disconnect Water Utility. The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service to buildings, structures or premises, or portions thereof, or to fixtures, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health, property or to the environment, or where they lack permits and required inspection approvals.
The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service as a means of Ordinance No. 25-480
preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.
The water service shall remain disconnected or water utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.
aa)Section R112 is deleted in its entirety.
bb)Section R113.1 is amended to read as follows:
R113.1 Unlawful Acts. It is unlawful for any property owner and/or other responsible person to erect, construct, alter, extend, repair, move, remove, demolish, or occupy any building or structure, as well as any regulated equipment, system or installation, or cause same to be done, in conflict with this code. It is unlawful for any for any property owner and/or other responsible person to conduct or maintain, whether due to action or inaction, any building or structure, as well as any regulated equipment, system or installation in violation of this code. It is unlawful for any property owner and/or other responsible person to conduct or maintain grading on land that occurred without a permit.
cc) Section R113.4 is amended to read as follows:
R113.4 Violation Penalties. Any person who violates, or who maintains a violation of this Code or who fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or who fails to comply with a directive or order of the Building Official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law as follows:
(a) Any person, firm, partnership, association, corporation or joint venture violating any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code shall be guilty of a misdemeanor. Any person violating a stop work order issued pursuant to Section R114 of this chapter shall be guilty of a misdemeanor. Any person who continues to occupy or any person who enters a structure which has been posted "unsafe" by the Building Official pursuant to Section R113.5 of this chapter shall be guilty of a misdemeanor.
(b) Each day that person, firm, association, corporation or joint venture violates any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code is a separate offense and shall be punishable thereof as provided in the Agoura Hills Municipal Code.
Ordinance No. 25-480
dd)Section R113.5 is added to read as follows:
R113.5 Unsafe Conditions. Any building, structure or equipment that has any or all of the conditions hereinafter described shall constitute an unsafe or dangerous building or structure:
(a) Structural inadequacies, damage, deficiencies, defects or deterioration, as well as nearby hazardous embankments or excavations, that could cause a building or structure to partially or completely collapse or fail.
(b) Electrical, plumbing or mechanical work or installations, which because of a defect in materials or installation, or due to some other faulty operating or other condition, pose a risk of explosion or fire.
(c) Unsanitary or unhealthful conditions that are present in a building or structure. (d) All forms of construction, as well as electrical, plumbing or mechanical work, systems, fixtures, appliances or other installations for which all required permits and inspection approvals have not been obtained from the Building Official. (e) Occupancy or use for which a building or structure was not designed or intended, or that results in a change in the occupancy classification thereof. (f) Inadequate egress from a building or structure.
(g) A vacant building or structure that is not secured against unauthorized entry. (h) Any condition that violates any regulation in Article VIII of the Agoura Hills Municipal Code.
Any or all of the foregoing conditions endanger the health, safety or welfare of occupants, persons who may enter the premises, or the public. ee)Section R113.6 is added to read as follows:
R113.6 Orders to Vacate. Notwithstanding any other provision of this code, if the Building Official or a designee thereof, determines a condition is present in a building or structure or on premises that constitutes an immediate danger or hazard to the health, safety or welfare of occupants or to the public, the Building Official may order persons to vacate buildings, structures, premises, or portions thereof. Such orders may include orders to not re-enter, as well authorize limited entry subject to written conditions. Conditions may include, but not be limited to, requiring buildings, structures and premises to be secured from entry or access by means that are acceptable to the Building Official. Orders shall advise persons of their appeal rights as discussed in this subsection.
Ordinance No. 25-480
Orders may be personally served on an occupant, or served by first class mail and posted on the premises containing the immediate danger or hazard. If an owner does not occupy said premises, a copy of the order shall be also sent by first class mail to the owner as identified by Los Angeles County Assessor records. For owner-occupied properties, the issuance date of an order is the date of its personal service. For nonowner occupied properties, the issuance date of an order is the date an order to the owner and any occupant(s), or a copy thereof, are deposited in a U.S. Postal Service mail container and posted on the premises. Failure of any person to receive an order shall not affect its validity, or the appeal period. When identifying a mailing address for an owner, the Building Official shall consider such information as shown in Los Angeles County Assessor records.
Orders issued pursuant to this subsection, and any conditions thereof, are appealable by a property owner or occupant on a City-approved form that must be received by the City Clerk’s Office within ten days of an order’s issuance. Appellants shall state all grounds for their appeal in said form. Failure to tender an appeal in a timely manner constitutes a waiver of the right to appeal, in which case an order is final.
If a timely appeal is made, the Building & Safety Department shall provide ten days advance written notice to the appealing party or parties of the date, time and place of the hearing. A timely appeal does not stay an order, or any conditions thereof. Failure of any person to receive a notice of hearing shall not affect its validity.
Timely appeals shall be heard by the housing or local appeals board, as applicable.
Appeal hearings are informal and rules of evidence do not apply. Failure of an appellant or appellants to appear at a hearing constitutes a waiver of the right to appeal, in which case the order is final. The housing or local appeals board, as applicable shall, within ten days following the hearing, issue a written decision upholding, modifying, or reversing the order or conditions thereof, notice of which shall be sent to the appellant(s) by first class mail. Such decisions are not appealable. The notice of decision shall contain the following statement: “The [Housing Appeals Board/Local Appeals Board] decision is final, and judicial review of this decision is subject to the provisions and time limits set forth in Cal. Code of Civil Procedure §§ 1094.5 and 1094.6.”
Orders may be accompanied by, or combined with, Stop Work Order or Notices of Violations (which are not appealable). Orders shall be rescinded in writing when the Building Official determines that the immediate danger or hazard has been fully corrected or abated with all permits, approvals and inspections as required by the Agoura Hills Municipal Code.
ff) Section R113.7 is added to read as follows:
Section R113.7 Violations. It is unlawful and a public nuisance for any person to maintain an unsafe or dangerous building or structure. Each and every day that a Ordinance No. 25-480
building or structure is maintained in an unsafe or dangerous condition is a new violation of this code. It is a violation of this code and unlawful for any person to fail to comply with an order to vacate, as well as all conditions thereof. Each such violation shall be a misdemeanor.”
gg)Section R114.1 is amended to read as follows:
R114.1 Authority. Whenever the Building Official finds any work regulated by this code being performed in a manner either contrary to the provisions of this code or without permit, or dangerous, or unsafe, the Building Official is authorized to issue a stop work order.
hh)Section R300.3 is added to read as follows:
R300.3 Grading. The grading associated with the design and construction of new buildings, additions, and alterations to existing buildings shall comply with Appendix J of the California Building Code as adopted and amended by the City of Agoura Hills. ii) Section R301.1.3.2 is amended to read as follows:
R301.1.3.2 Wood-frame structures. The Building Official shall require construction documents to be approved and stamped by a California licensed architect or engineer for all dwellings of wood-frame construction more than two stories and basement in height located in Seismic Design Category A, B or C. Notwithstanding other sections of law; the law establishing these provisions is found in Business and Professions Code Sections 5537 and 6737.1.
The Building Official shall require construction documents to be approved and stamped by a California licensed architect or engineer for all dwellings of woodframe construction more than one story in height or with a basement located in Seismic Design Category D0, D1, or D2.
jj) Section R301.1.5 is added to read as follows:
R301.1.5 Seismic design provisions for buildings constructed on or into slopes steeper than one unit vertical in three units horizontal (33.3 percent slope). The design and construction of new buildings and additions to existing buildings when constructed on or into slopes steeper than one unit vertical in three units horizontal (33.3 percent slope) shall comply with Section 1613.8 of the California Building Code, as incorporated in the Agoura Hills Municipal Code.
kk) Section R301.2.2.11 is added to read as follows:
R301.2.2.11 Anchorage of Mechanical, Electrical, or Plumbing Components and Equipment. Mechanical, electrical, or plumbing components and equipment shall be anchored to the structure. Anchorage of the components and equipment shall be designed to resist loads in accordance with the California Residential Code and ASCE Ordinance No. 25-480
7, except where the component is positively attached to the structure and flexible connections are provided between the component and associated ductwork, piping, and conduit; and either
1. The component weighs 400 lbs. (1,780 N) or less and has a center of mass located 4 ft. (1.22 m) or less above the supporting structure; or
2. The component weighs 20 lbs. (89N) or less or, in the case of a distributed system, 5 lb/ft. (73 N/m) or less.
ll) Section R401.1 is amended to read as follows:
R401.1 Application. The provisions of this chapter shall control the design and construction of the foundation and foundation spaces for buildings. In addition to the provisions of this chapter, the design and construction of foundations in flood hazard areas as established by Table R301.2 shall meet the provisions of Section R322.
Wood foundations shall be designed and installed in accordance with AWC PWF.
Exception: The provisions of this chapter shall be permitted to be used for wood foundations only in the following situations:
1. In buildings that have no more than two floors and a roof.
2. When interior basement and foundation walls are constructed at intervals not exceeding 50 feet.
Wood foundations in Seismic Design Category D0, D1, or D2 shall not be permitted.
Exception: In non-occupied, single-story, detached storage sheds and similar uses other than carport or garage, provided the gross floor area does not exceed 200 square feet, the plate height does not exceed 12 feet in height above the grade plane at any point, and the maximum roof projection does not exceed 24 inches. mm) Section R403.1.2 is amended to read as follows:
R403.1.2 Continuous footing in Seismic Design Categories D0, D1 or D2. Exterior walls of buildings located in Seismic Design Categories D0, D1, or D2 shall be supported by continuous solid or fully grouted masonry or concrete footings. Required interior braced wall panels in buildings located in Seismic Design Categories D0, D1, and D2 shall be supported on continuous foundations.
nn) Section R403.1.3.6 is amended to read as follows:
R403.1.3.6 Isolated concrete footings. In detached one- and two-family dwellings located in Seismic Design Category A, B, or C, that are three stories or less in height, and constructed with stud bearing walls, isolated plain concrete footings supporting columns or pedestals are permitted.
Ordinance No. 25-480
oo) Section R403.1.5 is amended to read as follows:
R403.1.5 Slope. The top surface of footings shall be level. The bottom surface of footings shall not have a slope exceeding one unit vertical in 10 units horizontal (10- percent slope). Footings shall be stepped where it is necessary to change the elevation of the top surface of the footings or where the slope of the bottom surface of the footings will exceed one unit vertical in 10 units horizontal (10-percent slope).
For structures assigned to Seismic Design Categories D0, D1, or D2, stepped footings shall be reinforced with four No. 4 rebars. Two bars shall be placed at the top and bottom of the footings as shown in Figure R403.1.5.2.
pp) Section R404.2 is amended to read as follows:
R404.2 Wood foundation walls. Wood foundation walls shall be constructed in accordance with the provisions of Sections R404.2.1 through R404.2.6 and with the details shown in Figures R403.1(2) and R403.1(3). Wood foundation walls shall not be used for structures located in Seismic Design Category D0, D1 or D2. qq) Section CJ103.1 of Appendix CJ is amended to read as follows:
CJ103.1 General. Emergency sleeping cabins, emergency transportable housing units, membrane structures and tents constructed and/or assembled in accordance with this appendix, shall be occupied only during declaration of state of emergency, local emergency, or shelter crisis, and authorized by the City Council.
Buildings and structures constructed in accordance with the California Building Standards Code, used as emergency housing, shall be permitted to be permanently occupied.
8203. California Electrical Code Adopted with Local Amendments Ordinance No. 25-480
A. Adoption of California Electrical Code, 2025 Edition.
Pursuant to California Government Code §§ 50022.1 to 50022.8, the California Electrical Code, 2025 Edition, published as Title 24, Part 3, of the California Code of Regulations, is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the California Electrical Code is on file in the office of the Building Official and is available for public inspection as required by law.
B. Amendments to the Code.
Section 89.100.0 is added to read as follows:
89.100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the California Electrical Code.
8204. California Mechanical Code Adopted with Local Amendments A. Adoption of California Mechanical Code, 2025 Edition.
Pursuant to California Government Code § 50022.1 to 50022.8, the California Mechanical Code (“CMC”), 2025 Edition, published as Title 24, Part 4, of the California Code of Regulations, is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the CMC, is on file in the office of the Building Official and is available for public inspection as required by law.”
B. Amendments to the Code.
a) Section 100.0 is added to read as follows:
100.0 Administration The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the CMC.
8205. California Plumbing Code Adopted with Local Amendments.
A. Adoption of California Plumbing Code, 2025 Edition.
Pursuant to California Government Code § 50022.1 to 50022.8, the California Plumbing Code, 2025 Edition, published as Title 24, Part 5, of the California Code of Regulations, (“CPC”) is adopted by reference, subject to the amendments, additions and deletions set forth below.
Ordinance No. 25-480
One true copy of the CPC is on file in the office of the Building Official and is available for public inspection as required by law.
B. Amendments to the Code.
a) Section 100.0 is added to read as follows:
100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the CPC.
b) Section 1208.13.1 (Seismic Gas Shutoff Valves) is added to read as follows:
1208.13.1 Seismic Gas Shutoff Valves
1208.13.1.1 Scope. A seismic gas shutoff valve shall be installed in compliance with the requirements of this section on each gas fuel line in the following:
1208.13.1.1.1. Any building or structure, with gas fuel line, for which a building permit was first issued on or after January 1, 2023.
1208.13.1.1.2. Any building or structure which is altered or expanded under a building permit first issued on or after January 1, 2023, when such alteration or addition is valued at more than $10,000.
1208.13.1.1.3. Any building or structure sold on or after January 1, 2023.
However, when an individual condominium unit is sold in a building that has multiple gas lines, then the requirements of this section shall apply only to the line or lines serving the condominium unit that has been sold. 1208.13.1.2. Maintenance. Where the installation of a seismic gas shutoff valve is required by this section in any building or structure, that seismic gas shutoff valve shall be maintained for the life of that building or structure or shall be replaced with a valve complying with the requirements of this section. 1208.13.1.3 General Requirements. Where the installation of a seismic gas shutoff valve on a fuel line is required by this section, that valve must:
1208.13.1.3.1 Be mounted rigidly to the exterior of the building or structure containing the fuel line unless the Building Official determines that the seismic gas shutoff valve has been tested and listed for an alternate method of installation.
1208.13.1.3.2 Be installed downstream of the gas utility meter, except that a valve may be installed upstream of the gas utility meter at the discretion of the gas utility if the valve would otherwise meet the requirements of this section. 1208.13.1.3.3 Be listed by an approved testing laboratory and certified by the Office of the State Architect.
Ordinance No. 25-480
1208.13.1.3.4 Have a thirty-year warranty which warrants that the valve is free from defects and will continue to properly operate for thirty years from the date of operation.
1208.13.1.4 Critical Facilities. The requirements of this Section shall not apply to any building that is used by any public agency for the provision of emergency services, including fire, police, and similar public safety services. 1208.13.1.5 Definitions. For purposes of this section, certain terms shall be defined as follows:
1208.13.1.5.1 Downstream of the Gas utility meter shall refer to all customer owned gas piping.
1208.13.1.5.2 Seismic Gas Shutoff Valve shall mean a system consisting of a seismic sensing means and actuating means designed to automatically actuate a companion gas shutoff means installed in a gas piping system in order to shut off the gas downstream of the location of the gas shutoff means in the event of a severe seismic disturbance. The system may consist of separable components or may incorporate all functions in a single body. The terms "seismically activated gas shutoff valves" and "earthquake-sensitive gas shutoff valves," are synonymous.
1208.13.1.5.3 Upstream of the Gas Utility meter shall refer to all gas piping installed by the utility up to and including the meter and the utility's bypass toe at the connection to the customer-owned piping.
8206. California Energy Code Adopted
Pursuant to California Government Code §§ 50022.1 to 50022.8, the California Energy Code, 2025 Edition, published as Title 24, Part 6, of the California Code of Regulations is adopted by reference.
One true copy of the California Energy Code is on file in the office of the Building Official and is available for public inspection as required by law. 8207. California Wildland-Urban Interface Code Adopted with Local Amendments.
A. Adoption of California Wildland-Urban Interface Code, 2025 Edition.
Pursuant to California Government Code §§ 50022.1 to 50022.8, the California WildlandUrban Interface Code (“WUIC”), 2025 Edition, published as Title 24, Part 7, of the California Code of Regulations is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the WUIC is on file in the office of the Building Official and is available for public inspection as required by law.”
B. Amendments to the Code.
Ordinance No. 25-480
a) Section 100.0 is added to read as follows:
100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the WUIC.
b) Section 101.1 is amended to read as follows:
101.1 Title. These regulations shall be known as the Wildland-Urban Interface Code of the City of Agoura Hills, hereinafter referred to as “this code”. c) Section 103.1 is amended to read as follows:
103.1 Creation of agency. The City of Agoura Hills Building and Safety Division and the County of Los Angeles Fire Department are the agencies in charge of the enforcement of this code, by and through the official in charge thereof, who shall be known as the code official. The function of the agency shall be the implementation, administration, and enforcement of the provisions of this code. d) Section 501.1 is amended to read as follows:
501.1. Scope. New buildings and structures, and any additions, alterations, or repairs made to existing buildings located in or moved within the City of Agoura Hills, shall be constructed in accordance with the California Building Code or California Residential Code, and this code.
Exceptions:
1. Group U accessory structures not exceeding 120 square feet (11 m²) in floor area where located not less than 50 feet (15 240 mm) from applicable buildings.
2. Group U agricultural buildings not less than 50 feet (15 240 mm) from applicable buildings.
e) Section 503.1 is amended to read as follows:
503.1 General. Buildings and structures hereafter constructed, modified or relocated into or within the City of Agoura Hills shall meet the construction requirements in accordance with Chapter 5. Materials required to be ignition-resistant building materials shall comply with the requirements of Section 503.2.
Exceptions:
1. New accessory buildings and miscellaneous structures complying with Section 504.11.
2. Reserved.
Ordinance No. 25-480
3. Group C occupancy special buildings conforming to the limitations specified in Section 450.4.1 of the California Building Code.
f) Section 503.3.4 is amended to read as follows:
503.3.4. Fire-retardant-treated wood shingles and shakes. Wood shingles and wood shakes are prohibited in the City of Agoura Hills regardless of classification. g) Section 504.1.1 is added to read as follows:
504.1.1 Roof Coverings. Roof covering shall be Class A as specified in CBC Section 1505.2 and CRC R902.1
8208. California Historical Building Code Adopted with Local Amendments A. Adoption of California Historical Building Code, 2025 Edition Pursuant to California Government Code §§ 50022.1 to 50022.8, the California Historical Building Code (“CHBC”), 2025 Edition, published as Title 24, Part 8, of the California Code of Regulations is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the CHBC is on file in the office of the Building Official and is available for public inspection as required by law.
B. Amendments to the Code
a) Section 8-100.0 is added to read as follows:
8-100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the CHBC.
8209. Reserved.
8210. California Existing Building Code adopted with local Amendments A. Adoption of California Existing Building Code, 2025 Edition.
Pursuant to California Government Code § 50022.1 to 50022.8, the California Existing Building Code (“CEBC”), 2025 Edition, published as Title 24, Part 10, of the California Code of Regulations, is adopted by reference, subject to the amendments, additions and deletions set forth below. Appendix A (Guidelines for Seismic Retrofit of Existing Buildings) with Chapters A1, A2, A3, A4 is also adopted as Voluntary Earthquake Hazard Reduction Measures in Existing Buildings (Voluntary Seismic Retrofit).
Ordinance No. 25-480
One true copy of the CEBC, is on file in the office of the Building Official and is available for public inspection as required by law.”
B. Amendments to the Code.
a) Section 100.0 is added to read as follows:
100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the CEBC.
8211. California Green Building Standards Code Adopted with Local Amendments.
B. Adoption of California Green Building Standards Code, 2025 Edition.
Pursuant to California Government Code §§ 50022.1 to 50022.8, the California Green Building Standards Code (“CGBSC”), 2025 Edition, published as Title 24, Part 11, of the California Code of Regulations is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the CGBSC, is on file in the office of the Building Official and is available for public inspection as required by law.”
B. Amendments to the Code.
a) Section 100.0 is added to read as follows:
100.0 Administration. The 2025 California Building Code and the 2025 California Residential Code, as incorporated into the Agoura Hills Municipal Code, will govern the administration of the CGBSC.
b) Section 202 is amended by adding a definition for Bicycle Lockers to read as follows:
202 Definitions. Bicycle Locker. A permanently anchored facility or equipment used for locking bicycles in place. This must be covered but does not have to be enclosed. c) Section 4.106.4.1 and subsection 4.106.4.1.1 of CALGreen are amended to read as follows:
4.106.4.1 New One- And Two-Family Dwellings and Townhouses with Attached Private Garages. For each dwelling unit, a dedicated 208/240-volt branch circuit shall be installed in a listed raceway. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box, or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be Ordinance No. 25-480
continuous at enclosed, inaccessible, or concealed areas and spaces. The branch circuit and associated overcurrent protective device shall be rated at 40 amperes minimum. Other electrical components, including a receptacle or blank cover, related to this section shall be installed in accordance with the California Electrical Code.
4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device designated for future EV charging purposes as "EV READY" in accordance with the California Electrical Code. The receptacle or blank cover shall be identified as "EV READY." d) Table 5.106.5.3.1 in Section 5.106.5.3.1 is amended to read as follows:
TABLE A5.106.5.3.1— EV CAPABLE SPACES AND EVCS
TOTAL NUMBER OF
ACTUAL PARKING
SPACES
NUMBER OF
REQUIRED EV
CAPABLE SPACES
OTHER THAN OFFICE AND RETAIL
NUMBER OF REQUIRED EVCS 2,3
OFFICE AND RETAIL NUMBER
OF REQUIRED EVCS 2,3
1-9 2 1 2
10-25 5 3 4
26—50 11 6 8
51-75 19 10 14
76—100 26 13 20
101-150 38 19 29
151-200 53 27 40
201 and over 30 percent of actualparking
spaces1
50 percent of EV-capable spaces1 75 percent of EV-capable spaces1
1. Calculation for spaces shall be rounded up to the nearest whole number.
2. Each EVCS shall reduce the number of required EV-capable spaces by the same number.
3. At least one Level 2 EVSE shall be provided.
e) Table 5.106.5.3.6 in Section 5.106.5.3.6 is amended to read as follows:
TABLE 5.106.5.3.6 - EVCS—POWER ALLOCATION METHOD
TOTAL NUMBER OF
ACTUAL PARKING
SPACES
MINIMUM TOTAL kVA
@ 6.6 kVA
OTHER THAN OFFICE AND RETAIL
TOTAL kVA REQUIRED IN ANY
COMBINATION OF EV CAPABLE3,4,
LOW POWER LEVEL 2 LEVEL 21,2,
OR DCFC
OFFICE AND RETAIL TOTAL kVA
REQUIRED IN ANY
COMBINATION OF EV
CAPABLE3,4, LOW POWER LEVEL
2 LEVEL 21,2, OR DCFC
1-9 13.2 13.2 13.2
10—25 33 33 33
26—50 72.6 72.6 72.6
51—75 125.4 125.4 125.4
76—100 171.6 171.6 171.6
I01—150 250.8 250.8 250.8
151-200 349.8 349.8 349.8
201 and over 30 percent of actual parking
spaces x 6.6
Totalrequired kVA— P x .30
x 6.6, Where
P = Parking spaces in facility
Totalrequired kVA= P x
.30 xx 6.6, Where
P =Parking spaces in facility
Ordinance No. 25-480
1. Level 2 EVSE@ 6.6 kVA minimum.
2. Atleast one Level 2 EVSE shall be provided.
3. Maximum allowed kVA to be utilized for EV-capable spaces is 67 percent.
4. If EV capable spaces are utilized, they shall meet the requirements of Section 5.106.5.3.1 EV capable spaces.
5. For office and retail buildings, themaximum allowed kVA to be utilized for EV-capable spaces is 25 percent. 8212. California Referenced Standards Code adopted
The 2025 Edition of the California Referenced Standards Code, published by the International Code Council, and all appendices, amendments, supplements and errata thereto, is hereby adopted by reference and shall be applicable to the City of Agoura Hills, and referred to as the “Referenced Standards Code of the City of Agoura Hills.” One copy of the California Referenced Standards Code of the City of Agoura Hills shall be kept on file in the Building Official’s office for public inspection. 8213. Reserved.
8214. Reserved.
8215. City of Agoura Hills Reach Code (AH Green); Modifications to the 2022 California Green Building Standards Code (CALGreen)
City of Agoura Hills Reach Code (AH Green); Modifications to the 2022 California Green Building Standards Code (CALGreen) are hereby repealed. 8216. Expedited Review of Small Residential Rooftop Solar Energy System Permits.
A. DEFINITIONS
“Small residential rooftop solar energy system” shall have the same meaning as provided in the Solar Rights Act, Government Code § 65850.5(j)(3), as the same may be amended from time to time.
B. SMALL RESIDENTIAL ROOFTOP SOLAR ENERGY SYSTEM STANDARD
PLAN AND PERMIT APPLICATION CHECKLIST
1. The City shall adopt standard plan(s) and checklist(s) of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review. The small residential rooftop solar system standard plan(s) and checklist(s) shall substantially conform to recommendations for expedited permitting, including the checklists 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.
Ordinance No. 25-480
2. All documents required for the submission of a small residential rooftop solar energy system permit application, the standard plan(s), and checklist(s) shall be made available on the publicly accessible City Website.
3. Electronic submittal of the required permit application and documents by email shall be available to all small residential rooftop solar energy system permit applicants. An applicant’s electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.
C. PERMIT APPLICATION REVIEW
1. An application that satisfies the information requirements in the checklist(s) and standard plan(s) shall be deemed complete.
2. 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.
3. The Building Official or his or her designee shall issue a building permit for any complete application that meets the requirements of the approved checklist(s) and standard plan(s) as follows: within three [3] business days for any application, or as soon thereafter as may be practicable. Review of the application shall be limited to the Building Official’s or his or her designee’s review of whether the application meets local, state, and federal health and safety requirements.
4. Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.
D. INSPECTION REQUIREMENTS
1. Inspection requests may be submitted by phone, e-mail, or in person.
2. Only one inspection shall be required and performed by the Building Official or his or her designee for small residential rooftop solar energy systems eligible for expedited review.
3. The inspection shall be done in a timely manner. The Building Official or his or her designee shall use their best efforts to schedule an inspection within one [1] business day of a request and provide a two [2] hour inspection window.
4. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this Section.
E. FEES.
Ordinance No. 25-480
Fees for permits and inspections associated with this Chapter may be established by resolution of the City Council.”
F. VIOLATIONS. PENALTIES.
In addition to any other applicable provision of this article VIII, any person, firm, partnership, association, corporation or joint venture violating any of the provisions of this chapter shall be guilty of a misdemeanor.
8217. Expedited Review of Electric Vehicle Charging Station Permits.
A. APPLICABILITY
This section applies to applications for expedited building permits for electric vehicle charging stations consistent with California Government Code Section 65850.7.
B. DEFINITIONS
1. “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 read on January 1, 2016, and delivers electricity from a source outside of an electric vehicle into a plug-in electric vehicle.
2. “Electronic submission” means a submission of an application utilizing email, the internet, and/or facsimile transmission.
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 an application was deemed complete.
C. PROCESS
1. The Building Official shall adopt a checklist of all application requirements for expedited building permits for electric vehicle charging stations. The checklist shall substantially conform to the most current version of the “Plug-In Electric Vehicle Infrastructure Permitting Checklist” found in the “Zero-Emission Vehicles in California: Community Readiness Guidebook” published by the Governor’s Office of Planning and Research. The checklist, application form, and any other documents required by the Building Official shall be published on the City’s website.
Ordinance No. 25-480
2. Anyone seeking to install an electric vehicle charging station at any site within the City shall apply to the Building Official for an expedited nondiscretionary building permit.
3. An application for an expedited building permit for an electric vehicle charging station, and all associated documentation, may be submitted to the Building Official in person, by mail, or by electronic submission. Electronic signatures may be used in lieu of wet signatures.
4. An application that, in the opinion of the Building Official, satisfies the information requirements of the checklist adopted by the City shall be deemed complete.
5. If an application for an expedited building permit is deemed incomplete, the Building Official shall provide a written correction notice of the deficiencies and the additional information required to complete the application.
6. If the Building Official determines that an application for an expedited building permit is complete, the Building Official shall process the application. If the Building Official determines that the proposed charging station meets all health and safety requirements of state and federal law, and would not have a specific, adverse impact upon the public health or safety, the application shall be approved and a building permit shall be issued.
7. If the Building Official finds, based on substantial evidence, that a proposed charging station could have a specific, adverse impact upon the public health or safety, the City may require the applicant to apply for an electric vehicle charging station use permit in order to install the proposed charging station.
8. An application for an electric vehicle charging station use permit shall be reviewed by the Building Official. The Building Official shall not deny such an application without making written findings, based upon substantial evidence in the record, that the proposed charging station would have a specific, adverse impact upon the public health or safety which could not feasibly be satisfactorily mitigated or avoided. The written findings required for the rejection of an electric vehicle charging station use permit application shall include the Building Official’s basis for rejecting any potentially feasible alternatives that could mitigate or prevent the alleged adverse impact. Pursuant to Government Code Section 65850.7, the Building Official’s review shall be limited to health and safety issues. Aesthetic concerns, or other items not related to public health or safety may not be considered.
9. A decision of the Building Official made pursuant to paragraphs 6-8 of this subsection may be appealed to the Planning Commission. The Planning Commission’s review shall also be limited to health and safety issues.
Ordinance No. 25-480
10. Any condition imposed on an application for an expedited building permit or electric vehicle charging station use permit shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.
D. FEES.
Fees for permits and inspections associated with this Chapter may be established by resolution of the City Council.”
E. VIOLATIONS PENALTIES.
In addition to any other applicable provision of this article VIII, any person, firm, partnership, association, corporation or joint venture violating any of the provisions of this chapter shall be guilty of a misdemeanor. 8218. Reserved.
8219. Reserved.”
SECTION 3: Section 8300 of Chapter 3 (Property Maintenance and Unsafe Structures) of Article VIII (Building Regulations) of the Agoura Hills Municipal Code is hereby amended as follows:
“8300. INTERNATIONAL PROPERTY MAINTENANCE CODE ADOPTED WITH LOCAL AMENDMENTS.
A. Adoption of International Property Maintenance Code, 2024 Edition.
Pursuant to California Government Code § 50022.1 to 50022.8, the International Property Maintenance Code (“IPMC”), 2024 Edition, promulgated and published by the International Code Council, is adopted by reference, subject to the amendments, additions and deletions set forth below.
One true copy of the IPMC is on file in the office of the Building Official and is available for public inspection as required by law.
B. Amendments to the Code.
a) Section 101.1 of the IPMC is amended to read as follows:
101.1 Title. These regulations shall be known as the Property Maintenance Code of the City of Agoura Hills, hereinafter referred to as “this code.” b) Section 103.1 of the IPMC is amended to read as follows:
Ordinance No. 25-480
103.1 Agency. The City of Agoura Hills Community Development Department is the code compliance agency, and the official in charge thereof shall be known as the code official. The function of the agency shall be the implementation, administration, and enforcement of the provisions of this code. c) Section 104.1 of the IPMC is amended to read as follows:
104.1 Fees. The fees for activities and services performed by the official code under this code shall be in accordance with the schedule as established by the applicable governing authority.
d) Section 106 of the IPMC is deleted and replaced to read as follows:
106. Means of Appeals. The Planning Commission of the City of Agoura Hills shall act as the Board of Appeals as it relates to this Chapter of the Municipal Code.
Any person directly affected by a decision of the City's code officials or a notice or order issued under this Maintenance code shall have the right to appeal the decision by having a Planning Commission hearing. This hearing will be set by the Director of Community Development.
e) Section 107 of the IPMC is deleted and replaced to read as follows:
107. Violations. The City is authorized to abate nuisances related to conditions of property and/or property maintenance pursuant to Chapter 6 of Article V of the City of Agoura Hills Municipal Code.
f) Section 109.4 of the IPMC is deleted and replaced to read as follows:
109.4. Notices. Notices related to nuisances arising from conditions of property and/or property maintenance shall be given as set forth in Chapter 6 of Article V of the City of Agoura Hills Municipal Code.
g) Section 112 is added to the IMPC to read as follows:
SECTION 112. COST RECOVERY
112.1 Cost of City service. The cost to the City of any demolition or repair carried out under this code, including the entire cost of the services rendered by the City, shall be a special assessment against the property upon which the structure is located.
112.2 Account of costs and receipts and notice of assessment. The code official will notify in writing all parties concerned of the amount of such assessment resulting from such work. Within five days of the receipt of such notice, any concerned party may file a written request with the code official requesting a hearing on the correctness or reasonableness, or both, of such assessment. The Ordinance No. 25-480
board of appeals thereupon shall set the matter for hearing, give such concerned party notice thereof as provided in Section 107.3 of this code, and hold such hearing and determine the reasonableness or correctness of the assessment. The board of appeals shall notify in writing such party concerned of its decision. If the total assessment determined as provided for in this section is not paid in full within ten days after receipt of such notice from the board of appeals, the code official shall record in the office of the department or registrar-recorder a statement of the total balance still due and a legal description of the property. From the date of such recording, such balance due shall be a special assessment against the parcel. 112.3 Collection with ordinary taxes. The special assessment set forth shall be collected at the same time and in the same manner as ordinary county taxes are collected, and shall be subject to the same penalties, interest, and procedures for foreclosure and sale in case of delinquency, as is provided for ordinary County taxes. All laws applicable to the levy, collection and enforcement of County taxes shall be applicable to such assessment.
SECTION 4. CEQA. The City Council finds that it can be seen with certainty that there is no possibility the adoption of this Ordinance may have a significant effect on the environment because the Ordinance provides for greater environmental protection by adopting and amending building standards and administrative provisions designed to provide for greater energy efficiency, construction sustainability, and protection from seismic and climatic forces, including fire-related dangers. Therefore, it is exempt from California Environmental Quality Act review pursuant to Title 14, Section 15061(b)(3), of the California Code of Regulations (CEQA Guidelines).
SECTION 5. If any provision of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, the City Council hereby declares that it would have passed each and every remaining provision irrespective of such holding in order to accomplish the intent of this Ordinance.
SECTION 6. Upon adoption, the Building Official is hereby authorized and directed to transmit a copy of this ordinance together with the findings resolution to the California Building Standards Commission as required by California Health and Safety Code Section 17958.7.
SECTION 7. The City Clerk shall certify to the passage of this ordinance and shall cause a summary of same to be published at least once in the local newspaper of general circulation, circulated within the City of Agoura Hills. A copy of the full text of this ordinance shall be on file in the Office of the City Clerk on and after the date following introduction and passage and shall be available to any member of the public.
This ordinance shall become operative on the latter of the 31st day after its adoption or January 1, 2026.
Ordinance No. 25-480
PASSED, APPROVED, AND ADOPTED, this ____ day of ________________, 2025.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
_________________________________
Penny Sylvester, Mayor
ATTEST:
_________________________________
Kimberly M. Rodrigues, MMC, City Clerk
APPROVED AS TO FORM:
___________________________________
Candice K. Lee, City Attorney
1 EXHIBIT A
SUMMARY OF 2025 BUILDING STANDARDS CODE AMENDMENTS
2025 CALIFORNIA BUILDING CODE AMENDMENTS
TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Amend Section 1.8.8.1 -
Appeal
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 1.8.8.4 -
Limitation of authority
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 101.1 -
Title.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 101.4.5 -
Fire prevention
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 103.3 -
Deputies
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.1 -
Required
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.2 -
Permit exemptions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.3.2 -
Time limitation of
application
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 105.3.2.1 -
Time limitation of
application in connection
with an unpermitted
structure
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.5 -
Expiration of permit
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.5.1 -
Expiration
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 105.5.2 -
Expiration of permit in
connection with an
unpermitted structure
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.6 -
Suspension or revocation
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.7 -
Placement of permit
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
2 Add CBC Section 105.8
Responsibility of permittee
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 105.9 -
Transferability
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 109.4 -
Work commencing before
permit issuance
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 109.5.1 - Reinspection FeeRe-adopting the 2022 code cycle amendment
Existing code amendment
in effect as of 9/30/25
Add Section 109.6.1 -
Refund Policy
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 109.7 - Plan
review fees
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 110.1.1 -
Setback and height
certification
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 110.3.4.2 -
Roof sheathing and shear
inspection.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Delete Exception for
Section 110.3.6 - Lath,
gypsum board, and gypsum
panel product Inspection
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 111.1.1 -
Unpermitted structures
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 111.2 -
Certificate issued
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 111.3 -
Temporary Certificate of
Occupancy (TCO)
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 111.4 -
Revocation
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 112.3 and
add subsections 112.3.1,
112.3.2, and 112.3.3 -
Authority to Disconnect
Service Utilities
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Delete Section 113 - Means
of appeals
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Sections 114.1 -
Unlawful acts
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
3 Amend Section 114.4 -
Violation penalties
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 115.1 -
Authority.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 116.1 -
Unsafe conditions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 116.3.1 -
Orders to vacate
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Delete Sections 116.4 and
116.5
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 116.6 -
Violations
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add 903.2.11.7 – Where
required
Re-adopting the 2022 code cycle
amendment from the Los Angeles
County Fire Code that the city
adopted by reference under
Ordinance 23-473
Existing Amendment
In effect as of 9/30/25. In
the County of Los Angeles
County Fire Code that the
City adopted by reference
under Ordinance 23-473
Add CBC Section 1613.8 -
Seismic design provisions
for hillside buildings
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section
1807.1.4 - Permanent wood
foundation system
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section 1807.2
- Retaining walls
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section 1809.3
- Stepped footings
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section 1809.7
and Table 1809.7 -
Prescriptive footings for
light-frame construction
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section
1809.12 - Timber footings
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section
2304.10.2 - Fastener
requirement
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section
2304.12.2.8 - Wood used in
retaining walls and cribs
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
4 Amend CBC Section 2306.2
- Wood-frame diaphragms
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section 2306.3
- Wood-frame shearwalls
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section
2308.10.8.1 - Foundation
requirements
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section 3109.2
- Definitions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.3 -
Hazards
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.4 -
Safety precautions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.5 -
Protection of utilities
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.6 -
Protection of adjacent
properties
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.7 -
Stormwater control
measures
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.8 -
Conditions of approval
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J101.9 -
Rules and regulations
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CBC Section J103.2
- Exemptions.
The proposed new amendments to
Appendix J of the CBC, establishing
more defined thresholds for when
work is exempt from permitting, by
providing applicants with objective
standards for when permit
exemptions would apply - when
earthwork is less than 50 cubic
yards and meets certain prescribed
conditions. This amendment aims to
ensure uniformity in the review of
plans and their enforcement. It also
reduces ambiguity for applicants,
thereby facilitating and streamlining
the permitting process.
The amendment is related
to administrative practices,
resulting in any of the
reductions in time for a local
agency to issue a postentitlement permit and
reductions in the cost of
internal operation for a local
agency.
Add CBC Section J103.3 -
Permit issuance
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
5 Add CBC Section J103.4 -
Grading fees
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J104.2.1 -
Grading designation
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J104.2.2 -
Regular grading
requirements
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J104.2.3 -
Engineered grading
requirements
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J105.3 -
Permittee.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J105.4 -
Required inspections.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J109.5 -
Disposal
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CBC Section J112 -
National Pollutant
Discharge Elimination
System (NPDES)
compliance
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Adopting CBC Appendix I –
Patio Covers
Appendix already adopted by the
State Agency N/A
Adopting Appendix J -
Grading
Appendix already adopted by the
State Agency
N/A
Adopting CBC Appendix P
– Sleeping Lofts
Appendix already adopted by the
State Agency
N/A
Adopting CBC Appendix Q -
Emergency Housing
Appendix already adopted by the
State Agency
N/A
Amending CBC Appendix Q
- Section Q103.1 – General
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
6 2025 CALIFORNIA RESIDENTIAL CODE AMENDMENTS
TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Amend Section 1.8.8.1 -
Appeal
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 1.8.8.4 -
Limitation of authority
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R101.1 -
Title
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R103.3 -
Deputies
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section 105.1 -
Required
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.2 -
Permit Exemptions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.3.2 -
Time limitation of
application
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R105.3.2.1 -
Time limitation of
application in connection
with an unpermitted
structure
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.5 -
Expiration of permit
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.5.1 -
Expiration
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section 105.5.2
Expiration of permit in
connection with an
unpermitted structure
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.6 -
Suspension or revocation
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.7 -
Placement of permit
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R105.8 -
Responsibility
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R105.10 -
Transferability
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R108.4.1 - Reinspection FeeRe-adopting the 2022 code cycle amendment
Existing code amendment
in effect as of 9/30/25
Add Section R108.5.1 -
Refund policy
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R108.6 -
Work commencing before
permit issuance
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R108.7 - Plan
review fees
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R109.1.4.3 -
Roof sheathing and shear
inspection.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
7 Add Section R109.5 -
Setback and height
certification
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R110.1.1 -
Unpermitted structures
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R110.2 -
Certificate issued
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R110.3 -
Temporary Certificate of
Occupancy (TCO)
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R110.4 -
Revocation
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R111.3 and
add subsections R111.3.1,
R111.3.2, and R111.3.3 -
Authority to disconnect
service utilities
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Delete Section R112 -
Means of appeals
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Sections R113.1 -
Unlawful acts
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R113.4 -
Violation penalties
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R113.5 –
Unsafe conditions
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R113.6 -
Orders to vacate
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add Section R113.7 -
Violations
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend Section R114.1 -
Authority.
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add R300.3 - Grading Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CRC Section
R301.1.3.2 Wood-frame
Structures
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add CRC Section R301.1.5
Seismic Design Provisions
for Buildings on Slopes
Steeper than 33%
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Add R301.2.2.11 -
Anchorage of Mechanical,
Electrical, or Plumbing
Components and
Equipment
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CRC Section
R401.1 Application
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CRC Section
R403.1.2 –Continuous
footings
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
8 Amend CRC Sections
R403.1.3.6 – Isolated
concrete footings
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CRC Sections
R403.1.5 Slope
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Amend CRC Section
R404.2 - Wood Foundation
Walls
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
Adopt Appendix BB – Tiny
Houses
Appendix already adopted by the
State Agency N/A
Adopt Appendix BF – Patio
Covers
Appendix already adopted by the
State Agency N/A
Adopt Appendix BK– Cob
Construction (Monolithic
Adobe)
Appendix already adopted by the
State Agency N/A
Adopt Appendix BL –
Hemp-Lime (Hempcrete)
Construction
Appendix already adopted by the
State Agency N/A
Adopt Appendix BN –
Extended Plate Wall
Construction
Appendix already adopted by the
State Agency N/A
Adopt Appendix BO –
Existing Buildings and
Structures
Appendix already adopted by the
State Agency N/A
Adopt Appendix CI -
Swimming Pool Safety Act
Appendix already adopted by the
State Agency N/A
Adopt Appendix CJ
Emergency Housing
Appendix already adopted by the
State Agency N/A
Amending Appendix CJ -
CJ103.1 – General
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
2025 CALIFORNIA PLUMBING CODE AMENDMENTS
TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Add CPC Section 1208.13.1
- Seismic Gas Shutoff
Valves
Re-adopting the 2022 code cycle
amendment
Existing code amendment
in effect as of 9/30/25
9 2025 CALIFORNIA FIRE CODE AMENDMENTS
TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Amend Section 101.1 - Title Re-adopting the 2022 code cycle amendment
Existing code amendment in
effect as of 9/30/25
Amend 103.1 General
Re-adopting the 2022 code cycle
amendment
Existing code amendment in
effect as of 9/30/25
Amend 903.2.8 - Group R
Relocate the 2023 code
amendment from the Los Angeles
County Fire Code to temporarily
amend the California Fire Code
until the new LA County Fire Code
is adopted by reference
Existing code amendment in
effect as of 9/30/25 in the
County of Los Angeles
County Fire Code that the
City adopted by reference
under Ordinance 23-473
Amend 903.2.11 - Specific
building areas and hazards
Relocate the 2023 code
amendment from the Los Angeles
County Fire Code to temporarily
amend the California Fire Code
until the new LA County Fire Code
is adopted by reference
Existing code amendment in
effect as of 9/30/25 in the
County of Los Angeles
County Fire Code that the
City adopted by reference
under Ordinance 23-473
Add 903.2.11.7 – Where
required
Re-adopting the 2022 code cycle
amendment
Existing code amendment in
effect as of 9/30/25
Appendix P (Temporary
Haunted Houses, Ghost
Walks and Similar
Amusement Uses)
Appendix already adopted by the
State Agency
N/A
2025 CALIFORNIA GREEN BUILDING STANDARDS CODE AMENDMENTS TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Amend CALGreen Section
202
Re-adopting the 2022 code cycle
amendment
Existing Amendment
in effect as of 9/30/25
Amend CALGreen Section
4.106.4.1 and 4.106.4.1.1 –
New One- And Two-Family
Dwellings and Townhouses
with Attached Private
Garages
Re-adopting the 2022 code cycle
amendment
Existing Amendment
in effect as of 9/30/25 under
Ordinance 23-466 (Reach
Code)
Amend Table 5.106.5.3.1
and Table 5.106.3.6 – EV
Capable spaces and EVCS
Increases the number of EV
charging spaces and stations
required for Non-Residential use
that will help reduce local air and
noise pollution, greenhouse gas
emissions, and meet the objectives
of the City CAAP.
Non-Residential
requirements. AB130
moratorium does not apply.
10 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE AMENDMENTS TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Amend Section 101.1 - Title Re-adopting the 2022 code cycle amendment
Existing code amendment in
effect as of 9/30/25
Amend 103.1 – Creation of
Agency
Re-adopting the 2022 code cycle
amendment
Existing code amendment in
effect as of 9/30/25
Amend 501.1 Scope
(Special Building
Construction Regulations)
Relocate the 2022 code
amendment from the CBC and
CRC to the new WUI. Apply WUI
standards to all buildings located in
the City to resist the intrusion of
flames or burning embers and
reduce the potential for structural
ignition due to burning embers.
Existing code amendment
in effect as of 9/30/25 under
Ordinance 22-465 in chapter
7A of CBC and Section
R337 of CRC, relocated to
WUI
Amend 503.1 General
(Ignition-Resistant
Construction Material)
Relocate the 2022 code
amendment from the CBC and
CRC to the new WUI. Apply WUI
standards to all buildings located in
the City to resist the intrusion of
flames or burning embers and
reduce ignition due to burning
embers.
Existing Amendment
in effect as of 9/30/25 under
Ordinance 22-465 in chapter
7A of CBC and Section
R337 of CRC, relocated to
WUI
Amend 503.3.4 Fireretardant-treated wood
shingles and shakes.
Relocate the 2022 code
amendment from the CBC and
CRC to the new WUI. Clarifies the
limitation on roofing material for
buildings constructed in Agoura
Hills to reduce ignition due to
burning embers.
Existing Amendment
in effect as of 9/30/25, under
Ordinance 22-465 in chapter
7A of CBC and Section
R337 of CRC relocated to
WUI
Add 504.1.1 Roof
coverings.
Relocate the 2022 code
amendment from the CBC and
CRC to the new WUI. Clarifies the
requirement that roofing
assemblies in Agoura Hills have a
Class-A fire resistance rating to
reduce ignition due to burning
embers.
Existing Amendment
in effect as of 9/30/25, under
Ordinance 22-465 in chapter
7A of CBC and Section
R337 of CRC relocated to
WUI
2025 CALIFORNIA EXISTING BUILDING CODE AMENDMENT
TITLE/DESCRIPTION AMENDMENT STATUS AB130 COMPLIANCE
Adopt Appendix A - Guidelines
for the Seismic Retrofit of
Existing Buildings
Appendix already adopted by a
State Agency
N/A
REPORT TO CITY COUNCIL
DATE: OCTOBER 22, 2025
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: NATHAN HAMBURGER, CITY MANAGER
BY: AMY BRINK, DIRECTOR OF COMMUNITY SERVICES
CHARMAINE YAMBAO, DIRECTOR OF PUBLIC WORKS DIRECTOR / CITY ENGINEER SUBJECT: DISCUSSION REGARDING E-BICYCLES RULES AND REGULATIONS During this year’s budget process, the City Council identified amending Electric Bicycle (E-bikes) rules and regulations as one of the goals for Fiscal Year 2025-26. Over the past year, there has been a growing concern over the use of E-bikes, motorized bicycles (mopeds), and motorized scooters in the community, on streets, and in parks. Residents are witnessing and reporting unsafe use and reckless behavior from individuals utilizing different forms of electric and motorized bicycles throughout the community. The Los Angeles County Sheriff's Department has published an "E-Bicycle/Motorcycle Enforcement Guide" for an expansive definition to electric and motorized bicycles which is included as Attachment A for reference. The purpose of this discussion is to understand what is occurring, what the options are to ensure a safe environment for everyone in the community, and what the best approach is to implementing those options.
Staff has been reviewing and identifying how other local and Southern California cities have been dealing with the issues that surround e-bikes. In collaboration with the City’s Traffic Engineer (Kimley-Horn and Associates), Lost Hills Sheriff Station, and the Las Virgenes Unified School District, in order to provide a comprehensive discussion on e-bikes regulations, enforcement, and education.
The discussion includes what currently exists in the Agoura Hills Municipal Code, State of California Vehicle Code Requirements, approaches from local agencies, feedback from the Community Services Subcommittee, and options for consideration. Staff will begin with an overview of existing rules and regulations, to better understand what potential amendments are needed, and the options the City has to further regulate E-bikes within its jurisdiction. To conclude the discussion are the components of education and enforcement, both critical to the success of any additional rules and regulations the City may impose. Ultimately; the overarching goal is to offer solutions and options that will enhance public safety for pedestrians, bicyclists, and drivers on both roadways and in parks.
Currently, there exists e-bike regulations that provide definitions of the different types of bicycles, e-bikes, motorized scooters and bicycles, where and how one can operate bicycles and scooters, who can operate e-bikes, and what is prohibited the use of e-bikes.
The City’s Municipal Code (AHMC) defines motor vehicle to include motorized bicycles, mopeds, and motor-driven cycles (Section 4900.1) and provides regulations that prohibit any person from operating any bicycle on a sidewalk, walkway or parking area within shopping or business district or center (Section 3206).
The State of California Vehicle Code (CVC) provides regulations on the operation of bicycles, which includes ebikes, but allows the local jurisdictions to regulate if bicycles are allowed on sidewalks, recreational trails, bicycle paths, and parks (CVC 21200-21214). The CVC also provides regulations on the operation of motorized scooters (CVC 21220 to 21235) and motorized bicycles (CVC 5030 to 5039).
The approach that our neighboring communities have taken in regards to e-bikes varies from soft to hard stances.
The following is a summary of e-bike regulations from our neighboring jurisdictions:
1. City of Calabasas: No restrictions for riding on sidewalks or designated bike facilities. Within parks, E-bikes are permitted only on designated roads and parking areas and are not allowed on trails or turf.
2. Community of Oak Park (Ventura County): Ventura County does not allow riding on the sidewalk in business areas or where signs say “no riding.”
3. City of Thousand Oaks: Allows people to ride bicycles on sidewalks, as long as they yield to pedestrians and the sidewalk has not been posted with signs prohibiting it.
4. City of Westlake Village: Banned e-bikes and scooters from all sidewalks, parks, trails, fields, and drainage basins (Ordinance 309-25 enacted July 2025).
The regulation of e-bikes will have a community-wide effect. Staff met with Las Virgenes Unified School District (LVUSD) administration and school principals to understand the impact regulating e-bikes would have on their staff, programs, and students. LVUSD supports any educational and incentive programs proposed by the City. As long as additional resources from LVUSD are not needed, they are willing to support all efforts. LVUSD also recognizes that being able to ride a bike or e-bike to school is a critical mode of transportation for school children, but to ride in a safe manner should go hand in hand.
Additionally, staff has had multiple meetings with the team from the Lost Hills Sheriff Station to discuss e-bike regulations and enforcement. The Lost Hills Sheriff team has been focused with educating the community on the different classes of e-bikes and electric motorcycles, along with what is required to use them. The team also stressed the importance of educating the community on basic traffic laws that surround the use of e-bikes. They provided some feedback on how to further define “unsafe” use as referenced in the AHMC.
On October 6, 2025, staff presented to the Community Services Subcommittee (CSS) options for further regulating e-bikes on City sidewalks and parks. The CSS provided the following feedback and recommendations:
1. E-bikes are useful for both recreation and transportation/mobility. The City has been implementing policies and infrastructure to encourage alternative transportation, such as biking. Should consider new policies that regulate, but not discourage biking.
2. When considering potential banning of e-bike riding on sidewalks, the use of sidewalks to briefly access businesses or park from the street should be allowed.
3. Consider potential penalties and enforcement in coordination with the Lost Hills Sheriff Station.
4. Increase signs of new City regulations in the parks, with a robust outreach of new regulations to the community, particularly schools.
After conducting the research, collaborating with partners, considering neighboring jurisdictions, and the feedback from the CSS, staff presents the following options to the City Council for consideration, discussion, and recommendation:
Regulation of E-Bikes on Sidewalks (Options 1-3):
Option 1: No changes to Municipal Code.
Option 2: Modify Municipal Code to reinforce language in the CVC requiring people riding bicycles on sidewalks to do so safely and to yield to pedestrians, and provide further definition of what constitutes "unsafe" driving behavior in any public area. This option could institute a speed limit for e-bikes on sidewalks.
Option 3: Modify Municipal Code to prohibit riding e-bikes on sidewalks.
The Community Services Subcommittee recommended Option 3.
Regulation of E-Bikes in Parks (Options 1-3):
Option 1: No changes to Municipal Code.
Option 2: Modify Municipal Code to add e-bikes to the types of vehicles which are required to be operated in a safe manner in parks, with further definition of what constitutes "unsafe" driving behavior in any public area.
Option 3: Modify Municipal Code to prohibit riding e-bikes in parks The Community Services Subcommittee recommended Option 3.
Please note that exemptions to any of these proposed regulations would apply to:
1. Persons with mobility disabilities utilizing a wheelchair or other power-driven mobility device in accordance with the Americans with Disabilities Act; and
2. City and other public agency personnel who operate electric mobility devices at any place in the performance of their duties.
All three options, for both sidewalks and parks, include an effort on the part of the City to conduct public outreach to educate the community, focusing on school children. Additionally, the City would increase enforcement of existing CVC requirements.
Educating the community will involve continued outreach which includes social media posts, website information, presentations at school parent/faculty clubs, and incentive programs from the City and Sheriffs Department. While the communication can still include information on different classes of electric and motorized bikes, traffic laws, the vehicle code, and Agoura Hills Municipal Code will be at the forefront. Another option is to implement a permit program where children need to conduct a safety course in order to park their e-bikes at school. This program could include a citation system including rules and regulations, where accumulation of too many points for offenses would result in the loss of a permit to park at the school.
Education and engagement are critical to outreach efforts in ensuring that the community clearly understands how to navigate the rules and regulations. More importantly, enforcement is going to complete the process of compliance and overall public safety. It is an important part of the overall regulation of E-bikes in this community.
1. Signage – increase signage in public parks stating that riding electric bicycles is prohibited. CSS recommended adding updated signs at each park, which would include the statement that riding e-bikes on street sidewalks is prohibited. City staff and CSS agreed that adding signs to each sidewalk would be infeasible.
2. Traffic/Public Sidewalks – work with Lost Hills Sheriff Station to educate the community on traffic laws surrounding electric bicycle use.
3. Parks - Code Enforcement Officers
1. Residents can file complaints about potential code violations, on which code enforcement officers can follow up;
2. Code enforcement officers identify violations, investigate complaints, and implement corrective measures to bring individuals into compliance; or
3. Contract Code Enforcement will be required to supplement existing resources.
Based on City Council direction, the next steps will include continuation of education, engagement, and enforcement, along with potential Municipal Code modifications by ordinance. The draft ordinance will go back to the Community Services Subcommittee with final review by the City Council in early 2026.
FISCAL IMPACT
The Fiscal Impact depends on how the City Council decides on enforcement options presented above. Staff will bring back costs associated with the options ultimately selected to both the Community Services Subcommittee for feedback and City Council for review. If necessary, a funding request could be made during the FY 2025-26 Mid-Year Budget process.
RECOMMENDATION
Staff respectfully recommend the City Council provide feedback and direction on the Electric Bicycle Options presented.
Attachments
E Bike Guide LA County 2025.pdf
E-Bicycle/Motorcycle Enforcement Guide
Last Revised 12/2022
1 Unless local ordinance is adopted authorizing use on trails/paths
TOW AUTHORITIES FOR DL OR REGISTRATION REQUIRED
CVC 22651(o)(1) Unregistered/Expired Registration
CVC 22651(p) No Licensed Driver Present (Not legally parked) CVC 14602.6(a) Suspended Driver or Never been issued a DL (30 Day Impound) CVC 23109.2(a)(1) Reckless Driving (30 Day Impound)
CVC 21721(a) Pocket Bike (Held for Min. 48 hrs)
Pedal
Operated
Max Speed
(MPH)
Minimum
Age
(YRS)
Driver License
Required
Registration/
License Plate
Required
Helmet
Required
Allowed on
Bike
Paths/Trails
Allowed on
Sidewalk
Allowed on the
Roadway
Bicycle YES N/A N/A NO NO UNDER 18
VC 21212(a)
YES YES YES
Class 1 E-Bike YES 20 N/A NO NO UNDER 18
VC 21212(a)
YES YES YES
Class 2 E-Bike YES 20 N/A NO NO UNDER 18
VC 21212(a)
YES YES YES
Class 3 E-Bike YES 28 16
VC 21213(a)
NO NO YES
VC 21213(b)
NO1 VC 21207.5
YES YES
Motorized Scooter NO 15 15 ½ YES
VC 21235(d)
NO UNDER 18
VC 21235(c)
YES NO
VC 21235(g)
=/>25 MPH ST
UNLESS IN BIKE LN
VC 21235(b)
Moped/Motorized
Bike
YES/NO N/A 15 ½ YES
VC 12500(b)
YES
VC 4000(a)(1)
YES
VC 27803(b)
NO1 VC 23127
NO
VC 21663
YES
Motorcycle NO N/A 15 ½ YES
VC 12500(b)
YES
VC 4000(a)(1)
YES
VC 27803(b)
NO
VC 23127
NO
VC 21663
YES
Motor Driven
Cycles
NO N/A 15 ½ YES
VC 12500(b)
YES
VC 4000(a)(1)
YES
VC 27803(b)
NO
VC 23127
NO
VC 21663
YES
Pocket Bikes NO N/A N/A N/A N/A N/A NO
VC 21720
NO
VC 21720
NO
VC 21720
Off Highway
Motorcycle
NO N/A N/A N/A YES
VC 38170(b)
YES
VC 27803(b)
NO
VC 23127
NO
VC 21663
NO
VC 38025
Low Speed Vehicle
VC 385.5
NO 25 15 ½ YES
VC 12500(a)
YES
VC 4000(a)(1)
NO NO
VC 23127
NO
VC 21663
=/>35 MPH ST
VC 21260
Golf Cart
VC 345
NO 15 N/A NO NO NO ONLY IF
DESIGNATED
NO
VC 21663
=/> 25 MPH ST
VC 21716
OTHER MOTOR VEHICLE VIOLATIONS:
CVC 23103 Reckless Driving - (a) on HWY, (b) Off Street Parking Facility (M) CVC 23109(c) Exhibition of Speed (M)
REPORT TO CITY COUNCIL
DATE: OCTOBER 22, 2025
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: NATHAN HAMBURGER, CITY MANAGER
BY: LOUIS CELAYA, DEPUTY CITY MANAGER
SUBJECT:
DISCUSSION TO CONSIDER THE APPROVAL OF THE CITY OF AGOURA HILLS 2025 WILDFIRE
RISK ASSESSMENT REPORT
In the summer of 2024, the City received grant funding to complete the Community Wildfire Risk Assessment (CWRA) as part of its ongoing efforts to improve wildfire resiliency in the community. On July 10, 2024, the City Council approved a contract with Jensen Hughes, Inc. (JH) as consultants to perform the analysis and work to complete this document. The estimated timeframe to complete the task was approximately 12 months from the initial kick-off meeting with City staff (mid-August 2024), barring any unforeseen events or issues. The CWRA is a science-based assessment that was developed in partnership with the Los Angeles County Fire Department, regional land management agencies (Santa Monica Mountain Conservancy - SMMC, Mountains Recreation Conservation Authority - MRCA), utilities, community stakeholders (Agoura Hills Fire Safety Council, homeowner associations), and the general public.
The CWRA is the initial step necessary to assist the City in preparing a comprehensive evaluation of wildfire hazards, risks, and vulnerabilities specific to Agoura Hills. The CWRA also lays the groundwork for local policies, partnerships, and potential capital investments that will strengthen wildfire resiliency, increase public safety, and position the City for future state and federal funding opportunities. This will lead to the development and completion of a future Community Wildfire Protection Plan (CWPP). The development of a CWPP will require additional separate funding to complete this next phase.
The development process began in September 2024, with the JH team spending several months gathering preliminary hazard and risk assessment data (i.e., fire history, fire hazard threat and behavior, climate change analysis, etc.), conducting fuel modeling, followed by the review of detailed hazard, risk, and vulnerability assessments for the community. During this period, the JH team also engaged with the core project team, which included City staff, the Los Angeles County Fire Department, and an agency stakeholder working group. The core team reviewed the technical data and provided input to assist the JH team in developing technical memorandums for the CWRA. A community site visit was also conducted in November 2024 by JH and the agency stakeholder working group.
Additionally, during the development process, community outreach was conducted, including a community-wide online survey to gather public input on wildfire readiness, resiliency, and other concerns. Two public workshops were held on May 20, 2025, and July 29, 2025, to present the initial CWRA draft, solicit comments from the general public, and then present the final draft report and gather any final comments. These efforts during the development process reinforced regional partnerships and transparency, allowing the general public to participate in the development of the CWRA.
As identified in the CWRA report, Agoura Hills is a community with many designated geographic areas within the Very High Fire Hazard Severity Zone (VHFHSZ). Also, it identifies it as part of a Wildland-Urban Interface (WUI), an area where structures and other man-made developments meet undeveloped wildland or vegetative fuels. The CWRA identifies three WUI zones in the City:
Wildland-Urban Interface: dense housing development adjacent to vegetation that can burn in a wildland fire.
Wildland-Urban Intermix: housing development interspersed within an area dominated by wildland vegetation subject to wildfire.
Wildland-Urban Influence Zone: wildfire susceptible vegetation up to 1.5 miles from Wildland-Urban Interface and/or Intermix areas.
Although being identified as a VHFHSZ or community within the WUI designations do not predict when or where wildfires will occur, they do provide information on areas where fires can be more severe or of greater concern.
Within the community overview, the CWRA identified risk values and risk factors associated with the community. A summary of those is identified below:
Values at Risk:
Life safety, private property, critical infrastructure, natural resources, local economy, etc.
Key Risk Factors:
Overgrown vegetation, narrow and limited evacuation routes (in specific neighborhoods), older construction codes, variable compliance with defensible space, and challenges in communication dead zones As noted in the CWRA report, these risk values and risk factors cannot be completely protected through mitigation, but some actions can be taken indirectly to protect those values through the development of strategies that reduce the wildfire threats. Finally, the CWRA also identified climate change factors that contribute to potential risks, including the increase in overall climate temperature over the years, a decline in autumn precipitation, weakening marine layers, and the historic Santa Ana wind conditions.
The CWRA also identifies risk assessment assumptions based on the data gathered in the initial development process. The CWRA identified that the primary risk originates from potential fires from outside the City limits and surrounding landscapes that threaten community values and assets. Risks emanating from inside the city limits were not demonstrated. Additionally, fire frequency and fire intensity are identified as contributing factors to fire hazards, with the CWRA indicating that the most concerning fires are those that occur less frequently but with greater intensity (e.g., Woolsey Fire). This is especially true if they occur near or in vulnerable areas (i.e., grasslands, combustible landscaping, etc.)
Based on the risk assumptions reviewed and presented in the report, the CWRA identifies several wildfire hazard assessment results for the community. The assessment findings will help identify areas within the community prone to problematic fire conditions and assist in prioritizing treatment solutions and mitigation strategies. These assessments support the CWRA and future development of a CWPP. The hazards and risk results identified were:
There is an extensive fire history for the region, and while large fires have occurred and directly impacted the City, other fires have burned near the City as well. Most of the fires have come from the southeast, with the high-risk corridors being the Liberty Canyon, Chesebro, Palo Comado, and Lindero Canyon. History has also demonstrated that large fires have not spread in the community from the south.
The CWRA also noted that, based on evaluated fire behavior characteristics, flame lengths less than eight feet can generally be successfully managed by fire safety resources. The concern for crown-type fires is not significant for the Agoura Hills community, as the fuel structure in and around the City will not allow for the development of this type of fire. The CWRA did, however, note that there are locations in the community where individual trees are used as landscape near structures and along road systems.
Based on the analysis performed during the development of the CWRA, the JH team has provided several preliminary recommendations that are intended to provide the City with a variety of mitigation actions to help inform potential future policies, programs, and other projects for consideration. It should be noted that the recommendations are not in any particular order and can be expanded as part of the CWPP process. A summary of the recommendations are below:
1. Codes and Enforcement – Keep local codes, standards, and guidance documents up to date with the latest developments in wildfire resiliency best practice and research. An example of this would be to expand defensible space outreach to align with current LA County Fire Codes, including the ember resistant zone.
2. Fuels Mitigation – Manage landscape vegetation to promote the return of fire resilient species and lower vegetation densities. This includes undertaking a study to identify and provide recommendations for mitigating common ignition points and coordination with agencies such as fire departments, land management agencies and recreation departments to develop fuel mitigation programs.
3. Property Protection (Defensible Space) - Improve fuel treatment strategies for defensible space around structures. An example of this would be to seek grant funding to support homeowners with removing hazardous tree species.
4. Property Protection (Home Hardening) – Improve Hardening of Existing Building Stock. This can include providing ongoing outreach to the community to explore opportunities to develop retrofit programs for vents, roofs, siding, etc., including potential funding sources for seniors and other vulnerable communities, and coordination with the State’s Insurance Commissioner to recognize risk reduction efforts in insurance coverages.
5. Critical Infrastructure (Wildfire Resiliency) – Work with agencies, homeowner associations, and other private groups to establish fuel treatments along major routes and highways and consider a wildfire resiliency study of critical infrastructure and facilities across the City of Agoura Hills.
6. Public Notification/Communication – Work with other government agencies to align and develop consistent regional messaging around emergency communication systems and response.
7. Evacuation Planning and Preparedness – Utilize the City website and advertise at local events the LA County Fire Department identified evacuation zones, consider posting evacuation zone identification signage along primary routes, and identify specific areas/neighborhoods where secondary means of egress are needed.
8. Public Education and Awareness – Educate the public on how to mitigate wildfire hazards and risks and preparing/responding to wildfires. Establish improved communications with Homeowner Associations regarding wildfire mitigation actions, ensure public education materials on wildfire preparedness are generally accessible, including multi-language outreach.
9. Community, Collaboration and Partnerships – Encourage, promote, and assist grassroots efforts focused on wildfire mitigation preparedness (i.e., local fire safe councils, non-profits, etc.).
10. Emergency Response – Consider development of a parking restriction ordinance for Red Flag days, consider development of signage that identifies residences with static water sources.
The completion and approval of the CWRA is an essential initial step for the City and the community as it moves forward in its ongoing efforts to address Wildfire Resiliency. The completion of a CWRA demonstrates: 1) proactive leadership showing Agoura Hills’ commitment to safety and resilience, 2) the City Council’s commitment to act before the next major event, 3) strengthens cooperation with other agencies like LA County Fire, MRCA, National Park Service in this area, 4) provides a data driven foundation for land use, code enforcement and policy decisions related to this subject matter, 5) addresses constituency concerns and response to insurance challenges, defensible space, and evacuation safety, and 6) unlocks future funding for the development of a CWPP and other state and federal funding related to wildfire mitigation grants. Finally, the existence of the CWRA also offers a science-based framework to support the City Council’s future land use, zoning, and mitigation decisions.
FISCAL IMPACT
Funding for the Community Wildfire Risk Assessment was allocated as part of the 2025-26 Fiscal Year Budget under Fund 260 Misc Grants (260-4215-5520) $22,069, Fund 260 Misc Grants (260-4215-5510) $50,000 and Fund 4215 Emergency Services (010-4215-5520) $35,000 for the development and completion of the CWRA.
RECOMMENDATION
Staff respectfully recommends the City Council approve the 2025 Agoura Hills Community Wildfire Risk Assessment.Report.
Attachments
20250905_Agoura_Hills_CWRA_FINAL compressed.pdf
jensenhughes.com Copyright ©2025 Jensen Hughes, Inc.
All Rights Reserved.T0123
REPORT
COMMUNITY WILDFIRE RISK ASSESSMENT
City of Agoura Hills
PREPARED FOR
Louis Celaya
Deputy City Manager
30001 Ladyface Court
Agoura Hills, CA 91301
Report Revision #: 0
Date: September 5, 2025
PREPARED BY
D.Rini, P.E., D. Kerr, T. Metzger,
J.Cuendet, K. Fauss, C.Kolden, A
Pludow
1000 Wilshire Blvd., Suite 250
Los Angeles, CA 90017
[email protected]
Community Wildfire Risk Assessment City of Agoura Hills
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This page has been intentionally left blank.
Community Wildfire Risk Assessment City of Agoura Hills
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Executive Summary
The Community Wildfire Risk Assessment (CWRA) for the
City of Agoura Hills provides a science-based and datadriven approach to better understand potential wildfire hazards, risks and vulnerabilities across the city and
neighboring communities. This assessment is the first step in the development of a Community Wildfire Protection Plan (CWPP) to help increase the city's resiliency across a range of perspectives (e.g., technical, social, environmental, economic) to future wildfire threats. The development
process for the CWPP is anticipated to begin upon
completion of the CWRA, in Sept 2025.
The CWRA was developed through a collaborative process
involving the City of Agoura Hills, Los Angeles County Fire Department (LACoFD), Los Angeles County Office of
Emergency Services (LACo-OES), CA State Parks, National Park Service (NPS), other county-, state-, and federal-land management agencies, HOAs, community groups and the
general public.
Wildfires have historically been a major part of the Agoura Hills’ natural ecosystem. The climate, surrounding
topography, suburban-rural landscapes and fire-adapted
vegetation creates an environment for periodic burns. This is made more dangerous by the abundant risks associated with a resident population of 19,474, being identified as a Community-at-Risk (CAR) by CAL FIRE, areas of overgrown vegetation, limited access/egress, increasing effects of changing climate (e.g., increasing frequency and severity of droughts, extreme storms, flooding, increased number of fire danger days, etc.).
Community Wildfire Risk Assessment City of Agoura Hills
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To better understand, assess and develop recommended
actions for the unique set of hazards, assets-at-risk and vulnerabilities across the city, the CWRA was developed using the latest tools, resources, best practices, and
guidance on wildfire planning and preparedness,
particularly at the wildland-urban-interface (WUI). This includes science and engineering-based hazard, risk and vulnerability assessments using high resolution data (e.g., topography, fuels, weather, and values), as well as an
understanding of firefighting operations, urban fire safety and land-use planning. The assessment was focused on
identifying areas of concern throughout the city and
identifying priority areas where wildfire threat potentials create the greatest risk to communities. As part of the future development of the CWPP, hazard and risk
mitigation efforts and other action items will be specifically tailored to address the unique issues in the areas of
greatest concern using a range of strategies, including:
+ Pre-fire planning.
+ Wildfire preparedness using holistic urban fire safety and wildland fire safety principles and strategies for
protecting life, property, natural resources, and other communities’ assets.
+ Public education and outreach to promote and increase wildfire awareness, action and mitigation activities.
+ Vegetation management and fuel reduction at the
community level, including the enforcement of
defensible space standards on private lands.
+ Reducing structure ignitability by promoting and
enforcing building codes & standards, ordinances, and
statutes.
As such, this document provides a framework that can be used to identify, prioritize, implement, and monitor hazard and risk reduction activities throughout the Planning Area as part of the CWPP development process. This document is
also intended to support the California Fire Plan and the 2021 LA County Fire Department Strategic Plan.
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Revision Record Summary
Revision Revision Summary
0A Draft issued to Client
0B Draft issued for Public Comment
0C Draft issued to Client incorporating Public Comments Final Rev. 0 Final
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Table of Contents
EXECUTIVE SUMMARY .................................................................................................................................. 3 ACRONYMS ..................................................................................................................................................... 8
1.0 INTRODUCTION.....................................................................................................................................10
1.1 Purpose of the Risk Assessment .............................................................................................10
1.2 Development Team ..................................................................................................................10
1.3 Next Steps – CWPP Development...........................................................................................11
1.4 Glossary of Terms ....................................................................................................................12
3.0 CWRA DEVELOPMENT PROCESS ......................................................................................................13
3.1 Overview...................................................................................................................................13
3.2 Collaborative approach.............................................................................................................13
3.2.1 Core Project Team ................................................................................................................13
3.2.2 Agency Stakeholder Working Group.....................................................................................14
3.2.3 Stakeholder Engagement and Coordination .........................................................................15
3.2.4 Broader Stakeholder Outreach .............................................................................................15
3.2.5 Public Outreach.....................................................................................................................16
4.0 COMMUNITY OVERVIEW......................................................................................................................18
4.1 Overview...................................................................................................................................18
4.2 Fire Hazard Severity Zones......................................................................................................19
4.3 The Wildland-Urban-Interface (WUI)........................................................................................21
4.4 Values at Risk...........................................................................................................................23
4.5 Land Use ..................................................................................................................................25
4.6 Climate and Climate Change....................................................................................................25
5.0 METHODOLOGY....................................................................................................................................35
5.1 Introduction...............................................................................................................................35
5.2 Risk-Informed Framework ........................................................................................................35
5.3 Wildfire Hazard Assessment Assumptions...............................................................................36
5.3.1 Analytical Boundary...............................................................................................................37
5.3.2 Software ................................................................................................................................38
5.3.3 Key Input Data Sources ........................................................................................................38
5.3.4 Weather Data and Analysis...................................................................................................38
5.3.5 Fuel Types and Fuel Models................................................................................................. 43
5.3.6 Topography ...........................................................................................................................45
5.4 Wildfire Risk Assessment Assumptions ...................................................................................46
5.4.1 Overview ...............................................................................................................................46
5.4.2 Risk Scenario ........................................................................................................................47
5.4.3 Risk Analytical Boundary ......................................................................................................47
5.4.4 Risk Formulation ...................................................................................................................47 Community Wildfire Risk Assessment City of Agoura Hills
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6.0 WILDFIRE HAZARD AND RISK ASSESSMENT RESULTS..................................................................51
6.1 Wildfire Hazard Assessment Results .......................................................................................51
6.1.1 Fire History ............................................................................................................................51
6.1.2 Ignition Density......................................................................................................................55
6.1.3 Fire Severity (“Hazard”).........................................................................................................56
6.1.4 Simulated Fire Frequency .....................................................................................................57
6.1.5 Fire Flow Paths .....................................................................................................................58
6.1.6 Flame Length ........................................................................................................................61
6.1.7 Crown Fire.............................................................................................................................62
6.2 Community Wildfire Risk Assessment......................................................................................64
6.2.1 Quantitative Risk Assessment Results .................................................................................65
6.2.2 Vulnerabilities ........................................................................................................................68
6.2.3 Community Input on Hazards and Risks...............................................................................74
7.0 RECOMMENDATIONS...........................................................................................................................78
8.0 REFERENCES........................................................................................................................................83 APPENDIX A GLOSSARY OF TERMS........................................................................................................ A-1 APPENDIX B RISK ASSESSMENT METHODOLOGY TECHNICAL MEMO.............................................. B-1 APPENDIX C PUBLIC SURVEY RESULTS................................................................................................. C-1 APPENDIX D BROADER STAKEHOLDER SURVEY RESULTS................................................................ D-1 APPENDIX E PUBLIC WORKSHOPS.......................................................................................................... E-1 Community Wildfire Risk Assessment City of Agoura Hills
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Acronyms
AHFSC Agoura Hills Fire Safe Council
AHJ Authority Having Jurisdiction
CAL FIRE California Department of Forestry and Fire Protection CAR Community at Risk
CEQA California Environmental Quality Act
CCR California Code of Regulations
CWPP Community Wildfire Protection Plan
ESHA Environmentally Sensitive Habitat Areas
FEMA Federal Emergency Management Agency
FHSZ Fire Hazard Severity Zone
FRA Federal Responsibility Area
FRAP Fire and Resource Assessment Program
GIS Geographic Information System
HFRA Healthy Forest Restoration Act
HVRA High Valued Resources and Assets
HIZ Home Ignition Zone
HOA Homeowners’ Association
IBHS Insurance Institute for Business and Home Safety
LACoFD Los Angeles County Fire Department
LACo-OES Los Angeles County Office of Emergency Services LANDFIRE Landscape Fire and Resource Management Planning Project LRA Local Responsibility Area
MRCA Mountains Recreation & Conservation Authority
MTT Minimum Travel Time
NFP National Fire Plan
NFPA National Fire Protection Association
NIMS National Incident Management System
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NPS National Park Service
OES Office of Emergency Services
PRC Public Resources Code
RAWS Remoted Automated Weather Station
SMMC Santa Monica Mountains Conservancy
SMMFSC Santa Monica Mountains Fire Safe Council
SRA State Responsibility Area
WFDSS Wildland Fire Decision Support System
WIMS Weather Information Management Systems
WUI Wildland Urban Interface
Community Wildfire Risk Assessment City of Agoura Hills
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1.0 Introduction
Agoura Hills and surrounding areas have an extensive history of large wildfires that have caused substantial impacts to human health and life safety, the built environment, local economies, the natural environment, and cultural/historical resources. Impacts from wildfire have also included numerous other short and long-term costs to social capital, human psychology, vulnerable groups, and recovery capacities. While government agencies can play an important role in developing and implementing a range of wildfire hazard and risk mitigation activities, programs, and policies, wildfires are not fully preventable. Wildfires are considered to be part of a natural process in ecosystems that provide benefit to the land and help maintain ecosystem health. This includes soil fertility and nutrient cycling, wildlife habitat improvement, pest and disease control, and promoting biodiversity. With these benefits in mind, it is critical that the whole community works collectively to build individual and societal capacities to prevent, prepare for, respond to, and recover from major wildfire incidents.
As wildfires are an inevitable part of life in Agoura Hills and surrounding cities (e.g., Calabasas, Westlake Village), it is not a question of if a wildfire will occur, but when it will burn and how prepared and resilient the community will be to minimize potential impacts.
The 2025 Community Wildfire Risk Assessment (CWRA) for the City of Agoura Hills considers all areas within city limits. The planning area is bounded by Oak Park to the north, Westlake Village to the west, the Santa Monica Mountains to the south and Calabasas to the east.
The results of this CWRA are intended to inform the City’s understanding of wildfire hazards, risks and vulnerabilities to potential wildfires originating in and around the Planning Area. The results will help identify the most at-risk geographic area(s) across the City, as well as help inform the future development of the Agoura Hills Community Wildfire Protection Plan (CWPP), associated technical and programmatic needs, as well as prioritization of an action plan.
1.1 PURPOSE OF THE RISK ASSESSMENT
This CWRA provides the technical analysis used to understand potential wildfire hazards, risks and vulnerabilities across Agoura Hills. It is not a Community Wildfire Protection Plan (CWPP), which is a strategic planning document that is based on the outcomes of the CWRA. The CWRA serves as the basis for government agencies, community organizations, residents and other stakeholders to develop targeted mitigation activities, programs and policies to help increase resiliency to wildfire threats in future. The CWRA is typically the first step in developing a Community Wildfire Protection Plan (CWPP).
1.2 DEVELOPMENT TEAM
This section identifies the agencies, parties and other organizations who were involved and/or provided input into the development of this CWRA. The roles and responsibilities are indicated in Table 1 below.
Table 1. CWRA Project Roles and Responsibilities.
CWRA Development Entities Roles/Responsibilities
Lead Organization:
+ Manage day-to-day CWRA project and consultants
+ Coordinate Agency Stakeholder Working Group
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CWRA Development Entities Roles/Responsibilities
City of Agoura Hills
+ Coordinate Core Project Team and public outreach
+ Provide guidance and support for CWRA
+ Distribute media releases about CWRA
+ Conduct direct outreach
+ Coordinate with neighboring jurisdictions
+ Identify and obtain grant funding for CWRA and future CWPP
Stakeholder Working Group: 7 members
See Section 3.2.2 for full list of members
+ Represent a range of relevant agencies, organizations, and entities in and around the city
+ Approve CWRA goals and objectives
+ Provide general feedback, expertise, and local context for CWRA development and associated products
+ Identify gaps in CWRA development process
+ Support public outreach activities
+ Support site visits
+ Develop and implement CWRA recommendations
General Public and Other Interested Parties
+ Attend public workshops
+ Provide responses to online survey
+ Provide input on values to protect, areas of concerns, community projects and ongoing grass-roots initiatives
CWRA Consultant: Jensen Hughes
+ Support the development of the CWRA
+ Provide fire science, engineering and subject matter
expertise, data analysis and guidance on current wildfire research, best practices and firefighting operations
+ Facilitate and support stakeholder outreach and
engagement
+ Provide supporting materials and content for public
outreach activities (e.g., CWRA development page, public survey)
1.3 NEXT STEPS – CWPP DEVELOPMENT
The next step following this CWRA is the development of a Community Wildfire Protection Plan (CWPP). A CWPP is a collaborative process where community stakeholders assess the wildfire threat, identify community values at risk, and ultimately develop prioritized mitigation measures and actions to increase community resilience to wildfire threats. The language in the 2003 Healthy Forest Restoration Action (HFRA) provides maximum flexibility for communities to determine the substance and detail of their CWPP action plan and the procedures they use to develop it. The CWPP planning process provides communities with the opportunity to develop locally relevant plans that influence where and how federal agencies implement fuel treatment activities on federal land and the distribution of federal funds for projects on non-federal lands. In addition, the Community Wildfire Risk Assessment City of Agoura Hills
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development of a CWPP positions communities to access other funding sources from State and Local resources for wildfire mitigation projects.
The CWPP planning process brings together broad and diverse local interests to holistically identify common concerns and values related to public safety, sustainability of environmental and natural resources, and longterm resiliency and sustainability of the whole community. The process should provide a positive, solutionoriented environment in which to address the challenges of living in a community at risk to wildfire. Because not all community members will attend workshops or meetings, it is important to provide multiple opportunities for the whole community to provide input, voice issues and concerns, and participate in the process of developing a CWPP.
1.4 GLOSSARY OF TERMS
A glossary of terms can be found in Appendix A.
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3.0 CWRA Development Process
3.1 OVERVIEW
The CWRA was developed over a 12-month period in collaboration with a broad set of government and nongovernment stakeholders to better understand and identify the potential hazards, risks and vulnerabilities to wildfires in and around the City of Agoura Hills. Figure 1 shows the timeline for the CWRA development process and various key milestones for the analysis, stakeholder engagement activities, interim checkpoints and final deliverables.
Figure 1. CWRA Development Process and Timeline
3.2 COLLABORATIVE APPROACH
The CWRA was developed collaboratively with the City of Agoura Hills, the Agency Stakeholder Working Group (i.e., Los Angeles County Fire Department, County Sheriff’s Department, the Agoura Hills Fire Safe Council, other county-, state-, and federal-agencies), community organizations and the general public. The various CWRA coordination and development groups, as well as public outreach plan were designed to reinforce existing relationships, as well as integrate ongoing mechanisms to obtain community input, promote widespread community education and enable the ongoing monitoring and evaluation of the ever-evolving wildfire risk landscape (e.g., impacts of changing climate, changes in development, impacts of mitigation activities etc.).
3.2.1 Core Project Team
The CWRA core project team was formed at the start of the project (August 2024), and was composed of a smaller group of key representatives from:
+ City of Agoura Hills
+ Fire Consultant: Jensen Hughes
+ County of Los Angeles Fire Department
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This group was responsible for the day-to-day development of the CWRA, organizing the engagement and participation of a broad range of stakeholders, agencies, organizations, and individuals (i.e., federal/state/local government agencies, fire authorities, landowners and stewards, community groups, residential/commercial owners, infrastructure, general public), forming the Agency Stakeholder Working Group, monitoring project progress, facilitating public outreach, and reviewing key documents and project deliverables.
The group considered input from all relevant plans, community groups, agencies, and local organizations. The objective was to facilitate city, county, state, and federal participation to work cooperatively to help protect life, property, and natural resources from wildfires.
3.2.2 Agency Stakeholder Working Group
The Agency Stakeholder Working Group (SWG) was identified and formed at the start of the project in August/September 2024. The group included representatives of relevant local-, state- and federal-government agencies, community groups, non-profit organizations and other entities (see below). The SWG served as an advisory group to provide local context and subject matter expertise, identify gaps, support public outreach activities (as needed), support site visits, and provide general feedback on the CWRA development process and CWRA products (as requested).
Members:
+ County of Los Angeles Fire Department (LACoFD) – Division 7 + County of Los Angeles Fire Department (LACoFD) – Forestry Division + County of Los Angeles Sheriff’s Department
+ Mountain Recreation & Conservation Authority (MCRA)
+ Santa Monica Mountain Conservancy (SMMC)
+ State Parks Services (Angeles District of Parks)
+ National Park Service
+ Agoura Hills Fire Safe Council (AHFSC)
+ Southern California Edison (SCE)
The SWG met four times over the course of the project. Key meetings included a kickoff meeting (held November 14, 2024), a 1-day site visit (held March 7, 2025), prior to the draft CWRA (June 24, 2025) and when the final CWRA is produced (Aug/Sept 2025).
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3.2.3 Stakeholder Engagement and Coordination
In addition to the SWG, participation and engagement of a broad range of community stakeholder groups was a critical component throughout the development of the CWRA. As such, multiple efforts were planned to engage project partners and other stakeholders throughout the CWRA development process. This was intended to encourage a sense of ownership and a vested interest in the future safety and well-being of individuals, families, businesses, agencies, community groups, and other interested parties across the city to wildfires.
The primary goals and objectives of the outreach process were as follows:
(1) Provide various opportunities for community stakeholders and the general public to participate, collaborate and engage throughout the CWRA development process. (2) Gather feedback on a broad range of concerns regarding wildfire hazards, risks, and vulnerabilities at various scales (e.g., city, neighborhood, parcel, individual). (3) Identify appropriate levels and methods of stakeholder engagement.
Framing the stakeholder outreach efforts were a set of guiding principles, based upon discussions amongst the Core Project Team and literature.
+ Accessible – Stakeholders must be aware and be provided with a variety of engagement opportunities and formats to participate in the process.
+ Participatory – Creating an environment to facilitate the expression and the participation of different and diverse actors, such as oral communication, written communication, and schematic or visual representations. Promote a culture of participation with programs and activities that support ongoing engagement and ownership.
+ Informative – Help all involved to listen to each other, explore new ideas, learn, and apply information in ways that generate new solutions, methods, or opportunities. + Collaborative – Support and encourage participants, government and civil society groups, and other interested parties to work together to advance the common good. + Representative – Equitably incorporate diverse people, voices, ideas, and information to lay the groundwork for quality outcomes and democratic legitimacy.
To effectively engage various Stakeholder groups and the general public, various engagement tactics were identified to solicit the desired input or feedback specific to the targeted audience. See the following sections for an overview of engagement for different groups.
3.2.4 Broader Stakeholder Outreach
An online stakeholder survey was administered over a two-month period to gather information on major wildfirerelated concerns, active and proposed activities/projects (including fuels reduction projects, emergency planning, and outreach), and any geospatial data and/or relevant plans/reports from a broad set of community stakeholders. This included stakeholders from infrastructure, governmental agencies, residential/commercial property-owners, and community groups. A total of 13 agencies and organizations provided responses to the stakeholder survey, either through an online survey or paper form.
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A summary of broader stakeholder comments is provided in Appendix D.
3.2.5 Public Outreach
A priority for the City was to get broad community participation and engagement in the development of the CWRA. This was accomplished through public workshops and a public survey.
3.2.5.1 Public Survey
A community survey was administered from February 20, 2025 to May 12, 2025. The survey was intended to gather feedback from the general public regarding broad and more nuanced information to better tailor community-based activities, educational programs, services, policies, and other action items that not only help mitigate wildland fire risks, but also are locally relevant, inclusive, and sustainable. Refer to Section 6.2.3 for a high-level summary of the results and Appendix C for greater detail.
3.2.5.2 Public Workshops
Over the course of the CWRA development process, two public workshops were held at Agoura Hills Recreation and Event Center.
+ Workshop #1 – The first workshop was in-person and held on May 20, 2025 (See Figure 2). Members of the public were invited and attended the workshop via public announcements on the City’s website, social media accounts, email blasts, and calendar, as well as direct communications with key stakeholders and community groups. Attendees included local residents, homeowner association representatives, City officials, Fire Safe Council representatives, and other interested parties. In addition to learning about and providing feedback on the CWRA process, participants also had the opportunity to examine the results of initial wildfire hazard assessments and identify areas of specific concern. Throughout the presentation, stakeholders were given the opportunity to provide targeted comments and questions on specific topics of interest or concern via notecards that were collected at the end of the workshop.
Figure 2. First public workshop held on May 20th, 2025 at the Agoura Hills Recreation and Event Center.
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+ Workshop #2 – Upon completion of the CWRA development process, a final workshop was held on July 29th, 2025 to review the results of the overall risk assessment and recommendations.
A summary of all workshops, meeting notes and stakeholder comments are available in Appendix E.
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4.0 Community Overview
4.1 OVERVIEW
The City of Agoura Hills, with an estimated population of 19,429 residents, is located west of Los Angeles and north of the Santa Monica Mountains (Figure 3). The City is bordered by Westlake Village to the west, Hidden Hills and Calabasas to the east, Oak Park to the north, and unincorporated Los Angeles County land to the south. It is approximately 8 square miles in area and is considered a Community-at-Risk (CAR) by CAL FIRE.
Historically, wildfires have been a major part of the area’s natural ecosystem. The climate, surrounding topography, suburban-rural landscapes and fire-adapted vegetation creates an environment for periodic burns.
Increasing effects of changing climate (e.g., increasing frequency and severity of droughts, extreme storms, flooding, increased number of fire danger days, etc.), as well as areas of over-grown vegetation have left Agoura Hills with increased risk to wildfire.
Several communities across the City, particularly the more established communities, have narrow roads with significantly overgrown, dense vegetation along the roadways. These conditions can expose both residents and first responders to unsafe and/or dangerous conditions such as increasing the likelihood of fire encroachment, high temperatures, poor visibility, untenable conditions, congestion, blocked roadways, etc. In addition, the City has of a variety of other characteristics including intermixed overgrown vegetation, pre-WUI code construction, variable compliance with defensible space, communication dead-zones, need for large animal evacuation, and other characteristics that can increase susceptibility to loss from potential wildfire threats.
Figure 3. Planning Area for the CWRA.
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4.2 FIRE HAZARD SEVERITY ZONES
Fire Hazard Severity Zone (FHSZ) maps identify geographic areas of significant fire hazard in both State and Local Responsibility Areas as defined by CAL FIRE. The zones are based on factors that influence wildfire behavior such as vegetation, topography, weather, etc. The fire hazard severity model for wildland fire has two key elements:
probability of an area burning and expected fire behavior under extreme fuel and weather conditions. The zones reflect areas that have similar burn probabilities and fire behavior characteristics. The factors considered in determining fire hazard within wildland areas are fire history, flame length, terrain, local weather, and potential fuel over a 50-year period. Outside of wildlands, the model considers factors that might lead to buildings being threatened, including terrain, weather, urban vegetation cover, blowing embers, proximity to wildland, fire history, and fire hazard in nearby wildlands.
All State Responsibility Areas (SRA) and Local Responsibility Areas (LRA) are classified into one of the three categories – moderate, high, and very high. As FHSZs are based on wildfire hazards over a 30- to 50-year period, they do not consider how recent wildfire activity or fuel modifications may influence potential fire severity.
CAL FIRE is required to produce FHSZ maps under the California Public Resources Code 4201-4204, California Code of Regulations Title 14 Section 1280, and California Government Code 51175-89.
While FHSZs do not predict when or where a wildfire may occur, they do identify areas where wildfire hazards are likely more severe and of greater concern. As such, FHSZs identify areas where increased wildfire safety provisions for various building and site components (e.g., maintained defensible space, fire, or ignition resistant materials, including vents, decks, and windows) are required for all new construction per California Building Code Chapter 7A. The FHSZ designation of a property is used by local governments to support wildfire risk analysis and hazard mitigation planning1.
Based on the most current FHSZ maps (LRA effective 3/24/25 and SRA effective 4/1/24), the majority of the City (77.7%) is in an LRA-designated Very High Fire Hazard Severity Zone (VH FHSZ). There are no SRA or Federal Responsibility Area (FRA) lands located within the City limits (Figure 4).
Table 2. Percentage Breakdown of Fire Hazard Severity Zones in the Planning Area 1 https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-and-mitigation/wildfire-preparedness/fire-hazard-severity-zones/ FHSZs are based on wildfire
hazards over a 30- to 50-year
period and therefore do not
consider how recent wildfire
activity or fuel modifications may
influence potential fire severity.
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Responsibility Area
Fire Hazard Severity Zone
(% of total Planning Area)
Direct Protection
Area in acres
(% of total area)
Very High High Moderate Non-Burnable2
FRA3
N/A N/A N/A N/A N/A
SRA N/A N/A N/A N/A N/A
LRA 77.7% 8.3% 7.7% 53.7% 5,003 (100%)
Total 77.7% 8.3% 7.7% 53.7% 5,003 (100%)
2 Five landscape features are classified as non-burnable; Urban/Suburban, Snow/Ice, Agricultural Fields, Open Water, Bare Ground. The current fire behavior models can only simulate fire spread in wildland fuel, therefore these areas are classified as non-burnable. 3 The federal government has a different fire hazard scoring system to CAL FIRE’s FHSZ classification system and is not applicable to the Percentage Breakdown of Fire Hazard Severity Zones in the Planning Area table.
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Figure 4: Fire Hazard Severity Zones
4.3 THE WILDLAND-URBAN-INTERFACE (WUI)
The wildland-urban interface, commonly called the WUI, is defined as the line, area, or zone where structures and other man-made development meet or intermingle with undeveloped wildland or vegetative fuels (NWCG, 2018). Oftentimes, the WUI is perceived as rural areas where uninhabited wildlands (primarily timbered forests) meet individual structures or homes. This perception
has led many who live in more suburban and urban
areas “near the WUI” to believe they are not at risk
from wildfire, because they are not exactly at the
interface of wildlands or they live adjacent to large
open spaces of primarily grass and shrub-lands
(instead of forestlands) [FEMA, 2022].
The National Wildfire Coordinating Group
(NWCG, 2009) defines the WUI as “the line,
area, or zone where structures and other
human development meet or intermingle with
undeveloped wildland or vegetative fuels.”
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To help protect people and property from potential catastrophic wildfire, the 2000 National Fire Plan (NFP) required the identification of communities in the wildland-urban interface (WUI). WUI zones across Agoura Hills are shown in Figure 5.
All three WUI designations are considered at risk and susceptible to wildland fires. Below is a brief description of each of the WUI zones:
1. Wildland-Urban Interface: dense housing development adjacent to vegetation that can burn in a wildland fire.
2. Wildland-Urban Intermix: housing development interspersed within an area dominated by wildland vegetation subject to wildfire.
3. Wildland-Urban Influence Zone: wildfire susceptible vegetation up to 1.5 miles from Wildland-Urban Interface and/or Intermix areas.
Figure 5. Wildland Urban Interface Zones for Agoura Hills.
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4.4 VALUES AT RISK
The City of Agoura Hills is an important location for both locals and visitors with its trailheads, shopping and dining opportunities, agriculture and livestock operations, historic and cultural resources, government facilities and services, and educational facilities. Attempts to capture all the City’s measurable and intrinsic values are difficult. As such, the CWRA only considers those values that can be most readily impacted by wildfire.
Community values at risk to wildfires are often considered to be life safety, private property and critical infrastructure. However, values can also include human health, natural resources, sensitive species and habitats, cultural and historical resources, viewscapes and other intangibles (e.g., social capital, community culture, livelihood). Although not all values can be protected directly through wildfire mitigation measures, actions can be taken to indirectly protect those values by developing strategies that reduce the wildfire threat overall. An ongoing challenge is to balance the level of hazard mitigation work required to protect one set of values without compromising others.
The following values or assets have been identified by the Agency Stakeholder Working Group, Agoura Hills residents and other community stakeholders for the purposes of this CWRA:
Figure 6 illustrates the spatial arrangement of community assets across the City. These assets were included as part of the quantified risk assessment, described in more detail in Section 5.0 and Section 6.0. Note: A more detailed description of community asset categories and types will be provided as part of the CWPP development process.
Human Life
and Health
Critical
infrastructure
Private
Property
Environment
& Natural
Resources
Cultural &
Historical
Resources
Recreation Local
Economy
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Figure 6. Assets-at-Risk for Agoura Hills.
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4.5 LAND USE
The Community Conservation and Development chapter of the Agoura Hills General Plan 2035 is intended to guide development of Agoura Hills’ built environment to the year 2035. Agoura Hills’ land use policies have adapted over time, as the City is now almost fully developed. Therefore, policies focus on how population and employment growth can be managed to preserve the qualities of the City’s neighborhoods, business districts, and open spaces.
The City of Agoura Hills is primarily residential land use (approx. 42%), as demonstrated in Figure 7. Parks and open space make up the second most common land use (approx. 28%), and planned development the third most common (approx. 16%). Business and manufacturing and commercial use make up the least amount of acreage, at roughly 6% and 5%, respectively.
Figure 7. Agoura Hills Land Use Diagram.
4.6 CLIMATE AND CLIMATE CHANGE
The City of Agoura Hills has a Mediterranean climate, with 16.6” annual precipitation falling primarily in the winter months. Agoura Hills is impacted by the marine layer, a mass of cooler air and cloud cover that moves inland from the ocean, with the greatest impacts during the spring and early summer. When the marine layer Community Wildfire Risk Assessment City of Agoura Hills
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forms, temperatures are moderated and relative humidity increases, diminishing fire danger. The marine layer contributes to average temperatures peaking in later summer in the 100s F, with a relatively moderate range between the summer mean high (92 F) and the winter mean low (47 F) (Figure 8). This supports a moderate maritime climate that occasionally sees extreme temperature and extreme rainfall events. While the hottest month on average is August, the record hottest day (108 F) is in early September.
Figure 8 . Annual mean climatology over the 1991 – 2020 reporting period for the Planning Area.
While global climate change is often reported as an average rise in temperature (i.e., warming) for the entire planet, the observed changes are highly variable across the globe and even within states, such as California.
Changes in temperature, precipitation, and other meteorological phenomena are also variable both across the seasons of the year, and in terms of the intensity of extreme events. As wildfire tends to occur under extreme conditions in the Planning Area, it is critical to understand how climate change specifically impacts both the frequency and intensity of these extreme weather events, as well as how it affects the vegetation fueling the fire.
Both fuels and extreme heat events are affected by climate change. Abnormally wet winter-spring periods yield higher than normal fine fuel loads, which are the primary carriers of fire.
In the Planning Area, conditions conducive to producing the most extreme fire behavior, including rapid rates of spread and uncontrollable flames, occur in the autumn and winter months when easterly Santa Ana winds coincide with drought conditions (Figure 9). Winter droughts are expected to increase in frequency and intensity under climate change.
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Figure 9. Map adapted from Moritz et al. (2010) showing where the highest Santa Ana winds concentrate and facilitate uncontrollable and extreme wildfires. The Planning Area (white oval) is in an area heavily impacted by strong Santa Ana winds.
Agoura Hills has warmed 2.1° F overall in the last 100 years (Figure 10). However, temperatures are highly variable from year-to-year, with 2014 registering the hottest year for the Planning Area since 1895. Warming has occurred across all four seasons and for both daytime highs and nighttime lows, but the greatest warming trends are the nighttime lows, particularly in autumn.
These trends are consistent with reduced nighttime relative humidity recovery, where it remains dry at night rather than becoming more humid, and support anecdotal observations from fire suppression personnel that fires are more active at night now than they have been in the past. Reduced nighttime humidity recovery across spring, summer, and fall seasons is a contributing factor to an observed trend towards increased fire danger, specifically because fuel aridity is higher and fuels are less resistant to fire spread (Abatzoglou and Williams 2016, Goss et al. 2020)45. When a Santa Ana or Sundowner wind event develops in conjunction with low fuel moisture (i.e., high fuel aridity) there is a greater probability of rapid fire spread and the development of large, longer duration wildfires (Rolinski et al. 2016)6.
4 Abatzoglou, J.T. and Williams, A.P., 2016. Impact of anthropogenic climate change on wildfire across western US forests. Proceedings of the National Academy of Sciences, 113(42), pp.11770-11775.
5 Goss, M., Swain, D.L., Abatzoglou, J.T., Sarhadi, A., Kolden, C.A., Williams, A.P. and Diffenbaugh, N.S., 2020. Climate change is increasing the likelihood of extreme autumn wildfire conditions across California. Environmental Research Letters, 15(9), p.094016. 6 Rolinski, T., Capps, S.B., Fovell, R.G., Cao, Y., D’Agostino, B.J. and Vanderburg, S., 2016. The Santa Ana wildfire threat index: Methodology and operational implementation. Weather and Forecasting, 31(6), pp.1881-1897.
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Figure 10. Mean annual mean daily temperature for Agoura Hills from 1895-2024, showing departure from the long-term average of 62.3 F.
In contrast to a clear warming trend, annual precipitation in the planning area has not changed significantly over the past century (Figure 11). Notably, however, precipitation has declined substantially in the last four decades in Autumn, the season when Santa Ana winds pick up and the fastest spreading wildfires occur (Figure 12).
Moisture availability has also declined due to changes in the coastal influence. The marine layer is a type of coastal fog that develops during the spring and summer, and due to the strong temperature gradient between the cool ocean waters and the superheated land mass. This layer is difficult to measure, but observations from Burbank and Santa Monica airports over the last 50 years show that it appears to be getting weaker and providing less shade (Figure 13), which increases vegetation aridity on the ground (Williams et al. 2018)7.
Continued ocean warming in the future may further decrease the marine layer, potential making the western portion of the Planning Area more susceptible to fire.
7 Williams, A.P., Gentine, P., Moritz, M.A., Roberts, D.A. and Abatzoglou, J.T., 2018. Effect of reduced summer cloud shading on evaporative demand and wildfire in coastal southern California. Geophysical Research Letters, 45(11), pp.5653-5662.
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Figure 11. Mean annual water year (Oct. – Sept.) total precipitation for the Planning Area (1895-present).
Figure 12. Decline in Autumn precipitation from 1979-2025.
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Figure 13. Summer decline in daytime cloud cover (frequency of stratus clouds observed at airfields including Burbank (BUR), Santa Monica (SMO), and Santa Barbara (SBA)) from 1973-2017 from Williams et al. (2018).
Overall, the rising temperatures and the declining autumn precipitation have increased fire potential in the City, as indicated in trends of Fire Danger indices, most notably the autumn Burning Index (BI; Figure 14).
Figure 14. Autumn (October - December) maximum BI for the Planning Area shows the increase in dry, hot, windy events that are conducive to large fire growth.
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Projections of future climate change are modeled based on anthropogenic (i.e., human) emissions of greenhouse gases, but also account for natural climate variability. Increases in fire activity across the western United States have been definitively partially attributed to anthropogenic climate change (Abatzoglou and Williams 2016)8, so there is high confidence that projections of future climate will have implications for fire.
These trends aren’t just part of Earth’s natural climate variability.
In the Planning Area, there is a projected temperature increase of an additional 5 to 8° F by 2100, with increases seen across all seasons, and for both maximum and minimum daily temperatures (Figure 15, Figure 16). In contrast to high relative certainty that temperatures will continue to increase, precipitation trends are relatively difficult to predict into the future. What is certain about future precipitation is that extreme precipitation events with high rates of rainfall will become more frequent, even if precipitation ultimately declines. The projected temperature increases, especially the increasing nighttime lows, reduced relative humidity, and the increasing frequency of extreme events, such as heatwaves and dry periods coinciding with autumn and winter Santa Ana winds, drive a substantial increase in the number of days per year where there is Extreme Fire Danger (Figure 17, Figure 18, Figure 19). Although global climate models vary widely, they generally agree on an increase in the number of days of Extreme Fire Danger compared to the historic period, with the most extreme models projecting a doubling of Extreme Fire Danger days. It is worth noting that historically most climate model projections have been fairly conservative and underestimated what has actually happened.
Figure 15. Increasing trends in average daily high summer (Jun-Jul-Aug) temperature for the Planning Area from 1979-present (in gray) and projected into the future to 2100 (pink). The projected increase in maximum temperature is approximately 8 degrees F hotter than today, but the highest temperatures, during heat waves will likely register temperatures substantially greater than 8 degrees difference from today’s hottest temperatures because extremes always exceed averages.
8 Abatzoglou, J.T. and Williams, A.P., 2016. Impact of anthropogenic climate change on wildfire across western US forests. Proceedings of the National Academy of Sciences, 113(42), pp.11770-11775.
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Figure 16. Increasing trends in average daily nighttime low temperature for autumn (Sept-Oct-Nov) for the Planning Area from 1979-present (in gray) and projected into the future to 2100 (pink). The projected increase in nighttime low temperature is 8.8 degrees F hotter than today. This is particularly critical for increasing fire danger during autumn Santa Ana wind events.
Figure 17. Projected change in number of days of extreme fire danger annually for Agoura Hills, based on global climate model outputs, for both the early 21st century (the current period) and the mid-21st century (future period 2040-2069) as compared to the historical period of 1971-2000. Each future boxplot represents a range of projections from different climate models, with the white dots representing the projection of a specific model, and the dark blue line in the middle representing the median projection.
For the future period (2040-2069), the highest projections are for up to 22 days per year of Extreme (97th percentile) fire danger, nearly double the 11 days per year observed in the historic period.
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Figure 18. Projected change in average fuel moisture and the average number of days of extreme fire danger for the winter and spring months for Agoura Hills from global climate model outputs.
Figure 19. Projected change in average fuel moisture and the average number of days of extreme fire danger for the summer and autumn months for Agoura Hills from global climate model outputs.
These projections of future conditions indicate a substantial increase in the potential for more severe wildfire behavior on an increasing number of days. If no fuel management occurs, and no changes in how fires are managed as compared to the 20th century, fire models from the state CalAdapt project suggest a nearly 30% increase in annual area burned by the end of the 21st century for the Planning Area (Figure 20). Importantly, these models don’t predict the actual area burned each year, rather, they project the change in a long-term average and show how variable the historic record is from year-to-year. From a planning and management perspective, this means that big fire years will be bigger with more area burned. As no fuel management is assumed in the models, however, these projections also demonstrate the critical need for fuels management to reduce fuel loads in order to mitigate undesirable negative outcomes.
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Figure 20. Projected change in area burned from four different global climate model scenarios (Average, Cool/Wet, Warm/Dry, and Complementary) based on 20th century fire history from CALFIRE and assumptions of no change in fire and fuels management shows a nearly 30% increase in average annual area burned from the baseline historic period (1970-2000) to the end of the 21st century (2070-2100).
Active fuels management would substantially alter the projected outcomes.
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5.0 Methodology
5.1 INTRODUCTION
Given the high fire prone nature of the City of Agoura Hills and surrounding areas, a community wildfire risk assessment (CWRA) composed of hazard, exposure and vulnerability analyses has been undertaken to help identify and prioritize the most at-risk communities, as well as inform strategic planning and preparedness efforts. See Figure 21. The assessment used a combination of methods – field visits, wildfire behavior modeling, geospatial analytics, current research and best practices – in collaboration with the City of Agoura Hills, the Agency Stakeholder Working Group, local fire safe council members, LA County Fire, subject matter experts and other interested parties in the community. The assessment provides a foundation for prioritizing a range of wildfire mitigation strategies across the City.
Figure 21. Key components of wildfire hazard and risk assessment for this CWRA.
The following sections provide the key approach and assumptions of each major component of the CWRA and are organized as follows:
+ Risk-Informed Framework
+ Wildfire Hazard Assessment Approach
+ Wildfire Risk Assessment Approach
The results of these assessments are provided in Section 6.0.
5.2 RISK-INFORMED FRAMEWORK
To undertake a CWRA for the City of Agoura Hills, a generalized risk framework was adopted to help guide how the CWRA fits into an overall risk management decision-making process and ultimately the development of a CWPP. The wildfire risk framework, as shown in Figure 22, is based on well-established risk-informed approaches from other relevant fire-safety and disaster risk management sectors, guidance documents, industry best practices and latest research in wildfire risks. Note: This exemplar was used to help frame the CWRA work.
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1. GOALS AND OBJECTIVES
• Define key values and ranking of values
• Define goals and objectives
2. UTILITY SERVICE TERRITORY
• Define infrastructure and environmental settings
• Understand and evaluate assets at risk (i.e., people, property)
3. HAZARD IDENTIFICATION
• Identify hazards
• Determine likelihood of hazard
4. RISK SCENARIO IDENTIFICATION
• Identify various scenarios for undesired events
5. RISK ANALYSIS
• Determine likelihoods (i.e., ignition, contact by object) • Determine consequence (i.e., intensity, exposure and vulnerability)
6. RISK PRESENTATION
• Compile results of risk assessment to facilitate decision-making • Perform sensitivity analysis
7. RISK EVALUATION
• Compare results of risk analysis with risk criteria
• Determine if risk and/or its magnitude is acceptable or tolerable
8. RISK MITIGATION & MANAGEMENT
• Identify appropriate risk management strategies
• Identify portfolio of risk mitigation initiatives and prioritizations • Identify detailed design, implementation, operations and long-term maintenance of mitigations
• Monitor and evaluate mitigations
Risk
Assessment
Wildfire
Mitigation
Strategy
Figure 22. Generalized Risk-Informed Framework of which CWRA is a component.
As with any risk-informed approach, the process begins with identifying the key goals and objectives, selecting and ranking values and/or assets at risk, followed by a multi-step risk assessment – composed of a hazard analysis, risk scenario development, quantified risk analysis and presentation of the risk – and finally several steps for evaluating the risk assessment outcomes to inform decision-making and management strategy.
The following section describes the key methodology and assumptions of the wildfire hazard assessment.
5.3 WILDFIRE HAZARD ASSESSMENT ASSUMPTIONS
The objective of the wildfire hazard assessment is to identify areas within the Planning Area that are prone to severe fire conditions. Fire behavior characteristics such as rate of spread, flame length, fireline intensity, crowning and spotting are driven by the natural environment where topography, weather and fuels are primary
COMMUNITY PROFILE
Primary scope of
the CWRA
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forces. Fire behavior modeling is performed to estimate these characteristics and is based on key assumptions related to the primary driving forces – weather, fuels, and topography.
The key wildfire behavior modelling assumptions for the CWRA were reviewed and accepted by LACoFD in the “Fire Modelling Assumptions” technical memo issued on 2/28/2025. The following sections summarize those assumptions and any key updates since the issuance of the technical memo. The modeling assumptions and input data fall into six categories, as follows:
1. Analytical Boundary
2. Software
3. Key Input Data Sources
4. Weather
5. Fuels
6. Topography
5.3.1 Analytical Boundary
The analytical boundary adopted for the wildfire behavior modelling includes the administrative boundary of the City and an approximately 3-mile buffer extending out from the City’s boundary. See Figure 23.
Figure 23. Analytical boundary of wildfire hazard assessment for Agoura.
While the CWRA is focused on the impacts of a potential wildfire to the City, by including additional landscape outside the city for the fire behavior modeling, the hazard analysis can identify influential topographic and fuel This map illustrates the analytical boundary of the
wildfire behavior modelling which includes the
administrative boundary of the City, plus approximately an additional 3-miles of surrounding landscape.
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loads in the surrounding landscape that may impact the City. Since the primary threat of wildfire to Agoura Hills comes from ignitions located outside of the administrative boundary, it is important that this buffer be included in the overall analysis so that ignition sources, primary fire flow paths and distribution of the flow paths that threaten the community can be identified. Understanding threats outside the City can provide a better understanding of where future fire mitigation actions could prove to be most effective in protecting vulnerable locations within the City.
5.3.2 Software
Established wildland fire behavior modelling software provides the basis for evaluating the wildfire hazard, threat, and exposure analyses for the CWRA. The primary modelling software includes FLAMMAP (Version 6.0), FOFEM, and FireFamily Plus (Version 5.0). Wildfire Analyst Enterprise and NEXUS 2.0 were also used to capture some dynamic fire behavior features. The wildfire models used in the analysis are publicly available with the exception of Wildfire Analyst, which is a proprietary software application.
5.3.3 Key Input Data Sources
Spatial fire modeling utilizes eight spatial files as required inputs into the fire behavior model(s) and is commonly
referred to as a landscape file or LCP file in the fire modeling community. The LCP is made up of layers
representing Fuel Models, Canopy Cover, Canopy Height,
Crown Bulk Density, Canopy Base Height, Elevation,
Aspect, and finally slope. Figure 24 is a graphic of a
representative LCP file data.
LCP files are commonly obtained from the LANDFIRE9
program and are representative of conditions as of 2023.
The LCP files contain all the spatial data used in the fire behavior models except for weather. The weather data
used in the models is described in Section 4.6.
5.3.4 Weather Data and Analysis
Weather is one of the most important and variable
elements of the wildland fire environment. Important components of fire weather that influence fire behavior are temperature, relative humidity, precipitation, wind, and atmospheric stability. These elements have the potential to enhance or retard wildfire spread and intensity.
As input into the fire spread model, fuel moisture and weather values are analyzed and evaluated based on weather percentiles. For the wildfire behavior modelling, weather values at the 97th and 90th percentiles (hottest, driest 3% and 10% of the days) were utilized as inputs into the fire spread model to generate the results that were then used in the risk assessment. For the base analysis, a 17-mph wind has been used to represent Santa Ana conditions. Based on feedback from LACoFD, a 31-mph wind based on conditions during the 2025 Palisades Fire was also performed. A northeast wind event at 23 mph similar to winds observed during the Woolsey fire was also explored as part of a sensitivity analysis. Refer to Appendix B for sample output from 9 LANDFIRE (Landscape Fire and Resource Management Planning Tools) is a comprehensive program in the United States that provides data and tools for land management, particularly concerning wildfires, vegetation, and ecosystems. https://landfire.gov/ Figure 24. Landscape spatial files (LCP) used
in wildfire hazard assessment. Data obtained
primarily from LANDFIRE.
Community Wildfire Risk Assessment City of Agoura Hills