65501.00002\44322752.8
ORDINANCE NO.
PAGE
12 is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Numbers shall not be spelled out. Address numbers shall be Arabic numbers or alphabetical letters. Each character shall be not less than 4 inches (102 mm) high for single family residential buildings and 8 inches (203.2 mm) for R-1, R-2 and nonresidential buildings, with a minimum stroke of 0.5 inch (12.7 mm), unless otherwise required to be greater in height or of reflective material as determined by the fire code official during the jurisdiction’s development review process for a specific project. Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other approved sign or means shall be used to identify the structure. Address identification shall be maintained.
Section 505.1.1 is added to read as follows:
505.1.1 Directories. When required by the Fire Code Official, complexes with multiple buildings may be required to provide directories, premises maps and directional signs. The scale, design and location of directory signs shall be approved by the Fire Code Official and may be required to be illuminated.
Section 506 – Key Boxes
Section 506.1 is amended to read as follows:
506.1 Knox Box. All new commercial occupancies shall have a Knox brand key box (or substantially similar as determined by the Fire Chief) installed as directed by the fire code official. Existing commercial occupancies shall install a Knox brand key box (or substantially similar as determined by the Fire Chief), as directed by the fire code official when a building permit is obtained for any work. The key box shall contain keys which will allow the fire department access to all portions of the building. The keys shall have a tag affixed identifying their purpose. The nominal height of key box installations shall be five (5) feet above grade.
Section 506.3 is added to read as follows:
506.3 Electronic Controlled Gates. A final field inspection, by the Fire Code Official or an authorized representative, is required before electronic Knox (or substantially similar as determined by the Fire Chief) controlled gates may become operative. Prior to final inspection, electronic gates shall remain in a locked open position.
Section 507 – Fire Protection Water Supplies
507.5.7 Fire Department Connection. All newly installed fire department connections will be required to install Knox brand FDC caps (or substantially similar as determined by the Fire Chief). This also includes existing businesses that perform work to the structure that requires a building permit or any tenant improvement.
Chapter 6 – Building Services and Systems
Section 605 – Fuel Fired Appliances
Section 605.8 is amended to read as follows:
605.8 Gas meters. Above-ground gas meters, regulators and piping subject to damage shall
65501.00002\44322752.8
ORDINANCE NO.
PAGE
13 be protected by a barrier complying with Section 312 or otherwise protected in an approved manner. Gas meters shall be permanently marked identifying the building or system served.
Chapter 9 – Fire Protection and Life Safety Systems
Sections 903.2 through 903.2.11.3 of the 2025 California Fire Code shall be deleted in its entirety and replaced with the following:
Section 903.2. Where required. Approved automatic sprinkler systems shall be installed in the following locations:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% to the existing square footage, and results in a total square footage equal or greater than 1,000 square feet.
Modifications that require addition of an automatic sprinkler system shall include removal, combining or rearrangement of demising or tenant space walls to create a single occupancy or tenant space of 1000 square feet or greater or changes in occupancy or use when the change of occupancy or use results in a requirement for an automatic sprinkler system as specified in Section 903, including, but not limited to, increased occupant load, multiple fire areas, use of hazardous materials and other increased hazards.
b. Throughout structures where alterations remove more than 50% of the exterior walls and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet.
c. Throughout structures where additions and alterations combined encompass more than 50% of the existing square footage of the structure and are in excess of 1,000 square feet.
d. Where there is a change of occupancy to a more hazardous use as determined by the Building Official or Fire Chief based on Table 903.2.1.
Table 903.2.1
Hazard Categories
Relative Hazard Occupancy Classifications
1 (Highest Hazard) H
2 I-2, I-2.1, I-3, I-4, L
3 A, E, I-1, M, R-1, R-2, R-2.1, R-4
4 B, F-1, R-3, R-3.1, S-1
5 (Lowest Hazard) F-2, S-2, U
e. These requirements will be applicable to the combined square footage of all building permits issued for the address or site within the last five years. [Intervening sections 903.2.1 to 903.2.8 intentionally deleted.] 903.2.8.1 Group R-3.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
14 An automatic sprinkler system installed in accordance with Section 903.3, including Section 903.3.1.3 for Group R-3, shall be provided throughout all buildings with a Group R fire area including all Manufactured, Modular or Mobile single family or Multifamily Homes or sleeping units.
[Intervening sections 903.2.8.2 to 903.2.9.4 intentionally deleted.] 903.2.10 Group S-2 parking garages
2. Where the enclosed parking garage, in accordance with Section 406.6 of the California Building Code, is located beneath other groups.
Section 907 – Fire Alarm and Detection Systems.
907.3.1 Duct smoke detectors. Smoke detectors installed in ducts shall be listed for the air velocity, temperature and humidity present in the duct. Duct smoke detectors shall be connected to the building’s fire alarm control unit when a fire alarm system is installed. Activation of a duct smoke detector shall initiate a visible and audible supervisory signal at a constantly attended location and shall perform the intended fire safety function in accordance with this code and the California Mechanical Code. Duct smoke detectors shall not be used as a substitute for required open area detection. The reset switch for the duct detectors shall be in an accessible location acceptable to the fire code official. A copy of the alarm system plan shall be accessible at the alarm panel indicating the location of the duct smoke detectors that correspond with the alarm fault activation name or number.
Exception:
1. In occupancies not required to be equipped with a fire alarm system, actuation of a smoke detector shall activate a visible and an audible signal in an approved location. Smoke detector trouble conditions shall activate a visible or audible signal in an approved location and shall be identified as air duct detector trouble.
Section 912 – Fire Department Connections.
Section 912.2.1 is amended as follows:
912.2.1 Visible locations. Fire department connections shall be located on the front access side of buildings, fully visible and recognizable from the street, or nearest point of fire department vehicle access or as otherwise approved by the Fire Chief or his/her designee fire code official. The location of fire department connections shall be approved and installed as follows:
1. Within 40 feet from an approved roadway or driveway and arranged so that hose lines can be readily attached to the inlets without interference from any nearby objects including buildings, fences, posts, plantings, or other fire department connections or otherwise approved by the Fire Chief or his/her designee.
2. Within 50 feet from an approved hydrant.
3. Inlet height shall not be less than 18 inches or more than 48 inches above grade.
4. Guard posts or other approved means shall be required to protect fire department inlet connections from vehicular damage.
Appendix D – Fire Apparatus Access Roads.
Appendix D Section D107.1 – Exception 1 shall be deleted in its entirety.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
15 Appendix D Section D109 and D109.1-D109.2 are added to read as follows:
SECTION D109 - DRIVEWAYS
D109.1 Driveways less than 150 feet in length. A driveway that serves one- or two-family residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 12 feet wide driveway.
2. Driveways with a grade of 12% or less shall be paved or approved all weather road base.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
D109.2 Driveways that exceed 150 feet in length. A driveway that serves one or two family residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 16 feet wide driveway.
Exception: The driveway can be reduced to 12 feet wide with the installation of a Dry Standpipe as per Five Cities Fire Authority standards.
2. Driveways with a grade of 12% or less shall be an approved paved surface.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
5. Driveway requires a Fire Department turnaround as per Five Cities Fire Authority standards.
6. Driveways in excess of 200 feet shall be provided with turnouts in addition to turnarounds. Turnouts shall be an all-weather road surface not less than 30 feet long and 10 feet wide.
SECTION 14. Amendment. Adoption of the 2025 California Wildland Urban Interface Code Chapter 15.16 – Adoption of the 2025 California Wildland Urban Interface Code is hereby added to Title 15 as follows:
The 2025 edition of the California Wildland Urban Interface Code is hereby adopted by reference as the Wildland Urban Interface Code of the City of Arroyo Grande, including Appendix G.
SECTION 15. Amendment. Adoption of the 2024 International Property Maintenance Code Chapter 15.17 – Adoption of the International Property Maintenance Code is hereby created as follows:
15.17.010
Adoption of the International Property Maintenance Code. The 2024 edition of the International Property Maintenance Code is hereby adopted by reference as the Property Maintenance Code of the City of Arroyo Grande, except for the following amendments:
A. The following Sections of the 2024 International Property Maintenance Code shall be revised to delete and insert the following:
Section 101.1 Title. Delete “Name of Jurisdiction” and insert “The City of Arroyo Grande”.
Section 103.1 Creation of agency. Delete “[Insert Name of Department]” and insert “The City of Arroyo Grande Community Development Department”.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
16 Section 108.4 Failure to Comply shall be deleted and replaced with the following:
Section 108.4 Failure to Comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to fines of not less than triple the amount charged for the original permit fee(s), or more than one thousand dollars ($1,000).
Section 302.4 Weeds. Delete “jurisdiction to insert height in inches” and insert “four inches (4 inches)”.
Section 304.14 Insect screens. Delete “during the period from [Date] to [Date]” and insert “Year-round”.
Section 602.3 Heat supply. Delete “during the period from [Date] to [Date]” and insert “year-round”.
Section 602.4 Occupiable workspaces. Delete “during the period from [Date] to [Date]” and insert “year-round”.
SECTION 16. Amendment. General Penalty Provisions.
Chapter 15.18 – Violations and Penalties is hereby created as follows:
Chapter 15.18 - VIOLATIONS AND PENALTIES.
1. No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy, or maintain any land, building or structure, building service equipment, machine or equipment, or cause or permit the same to be done, in violation of Title 15. Each such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of Title 15 is committed, continued, or permitted.
2. No person shall remove, deface, alter, or obstruct from view a posted notice of the Building Official, or his or her authorized representative, when such notice constitutes a stop work order or a warning of substandard or hazardous conditions or prohibits or restricts the occupancy or use of a building, structure, or building service equipment regulated by the Title 15.
3. Every violation of Title 15 shall be deemed a misdemeanor, punishable as set forth in Chapter 1.16. In addition, the City may apply administrative penalties provided in Chapter 1.18.
SECTION 17. Publication. Within fifteen (15) days after passage of this Ordinance, it shall be published in accordance with Government Code section 36933.
SECTION 18. Effective Date. This Ordinance shall take effect and be in full force and effect January 1, 2026.
SECTION 19. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or
65501.00002\44322752.8
ORDINANCE NO.
PAGE
17 unconstitutional.
SECTION 20. CEQA. The City Council hereby finds that it can be seen with certainty that there is no possibility that this Ordinance may have a significant adverse effect on the environment, since the Ordinance merely adopts updated building and safety standards. Thus, the adoption of this Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) and 15061(b)(3) of the CEQA Guidelines. The adoption of the Ordinance will not result in a direct or reasonably foreseeable physical change in the environment; and the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
SECTION 21. Filing with Building Standards Commission. The City Clerk is directed to coordinate with the Community Development Department to file this Ordinance with the Building Standards Commission immediately after the adoption date of this Ordinance.
On motion of Council Member ___________, seconded by Council Member ___________, and on the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was passed and adopted this ___ day of _____, 2025.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
18 ___________________________________
CAREN RAY RUSSOM, MAYOR
ATTEST:
___________________________________
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
______________________________________
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
___________________________________
ISAAC ROSEN, CITY ATTORNEY
65501.00002\44322752.8
ORDINANCE NO.
PAGE
19 EXHIBIT A
Findings to Support Amendments to the
2025 Edition of the California Building Standards Code
This Exhibit A provides the express findings and determinations (where necessary pursuant to California Health & Safety Code sections 17958, 17958.5, 17958.7 and/or 18941.5) justifying the City of Arroyo Grande’s amendments to the 2025 Building Standards Code.
Arroyo Grande 2025 Code Adoption Summary Table
FINDINGS
1 Climactic
Climatically, the City has dry warm summer and early fall conditions (as well as moderate late fall and winter conditions) with dry winds which remove moisture from vegetation.
Further, the City frequently experiences Santa Ana wind conditions which exacerbate fire hazards and potential spread of fire within the area, both in rural and urban settings.
Coastal ground fog is a common occurrence. This climatic condition could obscure vision, compromising early detection of fire as well as impedes radio deployment of fire equipment to and at the scene of the emergency.
2 Geological
Geographically, the City is located in an area prone to frequent seismic activity which has a high potential for large scale, simultaneous building and infrastructure damage, including fire. A major seismic event would create a community-wide demand on fire protection services, which would be beyond the response capability of the Fire Department. This potential problem can be partially mitigated by requiring initial fire control through the installation of automatic fire protection systems. Further, the City has numerous older and historic buildings and structures which can often fail due to moderate seismic activity.
Additions, alterations and repairs of these antiquated structures need to be properly addressed.
Additionally, the many foothills and surrounding mountains are prime sites for residential development. These hillside residential sites, together with isolated rural and semi-rural settings of the City, create difficult conditions in which to provide immediate fire response.
The City is heavily vegetated throughout and encourages native wildlife protection and enhancement. As the community is developing and housing densities increase, the planting of shrubs and trees and other landscape is encouraged to beautify and enhance City living conditions. However, this increased density results in much higher fuel loads and together with increased planting, and when combined with native vegetation, significantly increases fire hazards and fire spreading from one dwelling or structure to another.
3 Topographical
65501.00002\44322752.8
ORDINANCE NO.
PAGE
20 The topographic element of these Findings is closely associated with the geographical elements noted above. While the geographic features create the topographic conditions, the Findings in this section are, for the most part, a result of the construction and design of the City.
Highway 101 completely traverses and bisects the City. There are only three over/underpasses allowing access to either side of the City. These physical barriers create significant barriers to emergency response.
With limited parking and as the community grows and commercial activity increases in the City, delivery and other vehicles tend to double park. When added to already narrow streets, cars parked on the sides of streets and traffic congestion (especially around rush hour), emergency response times are significantly affected.
The City encourages and emphasizes affordable housing development. This creates buildings that provide minimum required clearances between structures and maximum allowable height. Although these buildings are built with more stringent standards, the reality is that this type of development creates significant barriers in terms of access and fuel load for firefighting purposes.
ADMIN Administrative In Nature, Procedural, No Impact
This amendment is necessary for administrative clarification, and does not modify a building standard pursuant to California Health & Safety Code Sections 17958, 17958.7 and/or 18941.5. This amendment establishes administrative standards for the effective enforcement of the building standards in the City of Arroyo Grande AB130 Health and Safety Code Section 17958(b)
(b) Commencing October 1, 2025, to June 1, 2031, inclusive, a city or county shall not make changes that are applicable to residential units in the provisions adopted pursuant to Section 17922 and published in the California Building Standards Code or the other regulations thereafter adopted pursuant to Section 17922 to amend, add, or repeal ordinances or regulations which impose the same requirements as are contained in the provisions adopted pursuant to Section 17922 and published in the California Building Standards Code or the other regulations adopted pursuant to Section 17922 or make changes or modifications in those requirements upon express findings pursuant to Sections 17958.5 and 17958.7, unless one of the following conditions is met:
ES
(2) The commission deems those changes or modifications necessary as emergency standards to protect health and safety.
HH (3) The changes or modifications relate to home hardening. (4) The building standards relate to home hardening and are proposed for adoption by a fire protection district pursuant to Section 13869.7.
(5) The changes or modifications are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
21 (6) The changes or modifications are related to administrative practices, are proposed for adoption during the intervening period pursuant to Section 18942, and exclusively result in any of the following:
(A) Reductions in time for a local agency to issue a post entitlement permit. (B) Alterations to a local agency’s post entitlement fee schedule. (C) Modernization of, or adoption of, new permitting platforms and software utilized by the local agency.
(D) Reductions in cost of internal operation for a local agency. (E) Establishment, alteration, or removal of local programs related to enforcement of building code violations or complaints alleging building code violations.
PROPOSED ORDINANCE
15.01.020.1 Amendments to California Building Code.
ADMIN (a) CBC, Section 105.1, is hereby amended by adding the following:
Permits Required and Violations and Penalties.
It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy, or maintain any building or structure in the City, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this Code. Any person violating any of the provisions of this Code shall be deemed guilty of a misdemeanor. Each day that a violation continues shall be deemed a separate offense. The Building Official or his/her designee may commence any or all of the following proceedings in accordance with the Arroyo Grande Municipal Code:
(1) Issue an administrative citation in accordance with the provisions of Chapter 18 of Title 1 of the Arroyo Grande Municipal Code and related written policies. (2) Request the City Attorney to institute legal action. (b) CBC, Section 109.4, is hereby amended by adding the following:
ADMIN 109.4.1 Fees for Work Commencing Before Permit Issuance 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 by this code. The City Council may adopt or amend the fees set forth in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive investigation fee being accessed, second violation would result in a three times the permit fee for the investigation fee, a third violation would result in a four times the permit fee for the investigation fee, a fourth violation would result in a five times the permit fee for the investigation fee, and so on to a maximum of a ten times the permit fee for the investigation fee.
The payment of such investigation fee shall not exempt an applicant from compliance with all other provisions of either this code or the technical codes nor from the penalty prescribed by law. Swimming Pool Safety Barriers not finaled prior to pool water placement are subject to an investigation fee.
ADMIN (c) CBC, Appendix B, Board of Appeals is amended as follows:
65501.00002\44322752.8
ORDINANCE NO.
PAGE
22 1. Board of appeals established. In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be appointed by the City Council and shall hold office at its pleasure. The building official shall serve as clerk to the board.
2. Membership and qualifications. The board of appeals shall consist of three members who are qualified by experience and training to pass on matters pertaining to building construction and are not employees of the city.
3. Procedures. The board of appeals shall follow the procedures for the conduct of appeals set forth in Title 1, Chapter 12, Appeals of the Arroyo Grande Municipal Code, or as may be established by the building official and shall provide for proper notice and a hearing that complies with due process procedures.
(c) Section 903.2 amended—Automatic sprinkler systems.
Sections 903.2 through 903.2.11.3 of the 2025 California Building Code shall be deleted in its entirety and replaced with the following:
HH, 1, 2, 3
903.2 Where required. Automatic sprinkler systems shall be installed in the following locations:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing square footage to the structure AND results in a total square footage in excess of 1,000 (one thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior walls and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet. c. Throughout structures where additions and alterations combined encompass more than 50% of the existing square footage of the structure AND are in excess of 1,000 (one thousand) square feet.
d. Where there is a change of occupancy to a more hazardous use as determined by the building official or fire chief based on Table 903.2.1:
e. These requirements will be applicable to the combined square footage of all building permits issued for the address or site within the last five years. Buildings or structures separated by less than ten (10) feet shall be considered as a single building or structure unless separation is provided by a permitted, code compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the floor area within the surrounding exterior walls shall be considered as one building (measured from the exterior surface of these exterior walls). For the purpose of calculating square footage for the application of fire sprinkler requirements and fire flow, the floor area shall be as defined by Floor Area, Gross in Section 202 of this code.
ADMIN
The California Electrical Code adopted by reference by Section 15.02.010 of this Code is amended as follows:
89.108.4.1 Permits is hereby amended by adding the following:
The following provision is hereby added to the CEC regarding Unused Facilities:
65501.00002\44322752.8
ORDINANCE NO.
PAGE
23 (1) For all existing commercial and industrial establishments and places of assembly, when the service has been disconnected for ninety (90) continuous days or more, the service may not be reconnected without an inspection and approval from the Building Official. A permit shall be required for such inspection, and the fee shall be as set forth in Section 15.1.01.1 of this Article.
(2) For all existing residential buildings, when the service has been disconnected for ninety (90) continuous days or more, the service may not be reconnected without an inspection and approval from the Building Official. A permit shall be required for such inspection, and the fee shall be as indicated in Section 15.1.01.1 of this Article.
ADMIN 15.04.010.1 Amendments to Plumbing Code.
The California Plumbing Code adopted by reference by Section 15.04.010 of this Code is amended as follows:
(a) The following provision is hereby added to the California Plumbing Code to read as follows:
Section 1205.1.1
In all existing commercial and industrial establishments and places of assembly, when the service has been discontinued for ninety (90) days or more, the gas meter may be turned on only after the piping has been pressure tested and when the test and gas appliances have been approved by the Administrative Authority. A permit shall be required for such test.
In all existing residential buildings where service has been discontinued for ninety (90) days or longer, the gas may be turned on only after the piping has been pressure tested and when the test and gas appliances have been approved by the Administrative Authority. A permit shall be required for such test.
15.08.010 Adoption of the California Residential Code.
For the purposes of prescribing regulations governing one- and two-family dwellings, the 2025 California Residential Code (CRC) promulgated by the California Building Standards Commission, which incorporates the adoption of the 202124 Edition of the International Residential Code, is hereby adopted by reference thereto as if fully set forth in this chapter. Copies of the 2025 California Residential Code are on file in the office of the City Clerk and Building Official. Any changes made by the California Building Standards Commission applicable to the City, including new editions, shall be deemed incorporated herein. If any conflicts between this Code and any other City, State or Federal Code should arise, the most restrictive code providing the highest level of safety as determined by the Building Official shall prevail.
ADMIN Section R108.6.1 Fees For Work Commencing Before Permit Issuance is hereby added:
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 by this code. The City Council may adopt or amend the fees set forth in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive investigation fee being accessed, second violation would result in a three times the permit fee for the investigation fee, a third violation would result in a four times the permit fee for the investigation fee, a fourth violation would result in a five times the permit fee for the investigation fee, and so on to a maximum of a ten times the permit fee for the investigation fee.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
24 The payment of such investigation fee shall not exempt an applicant from compliance with all other provisions of either this code or the technical codes nor from the penalty prescribed by law. Swimming Pool Safety Barriers not finaled prior to pool water placement are subject to an investigation fee.
Section R309.2 Amended—Automatic sprinkler systems.
HH, 1, 2, 3
Sections R309.2 and R309.2, Exception 1 shall be deleted in its entirety and replaced with the following:
Section R309.2 and R309.2, Exception 1. An automatic residential fire sprinkler system shall be installed in additions or alterations for all one- and two-family dwelling buildings or structures as follows:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing square footage to the structure AND results in a total square footage in excess of 1,000 (one thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior walls and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet. c. Throughout structures where additions and alterations combined encompass more than 50% of the existing square footage of the structure AND are in excess of 1,000 (one thousand) square feet.
d. These requirements will be applicable to the combined square footage of all building permits issued for the address or site within the last five years. Buildings or structures separated by less than ten (10) feet shall be considered as a single building or structure unless separation is provided by a permitted, code compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the floor area within the surrounding exterior walls shall be considered as one building (measured from the exterior surface of these exterior walls). For the purpose of calculating square footage for the application of fire sprinkler requirements and fire flow, the floor area shall be as defined by Floor Area, Gross in Section 202 of this code.
Adoption of California Fire Code. The 2025 edition of the California Fire Code, including Appendices A, B, BB, C, CC, D, F, H, and I and is hereby adopted as the Fire Code of the City of Arroyo Grande, except for the following revisions.
Chapter 1 Administration
ADMIN
Section 101.1 Title. These regulations shall be known as the Fire Code of the City of Arroyo Grande, hereinafter referred to as “this code.”
Section 103 – Code Compliance Agency
ADMIN
103.1 Creation of agency. The Five Cities Fire Authority is hereby created and the official in charge therefore shall be known as the Fire Code Official. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
ADMIN Section 104 – Duties and powers of the Fire Code Official.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
25 104.10.2 Fire Department personnel and police. The chief of the fire department and other members of the Five Cities Fire Authority designated by the Chief of the fire department have the authority of peace officers or public officers pursuant to California Penal Code sections 830.2(g), 830.7(d) and 836.5(a) in performing their duties under the California Fire Code.
104.10.3 Fire investigation unit. A fire investigation unit is established within the Five Cities Fire Authority under the direction of the Fire Chief. All members of the fire investigation unit shall, upon completion of requirements as set forth in California Penal Code section 832, or any successor legislation, have the full power, authority, and immunity of a California peace officer to issue citations for violations of this Code. 104.10.4 Arrests. In addition to Five Cities Fire Authority personnel, who are assigned as arson investigators pursuant to California Penal Code section 830.37, any other member of the Five Cities Fire Authority shall have the power to arrest, without a warrant, whenever that member has reasonable cause to believe the person to be arrested has committed the crime of misdemeanor or felony arson, as defined in California Penal Code sections 450 et seq. and California Code of Regulations, Titles 19, 24, and 25, in his/her presence, pursuant to the authority granted by California Penal Code section 836.5. 104.10.5 Citations. The Fire Code Official, or duly authorized agent, is granted the authority as provided in Section 836.5(a) of the California Penal Code to issue citations for violations of this code.
ADMIN Section 105 – Permits
105.3.3 Occupancy and use prohibited before approval. The building or structure shall not be occupied prior to the fire code official issuing a permit and conducting associated inspections indicating that applicable provisions of this code have been met. No appliance, device, equipment, or system shall be operated or used until the installation has been approved and permitted by the Fire Code Official and all applicable provisions of this code have been met. It shall be the duty of the permit applicant or contractor or both to cause the work to remain accessible and exposed for inspection purposes.
ADMIN Section 113 – Violations
113.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code Official, or of a permit or certificate used under the provisions of this code, shall be guilty of a misdemeanor punishable by a fine of not more than one thousand dollars $1,000.00, or by imprisonment not exceeding three hundred sixty five (365) calendar days, or by both such fine and imprisonment. Each day a violation continues, after due notice has been served, shall be deemed a separate offense.
113.3.5. Citations. The Fire Chief, Fire Marshal and Battalion Chiefs are each authorized to issue a citation to any person operating or maintaining an occupancy or a premises or vehicle subject to this code, and who allow a hazard to exist or fail to take immediate action to abate a hazard on such occupancy, premises or vehicle when ordered or notified to do so by any of those officials.
Chapter 4 Emergency Planning
ADMIN Section 405 – Emergency Evacuation Drills
65501.00002\44322752.8
ORDINANCE NO.
PAGE
26 405.8 Initiation. Where a fire alarm system is provided, emergency evacuation drills shall be initiated by activating the fire alarm system. Prior to initiating an alarm, the person initiating the alarm shall contact the fire alarm monitoring company and advise the company’s dispatcher of the fire drill. In cases where the fire alarm system is not monitored by a central station, notification shall be provided to the fire department dispatch center.
Chapter 5 Fire Service Features
HH, 2, 3 Section 503 – Fire Apparatus Access Roads
503.3 Marking. Fire lanes and fire apparatus access roads shall be identified by curbs painted red on both the top and face along the entire length of the fire lane or fire apparatus access road, as applicable. Where no curb exists or a rolled curb is installed, an eight-inch wide red (OSHA safety red) strip or approved posted signs applied the full length of the fire lane or fire apparatus access road, as applicable, shall be installed. “FIRE LANE – NO PARKING” shall be painted on top of curb in 3” white lettering at a spacing of 25 feet on center or portion thereof.
Exception: On school grounds, the markings to be implemented shall be as approved by the Fire Chief or his/her designee.
503.4.2 Removal of Obstructions. The Fire Code Official shall have the power and authority to remove or cause to be removed, without notice, any vehicle, vessel, or thing parked or placed in violation of any or all sections of this code. The owner of any item so removed shall be responsible for all charges connected therewith. 503.6.1 Electrically operated gates. Any electrically operated gate which is installed across any required fire access road or fire lane shall have a Knox brand access switch installed which will open the gate. The switch (with dust cover) shall be installed so it will open the gate, and the gate will remain in the open position until re-set by fire department personnel. The key switch shall be placed between 42” and 48” above the roadway surface at the left side of the access gate unless otherwise allowed by the fire code official. The key switch shall be clearly labeled “FIRE DEPT”. The gate shall have a manual means of opening in the event of a power failure and shall be accessible from the exterior of the property.
503.6.2 Click to Enter Remotely Operated Gates. For electrically operated gates, a radiocontrolled system “Click to Enter” may be required in addition to the Knox key switch. A gate serving an individual single-family residence or duplex is exempt from this requirement.
503.6.3 Exiting. If there is no sensing device that will automatically open the gates for exiting, then a Knox brand electrical override switch (or substantially similar as determined by the Fire Chief) shall be placed on each side of the gate in approved locations. 503.6.4 Manually operated gates. Each manually operated gate which is installed across any required fire access road or fire lane and which is locked shall have a Knox brand (or substantially similar as determined by the Fire Chief) padlock installed. The Knox padlock (or substantially similar as determined by the Fire Chief) shall be integrated with any other lock in such a manner as to allow the gate to be opened only by unlocking the Knox padlock (or substantially similar as determined by the Fire Chief).
HH, 2, 3 Section 505 – Premises Identification
65501.00002\44322752.8
ORDINANCE NO.
PAGE
27 505.1 Address identification. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Numbers shall not be spelled out.
Address numbers shall be Arabic numbers or alphabetical letters. Each character shall be not less than 4 inches (102 mm) high for single family residential buildings and 8 inches (203.2 mm) for R-1, R-2 and non-residential buildings, with a minimum stroke of 0.5 inch (12.7 mm), unless otherwise required to be greater in height or of reflective material as determined by the fire code official during the jurisdiction’s development review process for a specific project. Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other approved sign or means shall be used to identify the structure. Address identification shall be maintained.
505.1.1 Directories. When required by the Fire Code Official, complexes with multiple buildings may be required to provide directories, premises maps and directional signs. The scale, design and location of directory signs shall be approved by the Fire Code Official and may be required to be illuminated.
2, 3 Section 506 – Key Boxes
506.1 Knox Box. All new commercial occupancies shall have a Knox brand key box (or substantially similar as determined by the Fire Chief) installed as directed by the fire code official. Existing commercial occupancies shall install a Knox brand key box (or substantially similar as determined by the Fire Chief), as directed by the fire code official when a building permit is obtained for any work. The key box shall contain keys which will allow the fire department access to all portions of the building. The keys shall have a tag affixed identifying their purpose. The nominal height of key box installations shall be five (5) feet above grade.
506.4 Electronic Controlled Gates. A final field inspection, by the Fire Code Official or an authorized representative, is required before electronic Knox (or substantially similar as determined by the Fire Chief) controlled gates may become operative. Prior to final inspection, electronic gates shall remain in a locked open position.
Section 507 – Fire Protection Water Supplies
507.5.7 Fire Department Connection. All newly installed fire department connections will be required to install Knox brand FDC caps (or substantially similar as determined by the Fire Chief). This also includes existing businesses that perform work to the structure that requires a building permit or any tenant improvement.
Chapter 6 – Building Services and Systems
Section 605 – Fuel Fired Appliances
605.8 Gas meters. Above-ground gas meters, regulators and piping subject to damage shall be protected by a barrier complying with Section 312 or otherwise protected in an approved manner. Gas meters shall be permanently marked identifying the building or system served.
Chapter 9 – Fire Protection and Life Safety Systems
Section 903.2 through 903.2.11.3 of the 2025 California Fire Code shall be deleted in its entirety and replaced with the following:
65501.00002\44322752.8
ORDINANCE NO.
PAGE
28 HH, 1, 2, 3
Section 903.2. Where required. Approved automatic sprinkler systems shall be installed in the following locations:
1) In all new buildings and structures that exceed 1,000 square feet. 2) In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% to the existing square footage, and results in a total square footage equal or greater than 1,000 square feet.
Modifications that require addition of an automatic sprinkler system shall include removal, combining or rearrangement of demising or tenant space walls to create a single occupancy or tenant space of 1000 square feet or greater or changes in occupancy or use when the change of occupancy or use results in a requirement for an automatic sprinkler system as specified in Section 903, including, but not limited to, increased occupant load, multiple fire areas, use of hazardous materials and other increased hazards. b. Throughout structures where alterations remove more than 50% of the exterior walls and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet. c. Throughout structures where additions and alterations combined encompass more than 50% of the existing square footage of the structure and are in excess of 1,000 square feet. d. Where there is a change of occupancy to a more hazardous use as determined by the Building Official or Fire Chief based on Table 903.2.1.
Table 903.2.1
Hazard Categories
Relative Hazard
1 (Highest Hazard)
2 3
4 5 (Lowest Hazard)
e. These requirements will be applicable to the combined square footage of all building permits issued for the address or site within the last five years.
HH, 1, 2, 3 903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3, including Section 903.3.1.3 for Group R-3, shall be provided throughout all buildings with a Group R fire area including all Manufactured, Modular or Mobile single family or Multifamily Homes or sleeping units.
HH, 1, 2, 3 903.2.10 Group S-2 parking garages
2) Where the enclosed parking garage, in accordance with Section 406.6 of the California Building Code, is located beneath other groups.
HH, 1, 2, 3 Section 907 – Fire Alarm and Detection Systems.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
29 907.3.1 Duct smoke detectors. Smoke detectors installed in ducts shall be listed for the air velocity, temperature and humidity present in the duct. Duct smoke detectors shall be connected to the building’s fire alarm control unit when a fire alarm system is installed.
Activation of a duct smoke detector shall initiate a visible and audible supervisory signal at a constantly attended location and shall perform the intended fire safety function in accordance with this code and the California Mechanical Code. Duct smoke detectors shall not be used as a substitute for required open area detection. The reset switch for the duct detectors shall be in an accessible location acceptable to the fire code official. A copy of the alarm system plan shall be accessible at the alarm panel indicating the location of the duct smoke detectors that correspond with the alarm fault activation name or number.
Exception:
1. In occupancies not required to be equipped with a fire alarm system, actuation of a smoke detector shall activate a visible and an audible signal in an approved location.
Smoke detector trouble conditions shall activate a visible or audible signal in an approved location and shall be identified as air duct detector trouble.
Section 912 – Fire Department Connections.
912.2.1 Visible locations. Fire department connections shall be located on the front access side of buildings, fully visible and recognizable from the street, or nearest point of fire department vehicle access or as otherwise approved by the Fire Chief or his/her designee fire code official. The location of fire department connections shall be approved and installed as follows:
1) Within 40 feet from an approved roadway or driveway and arranged so that hose lines can be readily attached to the inlets without interference from any nearby objects including buildings, fences, posts, plantings, or other fire department connections or otherwise approved by the Fire Chief or his/her designee.
2) Within 50 feet from an approved hydrant.
3) Inlet height shall not be less than 18 inches or more than 48 inches above grade. 4) Guard posts or other approved means shall be required to protect fire department inlet connections from vehicular damage.
HH, 1, 2, 3 Appendix D – Fire Apparatus Access Roads.
Appendix D Section D107.1 – Exception 1 shall be deleted in its entirety.
D109 - Driveways.
D109.1 Driveways less than 150 feet in length. A driveway that serves one- or two-family residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 12 feet wide driveway.
2. Driveways with a grade of 12% or less shall be paved or approved all weather road base.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
D109.2 Driveways that exceed 150 feet in length. A driveway that serves one or two family residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 16 feet wide driveway.
65501.00002\44322752.8
ORDINANCE NO.
PAGE
30 Exception: The driveway can be reduced to 12 feet wide with the installation of a Dry Standpipe as per Five Cities Fire Authority standards.
2. Driveways with a grade of 12% or less shall be an approved paved surface.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
5. Driveway requires a Fire Department turnaround as per Five Cities Fire Authority standards.
6. Driveways in excess of 200 feet shall be provided with turnouts in addition to turnarounds. Turnouts shall be an all-weather road surface not less than 30 feet long and 10 feet wide.
ADMIN
Adoption of the International Property Maintenance Code. The 2024 edition of the International Property Maintenance Code is hereby adopted as the Property Maintenance Code of the City of Arroyo Grande, except for the following revisions.
A. The following Sections of the 2024 International Property Maintenance Code shall be revised to delete and insert the following:
Section 101.1 Title. Delete “Name of Jurisdiction” and insert “The City of Arroyo Grande”.
Section 103.1 Creation of agency. Delete “[Insert Name of Department]” and insert “The City of Arroyo Grande Community Development Department”.
Section 108.4 Failure to Comply shall be deleted and replaced with the following:
Section 108.4 Failure to Comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to fines of not less than triple the amount charged for the original permit fee(s), or more than one thousand dollars ($1,000).
Section 302.4 Weeds. Delete “jurisdiction to insert height in inches” and insert “four inches (4 inches)”.
Section 304.14 Insect screens. Delete “during the period from [Date] to [Date]” and insert “Year-round”.
Section 602.3 Heat supply. Delete “during the period from [Date] to [Date]” and insert “year-round”.
Section 602.4 Occupiable workspaces. Delete “during the period from [Date] to [Date]” and insert “year-round”.