Recording Requested By:
The City of Laguna Hills
When Recorded Mail To:
Jennifer Lee, City Clerk
City of Laguna Hills
24035 El Toro Road
Laguna Hills, CA 92653
EXEMPT FROM RECORDING FEES PER
GOVERNMENT CODE §§ 6103, 27383
SPACE ABOVE THIS LINE OF FOR RECORDER’S USE
NOTICE OF COMPLETION
Notice is hereby given that the following public improvements have been completed and accepted by the City Council of the City of Laguna Hills on August 26, 2025.
Description of Improvements
Paseo de Valencia and La Paz Road Pavement Rehabilitation Project, CIP 104/109 General Location
Various Locations within the City of Laguna Hills
Owner of Property Address Contractor
City of Laguna Hills Hardy & Harper, Inc.
24035 El Toro Road 32 Rancho Circle
Laguna Hills, CA 92653 Lake Forest, CA 92630
This Notice of Completion is executed under authority of a directive from the City Council of the City of Laguna Hills.
I, Joseph J. Ames, declare under penalty of perjury that I am the City Engineer of the City of Laguna Hills, that I am familiar with the facts stated in the foregoing Notice of Completion executed for and on its behalf, and that I have read the foregoing Notice of Completion and know the contents thereof to be true.
Dated: August 26, 2025
Joseph J. Ames, P.E., T.E., Public Works Director/City Engineer City of Laguna Hills
EXEMPT FROM NOTARY ACKNOWLEDGEMENT REQUIREMENTS
PER GOVERNMENT CODE § 27287 AND CIVIL CODE § 9208
_______________________________
Jennifer Lee, CMC, City Clerk
Before Construction Photos
Before Construction Photos
Before Construction Photos
During Construction Photos
Vertical curve “whoop-dee-do” repairs by injecting polymer into the roadway on a grid pattern to raise the asphalt and stabilize the base.
During Construction Photos
Work on Paseo de Valencia
During Construction Photos
Work on Paseo de Valencia
During Construction Photos
Work on La Paz Road
After Construction Photos
Paseo de Valencia new pavement surface and full height median curbs
After Construction Photos
Item No. 4.12
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Joe Ames, Interim City Manager
Issue: Informal Bidding Ordinance Use Quarterly Report for Public Works Projects Recommendation: That the City Council receive and file the report.
Background:
On October 24, 2023, the City Council adopted an Ordinance adding Chapter 3-36 (Informal Bidding – Public Projects) to Title 3 (Revenue and Finance) of the Laguna Hills Municipal Code to provide informal bidding procedures in accordance with the Uniform Public Construction Cost Accounting Act.
Chapter 3-36 reduces contract award process time, improves the timeliness of project completion, reduces paperwork, and simplifies overall project administration for “public projects” more than $5,000 and up to $200,000. “Public projects” are defined to include: construction, reconstruction, erection, alteration, renovation, improvement, demolition, and repair work involving any publicly owned, leased, or operated facility.
This definition also includes painting or repainting of any publicly owned, leased, or operated facility (Public Contract Code Section 22002).
During the discussion of the adoption of the Ordinance, City Council directed that City staff prepare a quarterly report for City Council review of the use of Chapter 3-36 for public projects that were let by negotiated contract. Under Chapter 3-36, the City Manager may let public projects of $60,000 or less by negotiated contract. Public projects over $60,000 up to $200,000 may use a streamlined procedure for bidding, but the contract must be awarded by City Council.
Item No. 4.12
Attached is a list of public projects during the most recent quarter (for the period of April 1, 2025 through June 30, 2025) let by negotiated contracts between $5,000 and $60,000.
Fiscal Impact:
The public projects during the most recent quarter let by negotiated contracts totaled $118,064.28. The attached report details the account numbers from which each invoice was paid. Sufficient budget was available in each account number for the work.
Attachments:
1. Quarterly Informal Bidding Ordinance Report April 1 to June 30 2025
City of Laguna Hills
Informal Bidding Ordinance: Quarterly Report of Negotiated Contracts - Paid InvoicesApril 1 to June 30, 2025Vendor Invoice No. Date Amount Account No. Description of ServicesINVOICESBrightView 4881917 4/23/2025 $20,481.19 355-700.000 (Landscape Maintenance) Costeau Park Baseball InfieldFloorXperts 25C-10002 6/15/2025 $9,511.00 600-250-950.505 (Civic Center Improvements) Suite 320 Carpet InstallationG2 Construction, Inc. A252425 4/24/2025 $8,424.00 355-720.401 (Public Works Other Maintenance) Concrete RepairsJamey Clark, Inc. 76262 4/22/2025 $18,275.00 355-720.701 (Parks Contract Repair) Repair and Replace Park Equipment Jamey Clark, Inc. 76450 6/4/2025 $6,902.09 600-250-950.505 (Civic Center Improvements) Paint Suite 320 Olson Superior Plumbing 10072 4/16/2025 $10,800.00 600-250-950.505 (Civic Center Improvements) Suite 205 PlumbingOntario Refrigeration CMJ25001-01 4/9/2025 $23,120.00 600-250-950.505 (Civic Center Improvements) Suite 100 Replace 3.5 ton WSHP Ontario Refrigeration C11645 5/16/2025 $12,931.00 600-250-950.505 (Civic Center Improvements) Suite 205 HVAC Computer ControlsRJ Electric 78840T 5/16/2025 $7,620.00 355-720.701 (Parks Contract Repair) Pedestal Installation TOTAL $118,064.28
Item No. 4.13
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Holland Gannon, Community Services Director
Issue: 2025 Memorial Day Race Post Event Report and a Resolution Authorizing Community Assistance Funding for the 3/5 Marine Support Committee Recommendation: That the City Council: 1. Receive and file the report; and 2. Adopt a Resolution entitled: “A Resolution of the City Council of the City of Laguna Hills, California, Authorizing Community Assistance Funding for the 3rd Battalion, 5th Marines, 1st Division Support Committee, a California Nonprofit Corporation.” Background:
The 26th annual City of Laguna Hills Memorial Day Half Marathon, 5K and 10K, honoring the USMC Dark Horse Battalion, took place on Monday, May 26, 2025. Two thousand two hundred and thirteen (2,213) individuals participated in the event. Table 1 below lists the top five cities with the most participants and Table 2 below provides the number of participants per race event.
Table 1: Registration Totals by City
City Total Registrations
Laguna Hills 166
Mission Viejo 162
Aliso Viejo 143
Irvine 139
Laguna Niguel 99
Item No. 4.13
Table 2: Participation Totals by Race Distance
Event Title Total Registrations
5K 878
10K 652
Half Marathon 583
Diaper Dash 38
Kids Run 62
The 2025 event saw changes to the road closures, which were well-received. All major roadways were closed in the direction of the race, which made for a safer and more enjoyable runner experience. This, coupled with the changes to the course from 2024 (which took 10K and half marathon runners off the roadways), was well-received.
At the April 22, 2025, meeting, the City Council approved The Parentis Foundation as the nonprofit partner for the beer garden. As the nonprofit partner, the Parentis Foundation provided volunteers to assist at the beer garden and received $500 in beer garden proceeds.
The 2025 Community Expo featured the popular Kid's Run and Diaper Dash, a Mexican food vendor, local businesses, as well as Marines from the 3/5 Battalion and Team Darkhorse. The Grand Marshal of the event was Sargeant Jarrett Kraft. Sargeant Kraft gave an opening speech before the race, as well as speaking onstage at the Community Expo. Beer for the beer garden was from GameCraft Brewing.
The City Council, at its October 24, 2023 meeting, directed City staff to prepare an authorizing resolution for community assistance funding in the amount of $10,000 per year, removing the pledge formula (originally established by the City Council in 2011) based on number of race registrants for continued funding assistance to the 3rd Battalion, 5th Marines, 1st Division Support Committee (“Team Darkhorse”).
A resolution entitled: “A Resolution of the City Council of the City of Laguna Hills, California, Authorizing Community Assistance Funding for the 3rd Battalion, 5th Marines, 1st Division Support Committee, a California Non-Profit Corporation”, is attached to this report for approval.
Item No. 4.13
Fiscal Impact:
A summary of the 2025 race event expenditures and revenue is provided in Table 3 below. Revenues for the race event were budgeted at $170,000 and expenses at $205,000 in the City's biennial budget for the 2025 event. Event revenue is $186,875 and event expenditures are $221,617.
Table 3: Race Expenditures
Attachments:
1. Proposed Resolution - 2025 Community Assistance Funding for Team Darkhorse
RESOLUTION NO. 2025-08-26-X
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA HILLS, CALIFORNIA, AUTHORIZING
COMMUNITY ASSISTANCE FUNDING FOR THE 3RD
BATTALION, 5TH MARINES, 1ST DIVISION SUPPORT
COMMITTEE, A CALIFORNIA NONPROFIT
CORPORATION
The City Council of the City of Laguna Hills, California, hereby finds, determines, declares, and resolves as follows:
WHEREAS, at the discretion of the City Council, the City may provide community assistance funding to certain community groups and nonprofit organizations that provide community service, support, and/or programming efforts intended to enhance the quality of life of the City's residents, provided the City Council finds and determines that the expenditure of such community assistance funding fulfills a public purpose and provides a direct public benefit within the City of Laguna Hills; and, WHEREAS, at the October 24, 2023 meeting, directed staff to prepare an authorizing resolution for community assistance funding in the amount of $10,000 per year, removing the pledge formula based on number of race registrants for continued funding assistance to the 3rd Battalion, 5th Marines, 1st Division Support Committee (“Team Darkhorse”) after the conclusion of each Laguna Hills Memorial Half Marathon 10K & 5K Honoring the United States Marine Corps Dark Horse Battalion event; and, WHEREAS, through the adoption of this Resolution, a majority of the City Council desires to make public purpose findings in order to authorize the expenditure of community assistance funding to the 3rd Battalion, 5th Marines, 1st Division Support Committee in consideration of the work and services the Support Committee provided to enhance the quality of the 2025 Laguna Hills Memorial Half Marathon 10K & 5K Honoring the United States Marine Corps Dark Horse Battalion event.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA
HILLS, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and are incorporated herein by reference.
SECTION 2. The City Council hereby authorizes and directs that the City provide community assistance funding in the amount of $10,000 to the 3rd Battalion, 5th Marines, 1 st Division Support Committee, a California nonprofit corporation.
SECTION 3. The City Council hereby finds and determines that the expenditure of community assistance funding in the Fiscal Year 2024/25 Operating Budget to the 3rd Battalion, 5th Marines, 1st Division Support Committee as authorized herein fulfills a public purpose and provides a direct public benefit to the residents of the City of Laguna and surrounding community.
Resolution No. 2025-08-26-X
PASSED, APPROVED AND ADOPTED this 26th day of August 2025. ____________________________________
JOSHUA SWEENEY, MAYOR
ATTEST:
____________________________
JENNIFER LEE, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF LAGUNA HILLS )
I, Jennifer Lee, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Resolution No. 2025-08-26-X adopted by the City Council of the City of Laguna Hills, California, at a Regular Meeting thereof held on the 26th day of August 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
(SEAL)
_____________________________________
JENNIFER LEE, CITY CLERK
Item No. 4.14
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Holland Gannon, Community Services Director
Issue: 2025 4th of July Post-Event Report
Recommendation: That the City Council receive and file the 2025 4th of July Celebration post-event report.
Background:
The City of Laguna Hills hosted its annual 4th of July Celebration at the Laguna Hills Sports Complex on Friday, July 4, 2025. Staff estimates that there were approximately 7,000 attendees.
The event began at 4:00 PM and provided a variety of family-fun entertainment. The celebration featured a variety of activities, games, food, and vendor and information booths throughout the evening. From 4:00 PM to 6:00 PM, there were yard games including corn hole, water balloon tosses, sack races, egg on a spoon obstacle courses, and more. Live music by Anthem Road began at 6:00 PM and went until 8:45 PM.
Shortly after, Mayor Sweeney offered a welcome and comments, which led into the National Anthem, sung by a Laguna Hills High School student, Ryah Stefani. The night concluded with a spectacular fireworks show.
The elements for the event are further described below:
Activities/Games: Two (2) inflatable obstacle courses were rented this year, "Adrenaline Rush" and "360 Extreme Obstacle Course". City staff secured three (3) face painters for the event. Additionally, staff hosted PLINKO and gave away prizes such as candy, glow sticks, water bottles, backpacks, patriotic gear, and more.
Item No. 4.14
Additional Entertainment: Once again, historical actor Abraham Lincoln attended the event. Mr. Lincoln was very popular and families enjoyed taking pictures and interacting with him. He roamed throughout the event, as well as taking pictures under the gazebo with the flag as a backdrop.
Food: Staff reached out to the non-profit groups that have previously sold food items at the event. Laguna Hills High School Music Boosters and Water Polo Boosters participated in the event and sold the following items:
• LHHS Music Boosters: nachos, churros, popcorn, and candy • LHHS Water Polo Boosters: shave ice and water
To ensure that there was an adequate amount of food for those in attendance, staff secured seven (7) food vendors for the event. The food vendors in attendance included:
• Balvina’s Mexican Kitchen
• The Family Ice Cream
• Jackie’s Kitchen
• Fried Out
• White Rabbit Food Truck
• Naciente Grill
• SE Food Team (BBQ tent)
Information Booths & Displays: Informational booths at the event included the City of Laguna Hills information booth and 3/5 Support Committee booth. Unfortunately, the 3/5 Marines were unable to attend with static displays. Moulton Niguel Water District was also in attendance with a water truck, providing fresh water to attendees. Custom City of Laguna Hills reusable aluminum cups were provided by CR&R.
Firework Display: At the April 22nd, 2025 City Council meeting, City Council directed staff to approve the Fireworks Display Agreement between Garden State Fireworks and the City of Laguna Hills for 2025 and authorized the City Manager to proceed with the proposed agreement. The show was approximately 18 minutes long and cost $47,000.
The firing location for the show was the grass area between the football field and the baseball field on the Laguna Hills High School campus. City staff arranged for cleaning and removing firework debris from the high school property the Monday following the event.
Item No. 4.14
Fiscal Impact:
Staff is still collecting final invoices. However, a summary of the 2025 4th of July Celebration estimated expenditures and revenue is provided in Table 1 below. The budget for the 2025 Fourth of July Celebration was $108,000. To date, expenditures for the 2025 event total $99,183. However, it is estimated that the final cost will be approximately $103,000. Revenues totaled $400.
Attachments:
None
Item No. 4.15
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Jennifer Lowe, Community Development Director
Issue: Development Application Status Report
Recommendation: That the City Council receive and file the report.
Background:
The purpose of this Status Report is to identify new and pending development applications in process with the City’s Community Development Department which will require a public hearing. Links to project documents are available on the City’s website at: https://lagunahillsca.gov/PlanningProjects.
Case Number USE-0234-2025 (MSP)
Project Location 24801 Alicia Parkway
Project
Description
Request to amend master sign program for Laguna Hills Plaza Applicant Kasey Clark of AKC Permit, Inc. on behalf of Dutch Bros.
Project Planner Jay Wuu, Senior Planner
Status The application was submitted on August 4, 2025. Staff is currently reviewing the application and plans; the item will be scheduled for public hearing when ready.
Item No. 4.15
Case Number USE-0233-2025 (CUP)
Project Location 25526 Lone Pine
Project
Description
Request for conditional use permit to allow a new roof deck in the rear yard of a residence
Applicant Adrien Freire of Mudd Industries, Inc. on behalf of Albert Ong, Property Owner
Project Planner Kaden Likins, Contract Planner
Status The application was submitted on August 7, 2025. Staff is currently reviewing the application and plans; the item will be scheduled for public hearing when ready.
Case Number USE-0231-2025 (CUP)
Project Location 23297 South Pointe Drive
Project
Description
Request for conditional use permit to establish a community care facility in the Mixed Use (MXU) zone.
Applicant Daniel Avdee, Manifest Behavioral Health
Project Planner David See, Contract Planner
Status The application was submitted on August 1, 2025. Staff is currently reviewing the application and plans; the item will be scheduled for public hearing when ready.
Case Number USE-0228-2025 (MSP)
Project Location 24451 Health Center Drive
Project
Description
Request to amend master sign program to permit additional exterior signage for a medical office building.
Applicant Rob Kerr, c|a Architects on behalf of MemorialCare Project Planner Jay Wuu, Senior Planner
Status The application was submitted on July 23, 2025. Staff is currently reviewing the revised application and plans; the item will be scheduled for public hearing when ready.
Item No. 4.15
Case Number USE-0221-2025 (CUP)
Project Location 26502 Spur Branch Lane
Project
Description
Request for conditional use permit to allow a new roof deck in the rear yard of a residence
Applicant Mayer Hassani, Property Owner
Project Planner Elizabeth Yee, Contract Planner
Status The application was submitted on May 29, 2025. Staff is currently drafting a staff report; the item is tentatively scheduled for public hearing on September 23, 2025.
Case Number USE-0216-2025 (MSP)
Project Location 24231 - 24321 Avenida de Carlota (Oakbrook Village) Project
Description
Request to amend master sign program to permit a revised design for a pylon identification sign for the commercial center.
Applicant John Loper on behalf of Laguna Hills Investment Company Project Planner Jay Wuu, Senior Planner
Status The application was submitted on April 1, 2025. Staff is currently reviewing the revised plans; the item will be scheduled for public hearing when ready.
Case Number USE-0211-2025 (SDP/VTTM)
Project Location 23161 Mill Creek
Project
Description
Request to redevelop a 2.34-acre commercial office property with 36 residential units.
Applicant Aylene Chu, on behalf of Toll West Coast, LLC (Toll Brothers) for Khoshbin Hillside, LLC (Property Owner)
Project Planner David Blumenthal, Contract Planner
Status This project was initially submitted as a preliminary application
Item No. 4.15
under SB 330 on December 18, 2024. The formal development application was submitted on January 30, 2025. To date, the application has been deemed incomplete twice (February 28, 2025, and May 1, 2025), with the most recent resubmittal of the application by the Applicant received by staff on May 9, 2025. On May 28, 2025, the application was deemed complete. On June 27, 2025, the City submitted a letter to the Applicant identifying reasons the proposed Project is, or potentially is, inconsistent, not in compliance, or not in conformity with City plans, programs, policies, ordinances, standards, and requirements. The applicant resubmitted plans on July 25, 2025. Currently, in accordance with Gov. Code §65589.5, the project is being reviewed by Staff.
Case Number USE-0210-2025 (MSP)
Project Location 25200 La Paz Road
Project
Description
Request for a Master Sign Program for the medical office building at 25200 La Paz Road (Tayani Institute)
Applicant Debbie Katz, RT 25200 La Paz, LLC
Project Planner Jay Wuu, Senior Planner
Status The application was submitted on February 18, 2025. Staff is currently drafting a staff report; the item is tentatively scheduled for public hearing on October 14, 2025.
Case Number USE-0209-2025 (SDP/VTTM)
Project Location 23272, 23282, 23422, 23382, 23332 Mill Creek Drive; 24461, 24411 Ridge Route Drive
Project
Description
Request to construct 464 residential units.
Applicant John Stack, on behalf of Ridge Route LLC, KB Mill Creek DST, KB Spectrum Summit Plaza, LLC
Project Planner David See, Contract Planner
Status This project was initially submitted as a preliminary application under SB 330 on October 29, 2024. The formal development
Item No. 4.15
application was submitted on January 23, 2025. On April 18, 2025, staff notified the Applicant that the application was officially determined to be complete. Staff reviewed the entire application for consistency with applicable development standards in accordance with Gov. Code §65589.5. On June 17, 2025, a letter was sent to the Applicant identifying reasons the proposed Project is, or potentially is, inconsistent, not in compliance, or not in conformity with City plans, programs, policies, ordinances, standards, and requirements. The letter also listed additional technical review comments that will need to be addressed prior to scheduling the project for a public hearing.
Case Number USE-0166-2023 (SDP/TPM/PUP/PP)
Project Location 24422 Avenida de la Carlota, Oakbrook Plaza Project
Description
A request to construct a new 240-unit senior living apartment complex in a 7-story, podium-style development with four residential levels located above four parking levels, including one subterranean parking level. The existing office building on site will remain, with parking for the office building provided in the new parking structure.
Applicant Matt Haugen, BSP Oakbrook LLC
Project Planner Adam Pisarkiewicz, Contract Planner
Status On April 11, 2024, a letter was sent to the Applicant deeming the Application complete. On June 10, 2024, a letter was sent to the Applicant identifying reasons the proposed Project is, or potentially is, inconsistent, not in compliance, or not in conformity with City plans, programs, policies, ordinances, standards, and requirements. On July 30, 2024, a letter was sent to the Applicant identifying additional technical review comments. In response to the technical comments from the City, the Applicant resubmitted plans to the City on April 1, 2025, and an updated traffic analysis on April 15, 2025. On June 11, 2025, Staff notified the Applicant of additional comments based on a further technical review that will need to be addressed prior to scheduling the project for a public hearing. On July 17, 2025, the Applicant resubmitted documents related to the City's technical review comments. On July 16, 2025,
Item No. 4.15
the City sent out notices inviting Native American Tribes the opportunity to consult on the environmental review process pursuant to CEQA and AB 52. On July 24, 2025, the Project Applicant notified the City of its position that the Project is exempt from review under CEQA pursuant to the newly enacted AB 130.
Accordingly, the City sent a new notice to the tribes of the revised tribal consultation process under AB 130. The tribes have 60 days to request consultation.
Case Number USE-0147-2023 (SDP)
Project Location 25254 La Paz Road
Project
Description
Request to construct 180 age-restricted, multiple-family dwelling units within an approximately 61-foot-tall, six-story building, including two parking levels (one subterranean) with 250 parking spaces.
Applicant Nick Buchanan
Project Planner Jay Wuu, Senior Planner
Status On April 18, 2024, a letter was sent to the Applicant deeming the Application complete. On June 17, 2024, a letter was sent to the Applicant identifying reasons the proposed Project is, or potentially is, inconsistent, not in compliance, or not in conformity with City plans, programs, policies, ordinances, standards, and requirements. On July 15, 2025, the Project Applicant notified the City of its position that the Project is exempt from review under CEQA pursuant to the newly enacted AB 130. Related to CEQA, Native American tribal consultation was conducted and completed pursuant to AB 52. To assure the tribes that participated in the AB 52 consultation process that the Applicant and the City have provided the tribes that level of consultation to which they are legally entitled, the tribes were sent a new notice of the revised tribal consultation process under AB 130 and were invited to notify the City if the tribes the opportunity for any further consultation by August 15, 2025. The public hearing for the Project is scheduled for September 23, 2025.
Item No. 4.15
Case Number USE-0165-2023 (ZTA/TTM/SDP)
Project Location 23272 – 23282 Mill Creek Drive
Project
Description
Request to construct 48 detached residential condominium units.
Applicant John Stack, on behalf of KB Spectrum Summit Plaza, LLC Project Planner Jay Wuu, Senior Planner
Status On May 3, 2024, a letter was sent to the Applicant deeming the Application complete. On August 28, 2024, a letter was sent to the Applicant identifying additional technical review comments and informing the Applicant of significant design concerns. On October 29, 2024, the Applicant submitted an application for a larger development that includes this property. Staff is currently awaiting a withdrawal of the Application or resubmittal of plans.
The Applicant has stated that they do not intend to withdraw the application until the newer application is closer to entitlement.
Case Number USE-0195-2024 (SDPM)
Project Location 24795 Alicia Parkway
Project
Description
Converting an existing full service carwash to an express carwash.
Applicant A&S Engineering, on behalf of Southland Property Investments, LLC
Project Planner Jay Wuu, Senior Planner
Status The application was submitted on November 12, 2024. The most recent letter stating that the application remained incomplete with a list of items needed to continue processing the application was sent to the Applicant on May 14, 2025. Staff is currently awaiting resubmittal of plans; the item will be scheduled for public hearing when ready.
Item No. 4.15
Case Number USE-0172-2024 (CPMA)
Project Location 23521 Paseo de Valencia
Project
Description
Request to construct carports in the Taj Mahal parking lot to accommodate solar panels.
Applicant Alisha Cosio, on behalf of Valta Energy
Project Planner Jay Wuu, Senior Planner
Status On March 29, 2024, a letter was sent to the Applicant deeming the Application incomplete. Staff is currently awaiting resubmittal of plans; the item will be scheduled for public hearing when ready.
Fiscal Impact:
None.
Attachments:
None
Item No. 6.1
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Eric Hendrickson, Finance Director
Issue: Resolution Approving a Correction in Property Tax Allocation for Certain Parcels Between the Cities of Laguna Hills and Laguna Niguel and Approval of a Proposed Property Tax Transfer Agreement
Recommendation: That the City Council:
1. Conduct a public hearing to consider the effect of the proposed correction and transfer of property tax revenue on fees, charges, assessments, taxes, or other revenues;
2. Approve a proposed Property Tax Transfer Agreement and authorize the Interim City Manager to sign the Agreement; and
3. Adopt a Resolution entitled: “A Resolution of the City Council of the City of Laguna Hills, California, Approving a Correction in Property Tax Allocation for Certain Parcels Between the Cities of Laguna Hills and Laguna Niguel.” Background:
Prior to the incorporation of the City of Laguna Hills and the City of Laguna Niguel, residents of the City of Laguna Niguel formed the Laguna Niguel Community Services District (“CSD”) which included certain properties ultimately located within the boundaries of the City of Laguna Hills, currently identified as Assessor Parcel Numbers 636-211-03, 636-211-04, 636-211-05, 636-211-06, 636-211-07, and 636-211-08. (“Subject Parcels”) On April 13, 2004, the Orange County Local Agency Formation Commission (“LAFCO”) adopted Resolution DS 05-02 dissolving the CSD (the “LAFCO
Item No. 6.1
Resolution”), and on May 16, 2005, LAFCO recorded a Certificate of Completion (“Certificate”), which implemented the LAFCO Resolution. The LAFCO Resolution and Certificate both provided that as a condition of approval of the dissolution, the property tax revenue from the Subject Parcels would be redirected to the City of Laguna Hills.
The Cities of Laguna Hills and Laguna Niguel have discovered that, notwithstanding the condition set forth in the LAFCO Resolution and Certificate, the property tax revenue from the Subject Parcels, by inadvertent error, has been allocated to the City of Laguna Niguel rather than to the City of Laguna Hills following dissolution of the CSD.
Revenue and Taxation Code section 99.02 allows a local agency, by the adoption of a resolution, to determine to transfer property tax revenue to other local agencies having the same tax rate areas. Section 99.02 requires that, in order for the proposed transfer of property tax revenue to be effective, (i) the Cities of Laguna Hills and Laguna Niguel must hold public hearings to consider the effect of the proposed transfer; (ii) the City of Laguna Niguel must adopt a resolution determining to transfer the property tax revenues from the Subject Parcels to the City of Laguna Hills; (iii) notice of such resolution must be provided to the County of Orange; and (iv) the County of Orange must concur with the proposed transfer and notify the County auditor, by resolution, of the County’s approval.
During the public hearing, the City Council will consider the effect of the proposed correction and transfer of property tax revenue from the Subject Parcels on fees, charges, assessments, taxes, or other revenues.
Pursuant to Revenue and Taxation Code section 99.02, following the public hearing, the City Council will be asked to consider adoption of a proposed resolution approving the correction in property tax allocation under which property tax revenue from the Subject Parcels would correctly and prospectively be allocated to the City of Laguna Hills. The proposed resolution would also authorize the execution of documents necessary to effectuate the proposed correction and transfer, including a Property Tax Transfer Agreement pursuant to which the City of Laguna Niguel would agree that property tax revenue from the Subject Parcels is to correctly and prospectively be allocated to the City of Laguna Hills.
Separate from the prospective transfer of property tax revenue addressed by way of the proposed resolution and pursuant to prior City Council authorization, the City of Laguna Hills and the City of Laguna Niguel have entered into an Ad Valorem Property Tax Revenue Reimbursement Agreement and Release (“Reimbursement Agreement”), pursuant to which the City of Laguna Niguel has agreed to make a one-time
Item No. 6.1
reimbursement payment to the City of Laguna Hills in the amount of $45,783.20, representing the property tax revenue for the Subject Parcels for fiscal years 2021/2022, 2022/2023, and 2023/2024. The effectiveness of the Reimbursement Agreement is conditioned on the Cities of Laguna Hills and Laguna Niguel each adopting a resolution correcting prospectively the property tax revenue allocation for the Subject Parcels.
After the City Council takes the recommended actions and the City of Laguna Niguel adopts a resolution to transfer the property tax revenue for the Subject Parcels, the two cities will forward this information to the County of Orange for further processing and request County approval.
Public Notice:
Notice of the public hearing for the proposed correction and transfer of property tax revenue was advertised in an adjudicated newspaper of general circulation on August 14, 2025. To date, no comments have been received. Any written comments received will be distributed at the City Council Public Hearing.
Fiscal Impact:
There are two positive fiscal impacts to the City of Laguna Hills. First, the City is able to recapture three prior years of misdirected allocations, for a total of $45,783.20. The City of Laguna Niguel is paying this sum directly to the City of Laguna Hills. Second, the corrected property tax allocation from these sites will increase General Fund revenues by approximately $17,000 per year (subject to annual Prop 13 increases).
Attachments:
1. Proposed Resolution
2. Property Tax Transfer Agreement
RESOLUTION NO. 2025-08-26-X
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA HILLS, CALIFORNIA, APPROVING A
CORRECTION IN PROPERTY TAX ALLOCATION FOR
CERTAIN PARCELS BETWEEN THE CITIES OF LAGUNA
HILLS AND LAGUNA NIGUEL
The City Council of the City of Laguna Hills, California, hereby finds, determines, declares, and resolves as follows:
WHEREAS, prior to the incorporation of the City of Laguna Hills and the City of Laguna Niguel (“Laguna Niguel”) (sometimes collectively, “Cities”), residents of Laguna Niguel formed the Laguna Niguel Community Services District (“CSD”) which included certain properties ultimately located within the boundaries of Laguna Hills, currently identified as Assessor Parcel Numbers 636-211-03, 636-211-04, 636-211-05, 636-211-06, 636-211-07, and 636-211-08 (“Subject Parcels”); and WHEREAS, on or around April 13, 2004, the Orange County Local Agency Formation Commission (“LAFCO”) adopted Resolution DS 05-02 dissolving the CSD (the “LAFCO Resolution”), and on May 16, 2005, LAFCO recorded a Certificate of Completion (“Certificate”), which implemented the LAFCO Resolution. The LAFCO Resolution and Certificate both provided that as a condition of approval of the dissolution, the property tax revenue from the Subject Parcels would be redirected to Laguna Hills; and WHEREAS, the Cities have discovered that, notwithstanding the condition set forth in the LAFCO Resolution and Certificate, the property tax revenue from the Subject Parcels, by inadvertent error, has been allocated to Laguna Niguel rather than to Laguna Hills following dissolution of the CSD; and
WHEREAS, the Cities have agreed that this mistake should be corrected and that the property tax revenue from the Subject Parcels should be prospectively transferred to Laguna Hills; and
WHEREAS, Revenue and Taxation Code section 99.02 allows a local agency, by the adoption of a resolution, to determine to transfer property tax revenue to other local agencies having the same tax rate areas. Section 99.02 requires that, in order for such a transfer to be effective, (i) the Cities hold public hearings to consider the effect of the proposed transfer; (ii) Laguna Niguel adopt a resolution determining to transfer the property tax revenues from the Subject Parcels to Laguna Hills; (iii) notice of such resolution be provided to the County of Orange; and (iv) the County of Orange concur with the proposed transfer and notify the County auditor, by resolution, of the County’s approval; and
WHEREAS, on August 26, 2025, Laguna Hills conducted a duly noticed public hearing in accordance with Revenue and Taxation Code section 99.02 to consider this correction and property tax transfer.
Resolution No. 2025-08-26-X
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA
HILLS, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
SECTION 1. The foregoing recitals and findings are true and correct and incorporated herein by this reference.
SECTION 2. The City Council of the City of Laguna Hills does hereby agree that ad valorem property taxes from the Subject Parcels previously distributed to the Laguna Niguel CSD or the City of Laguna Niguel shall correctly and prospectively be allocated to the City of Laguna Hills.
SECTION 3. The Interim City Manager is hereby authorized to execute all necessary agreements and documents and take all necessary actions to effectuate this transfer, including executing the Property Tax Transfer Agreement attached hereto as Exhibit A.
SECTION 4. This Resolution shall take effect immediately upon its adoption by the City Council. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions. Upon adoption of this Resolution and the execution of the Property Tax Transfer Agreement attached hereto as Exhibit A, the City Clerk shall transmit a copy of this Resolution to the County of Orange and solicit the County’s concurrence with the proposed transfer of property tax revenue as described herein.
PASSED, APPROVED AND ADOPTED this 26th day of August 2025. ____________________________________
JOSHUA SWEENEY, MAYOR
ATTEST:
______________________________________
JENNIFER LEE, CITY CLERK
Resolution No. 2025-08-26-X
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF LAGUNA HILLS )
I, Jennifer Lee, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Resolution No. 2025-08-26-X adopted by the City Council of the City of Laguna Hills, California, at a Regular Meeting thereof held on the 26th day of August 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
(SEAL)
_____________________________________
JENNIFER LEE, CITY CLERK
Resolution No. 2025-08-26-X
Exhibit A
4906-0791-4582, v. 2
EXHIBIT A
PROPERTY TAX TRANSFER AGREEMENT
4906-0791-4582, v. 2
PROPERTY TAX TRANSFER AGREEMENT
This Property Tax Transfer Agreement (“Agreement) is entered into by and between the City of Laguna Niguel (“Laguna Niguel”) and the City of Laguna Hills (“Laguna Hills”). Laguna Niguel and Laguna Hills are sometimes hereinafter referred to individually as “Party” and collectively as “Parties.”
RECITALS
WHEREAS, prior to the incorporation of either Party, residents of Laguna Niguel formed the Laguna Niguel Community Services District (“CSD”) which included certain properties ultimately located within the boundaries of Laguna Hills, currently identified as Assessor Parcel Numbers 636-211-03, 636-211-04, 636-211-05, 636-211-06, 636-211-07, and 636-211-08 (“Subject Parcels”);
WHEREAS, on or around April 13, 2004, the Orange County Local Agency Formation Commission (“LAFCO”) adopted Resolution DS 05-02 dissolving the CSD (the “LAFCO Resolution”), and on May 16, 2005, LAFCO recorded a Certificate of Completion (“Certificate”), which implemented the LAFCO Resolution. The LAFCO Resolution and Certificate both provided that as a condition of approval of the dissolution, the property tax revenue from the Subject Parcels would be redirected to Laguna Hills; WHEREAS, the Parties have discovered that, notwithstanding the above-referenced condition set forth in the LAFCO Resolution and Certificate, the property tax revenue from the Subject Parcels, by inadvertent error, has been allocated to Laguna Niguel rather than to Laguna Hills following dissolution of the CSD;
WHEREAS, the Parties desire to correct this error and for the property tax revenues from the Subject Parcels to be prospectively transferred to Laguna Hills. The Parties acknowledge that in order for Laguna Hills to receive the correct property tax allocation, the Parties must follow the procedure in California Revenue and Taxation Code section
99.02, and that the County of Orange (“County”) must agree to implement the correction before the property tax allocation issue can be corrected prospectively; WHEREAS, the Parties have entered into an Ad Valorem Property Tax Revenue Reimbursement Agreement and Release (“Reimbursement Agreement”) pursuant to which Laguna Niguel has agreed to make a one-time payment to Laguna Hills representing the property tax revenue for the Subject Parcels for fiscal years 2021/2022, 2022/2023, and 2023/2024. The Reimbursement Agreement includes, as a condition precedent, the adoption by each Party of a resolution correcting prospectively the property tax revenue allocation for the Subject Parcels. The Reimbursement Agreement also includes a mutual release of all claims and rights relating to the allocation of property tax revenue for the Subject Parcels received prior to the effective date of the Reimbursement Agreement.
4906-0791-4582, v. 2
REPRESENTATIONS
The Parties represent and warrant as follows:
(a) That the individuals executing this Agreement expressly have the authority to execute this Agreement, and that this Agreement as so executed will be binding upon the Parties;
(b) That the Parties for whom these individuals execute this Agreement are the sole owners of all rights, title, and interests in and to all all matters settled and released under this Agreement and that they have not heretofore assigned, transferred, or purported to assign and/or transfer to any person or entity any matters, or portions thereof, settled and released under this Agreement;
(c) That the representations set forth above shall endure forever and shall survive the execution and performance of this Agreement.
NOW, THEREFORE, in consideration of the promises set forth herein, the Parties agree as follows:
TERMS
1. The above Recitals and Representations are incorporated herein in full as terms and/or conditions and/or provisions of this Agreement.
2. Effective Date: This Agreement shall become effective on the “Effective Date,” which means the latest date on which all of of the following have occurred: (i) both Parties sign this Agreement; and (ii) both Parties’ city council adopt resolutions determining to correct prospectively the property tax revenue allocation for the Subject Parcels (“Parties’ Resolutions”).
3. Property Tax Revenue Transfer: Laguna Niguel agrees that ad valorem property taxes from the Subject Parcels previously distributed to the CSD or Laguna Niguel shall correctly and prospectively be allocated to Laguna Hills.
4. Consideration: The Parties acknowledge the existence of good and valuable consideration for their respective promises relative to the correction of the property tax revenue misallocation for the Subject Parcels, including the promises set forth herein and the promises contained within the Reimbursement Agreement.
5. Notification to the County: Pursuant to the procedure set forth in California Revenue and Taxation Code section 99.02, upon adoption of the Parties’ Resolutions, each Party will notify the County of the property tax revenue transfer agreement described
4906-0791-4582, v. 2
herein by transmitting a copy of that Party’s Resolution approving of the property tax transfer to the County and/or its official(s) or department(s) as necessary.
6. Further Assurances and Cooperation: The Parties, without further consideration, agree to execute and deliver such other documents and to take such other action necessary, convenient, or desirable to effect the provisions and fulfill the purposes of this Agreement.
7. Counterparts: This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which taken together shall constitute one and the same document. Electronic and/or scanned signatures are to be deemed equivalent to original signatures.
8. Severability: If any part or provision of this Agreement, or the application thereof to any person or circumstance, shall to any extent be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law.
9. Modifications: This Agreement may be amended or modified only by a writing signed by all Parties.
10. Final Agreement: The Parties acknowledge that this Agreement has resulted from negotiations between the Parties. Therefore, the language of all parts of this Agreement shall in all cases be construed as a whole, according to its fair meaning, and not strictly for or against any of the Parties. The Parties hereto have participated in the drafting and preparation of this Agreement and, therefore, in any construction to be made of this Agreement the same shall not be construed against any of the Parties.
11. Paragraph Headings: The paragraph headings used in this Agreement are intended solely for convenience and reference and shall not in any manner amplify, limit, modify or otherwise be used in the interpretation of the provisions hereof.
12. Governing Law: This Agreement shall in all respects be enforced and governed by and under the laws of the State of California. [SIGNATURES ON THE FOLLOWING PAGE]
4906-0791-4582, v. 2
Dated: ____________, 2025 CITY OF LAGUNA NIGUEL
Tamara Letourneau
City Manager
Dated: ____________, 2025 CITY OF LAGUNA HILLS
Joseph Ames
Interim City Manager
APPROVED AS TO FORM:
Dated: ____________, 2025 BEST BEST & KRIEGER LLP
_____________________________________
Scott C. Smith
City Attorney for City of Laguna Niguel
Dated: ____________, 2025 WOODRUFF & SMART, APC
_____________________________________
Gregory E. Simonian
City Attorney for City of Laguna Hills
Item No. 7.2.1
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: August 26, 2025
To: Mayor and Council Members
From: Jennifer Lowe, Community Development Director
Issue: First Reading of Proposed Ordinances Amending Title 10 (Buildings and Construction) and Chapter 5-16 (Fire Code) of the Laguna Hills Municipal Code and Adopting by Reference the 2025 Edition of the California Building Standards Code (California Code of Regulations, Title 24) Consisting of the California Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and Referenced Standards Code, and the Wildland-Urban Interface Code, Together with Certain Amendments, Additions, and Deletions Thereto, and Adopting By Reference the 2025 International Property Maintenance Code
Recommendation: That the City Council:
1. Introduce for first reading, read by title only, and waive further reading of an Ordinance entitled: “An Ordinance of the City of Laguna Hills, California, Amending Title 10 (Buildings and Construction) of the Laguna Hills Municipal Code and Adopting by Reference the 2025 Edition of the California Building Standards Code (California Code of Regulations, Title 24), Consisting of the 2025 California Building Code, the 2025 California Residential Code Including Appendices BF and CI, the 2025 California Electrical Code, the 2025 California Mechanical Code, the 2025 California Plumbing Code, the 2025 California Energy Code, the 2025 California Historical Building Code, the 2025 California Existing Building Code, the 2025 California Green Building Standards Code, the 2025 California Referenced Standards Code, and the 2025 California Wildland-Urban Interface Code Including Appendices F and G, Together with Certain Amendments, Additions, and Deletions Thereto; and Adopting by Reference the 2024 International Property Maintenance Code.”
2. Introduce for first reading, read by title only, and waive further reading of an Ordinance entitled: “An Ordinance of the City of Laguna Hills, California,
Item No. 7.2.1
amending Chapter 5-16 (Fire Code) of Title 5 (Health and Sanitation) of the Laguna Hills Municipal Code and adopting by reference the 2025 Edition of the California Fire Code including Appendices B, BB, C, CC, and H together with certain amendments, additions, and deletions thereto.”
3. Direct staff to place the Ordinances on the September 9, 2026, meeting agenda for a public hearing and second reading, and prepare and publish the appropriate hearing notices.
Background:
The California Building Standards Code is updated and published on a three-year cycle and amends Title 24 of the State of California Code of Regulations. These codes are commonly referred to as the Building, Residential, Fire, Plumbing, Mechanical, Green, and Energy Codes and establish the minimum requirements for new construction. The purpose of these codes is to establish minimum requirements to safeguard public health, safety, and general welfare as well as to ensure that the built environment is accessible, energy efficient, sustainable, and safe from natural and manmade disasters.
The current 2022 triennial edition cycle of State building codes with local amendments became effective on January 1, 2023, and was adopted by the City Council on November 15, 2022. Local amendments by ordinance addressed local fire risks, based on the recommendations from Orange County Fire Authority (“OCFA”), as well as administrative amendments to allow for proper administration of appeal or abatement actions.
Proposal and Analysis:
The State of California Building Standards Commission (“CSBC”) has adopted the 2025 California Building Standards Code, which includes the following codes:
• California Administrative Code
• California Building Code
• California Residential Code
• California Electrical Code
• California Mechanical Code
• California Plumbing Code
Item No. 7.2.1
• California Wildland-Urban Interface
• California Energy Code
• California Historical Building Code
• California Existing Building Code
• California Green Building Standards Code
• California Referenced Standards Code
• California Fire Code
Additionally, staff recommends adopting by reference the 2024 International Property Maintenance Code, providing requirements for continued use and maintenance of building elements, site conditions, swimming pools, plumbing, mechanical, electrical and fire protection systems in existing residential and nonresidential structures.
Title 10 of the Laguna Hills Municipal Code (“LHMC”) will be amended and restated in its entirety with the adoption of the proposed 2025 California Building Standards Code and 2024 Internation Property Maintenance Code. Similarly, Chapter 5-16 of the LHMC will be amended and restated in its entirety with the adoption of the 2025 California Fire Code. In accordance with California Health and Safety Code Section 18938.5, all applications for building permits submitted on or after January 1, 2026, are subject to compliance with the 2025 California Building Standards Code. 2025 California Building Standards Code – Noteworthy Changes The 2025 California Building Standards Code includes significant updates focusing on energy efficiency, sustainability, and safety. While not a complete list, below are some of the noteworthy changes in the 2025 California Building Standards Code:
• Administration: Clarifies amount of refund of fees when the work has not yet commenced (checking work, or construction) on a project (or subsequent increments).
• Lithium-Ion and Lithium Metal Batteries: Automatic Sprinkler system required in B, F-1, M and S-1 Occupancy.
• Guards on Retaining Walls: Guard rail required on retaining walls greater than 36” above surfaces below.
• Swimming pool fencing: Pool fencing NOT exempt from permit. • Temporary Structures: Public occupancy temporary structures allow for up to one year.
• Sleeping Loft: Sleeping lofts less than 70 sf and not exceeding 7’0” in ceiling height for more than half of the sleeping loft floor area are not considered an additional story.
• Smoke Alarms: Smoke alarms are now required in sleeping loft locations.
Item No. 7.2.1
• Appliance Seismic Restraints: All appliances and equipment that are designed to be fixed in place need to be anchored.
• Electric-Readiness: Requirements are in place to encourage electric-ready infrastructure for commercial kitchens and some multifamily buildings, facilitating future conversions to electric appliances. • Ventilation: Ventilation standards are strengthened to improve indoor air quality in multifamily buildings.
California Wildland-Urban Interface Code
A notable change to the 2025 California Building Standards Code is the addition of the California Wildland-Urban Interface Code (“CWUI”), which was adopted, based on the 2024 International Wildland-Urban Interface Code (“IWUIC”). The new CWUI consolidates various wildfire resilience requirements into a single location within Part 7 of the California Building Standards Code.
The Wildland Urban Interface (“WUI”) is a geographic area identified by the State as a Fire Hazard Severity Zone (“FHSZ”) at a significant risk from wildfires. On March 24, 2025, CalFire issued a letter and published new maps identifying Fire Hazard Severity Zones within the various jurisdictions, with Laguna Hills identified as having areas within Very High, High and Moderate FHSZs. As a result, properties located within the Very High and High FHSZs will be subject to new building codes intended to improve fire safety and reduce property loss from fire. The new building standard for the Very High and High FHSZs will be enforced by the Building Official as projects go through the plan checking process. Key requirements for properties within a WUI/FHSZ are set forth below:
• Defensible Space: Includes requirements for vegetation management, establishing a defensible space of 100 feet (or the property line) around buildings to aid firefighters and protect homes from wildfires. • Home Hardening:
o Exterior Walls and Windows: Three-coat stucco or fiber-cement siding are preferred for exterior walls, and dual-pane windows are required for radiant heat protection, with smaller window openings recommended in areas facing dense vegetation.
o Roofing: Only Class A fire-rated roofing materials are permitted, with a focus on steel roofs combined with fire-resistant underlayment and metal edges.
o Roof Vents: New vent designs must demonstrate ember resistance without compromising attic ventilation.
o Decking Materials: Revised list of approved decking products, emphasizing
Item No. 7.2.1
flame spread and ember resistance.
• Sales Disclosure: Property sellers must disclose the FHSZ designation to potential buyers.
• Vegetation Management: Provides guidelines on vegetation clearance, pruning, and maintenance to reduce fuel for wildfires.
• Address Visibility: Ensures address numbers are clearly visible from the street for emergency responders.
Amendments by Local Ordinance
Local ordinances that amend Title 24 building standards are subject to requirements of California law must be ratified and filed for each triennial edition of Title 24. To incorporate local amendments, the City may only make more restrictive modification and amendments if the City Council adopts findings relating to local climatic, geological or topographical conditions, and said findings are filed with the CSBC. The City has adopted local amendments during each of the prior triennial code adoption cycles that specifically address local conditions and priorities, including, but not limited to, recommended technical specifications from Orange County Fire Authority (“OCFA”), use of Class-A roofing material for residential re-roofs throughout the City, and provisions for additional drowning prevention features for single-family homes.
Consistent with California Health and Safety Code Section 17958.5, City staff and OCFA Fire Chief recommend local amendments to the 2025 State Codes. The 2025 edition of the California Building Standards Code contains 12 separate parts. No action is recommended related to the California Administrative Code because this part contains no substantive building regulations applicable to the City mandating adoption by reference or local amendments.
Amendments to Building Code
City staff is recommending a total of 16 amendments (10 Building Code Amendments, and 6 Residential Code Amendments) to the California Building Standards Code. Several of the proposed amendments are administrative or procedural in nature and ensure consistency with the standards previously adopted during the 2022 Code cycle. The remaining amendments to residential building standards are substantially equivalent to those adopted during the 2022 Code cycle and presently in effect and/or relate to home hardening (wildfire mitigation) measures. A summary of the proposed Building Codes amendments is listed in Attachment 3 of this report. Tables identifying each proposed amendment to the 2025 California Building Standards Code and the specific finding(s) supporting the amendments are included in the proposed Ordinance.
Item No. 7.2.1
Additionally, staff recommends the City Council adopt by reference the 2024 International Property Maintenance Code, amended and restated as LHMC Chapter 10-
80. The City Council previously adopted the 2021 Property Maintenance Code with the adoption of the 2022 triennial edition cycle of State building codes. The Property Maintenance Code addresses various aspects of property maintenance, including building structure, emergency egress, plumbing, electrical systems, fire protection, and site conditions in both residential and non-residential structures.
Amendments to California Fire Code
OCFA is requesting a total of 53 amendments to the California Fire Code for City Council consideration. Proposed amendments include changes and modifications to said Code that have been deemed reasonably necessary due to local conditions within Laguna Hills or the region. Majority of the requests are amendments that are substantially equivalent to those adopted during the 2022 Code cycle and presently in effect and/or relate to home hardening (wildfire mitigation) measures. Attachment 4 provides a summary of proposed Fire Code amendments by OCFA.
In summary, Table 1 identifies each part of the Building Standards Code as it relates to the LHMC and the applicable recommended action for the 2025 triennial code adoption cycle.
Table 1- California Building Standards Code
Code Recommended Action LHMC
Chapter
Administrative Code N/A N/A
Building Code Adopt with local
amendments
10-28
Residential Code Adopt with local
amendments
10-32
Electrical Code Adopt with no amendments 10-36
Mechanical Code Adopt with no amendments 10-40
Plumbing Code Adopt with no amendments 10-48
Energy Code Adopt with no amendments 10-52
Historical Building Code Adopt with no amendments 10-60 Existing Building Code Adopt with no amendments 10-64
Item No. 7.2.1
Green Building Standards
Code
Adopt with no amendments 10-68
Referenced Standards Code Adopt with no amendments 10-76 Wildland-Urban Interface Adopt with local
amendments
10-88
Fire Code Adopt with local
amendments
5-16
International Property
Maintenance Code*
Adopt with no amendments 10-80
*supplement to California Standard Building Code
The above-referenced State codes are available in the Community Development Department for review as well as online at the California Building Standards Commission website (www.bsc.ca.gov).
CEQA Findings:
The City Council finds that the proposed Ordinances are not subject to the California Environmental Quality Act (“CEQA”) in accordance with Section 21065 of the California Public Resources Code and Section 15060(c)(2), 15060(c)(3), and 15378 of the California State CEQA Guidelines. The adoption of the California Building Standards Code and local ordinances will not result in a reasonably foreseeable physical change to the environment. Furthermore, in accordance with Section 15061(b)(3) of the State CEQA Guidelines, there is no possibility that the project will have a significant effect on the environment as the ordinances do not authorize development that would directly result in a physical change to the environment.
Fiscal Impact:
None.
Attachments:
1. 2025 Building Code Ordinance
2. 2025 Fire Code Ordinance
3. 2025 Building Code Amendments Summary Matrix
4. 2025 Fire Code Amendments Summary Matrix
4917-9819-5289, v. 1
ORDINANCE NO. 2025-X
AN ORDINANCE OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, AMENDING TITLE 10 (BUILDINGS AND
CONSTRUCTION) OF THE LAGUNA HILLS MUNICIPAL
CODE AND ADOPTING BY REFERENCE THE 2025
EDITION OF THE CALIFORNIA BUILDING STANDARDS
CODE (CALIFORNIA CODE OF REGULATIONS, TITLE 24),
CONSISTING OF THE 2025 CALIFORNIA BUILDING CODE,
THE 2025 CALIFORNIA RESIDENTIAL CODE INCLUDING
APPENDICES BF AND CI, THE 2025 CALIFORNIA
ELECTRICAL CODE, THE 2025 CALIFORNIA
MECHANICAL CODE, THE 2025 CALIFORNIA PLUMBING
CODE, THE 2025 CALIFORNIA ENERGY CODE, THE
2025 CALIFORNIA HISTORICAL BUILDING CODE, THE
2025 CALIFORNIA EXISTING BUILDING CODE, THE 2025
CALIFORNIA GREEN BUILDING STANDARDS CODE, THE
2025 CALIFORNIA REFERENCED STANDARDS CODE,
AND THE 2025 CALIFORNIA WILDLAND-URBAN
INTERFACE CODE INCLUDING APPENDICES F AND G,
TOGETHER WITH CERTAIN AMENDMENTS, ADDITIONS,
AND DELETIONS THERETO; AND ADOPTING BY
REFERENCE THE 2024 INTERNATIONAL PROPERTY
MAINTENANCE CODE
THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS, CALIFORNIA, HEREBY FINDS AND DETERMINES AS FOLLOWS:
WHEREAS, pursuant to California Government Code Section 50022.1 et seq., the City of Laguna Hills (“City”) may adopt by reference the California Building Standards Code, 2025 Edition, as provided in Title 24 of the California Code of Regulations, and the 2024 International Property Maintenance Code; and
WHEREAS, the California Building Standards Commission recently adopted new amendments to the California Building Standards Code; and WHEREAS, California Health & Safety Code Section 17958.5 et seq., and 18941.5 authorize cities to modify the California Building Standards Code by adopting the same or modified requirements as are contained in the regulations adopted by the State pursuant to Health and Safety Code Section 17922, if such modifications are accompanied by express findings that they are reasonably necessary because of local climatic, geological, or topographical conditions; and
WHEREAS, based upon the recommendations of the Building Official, the City Council finds the proposed amendments to the 2025 California Building Standards Code set forth in this Ordinance, which are more restrictive than the standards adopted
Ordinance No. 2025-X
4917-9819-5289, v. 1
by the California Building Standards Commission, would decrease the potential incidence of property damage, injury, and death due to fires and earthquakes, and are reasonable and necessary to mitigate local climatic, geological, or topographical conditions; and WHEREAS, on August 12, 2025, the City Council introduced this Ordinance for first reading at a regular meeting of the City Council, and set a public hearing and second reading of the Ordinance for August 26, 2025; and WHEREAS, the City Council held a public hearing on August 26, 2025, at which time all interested persons had the opportunity to appear and be heard on the matter of adopting the 2025 California Building Standards Code as amended herein, as well as, the adoption of the 2024 International Property Maintenance Code; and WHEREAS, the Community Development Department recommended that changes and modifications be made to the codes and have advised that certain said changes and modifications to the California Building Code, 2025 Edition, the California Residential Code, 2025 Edition, and the 2025 California Wildland-Urban Interface Code are reasonably necessary due to local conditions in the City of Laguna Hills and have further advised that the remainder of said changes and modifications are of an administrative or procedural nature, or concern themselves with subjects not covered by the codes or are reasonably necessary to safeguard life and property within the City of Laguna Hills; and
WHEREAS, amendments related to life and fire safety contained in Table 1505.1, Sections 1505.1.2, 1807.1.6, 3109.2 of the 2025 Edition of the California Building Code, Table R301.2, Sections R902.1, R902.1.2, R902.2, and Appendix CI of the 2025 Edition of the California Residential Code, and Section 602.4, of the 2025 California WildlandUrban Interface Code as recommended by the Community Development Department are hereby found to be reasonably necessary due to the local conditions described in Section 1 of this Ordinance, below; and
WHEREAS, pursuant to California Government Code Section 6066, the City published notice of the aforementioned public hearing; and WHEREAS, any and all other legal prerequisites relating to the adoption of this Ordinance have occurred.
THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council hereby finds that the amendments to the 2025 California Building Code and 2025 California Residential Code are reasonably necessary because of local climatic, geological, or topographic conditions, and adopts the findings provided below to support the modifications to the 2025 California Building Code and 2025 California Residential Code.
Ordinance No. 2025-X
4917-9819-5289, v. 1
I. Climatic Conditions
A. Orange County and the City of Laguna Hills are located in a semi-arid Mediterranean type climate. It annually experiences extended periods of high temperatures with little or no precipitation. Hot, dry (Santa Ana) winds, which may reach speeds of 70 M.P.H. or greater, are also common to the area. These climatic conditions cause extreme drying of vegetation and common building materials. Frequent periods of drought and low humidity add to the fire danger. This predisposes the area to large destructive fires (conflagration). In addition to directly damaging or destroying buildings, these fires are also prone to disrupt utility services throughout the County.
Obstacles generated by a strong wind, such as fallen trees, street lights and utility poles greatly impact the response time to reach an incident scene.
This necessitates the need for an increased level of fire protection. This added protection will supplement normal fire department response available and provide immediate protection for life and safety during fire occurrences.
B. The climate alternates between extended periods of drought and brief flooding conditions. Flood conditions may affect the Orange County Fire Authority’s ability to respond to a fire or emergency condition. Floods also disrupt utility services to buildings and facilities within the County. This necessitates the need for additional fire protection features.
C. Water demand in this densely populated area far exceeds the quantity supplied by natural precipitation; and although the population continues to grow, the already-taxed water supply does not. Due to storage capacities and consumption, and a limited amount of rainfall, particularly during extended periods of drought, future water allocation is not fully dependable. This necessitates the need for additional fire protection features.
D. Dry climatic conditions and winds contribute to the rapid spread of even small fires originating in high-density housing, including fuels such as wood shingles, or vegetation. These fires spread very quickly and create a need for increased levels of fire protection. The added protection of fire sprinkler systems and other fire protection features will supplement normal fire department response by providing immediate protection for the building occupants and by containing and controlling the fire spread to the area of origin. Fire sprinkler systems will also reduce the use of water for firefighting by as much as 50 to 75 percent.
E. The warm, dry climate is conducive to swimming pools which creates a higher probability of child drowning where pools are unprotected, necessitating the need for additional fire protection features.
Ordinance No. 2025-X
4917-9819-5289, v. 1
II. Topographical Conditions
A. Natural slopes of 15 percent or greater generally occur throughout the foothills of Orange County. The elevation change caused by the hills creates the geological foundation on which communities within Orange County are built and will continue to build. With much of the populated flatlands already built upon, future growth will likely occur on steep slopes and with greater constraints in terrain.
B. Traffic and circulation congestion is an artificially created, obstructive topographical condition, which is common throughout Orange County.
C. Topographical conditions combine to create a situation that places fire department response time to fire occurrences at risk, and makes it necessary to provide automatic on-site fire-extinguishing systems and other protection measures to protect occupants and property.
III. Geological Conditions
A. The Orange County region is a densely populated area in a highly seismically active area that has buildings constructed over and near a vast and complex network of faults that are believed to be capable of producing future earthquakes similar or greater in size than the 1994 Northridge and the 1971 Sylmar earthquakes. Earthquake faults run along the northeast and southwest boundaries of Orange County. The Newport-Inglewood Fault.
Located within Orange County was the source of the destructive 1933 Long Beach earthquake (6.3 magnitude) which took 120 lives and damaged buildings in an area from Laguna Beach to Marina Del Rey to Whittier. In December 1989, another earthquake occurred in the jurisdiction of Irvine at an unknown fault line. Regional planning for reoccurrence of earthquakes is recommended by the state of California, Department of Conservation.
B. Previous earthquakes have been accompanied by disruption of traffic flow and fires. A severe seismic event has the potential to negatively impact any rescue or fire suppression activities because it is likely to create obstacles similar to those indicated under the high wind section above. The October 17, 1989, Santa Cruz earthquake resulted in one major fire in the Marina District (San Francisco). When combined with the 34 other fires locally and over 500 responses, the department was taxed to its fullest capabilities. The Marina fire was difficult to contain because mains supplying water to the district burst during the earthquake. This situation creates the need for both additional fire protection and automatic on-site fire protection for building occupants. State Department of Conservation noted in their 1988 report (Planning Scenario on a Major Earthquake on the Newport-Inglewood Fault Zone, page 59), “unfortunately, barely meeting the minimum earthquake
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standards of building codes places a building on the verge of being legally unsafe.”
C. Road circulation features located throughout the County also make amendments reasonably necessary. Located through the County are major roadways, highways and flood control channels that create barriers and slow response times. Hills, slopes, street and storm drain design, accompanied by occasional heavy rainfall, causes roadway flooding and landslides and at times may make an emergency access route impassable.
D. Soils throughout the County possess corrosive properties that reduce the expected usable life of water services when metallic pipes are in contact with soils.
E. Due to the topographical conditions of sprawling development separated by waterways and narrow and congested streets and the expected infrastructure damage inherent in seismic zones described above, it is prudent to rely on automatic fire sprinkler systems to mitigate extended fire department response time and keep fires manageable with reduced fire flow (water) resources available for a given structure. Additional fire protection is also justified to match the current resources of firefighting equipment and personnel within the Orange County Fire Authority
Additional amendments have been made to the 2025 California Building Standards Code.
Such amendments are hereby found to be either administrative or procedural in nature or concern themselves with subjects not covered in such codes. The changes made include provisions making each of said codes compatible with other codes enforced by the City.
The findings above are applicable to amendments to the 2025 California Building Code and 2025 California Residential Code as follows:
Code Section Findings in Section 1
Chap 1, Div II Administrative
Table 1505.1 CBC 1-A,D, 3-A,B,C,D,E
1505.1.2 CBC 1-A,D, 3- A,B,C,D,E
1807.1.6 CBC 3-A
3109.2 CBC 1-E, 3-B,C
Table R301.2 CRC Administrative
R902.1 CRC 1-A,D, 3- A,B,C,D,E
R902.1.2 CRC 1-1,2, 3- A,B,C,D,E
R902.2 CRC 1-1,2, 3- A,B,C,D,E
Appendix CI CRC 1-E, 3-B,C
602.4 CWUIC 1-A,B,C,D
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SECTION 2. Chapter 10-28 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-28
BUILDING CODE
10-28.010 Adoption of the California Building Code.
The California Building Code, 2025 Edition, including Chapter 1, Division II, based on the 2024 Edition of the International Building Code as published by the International Code Council, together with the amendments provided in this chapter, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Building Code of the City of Laguna Hills, regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
10-28.030 Amendments to the California Building Code.
Chapter 1, Division II – Scope and Administration.
Section 101.1, Title, is revised to read as follows:
101.1 Title. These regulations shall be known as the Building Code of the City of Laguna Hills, hereinafter referred to as “this code.”
Section 101.4, Referenced codes, is hereby revised to read as follows:
101.4. Referenced codes. The California Codes specified in Sections 101.1.1 through 101.4.7 and referenced elsewhere in this code shall be understood to mean and refer to those codes as adopted and amended by the City of Laguna Hills and set forth in Title 10 Buildings and Construction of the Laguna Hills Municipal Code.
Section 104.8, Liability, is amended to include the following:
104.8 Liability. The provisions of this section shall apply if the Building Official or his/her authorized representative are employees of this jurisdiction and shall also apply if the Building Official or his/her authorized representatives are acting under contract as agents of this jurisdiction.
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Section 105.2, Work exempt from permit, is revised to read as follows:
(a) Section 105.2, Building exemption 2, is revised to read as follows:
2. Fences not over 6 feet (2134 mm) high.
(b) Section 105.2, Building exemption 9, is revised to read as follows:
9. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 18 inches (457.2 mm) deep, do not exceed 5,000 gallons (18,927.059L) and are installed entirely above ground.
Section 105.8, Reconstruction is added.
105.8. Reconstruction. If the value of the reconstruction (or renovation) of a building is equal to or exceeds 75 percent of the value of the building, the entire building shall comply with the code provisions for new construction. The value of the reconstruction (or renovation) for a property shall include the value of all construction stemming from construction-related permits issued within the last two years.
Section 113.1, General, is revised to read as follows:
113.1 General. Board of Appeals when used in the Building Standards Codes shall mean the City Council/Planning Agency. The Board of Appeals is hereby established for each of the Building Standards Codes. Depending on the subject of the appeal, specialized expertise may be solicited for the purpose of providing input to the Board of Appeals.
Chapter 15 – Roof Assemblies and Rooftop Structures.
Table 1505.1 is revised to read as follows:
TABLE 1505.1
MINIMUM ROOF ASSEMBLY CLASSIFICATION FOR
TYPES OF CONSTRUCTION
IA IB IIA IIB IIIA IIIB IV VA VB
A A A A A A A A A
For SI: 1 foot = 304.8 mm, 1 square foot = 0.0929 m2.
Section 1505.1.2, Roof coverings within all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI), is revised to read as follows:
1505.1.2 Roof coverings within all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI). The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of
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the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.
Chapter 18 – Soils and Foundations.
Section 1807.1.6, Prescriptive design of concrete and masonry foundation walls, is revised to read as follows:
1807.1.6 Prescriptive design of concrete and masonry foundation walls.
Concrete and masonry foundation walls that are laterally supported at the top and bottom shall be permitted to be designed and constructed in accordance with this section. Prescriptive design of foundation walls shall not be used for structures assigned to Seismic Design Category D2, or E.
Chapter 31 – Special Construction.
Section 3109.2, California swimming pool safety act (statewide) is revised to read as follows:
3109.2 California swimming pool safety act (statewide). 115922 (a) Except as provided in Section 115925, when a building permit is issued for the construction of a new swimming pool or spa or the remodeling of an existing swimming pool or spa, at a private, single-family home the respective swimming pool or spa shall be equipped with item #1 and at least one additional of the following seven drowning prevention safety features:
1. An enclosure that meets the requirements of Section 115923 and isolates the swimming pool or spa from the private single-family home. Any walls of the single-family structure or accessory structures used to complete the isolation enclosure must have door openings equipped with protection as required in item #4 or #5. Any such door protection device provided for this purpose may not be used to comply with the second drowning prevention feature.
2. Removable mesh pool fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device. The mesh fencing setback shall be not less than 20 inches from the water’s edge.
3. An approved safety pool cover, as defined in subdivision (d) of Section 115921.
4. Exit alarms on the private single-family home’s doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an
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alarm noise or a verbal warning, such as repeating notification that “the door to the pool is open”.
5. A self-closing, self-latching device with a release mechanism placed no lower than 54 inches (1372mm) above the floor on the private single-family home’s doors providing direct access to the pool or spa.
6. An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. These pool alarms shall meet and be independently certified to the ASTM Standard F2208 “Standard Safety Specification for Residential Pool Alarms” which includes surface motion, pressure, sonar, laser and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning safety prevention feature.
7. Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and have been independently verified by an approved testing laboratory as meeting standards for those devices established by the ASTM or the American Society of Testing Mechanical Engineers (ASME).
Prior to the issuance of any final approval for the completion of permitted construction or remodeling work, the local building code official shall inspect the drowning safety prevention devices required by this act and if no violations are found, shall give final approval.
SECTION 3. Chapter 10-32 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-32
RESIDENTIAL CODE
10-32.010 Adoption of the California Residential Code.
The California Residential Code, 2025 Edition, based on the 2024 International Residential Code as published by the International Code Council, including Appendices BF and CI, together with the amendments provided in this chapter, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Residential Code of the City of Laguna Hills regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
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10-32.020 Amendments to the California Residential Code.
Chapter 3 – Building Planning.
Table R301.2 is revised to read as follows:
TABLE R301.2 CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
Ground
snow
loado
WIND DESIGN Seismic
design
categoryf
SUBJECT TO DAMAGE FROM Ice barrier
underlayment
requiredh
Flood
hazardsg
Air
freezing
indexi
Mean
annual
tempj
Speedd
(mph)
Topo.
effectsk
Special
wind
regionl
Windborne
debris zonem
Weatheringa Frost
line
depthb
Termitec
Zero 95 No No No D2 or E Negligible 12-24” Very
Heavy
No Yes/No 0 60
Chapter 9 – Roof Assemblies.
Section R902.1, Roof assemblies, is revised to read as follows:
R902.1 Roof assemblies. Roofs shall be covered with materials as set forth in Sections R904 and R905. Class A roofing shall be installed in areas designated by this section. Class A roofing required by this section to be listed shall be tested in accordance with UL 790 or ASTM E 108.
Exceptions:
1. Class A roof assemblies include those with coverings of brick, masonry and exposed concrete roof deck.
2. Class A roof assemblies also include ferrous or copper shingles or sheets, metal sheets and shingles, clay or concrete roof tile, or slate installed on noncombustible decks.
Section R902.1.2, Roof coverings in all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI) area, is revised to read as follows R902.1.2 Roof coverings in all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI) area. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.
Section R902.2, Fire-retardant-treated shingles and shakes, is revised to read as follows:
R902.2 Fire-retardant-treated shingles and shakes. Fire-retardant-treated wood shakes and shingles are wood shakes and shingles complying with UBC
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Standard 15-3 or 15-4 which are impregnated by the full-cell vacuum-pressure process with fire-retardant chemicals, and which have been qualified by UBC Standard 15-2 for use on Class A roofs.
(The remainder of this section is unchanged)
Appendix CI – Swimming Pool Safety Act.
Section 115922 is revised to read as follows:
115922.
(a) Except as provided in Section 115925, when a building permit is issued for the construction of a new swimming pool or spa or the remodeling of an existing swimming pool or spa at a private single-family home, the respective swimming pool or spa shall be equipped with an enclosure as specified in item (1) below AND at least one of the following additional drowning prevention safety features:
(1)An enclosure that meets the requirements of Section 115923 and isolates the swimming pool and spa from the private single-family home.
Any walls of the residential structure or accessory structures used to complete the isolation enclosure must have door openings equipped with protection as required in Section 115922 (a) (4) or (5). Any such door protection device provided for this purpose may not be used to comply with the second drowning prevention feature requirement. (The remainder of this section is unchanged)
SECTION 4. Chapter 10-36 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-36
ELECTRICAL CODE
10-36.010 Adoption of the California Electrical Code.
The California Electrical Code, 2025 Edition, based on the 2023 National Electrical Code as published by the National Fire Protection Association, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Electrical Code of the City of Laguna Hills, regulating all installation, arrangement, alteration, repair, use and other operation of electrical wiring, connections, fixtures and other electrical appliances on premises within the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
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SECTION 5. Chapter 10-40 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-40
MECHANICAL CODE
10-40.010 Adoption of the California Mechanical Code.
The California Mechanical Code, 2025 Edition, based on the 2024 Uniform Mechanical Code as published by the International Association of Plumbing and Mechanical Officials, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Mechanical Code of the City of Laguna Hills, regulating and controlling the design, construction, installation, quality of materials, location, operation and maintenance of heating, ventilating, cooling, refrigeration systems, incinerators and other miscellaneous heat producing appliances. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 6. Chapter 10-48 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-48
PLUMBING CODE
10-48.010 Adoption of the California Plumbing Code.
The California Plumbing Code, 2025 Edition, based on the 2024 Uniform Plumbing Code as published by the International Association of Plumbing and Mechanical Officials, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Plumbing Code of the City of Laguna Hills, regulating erection, installation, alteration, repair, relocation, replacement, maintenance or use of plumbing systems within the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 7. Chapter 10-52 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-52
ENERGY CODE
10-52.010 Adoption of the California Energy Code.
The California Energy Code, 2025 Edition, as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Energy Code of the City of Laguna Hills regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said
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code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 8. Chapter 10-60 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-60
HISTORICAL BUILDING CODE
10-60.010 Adoption of the California Historical Building Code.
The California Historical Building Code, 2025 Edition, as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the City of Laguna Hills Historical Building Code regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 9. Chapter 10-64 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-64
EXISTING BUILDING CODE
10-64.010 Adoption of the California Existing Building Code.
The California Existing Building Code, 2025 Edition, based on the 2024 International Existing Building Code as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the City of Laguna Hills Existing Building Code regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 10. Chapter 10-68 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-68
GREEN BUILDING STANDARDS CODE
10-68.010 Adoption of the California Green Building Standards Code.
The California Green Building Standards Code, 2025 Edition, as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Green Building Standards Code of the City of Laguna Hills
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regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City.
Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 11. Chapter 10-76 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-76
REFERENCED STANDARDS CODE
10-76.010 Adoption of the California Referenced Standards Code.
The California Referenced Standards Code, 2025 Edition, as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the referenced standards code of the City of Laguna Hills regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 12. Chapter 10-88 of the Laguna Hills Municipal Code is hereby added to read as follows:
Chapter 10-88
CALIFORNIA WILDLAND-URBAN INTERFACE CODE
10-88.010 Adoption of the California Wildland-Urban Interface Code.
The California Wildland-Urban Interface Code, 2025 Edition, as published by the International Code Council, including Appendices F and G (both as amended by the State Fire Marshal), together with the amendment provided in this chapter, is hereby adopted and incorporated by reference, as if set forth at length herein, as the WildlandUrban Interface (WUI) Code of the City of Laguna Hills regulating the construction, alteration, movement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures in the City. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
10-88.020 Amendment to the California Wildland-Urban Interface Code.
Chapter 6 - Fire Protection Requirements
Section 602.4 Fuel modification plans is added to read as follows:
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602.4 Fuel modification plans. Fuel modification plans shall be reviewed and approved by OCFA for all new buildings to be built or installed in a wildfire risk area. Plans shall meet the criteria set forth in OCFA Guideline C-05 “Vegetation Management Guideline – Technical Design for New Construction Fuel Modification Plans and Maintenance Program.”
SECTION 13. Chapter 10-80 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 10-80
INTERNATIONAL PROPERTY MAINTENANCE CODE
10-80.010 Adoption of the International Property Maintenance Code.
The 2024 International Property Maintenance Code, as published by the International Code Council, is hereby adopted and incorporated by reference, as if set forth at length herein, as the property maintenance code of the City of Laguna Hills regulating. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection.
SECTION 14. The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to California Code of Regulations Title 14, Chapter 3, Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15371), because it has no potential for resulting in physical change to the environment, directly or indirectly.
SECTION 15. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the 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 adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.
SECTION 16. The City Clerk shall certify as to the adoption of this Ordinance and cause a summary thereof to be published within (15) days of the adoption and shall post a Certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
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PASSED, APPROVED, AND ADOPTED this XXth day of September 2025.
JOSHUA SWEENEY, MAYOR
ATTEST:
JENNIFER LEE, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF LAGUNA HILLS )
I, Jennifer Lee, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing Ordinance No. 2025-X was duly introduced and placed upon its first reading at a Regular Meeting of the City Council on the 26th day of August 2025, and that thereafter, said Ordinance was duly adopted and passed at a Regular Meeting of the City Council held on the Xth day of September 2025, by the following vote, to wit:
AYES:
NOES
ABSENT:
ABSTAIN:
(SEAL)
_____________________________________
JENNIFER LEE, CITY CLERK
Ordinance No. 2025-X
4917-9819-5289, v. 1
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING
CITY OF LAGUNA HILLS ) AND PUBLICATION
JENNIFER LEE, being first duly sworn, deposes and says:
That she is the duly appointed and qualified City Clerk of the City of Laguna Hills;
That in compliance with State Laws of the State of California, ORDINANCE NO. 2025-X, being:
AN ORDINANCE OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, AMENDING TITLE 10 (BUILDINGS AND
CONSTRUCTION) OF THE LAGUNA HILLS MUNICIPAL
CODE AND ADOPTING BY REFERENCE THE 2025
EDITION OF THE CALIFORNIA BUILDING STANDARDS
CODE (CALIFORNIA CODE OF REGULATIONS, TITLE 24),
CONSISTING OF THE 2025 CALIFORNIA BUILDING
CODE, THE 2025 CALIFORNIA RESIDENTIAL CODE
INCLUDING APPENDECIES BF AND CI, THE 2025
CALIFORNIA ELECTRICAL CODE, THE 2025 CALIFORNIA
MECHANICAL CODE, THE 2025 CALIFORNIA PLUMBING
CODE, THE 2025 CALIFORNIA ENERGY CODE, THE
2025 CALIFORNIA HISTORICAL BUILDING CODE, THE
2025 CALIFORNIA EXISTING BUILDING CODE, THE 2025
CALIFORNIA GREEN BUILDING STANDARDS CODE, THE
2025 CALIFORNIA REFERENCED STANDARDS CODE,
AND THE 2025 CALIFORNIA WILDLAND-URBAN
INTERFACE CODE INCLUDING APPENDICES F AND G,
TOGETHER WITH CERTAIN AMENDMENTS, ADDITIONS,
AND DELETIONS THERETO; AND ADOPTING BY
REFERENCE THE 2024 INTERNATIONAL PROPERTY
MAINTENANCE CODE
on the 26th day of August 2025, and on the Xth day of September 2025, was published in the Saddleback Valley News; and was, in compliance with City Resolution No. 2004-05- 25-2, on the 26th day of August 2025, and the Xth day of September 2025 caused to be posted in three places in the City of Laguna Hills, to wit:
Laguna Hills City Hall
Laguna Hills Community Center
La Paz Center
_________________________________
JENNIFER LEE, CITY CLERK
Laguna Hills, California
4909-4157-6537, v. 1
ORDINANCE NO. 2025-X
AN ORDINANCE OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, AMENDING CHAPTER 5-16 (FIRE CODE)
OF TITLE 5 (HEALTH AND SANITATION) OF THE LAGUNA
HILLS MUNICIPAL CODE AND ADOPTING BY
REFERENCE THE 2025 EDITION OF THE CALIFORNIA
FIRE CODE INCLUDING APPENDICES B, BB,C, CC, AND
H TOGETHER WITH CERTAIN AMENDMENTS,
ADDITIONS, AND DELETIONS THERETO
THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, HEREBY FINDS AND DETERMINES AS FOLLOWS:
WHEREAS, pursuant to California Government Code Section 50022.1 et seq. the City of Laguna Hills (“City”) may adopt by reference the 2025 California Fire Code, based on the International Fire Code, 2024 Edition (including appendices), published by the International Code Council (ICC), as adopted by the State of California as Title 24, Part 9, of the California Code of Regulations; and
WHEREAS, California Health & Safety Code Section 17958.5 authorizes cities to adopt the codes contained in Title 24 of the California Code of Regulations with changes and modifications determined to be reasonably necessary because of local climatic, topographic or geologic conditions; and
WHEREAS, the City desires to adopt the 2025 California Fire Code including Appendices B, BB, C, CC, and H based on the International Fire Code, 2024 Edition, published by International Code Council (ICC), as set forth in Title 24, Part 9 of the California Code of Regulations (“Fire Code”) with necessary amendments to assure the Code is tailored to the particular fire protection needs of the City as required by local climatic, topographic and geologic conditions and assure that a maximum level of fire protection is provided to residents, businesses and other occupants; and WHEREAS, on August 26, 2025, the City Council introduced this Ordinance for first reading at a regular meeting of the City Council, and set a public hearing and second reading of the Ordinance for September 9, 2025; and
WHEREAS, the City Council held a public hearing on September 9, 2025, at which time all interested persons had the opportunity to appear and be heard on the matter of adopting the 2025 California Building Standards Code as amended herein; and WHEREAS, pursuant to California Government Code Section 6066, the City published notice of the aforementioned public hearing; and WHEREAS, any and all other legal prerequisites relating to the adoption of this Ordinance have occurred.
1727601.1
THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council hereby finds that the proposed amendments to the 2025 California Fire Code are reasonably necessary because of local climatic, geologic or topographic conditions, and adopts the findings provided below to support the modifications to the 2025 California Fire Code.
I. Climatic Conditions
A. Orange County is located in a semi-arid Mediterranean type climate. It annually experiences extended periods of high temperatures with little or no precipitation.
Hot, dry (Santa Ana) winds, which may reach speeds of 70 M.P.H. or greater, are also common to the area. These climatic conditions cause extreme drying of vegetation and common building materials. Frequent periods of drought and low humidity add to the fire danger. This predisposes the area to large destructive fires (conflagration). In addition to directly damaging or destroying buildings, these fires are also prone to disrupt utility services throughout the County. Obstacles generated by a strong wind, such as fallen trees, street lights and utility poles will greatly impact the response time to reach an incident scene.
B. The climate alternates between extended periods of drought and brief flooding conditions. Flood conditions may affect the Orange County Fire Authority’s ability to respond to a fire or emergency condition. Floods also disrupt utility services to buildings and facilities within the County.
C. Water demand in this densely populated area far exceeds the quantity supplied by natural precipitation; and although the population continues to grow, the already-taxed water supply does not. Due to storage capacities and consumption, and a limited amount of rainfall future water allocation is not fully dependable. This necessitates the need for additional and on-site fire protection features.
D. These dry climatic conditions and winds contribute to the rapid spread of even small fires originating in high-density housing or vegetation. These fires spread very quickly and create a need for increased levels of fire protection. The added protection of fire sprinkler systems and other fire protection features will supplement normal fire department response by providing immediate protection for the building occupants and by containing and controlling the fire spread to the area of origin. Fire sprinkler systems will also reduce the use of water for firefighting by as much as 50 to 75 percent.
II. Topographical Conditions
A. Natural; slopes of 15 percent or greater generally occur throughout the foothills of Orange County. The elevation change caused by the hills creates the geological foundation on which communities with Orange County is built and will continue to build.
With much of the populated flatlands already built upon, future growth will occur on steeper slopes and with greater constraints in terrain.
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B. Traffic and circulation congestion is an artificially created, obstructive topographical condition, which is common throughout Orange County.
C. These topographical conditions combine to create a situation that places fire department response time to fire occurrences at risk and makes it necessary to provide automatic on-site fire-extinguishing systems and other protection measures to protect occupants and property.
III. Geological Conditions
The Orange County region is a densely populated area that has buildings constructed over and near a vast and complex network of faults that are believed to be capable of producing future earthquakes similar or greater in size than the 1994 Northridge and the 1971 Sylmar earthquakes. Earthquake faults run along the northeast and southwest boundaries of Orange County. The Newport-Inglewood Fault, located within Orange County was the source of the destructive 1933 Long Beach earthquake (6.3 magnitude) which took 120 lives and damaged buildings in an area from Laguna Beach to Marina Del Rey to Whittier.
In December 1989, another earthquake occurred in the jurisdiction of Irvine at an unknown fault line. Regional planning for reoccurrence of earthquakes is recommended by the state of California, Department of Conservation.
A. Previous earthquakes have been accompanied by disruption of traffic flow and fires. A severe seismic event has the potential to negatively impact any rescue or fire suppression activities because it is likely to create obstacles similar to those indicated under the high wind section above. The October 17, 1989, Santa Cruz earthquake resulted in one major fire in the Marina District (San Francisco). When combined with the 34 other fires locally and over 500 responses, the department was taxed to its fullest capabilities. The Marina fire was difficult to contain because mains supplying water to the district burst during the earthquake. This situation creates the need for both additional fire protection and automatic on-site fire protection for building occupants. State Department of Conservation noted in their 1988 report (Planning Scenario on a Major Earthquake on the NewportInglewood Fault Zone, page 59), “unfortunately, barely meeting the minimum earthquake standards of building codes places a building on the verge of being legally unsafe.” B. Road circulation features located throughout the County also make amendments reasonably necessary. Located through the County are major roadways, highways and flood control channels that create barriers and slow response times. Hills, slopes, street and storm drain design, accompanied by occasional heavy rainfall, causes roadway flooding and landslides and at times may make an emergency access route impassable. There are areas in Orange County that naturally have extended emergency response times that exceed the 5-minute goal.
C. Soils throughout the County possess corrosive properties that reduce the expected usable life of water services when metallic pipes are in contact with soils.
D. Due to the topographical conditions of sprawling development separated by waterways and narrow and congested streets and the expected infrastructure damage inherent in seismic zones described above, it is prudent to rely on automatic fire sprinkler
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systems to mitigate extended fire department response time and keep fires manageable with reduced fire flow (water) resources available for a given structure. Additional fire protection is also justified to match the current resources of firefighting equipment and personnel within the Orange County Fire Authority.
2025 California Fire Code
Amendment Findings Legend
CODE
SECTION
TITLE (Clarification) FINDINGS
113.4 Violation penalties Administrative
113.4.2 Infraction & Misdemeanor Administrative
202 General definitions Administrative
304.1.3 OCFA vegetation management I
305.6 Hazardous conditions (outdoor fires) I & II
305.7 Disposal of rubbish I & II
307 Open burning, recreational fires, fire pits, fire
rings, and portable outdoor fireplaces
Administrative
307.6 Outdoor fireplaces, fire pits, fire rings, or Similar Devices Used at Group R Occupancies
Administrative
307.6.1 Gas-fueled devices (outdoor fires) I & II
307.6.2 Devices using wood or fuels other than natural
gas or LPG
I & II
307.6.2.1 Where prohibited (burning of solid fuels) I & II 324.1 Fuel modification requirements for new
construction
I
325.1 Clearance of brush or vegetation growth from
roadways
I
326.1 Unusual circumstances (vegetation management) Administrative 327.1 Use of equipment (IC engines and spark
arresters)
I
327.2 Use of equipment and devices generating heat,
sparks or open flames
I
327.3 Spark arresters I
407.5 Hazardous material inventory statement I & II
501.1 Scope (fire service features) Administrative, I, II & III 510.1 Emergency responder radio coverage Administrative 903.2 Where required (sprinklers) I, II & III
903.2.8 Group R (sprinklers) I, II & III
903.3.5.3 Hydraulically calculated systems I, II & III
2801.2 Permit (biomass storage and handling) Administrative 2808.2 Storage site Administrative
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SECTION 2. Chapter 5-16 of the Laguna Hills Municipal Code is hereby amended and restated in its entirety to read as follows:
Chapter 5-16
FIRE CODE
5-16.010 Adoption of the California Fire Code.
The 2025 California Fire Code, including Appendices B, BB, C, CC, and H based on the International Fire Code, 2024 Edition, published by the International Code Council, together with the amendments provided in this chapter, is hereby adopted and incorporated by reference, as if set forth at length herein, as the Fire Code of the City of Laguna Hills for the purpose of prescribing regulations governing conditions hazardous to life and property from fire, explosions. Not less than one copy of said code has been filed in the office of the City Clerk and shall be made available for public inspection. 5-16.020 Enforcement and inspections.
The Fire Code of the City of Laguna Hills shall be enforced by the Orange County Fire 2808.3 Size of piles I
2808.4 Pile separation I
2808.7 Pile fire protection I
2808.9 Material-handling equipment I
2808.11 Temperature control I
2808.11.1 Pile temperature control I
2808.11.2 New material temperature control I
2808.12 Water availability (for piles) I
2808.13 Tipping area I
2808.14 Emergency contact information Administrative
2808.15 Maximum Grid of Piles and Rows Administrative, I 2808.16 Push-out/Clear area Administrative, I
5001.5.2 Hazardous materials inventory statement Administrative 5003.1.1.1 Extremely hazardous substances I, II & III
5608.2 Firing (commercial fireworks) Administrative
5608.3 Application for permit (commercial fireworks) Administrative Chapter
80 Reference Standards N/A
2025 NFPA 13 (commercial sprinkler systems) Administrative, II & III 2025 NFPA 13-D (single family sprinkler
systems)
I & II
2025 NFPA 24 (Underground Water Supply
Systems)
Administrative & III
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Authority, which shall be operated under the Director of Fire Services of the Orange County Fire Authority. The Director of Fire Services of the Fire Authority may detail such members of the Fire Authority as inspectors as shall be necessary from time to time. 5-16.030 Amendments to the California Fire Code.
Chapter 1, Division II – Scope and Administration is adopted in only those sections and subsections adopted by State Fire Marshal, with the following amendments:
Section 113.4, Violation penalties, is hereby revised to read as follows:
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 shall fail to comply with any issued orders or notices or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be subject to penalties assessed as prescribed in the OCFA Prevention Field Services adopted fee schedule. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
Section 113.4.2, Infraction and misdemeanor, is hereby added to read as follows:
112.4.2 Infraction and misdemeanor. Persons operating or maintaining any occupancy, premises or vehicle subject to this code that shall permit any fire or life safety hazard to exist on premises under their control shall be guilty of an infraction. Persons who fail to take immediate action to abate a fire or life safety hazard when ordered or notified to do so by the chief or a duly authorized representative are guilty of a misdemeanor.
Chapter 2 – Definitions is adopted in its entirety as amended by the State Fire Marshal with the following amendments:
Sections 202, General Definitions, is hereby revised by adding “OCFA” and “Spark Arrester” as follows:
OCFA. Orange County Fire Authority, authority having jurisdiction.
SPARK ARRESTER. A listed device constructed of noncombustible material specifically for the purpose of meeting one of the following conditions:
1. Removing and retaining carbon and other flammable particles/debris from the exhaust flow of an internal combustion engine in accordance with California Vehicle Code Section 38366.
2. Fireplaces that burn solid fuel in accordance with California Building Code Chapter 28.
Chapter 3 – General Requirements is adopted in its entirety with the exception of Sections 308.1.4, 311.5, 318, and with the following amendments:
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Section 304.1.3, Vegetation, is hereby revised to read as follows:
304.1.3 Vegetation. Weeds, grass, vines or other growth that is capable of being ignited and endangering property, shall be cut down and removed by the owner or occupant of the premises. Vegetation clearance requirement in urban-wildland interface areas shall be in accordance with Part 7, the California Wildland-Urban Interface Code. Type, amount, arrangement, and maintenance of vegetation in a fuel modification area, interior slope, or similarly hazardous area shall be in accordance with OCFA Guideline C-05 “Vegetation Management Guideline: Technical Design for New Construction, Fuel Modification Plans, and Maintenance Program.” Section 305.6, Hazardous Conditions, is hereby added to read as follows:
305.6 Hazardous conditions. Outdoor fires burning wood or other solid fuel are not allowed when any of the following conditions applies:
1. When predicted sustained winds exceed 8 MPH and relative humidity is less than 25%, or a red flag condition has been declared
2. When an official sign was caused to be posted by the fire code official, or a public announcement is made
No outdoor fires using any fuel type are permitted when predicted sustained winds exceed 20 MPH or when such fires present a hazard as determined by the fire code official.
Section 305.7, Disposal of rubbish, is hereby added to read as follows:
305.7 Disposal of rubbish. Rubbish, trash or combustible waste material shall be burned only within an approved incinerator and in accordance with Section 307.2.1.
Section 307, Open Burning, Recreational Fires and Portable Outdoor Fireplaces, is hereby revised to read as follows:
SECTION 307 OPEN BURNING, RECREATIONAL FIRES, FIRE PITS, FIRE
RINGS, AND PORTABLE OUTDOOR FIREPLACES
Section 307.6, Outdoor Fireplaces, Fire Pits, Fire Rings, or similar devices used at Group R Occupancies, is hereby added to read as follows:
307.6 Outdoor fireplaces, fire pits, fire rings, or similar devices used at Group R occupancies. Outdoor fireplaces, fire pits, fire rings, or similar exterior devices used at Group R occupancies shall comply with this section.
Exception: Barbeques, grills, and other portable devices intended solely for cooking.
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Section 307.6.1, Gas-fueled devices, is hereby added to read as follows:
307.6.1 Gas-fueled devices. Outdoor fireplaces, fire pits and similar devices fueled by natural gas or liquefied-petroleum gas are allowed when approved by the Building Department and the device is designed to only burn a gas flame and not wood or other solid fuel. At R-3 occupancies, combustible construction and vegetation shall not be located within three feet of an atmospheric column that extends vertically from the perimeter of the device. At other R occupancies, the minimum distance shall be ten feet. Where a permanent Building Department approved hood and vent is installed, combustible construction may encroach upon this column between the bottom of the hood and the vent opening. Where chimneys or vents are installed, they shall have a spark arrester as defined in Section 202.
Section 307.6.2, Devices using wood or fuels other than natural gas or liquefied-petroleum gas, is hereby added to read as follows:
307.6.2 Devices using wood or fuels other than natural gas or liquefiedpetroleum gas. Permanent outdoor fireplaces burning wood or other solid fuel shall be constructed in accordance with the California Building Code with clearance from combustible construction and building openings as required therein. Fires in a fireplace shall be contained within a firebox with an attached chimney. The opening in the face of the firebox shall have an installed and maintained method of arresting sparks.
The burning of wood or other solid fuel in a device is not allowed within 25 feet of combustible structures unless within an approved permanent fireplace, Conditions which could cause a fire to spread within 25 feet of a structure or to vegetation shall be eliminated prior to ignition. Fires in devices burning wood or solid fuel shall be in accordance with Sections 305, 307, and 308.
Exceptions:
1. Portable fireplaces and fire rings/pits equipped with a device to arrest sparks shall be located at least 3 feet from combustible construction at R-3 occupancies,
2. Portable fireplaces, and fire pits/rings equipped with a device to arrest sparks, shall be located at least 15 feet from combustible structures at other R occupancies.
Section 307.6.2.1, Where prohibited, is hereby added to read as follows:
307.6.2.1 Where prohibited. The burning of wood and other solid fuels shall not be conducted within a fuel modification zone, Wildfire Risk Area (WRA), Wildland-Urban Interface Area (WUI), or in locations where conditions could cause the spread of fire to the WRA or WUI.
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Exceptions:
1. Permanent fireplaces that are not located in a fuel modification zone
2. Where determined by the Fire Code Official that the location or design of the device should reasonably prevent the start of a wildfire.
Section 324, Fuel Modification Requirements for New Construction, is hereby added to read as follows:
324. Fuel Modification Requirements for New Construction. All new structures and facilities adjoining land containing hazardous combustible vegetation shall be approved and in accordance with the requirements of OCFA Guideline C-05 “Vegetation Management Guideline: Technical Design for New Construction Fuel Modification Plans and Maintenance Program.”
Section 325, Clearance of brush or vegetation growth from roadways, is hereby added to read as follows:
325. Clearance of brush or vegetation growth from roadways. The fire code official is authorized to cause areas within 10 feet (3048 mm) on each side of portions of highways and private streets which are improved, designed or ordinarily used for vehicular traffic, to be cleared of flammable vegetation and other combustible growth.
Measurement shall be from the flow-line or the end of the improved edge of the roadway surfaces.
Exception: Single specimens of trees, ornamental shrubbery or cultivated ground cover such as green grass, ivy, succulents or similar plants used as ground covers, provided that they do not form a means of readily transmitting fire.
Section 326, Unusual circumstances, is hereby added to read as follows:
326. Unusual circumstances. The fire code official may suspend enforcement of the vegetation management requirements and require reasonable alternative measures designed to advance the purpose of this code if determined that in any specific case that any of the following conditions exist:
1. Difficult terrain.
2. Danger of erosion.
3. Presence of plants included in any state and federal resources agencies, California Native Plant Society and county-approved list of wildlife, plants, rare, endangered and/or threatened species.
4. Stands or groves of trees or heritage trees.
5. Other unusual circumstances that make strict compliance with the clearance of vegetation provisions undesirable or impractical.
1727601.1
Section 327, Use of equipment, is hereby added to read as follows:
327.1 Use of equipment. Except as otherwise provided in this section, no person shall use, operate, or cause to be operated in, upon or adjoining any hazardous fire area any internal combustion engine which uses hydrocarbon fuels, unless the engine is equipped with a spark arrester as defined in Section 202 maintained in effective working order, or the engine is constructed, equipped and maintained for the prevention of fire.
Exceptions:
1. Engines used to provide motor power for trucks, truck tractors, buses, and passenger vehicles, except motorcycles, are not subject to this section if the exhaust system is equipped with a muffler as defined in the Vehicle Code of the State of California.
2. Turbocharged engines are not subject to this section if all exhausted gases pass through the rotating turbine wheel, there is no exhaust bypass to the atmosphere, and the turbocharger is in good mechanical condition Section 327.2, Use of equipment and devices generating heat, sparks or open flames is hereby added to read as follows:
327.2 Use of equipment and devices generating heat, sparks or open flames.
During any time of the year within Wildfire Risk Areas, within or immediately adjacent to any forest- or brush-covered land or non-irrigated grass-covered land, no person shall use or operate any welding equipment, cutting torches, tar pots, grinding devices, or other tools or equipment that may produce a spark, fire, or flame that could result in a wildfire without doing the following:
1. First clearing away all flammable material, including snags, from the area around such operation for a distance of 30 feet or other approved method to reduce fire spread into the wildlands. If 30-foot clearing cannot be achieved, then an alternate method shall be approved by the AHJ prior to work starting.
2. Maintain one serviceable round point shovel with an overall length of not less than forty-six (46) inches and one backpack pump water-type fire extinguisher fully equipped and ready for use at the immediate area during the operation.
3. Stop work when winds are 8 MPH or greater during periods when relative humidity is less than 25%, or a red flag condition has been declared or public announcement is made, when an official sign was caused to be posted by the fire code official, or when such fires present a hazard as determined by the fire code official.
4. Keep a cell phone nearby and call 911 immediate in case of fire.
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Section 327.3, Spark arresters, is hereby added to read as follows:
327.3 Spark arresters. Spark arresters shall comply with Section 202, and when affixed to the exhaust system of engines or vehicles subject to Section 327 shall not be placed or mounted in such a manner as to allow flames or heat from the exhaust system to ignite any flammable material.
Chapter 4 – Emergency Planning and Preparedness is adopted with only those sections and subsections adopted by State Fire Marshal with the following amendment.
Section 407.5, Hazardous Materials Inventory Statement, is hereby revised to read as follows:
407.5 Hazardous Materials Inventory Statement. Where required by the fire code official, each application for a permit shall follow OCFA Guideline G-04 “Completion of the Chemical Classification” in accordance with Section 5001.5.2.
Chapter 5 – Fire Service Features is adopted in its entirety as amended by the State Fire Marshal with the following amendments:
Section 501.1, Scope, is hereby revised to read as follows:
501.1 Scope. Fire service features for buildings, structures and premises shall comply with this chapter and, where required by the fire code official, with OCFA Guideline B-01 “Fire Master Plans for Commercial & Residential Development.” Section 510.1, Emergency responder communication coverage in new buildings, is hereby revised to read as follows:
510.1 Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. The Emergency Responder Radio Coverage System shall comply with the requirements of the Orange County Sheriff’s Department, Communications and Technology Division, and where the functionality of performance requirements in the California Fire Code are more stringent, this code.
Exceptions:
1. In buildings or structures where it is determined by the fire code official that the radio coverage system is not needed, including but not limited to the following:
1727601.1
a. Existing buildings or structures, unless required by the Building Official and OCFA for buildings and structures undergoing extensive remodel and/or expansion.
b. Elevators.
c. Structures that meet all of the following:
i. Three stories or less, and
ii. Do not have subterranean storage or parking, and
iii. Do not exceed 50,000 square feet on any single story. d. Structures that meet all of the following:
i. Residential structures four stories or less, and
ii. Constructed of wood, and
iii. Do not have subterranean storage or parking, and
iv. Are not built integral to an above ground multi-story parking structure.
Should a structure that is three stories or less and 50,000 square feet or smaller on any single story include subterranean storage or parking, then this ordinance shall apply only to the subterranean areas.
2. In facilities where emergency responder radio coverage is required and such systems, components or equipment required could have a negative impact on the normal operations of the facility, the fire code official shall have the authority to accept an automatically activated emergency radio coverage system.
Chapter 6– Building Services and Systems is adopted in its entirety as amended by the State Fire Marshal.
Chapter 7 – Fire and Smoke Protection Features is adopted in its entirety as amended by the STATE FIRE MARSHAL.
Chapter 8 – Interior Finish, Decorative Materials and Furnishings is adopted in its entirety as amended by the STATE FIRE MARSHAL.
Chapter 9 – Fire Protection and Life Safety Systems is adopted in its entirety as amended by the STATE FIRE MARSHAL with the following amendments:
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Section 903.2, Where required, is hereby revised to read as follows:
903.2 Where required. Approved automatic fire sprinkler systems in buildings and structures shall be provided when one of the following conditions exists:
1. New buildings: Notwithstanding any applicable provisions of Sections 903.2.1 through 903.2.21., an automatic sprinkler system shall also be installed in all occupancies when the total building area exceeds 5,000 square feet as defined in Section 202, regardless of fire areas or allowable area, or is more than two stories in height.
2. Exception: Subject to approval by the Fire Code Official, open parking garages in accordance with Section 406.5 of the California Building Code that are smaller than the area specified in section 903.2.10 (3) or 903.2.10.1 of the California Fire Code. Existing Buildings: Notwithstanding any applicable provisions of this code, an automatic fire sprinkler system shall be provided in an existing building when an addition occurs and one of the following conditions exists:
a. When an addition is 33% or more of the existing building area, and the resulting building area exceeds 5000 square feet
b. When an addition exceeds 2000 square feet, and the resulting building area exceeds 5000 square feet.
c. An additional story is added above the second floor regardless of fire areas or allowable area.
Exception: Additions to Group R-3 occupancies shall comply with Section 903.2.8 (2).
Section 903.2.8, Group R, is hereby revised to read as follows:
903.2.8 Group R. An automatic fire sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area as follows:
1. New Buildings: An automatic fire sprinkler system shall be installed throughout all new buildings.
2. Existing R-3 Buildings: An automatic fire sprinkler system shall be installed throughout when one of the following conditions exists:
a. When the floor area of alterations within any two-year period exceeds 50 percent of gross floor area of the existing structure and the building gross floor area exceeds 5,500 square feet; or:
1727601.1
b. When an existing Group R Occupancy is being substantially renovated, and where the scope of the renovation is such that the Building Code Official determines that the complexity of installing a sprinkler system would be similar as in a new building.
c. An addition when an existing building is already provided with automatic sprinklers
The exceptions in the section remain unchanged.
Section 903.3.5.3, Hydraulically calculated systems, is hereby added to read as follows:
903.3.5.3 Hydraulically calculated systems. The design of hydraulically calculated fire sprinkler systems shall not exceed 90% of the water supply capacity.
Exception: When static pressure exceeds 100 psi, and when required by the fire code official, the fire sprinkler system shall not exceed the water supply capacity specified by Table 903.3.5.3.
Chapter 10 – Means of Egress is adopted in its entirety as amended by the State Fire Marshal.
Chapter 11 – Construction Requirements for Existing Buildings is adopted in only those sections and subsections adopted by the State Fire Marshal.
Chapter 12 – Energy Systems is adopted in its entirety as amended by the State Fire Marshal.
Chapter 20 – Aviation Facilities is adopted in its entirety.
Chapter 21 – Dry Cleaning is adopted in its entirety as amended by the State Fire Marshal.
90 100 110 120 130 140 150 PSI
85 80
75 Design %
TABLE 903.3.5.3
Hydraulically Calculated Systems
Ordinance No. 2025-X
4909-4157-6537, v. 1
Chapter 22 – Combustible Dust-Producing Operations is adopted in its entirety as amended by the State Fire Marshal.
Chapter 23 – Motor Fuel-Dispensing Facilities and Repair Garages is adopted in its entirety as amended by the State Fire Marshal.
Chapter 24 – Flammable Finishes is adopted in its entirety as amended by the State Fire Marshal.
Chapter 25 – Fruit and Crop Ripening is not adopted.
Chapter 26 – Fumigation and Insecticidal Fogging is not adopted.
Chapter 27 – Semiconductor Fabrication Facilities is adopted in its entirety.
Chapter 28 – Lumber Yards and Agro-Industrial, Solid Biomass and Woodworking Facilities is adopted in its entirety with the following amendments:
Section 2801.2, Permit, is hereby revised to read as follows:
2801.2 Permit. Permits shall be required as set forth in Section 105.5 and 105.5.31.
Section 2808.2, Storage site, is hereby revised to read as follows:
2808.2 Storage site. Storage sites shall be level and on solid ground, elevated soil lifts or other all-weather surface. Sites shall be thoroughly cleaned, and approval obtained from the fire code official before transferring products to the site.
Section 2808.3, Size of piles, is hereby revised to read as follows:
2808.3 Size of piles. Piles shall not exceed 15 feet in height, 50 feet in width and 100 feet in length.
Exception: The fire code official is authorized to allow the pile size to be increased where a fire protection plan is provided for approval that includes, but is not limited to, the following:
1. Storage yard areas and materials-handling equipment selection, design and arrangement shall be based upon sound fire prevention and protection principles.
2. Factors that lead to spontaneous heating shall be identified in the plan, and control of the various factors shall be identified and implemented, including provisions for monitoring the internal condition of the pile.
3. The plan shall include means for early fire detection and reporting to the public fire department; and facilities needed by the fire department for fire extinguishment including a water supply and fire hydrants.
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4. Fire apparatus access roads around the piles and access roads to the top of the piles shall be established, identified, and maintained.
5. Regular yard inspections by trained personnel shall be included as part of an effective fire prevention maintenance program.
Additional fire protection called for in the plan shall be provided and shall be installed in accordance with this code. The increase of the pile size shall be based upon the capabilities of the installed fire protection system and features.
Section 2808.4, Pile Separation, is hereby revised to read as follows:
2808.4. Pile separation. Piles shall be separated from adjacent piles by a minimum distance of 20 feet. Additionally, piles shall have a minimum separation of 100 feet from combustible vegetation.
Section 2808.7, Pile fire protection, is hereby revised to read as follows:
2808.7 Pile fire protection. Automatic sprinkler protection shall be provided in conveyor tunnels and combustible enclosures that pass under a pile. Combustible conveyor systems and enclosed conveyor systems shall be equipped with an approved automatic sprinkler system. Oscillating sprinklers with a sufficient projectile reach are required to maintain a 40% to 60% moisture content and wet down burning/smoldering areas.
Section 2808.9, Material-handling equipment, is hereby revised to read as follows:
2808.9 Material-handling equipment. All material-handling equipment operated by an internal combustion engine shall be provided and maintained with an approved spark arrester. Approved material-handling equipment shall be available for moving wood chips, hogged material, wood fines and raw product during fire-fighting operations.
Section 2808.11, Temperature control, is hereby added to read as follows:
2808.11 Temperature control. The temperature shall be monitored and maintained as specified in Sections 2808.11.1 and 2808.11.2.
Section 2808.11.1, Pile temperature control, is hereby added to read as follows:
2808.11.1 Pile temperature control. Piles shall be rotated when internal temperature readings are in excess of 165 degrees Fahrenheit.
Section 2808.11.2, New material temperature control, is hereby added to read as follows:
2808.11.2 New material temperature control. New loads delivered to the facility shall be inspected and tested at the facility entry prior to taking delivery. Material
Ordinance No. 2025-X
4909-4157-6537, v. 1
with temperature exceeding 165 degrees Fahrenheit shall not be accepted on the site. New loads shall comply with the requirements of this chapter and be monitored to verify that the temperature remains stable.
Section 2808.12, Water availability, is hereby added to read as follows:
2808.12 Water Availability. Facilities with over 2500 cubic feet shall provide a water supply. The minimum fire flow shall be no less than 500 GPM @ 20 psi for a minimum of 1 hour duration for pile heights up to 6 feet and 2-hour duration for pile heights over 6 feet. If there is no water purveyor, an alternate water supply with storage tank(s) shall be provided for fire suppression. The water supply tank(s) shall provide a minimum capacity of 2500 gallons per pile (maximum 30,000 gallons) for piles not exceeding 6 feet in height and 5000 gallons per pile (maximum 60,000) for piles exceeding 6 feet in height. Water tank(s) shall not be used for any other purpose unless the required fire flow is left in reserve within the tank at all times. An approved method shall be provided to maintain the required amount of water within the tank(s).
Section 2808.13, Tipping areas, is hereby added to read as follows:
2808.13 Tipping areas shall comply with the following:
1. Tipping areas shall not exceed a maximum area of 50 feet by 50 feet.
2. Material within a tipping area shall not exceed 5 feet in height at any time.
3. Tipping areas shall be separated from all piles by a 20-foot-wide fire access lane.
4. A fire hydrant or approved fire water supply outlet shall be located within 150 feet of all points along the perimeter of the tipping area.
5. All material within a tipping area shall be processed within 5 days of receipt.
Section 2808.14, Emergency Contact, is hereby added to read as follows:
2808.14 Emergency Contact. The contact information of a responsible person or persons shall be provided to the Fire Department and shall be posted at the entrance to the facility for responding units. The responsible party should be available to respond to the business in emergency situation.
Section 2808.15, Maximum Grid of Piles and Rows, is hereby added to read as follows:
2808.15 Maximum Grid of Piles and Rows, Rows of Piles shall not exceed 500 feet by 500 feet. Grids shall be separated by a minimum 50 foot clear space used for no other purpose.
2808.16, Push-out / Clear area, is hereby added as follows:
2808.16 Push-out / Clear Area, Piles exceeding 20 cubic yards shall be provided
1727601.1
with push-out areas. Push-out areas shall be maintained clear at all times to allow for the largest pile to be spread out to a depth of 2 feet in height. Push-out areas shall be located within 250 feet of all edges of any pile and shall be located a minimum of 20 feet from any building.
Chapter 29 – Manufacture of Organic Coatings is adopted in its entirety.
Chapter 30 – Industrial Ovens is adopted in its entirety.
Chapter 31 – Tents, Temporary Special Event Structures and Other Membrane Structures is adopted in its entirety as amended by the State Fire Marshal.
Chapter 32 – High-Piled Combustible Storage is adopted in its entirety as amended by the State Fire Marshal.
Chapter 33 – Fire Safety During Construction and Demolition is adopted in its entirety as amended by the State Fire Marshal.
Chapter 34 – Tire Rebuilding and Tire Storage is adopted in its entirety as amended by the State Fire Marshal.
Chapter 35 – Welding and Other Hot Work is adopted in its entirety.
Chapter 36 – Marinas is adopted in its entirety.
Chapter 37 – Combustible Fibers is adopted in its entirety.
Chapter 39 – Processing and Extraction Facilities is adopted in its entirety.
Chapter 40 – Storage of Distilled Spirits and Wines is adopted in its entirety.
Chapter 48 – Motion Picture and Television Production Studio Sound Stages, Approved Production Facilities and Production Locations is adopted in its entirety.
Chapter 50 – Hazardous Materials – General Provisions is adopted in its entirety as amended by the State Fire Marshal with the following amendments.
Section 5001.5.2, Hazardous Materials Inventory Statement (HMIS), is hereby revised to read as follows:
5001.5.2 Hazardous Materials Inventory Statement (HMIS). Where required by the fire code official, an application for a permit shall follow OCFA Guideline G-04 “Completion of the Chemical Classification”, which shall be completed and approved prior to approval of plans, and/or the storage, use or handling of chemicals on the premises.
Section 5003.1.1.1, Extremely Hazardous Substances, is hereby added to read as follows:
Ordinance No. 2025-X
4909-4157-6537, v. 1
5003.1.1.1 Extremely Hazardous Substances. No person shall use or store any amount of extremely hazardous substances (EHS) in excess of the disclosable amounts (see Health and Safety Code Section 25500 et al) in a residential zoned or any residentially developed property.
Chapter 51 – Aerosols is adopted in its entirety.
Chapter 53 – Compressed Gases is adopted in its entirety.
Chapter 54 – Corrosive materials is adopted in its entirety as amended by the State Fire Marshal.
Chapter 55 – Cryogenic Fluids is adopted in its entirety.
Chapter 56 – Explosives and Fireworks is adopted in its entirety as amended by the State Fire Marshal with the following amendments:
Section 5608.2, Firing, is hereby added to read as follows:
5608.2 Firing. All fireworks display, regardless of mortar, device, or shell size, shall be electrically fired.
Section 5608.3, Application for Permit, is hereby added to read as follows:
Section 5608.3 Application for Permit. A diagram of the grounds on which the display is to be held showing the point at which the fireworks are to be discharged, the fallout area based on 100 feet per inch of shell size, the location of all buildings, roads, and other means of transportation, the lines behind which the audience will be restrained, the location of all nearby trees, telegraph or telephone line, or other overhead obstructions shall be provided to OCFA.
Chapter 57 – Flammable and Combustible Liquids. is adopted as amended by the State Fire Marshal.
Chapter 58 – Flammable Gases and Flammable Cryogenic Fluids is adopted as amended by the State Fire Marshal.
Chapter 59 – Flammable Solids is adopted in its entirety.
Chapter 60 – Highly Toxic and Toxic Materials is adopted in its entirety.
Chapter 61 – Liquefied Petroleum Gases is adopted in its entirety.
Chapter 62 – Organic Peroxides is adopted in its entirety.
Chapter 63 – Oxidizers, Oxidizing Gases, and Oxidizing Cryogenic Fluids is adopted in its entirety.
1727601.1
Chapter 64 – Pyrophoric Materials is adopted in its entirety.
Chapter 65 – Pyroxylin (Cellulose Nitrate) Plastics is adopted in its entirety.
Chapter 66 – Unstable (Reactive) Materials is adopted in its entirety.
Chapter 67 – Water-Reactive Solids and Liquids is adopted in its entirety.
Chapter 80 – Referenced Standards is adopted in its entirety as amended by the State Fire Marshal with the following amendments:
NFPA 13, 2025 Edition, Standard for the Installation of Sprinkler Systems is hereby amended as follows:
Section 9.2.1.7 is hereby revised to read as follows:
9.2.1.7 Concealed spaces filled with noncombustible insulation shall not require sprinkler protection when approved by the fire code official.
Section 9.4.3.1 is hereby revised to read as follows:
9.4.3.1 When fire sprinkler systems are installed in shell buildings of undetermined use (Spec Buildings) other than warehouses (S occupancies), fire sprinklers of the quick-response type shall be used. Use is considered undetermined if a specific tenant/occupant is not identified at the time the fire sprinkler plan is submitted.
Sprinklers in light hazard occupancies shall be one of the following:
1. Quick-response type as defined in 3.3.223.4.16
2. Residential sprinklers in accordance with the requirements of Chapter 12
3. Quick response CMSA sprinklers
4. ESFR sprinklers
5. Standard-response sprinklers used for modifications or additions to existing light hazard systems equipped with standard-response sprinklers
6. Standard-response sprinklers used where individual standard-response sprinklers are replaced in existing light hazard systems Section 16.12.3.3 is hereby revised to read as follows:
16.12.3.3 Fire department connections (FDC) shall be of an approved type. The location shall be approved and be no more than 150 feet from a public hydrant. The FDC may be located within 150 feet of a private fire hydrant when approved by the fire code official. The size of piping and the number of 2½” inlets shall be approved by the fire code official. If acceptable to the water authority, it may be installed on the
Ordinance No. 2025-X
4909-4157-6537, v. 1
backflow assembly. Fire department inlet connections shall be painted OSHA safety red or as approved. When the fire sprinkler density design requires more than 500 gpm (including inside hose stream demand), or a standpipe system is included, four 2½” inlets shall be provided.
NFPA 13D 2025 Edition, Standard for the Installation of Sprinkler Systems in One- and Two-Family Dwellings and Manufactured Homes is hereby amended as follows:
Section 7.1.2 is hereby revised to read as follows:
7.1.2 The sprinkler system piping shall not have separate control valves installed unless supervised by a central station, proprietary, or remote station alarm service.
NFPA 24, 2025 Edition, Standard for the Installation of Private Fire Service Mains and Their Appurtenances is hereby amended to read as follows:
Section 6.2.8.1 is hereby added to read as follows:
6.2.8.1 All indicating valves controlling fire suppression water supplies shall be painted OSHA red.
Exceptions:
1. Brass or bronze valves on sprinkler risers mounted to the exterior of the building may be left unpainted.
2. Where OS&Y valves on the detector check assembly are the only control valves, at least one OS&Y valve shall be painted red.
Section 6.2.9 is hereby revised to read as follows:
6.2.9 All connections to private fire service mains for fire protection systems shall be arranged in accordance with one of the following so that they can be isolated:
1. A post indicator valve installed not less than 40 ft (12 m) from the building (a) For buildings less than 40 ft (12 m) in height, a post indicator valve shall be permitted to be installed closer than 40 ft (12 m) but at least as far from the building as the height of the wall facing the post indicator valve.
(b) Post indicating valves shall be allowed to be closer than 40 ft (12 m) to the building when a property line or other physical barriers make it impossible to have a post indicating valves 40 ft (12 m) away.
(c) Post indicating valves shall be allowed to be closer than 40 ft (12
1727601.1
m) to the building when building driveway or fire access roadways or other building traffic make it impractical to be 40 ft (12m). (2) A wall post indicator valve on risers located within the building, either a nonrising stem gate valve with a wall post indicator or a listed butterfly valve with an indicating handle extending out through the building wall. (3) A backflow preventer with at least one indicating valve not less than 40 ft (12 m) from the building
(a) For buildings less than 40 ft (12 m) in height, a backflow preventer with at least one indicating valve shall be permitted to be installed closer than 40 ft (12 m) but at least as far from the building as the height of the wall facing the backflow preventer.
(b) Backflow preventer valves shall be allowed to be closer than 40 ft (12 m) to the building when a property line or other physical barriers make it impossible to have a backflow preventer valve 40 ft (12 m) away.
(c) Backflow preventer valves shall be allowed to be closer than 40 ft (12 m) to the building when building driveway or fire access roadways or other building traffic make it impractical to be 40 ft (12m). (4) Indicating control valves installed in a fire-rated room accessible from the exterior
(5) Indicating control valves in a fire-rated stair enclosure accessible from the exterior as permitted by the AHJ
(6) Any other valve type or location as permitted by the AHJ Section 10.1.5 is hereby added to read as follows:
10.1.5 All ferrous pipe and joints shall be polyethylene encased per AWWA C150, Method A, B, or C. All fittings shall be protected with a loose 8-mil polyethylene tube or sheet. The ends of the tube or sheet shall extend past the joint by a minimum of 12 inches and be sealed with 2-inch-wide tape approved for underground use.
Galvanizing does not meet the requirements of this section.
Exception: 304 or 316 Stainless Steel pipe and fittings Section 10.4.1.1 is hereby revised to read as follows:
10.4.1.1 All bolted joint accessories shall be cleaned and thoroughly coated with asphalt, bituminous, or other corrosion-retarding material after installation.
Ordinance No. 2025-X
4909-4157-6537, v. 1
Exception: Bolted joint accessories made from 304 or 316 stainless steel.
Section 10.4.1.1.1 is hereby added to read as follows:
10.4.1.1.1 All bolts used in pipe-joint assembly shall be 316 stainless steel.
Section 10.4.3.2 is hereby added to read as follows:
10.4.3.2. Where fire service mains enter the building adjacent to the foundation, the pipe may run under a building to a maximum of 24 inches, as measured from the interior face of the exterior wall to the center of the vertical pipe. The pipe under the building or building foundation shall be 304 or 316 stainless steel and shall not contain mechanical joints or it shall comply with 10.4.3.2.1 through 10.4.3.2.4.
Appendices
Appendix B is adopted in its entirety as amended by the State Fire Marshal.
Appendix BB is adopted in its entirety.
Appendix C is adopted in its entirety as amended by the State Fire Marshal.
Appendix CC is adopted in its entirety.
Appendix H is adopted in its entirety.
SECTION 3. The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to California Code of Regulations Title 14, Chapter 3, Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15371), because it has no potential for resulting in physical change to the environment, directly or indirectly.
SECTION 4. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the 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 adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.
1727601.1
SECTION 5. The City Clerk shall certify as to the adoption of this Ordinance and cause a summary thereof to be published within (15) days of the adoption and shall post a Certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
PASSED, APPROVED, AND ADOPTED this XXth day of September 2025
JOSHUA SWEENEY, MAYOR
ATTEST:
JENNIFER LEE, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF LAGUNA HILLS )
I, Jennifer Lee, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing Ordinance No. 2025-X was duly introduced and placed upon its first reading at a Regular Meeting of the City Council on the 26th day of August 2025, and that thereafter, said Ordinance was duly adopted and passed at a Regular Meeting of the City Council held on the Xth day of September 2025, by the following vote, to wit:
AYES:
NOES
ABSENT:
ABSTAIN:
(SEAL)
_____________________________________
JENNIFER LEE, CITY CLERK
Ordinance No. 2025-X
4909-4157-6537, v. 1
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING
CITY OF LAGUNA HILLS ) AND PUBLICATION
JENNIFER LEE, being first duly sworn, deposes and says:
That she is the duly appointed and qualified City Clerk of the City of Laguna Hills;
That in compliance with State Laws of the State of California, ORDINANCE NO. 2025-X, being:
AN ORDINANCE OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, AMENDING CHAPTER 5-16 (FIRE CODE)
OF TITLE 5 (HEALTH AND SANITATION) OF THE LAGUNA
HILLS MUNICIPAL CODE AND ADOPTING BY
REFERENCE THE 2025 EDITION OF THE CALIFORNIA
FIRE CODE INCLUDING APPENDICES B, BB, C, CC, AND
H TOGETHER WITH CERTAIN AMENDMENTS,
ADDITIONS, AND DELETIONS THERETO
on the 26th day of August 2025, and on the Xth day of September 2025, was published in the Saddleback Valley News; and was, in compliance with City Resolution No. 2004-05-25-2, on the 26th day of August 2025, and the Xth day of September 2025 caused to be posted in three places in the City of Laguna Hills, to wit:
Laguna Hills City Hall
Laguna Hills Community Center
La Paz Center
_________________________________
JENNIFER LEE, CITY CLERK
Laguna Hills, California
1727601.1
EXHIBIT “A”
Guideline B-01
Fire Master Plans for Commercial & Residential Development
Guideline B-01 January 01, 2023
Orange County Fire Authority
Community Risk Reduction
1 Fire Authority Road, Building A, Irvine, CA 92602 www.ocfa.org 714-573-6100 Fire Master Plans
for Commercial &
Residential Development
Guideline B-01
Serving the Cities of Aliso Viejo • Buena Park • Cypress • Dana Point • Garden Grove • Irvine • Laguna Hills • Laguna Niguel • Laguna Woods Lake Forest • La Palma • Los Alamitos • Mission Viejo • Rancho Santa Margarita • San Clemente • San Juan Capistrano Seal Beach • Santa Ana • Stanton • Tustin • Villa Park • Westminster • Yorba Linda • and Unincorporated Areas of Orange County
Guideline B-01 January 01, 2023
Fire Master Plans for Commercial & Residential Development
TABLE OF CONTENTS
TABLE OF CONTENTS ......................................................................................................... 2 PURPOSE .............................................................................................................................. 3 SCOPE ................................................................................................................................... 3 HOW TO USE THIS GUIDELINE ........................................................................................... 3 SECTION 1: SUBMITTAL REQUIREMENTS ........................................................................ 3 SECTION 2: FIRE LANES ..................................................................................................... 4 SECTION 3: FIRE LANE IDENTIFICATION .......................................................................... 9 SECTION 4: PREMISES IDENTIFICATION ........................................................................ 14 SECTION 5: HYDRANT AND WATER AVAILABILITY REQUIREMENTS .......................... 15 SECTION 6: ACCESS TO STRUCTURES .......................................................................... 19 ATTACHMENTS .................................................................................................................. 24 Attachment 1 - Fire Master Plan Submittal Checklist ................................................. 24 Attachment 2 – CVC, Fire Lane Parking Violations ................................................... 25 Attachment 3 – Hydrant Quantity and Spacing in OCFA Jurisdiction ........................ 26 Attachment 4 – Minimum Required Fire Flow and Flow Duration .............................. 27 Attachment 5 – Definitions ......................................................................................... 28 Attachment 6 - Apparatus Data for Swept Path Analysis ........................................... 29 APPENDIX A - ACCESS DURING CONSTRUCTION ......................................................... 30 APPENDIX B – GATES AND BARRIERS ............................................................................ 33 APPENDIX B, ATTACHMENT 1 - OCFA Notes for Electric Vehicle Gates ............... 39 APPENDIX C - RESIDENTIAL AND TRACT DEVELOPMENTS ......................................... 40 APPENDIX C, ATTACHMENT 1 – Residential Site Plan Checklist ........................... 44 APPENDIX C, ATTACHMENT 2 - Sample Parking Enforcement Letter .................... 45
Guideline B-01 January 01, 2023
3 Fire Master Plans
for Commercial & Residential Development
PURPOSE
The effectiveness of emergency response and firefighting operations is directly related to the proper installation and maintenance of fire access roadways, proper location of hydrants, adequate water supply, and access to buildings and facilities. This document is a general guideline pertaining to the creation and maintenance of fire department access roadways, access walkways to and around buildings, and hydrant quantity and placement as required by the 2022 California Fire and Building Codes (also known as CFC and CBC, respectively) and as amended by local ordinance.
SCOPE
This guideline applies to fire apparatus access roads which provide access to new, reconstructed, relocated residential or commercial structures, developments, and facilities.
Note: In addition to the requirements of OCFA Guideline B-01, for buildings and facilities located within State Responsibility Area (SRA) or the Very High Fire Hazard Severity Zones (VHFHSZ) in the Local Responsibility Area (LRA), refer to California Code of Regulations (CCR) Title 14 from CA Board of Forestry & Fire Protection site: https://bof.fire.ca.gov/.
HOW TO USE THIS GUIDELINE
The guideline consists of two main parts: Guideline B-01 and a series of lettered appendices:
Appendix A, B, and C. The first part, Guideline B-01, provides instructions on how to prepare and submit a generic Fire Master Plan. The second part, the appendices to Guideline B-01, contain additional information that may be applicable based on the type of project submission.
To prepare a Fire Master Plan, provide the information and comply with the requirements in both B-01 and all pertinent appendices.
Example:
Project Plans include
Gates and Barriers GUIDELINE B‐01 APPENDIX BGATES AND BARRIERS New Residential Tract
Development with Single‐
Family Homes or Duplexes
GUIDELINE B‐01
APPENDIX C
RESIDENTIAL TRACT
DEVELOPMENTS
SECTION 1: SUBMITTAL REQUIREMENTS
1. Universal Submittal Requirements - Refer to Guideline A-02 from OCFA Planning and Development website (www.ocfa.org). Complete the Fire Master Plan Submittal Checklist (Attachment 1) and verify that basic project information has been provided and that general access and water requirements have been addressed on the plan.
Guideline B-01 January 01, 2023
4 SECTION 2: FIRE LANES
2. Fire Lanes - On-site private fire lanes shall be provided for every facility or building when any portion of an exterior wall of the first story is located more than 150 feet from a public roadway, as measured along an approved route. Extenuating circumstances, increased hazards, and additional fire safety features may affect these requirements.
2.1. Loading – Fire lanes shall be designed, constructed, and maintained to provide allweather driving capabilities and support the imposed load of 94,000-pound fire apparatus with weight distributed as follows:
No more than 32,000-pounds per axle.
Bridges and underground vaults, culverts, and other features beneath fire access roadways shall be designed, at a minimum, to the AASHTO H-17 standard. A letter or statement, signed by a registered engineer, shall be provided on the plans certifying that any new roadway meets these loading and all-weather criteria. Natural or artificial turf products, and road base without an approved topping material does not satisfy the all-weather requirement and may not be approved.
2.2. Number Required - One fire lane is required if any portion of an exterior wall of the first story of a building is located more than 150 feet from a fire lane. The hose pull distance is to be measured by an approved route around the exterior of the building.
EXCEPTION: Hose-pull distance to the most remote exterior portion of a detached single-family home or duplex or related accessory structure (e.g., pool house, casita, garage, workshop, barn, etc.) may be up to 300 feet when protected throughout by a fire sprinkler system or as approved by the fire code official.
EXCEPTION: When approved by the fire code official, this distance may be increased up to 300 feet for open parking garages that comply with the following:
The structure is protected throughout with an NFPA 13 sprinkler system, or the structure meets the below requirements:
Two stairways, both directly accessible from the exterior. Both stairways provide direct access to all tiers of the parking structure. Both stairways are equipped with Class I Wet Standpipe Outlets at each floor or intermediate landing.
Access to both stairways is within 40-feet walking distance from a fire lane. The stairways are sufficiently separated from each other and located in a manner that facilitates firefighting operations within the structure, as determined by the fire code official.
2.2.1. More than one fire lane is required when access to a single road may be insufficient due to the following: terrain, location, travel distance, potential fire, lifesafety hazards, vehicle congestion, railways, weather condition that may impair single-entry point, or other factors that could limit access. Supplementary access points shall be located to facilitate evacuation and emergency operations and minimize congestion or obstruction during an emergency incident. At least two of
Guideline B-01 January 01, 2023
5 the access points shall be separated by a distance of at least one-half of the longest dimension, as measured between the two points of the development that are furthest from one another, when any of the following conditions exist. A minimum of two vehicle access points is required for any area containing 150 or more residential dwelling units, including new and existing dwelling units.
A minimum of two vehicle access points is required for any multi-family residential structure containing 200 or more dwelling units. Each entry point shall provide access to at least one of two (or more) required vehicle laddering areas. Laddering areas shall be remotely located on at least two sides of the structure in locations that facilitate fire department access to the roof as well as interior firefighting.
A secondary access point is required for commercial projects with a cumulative building area of more than 124,000 square feet.
2.3. Location - For purposes of determining the suitability of public roads and private roads for staging fire apparatus and facilitating fire suppression operations for a particular structure, the following criteria shall apply:
2.3.1. The edge of fire access roadways serving two and three-story buildings should be located no closer than 10 to 30 feet from the building. The edge of fire lanes serving structures four or more stories in height shall be located between 20 to 40 feet from the building. The setback is measured from the face of the building to the top edge of the curb face or rolled curb flow line nearest the building. The distance and the amount of fire lane serving the structure that is required to meet these criteria are a function of overall building height, construction, presence of openings, and other potential hazards and considerations.
2.3.1.1. Fire lanes serving buildings that are over 30’ high as measured from grade to the roof parapet or eave shall be provided, at a minimum, along the longest façade of the building, or along at least two remote sides of the building, or in another manner approved by the fire code official that optimizes firefighter access to the roof.
2.3.1.2. For location of access roads serving high-rise structures, see Guideline H-01.
2.3.2. To ensure that vehicular traffic from dead-end fire lanes serving buildings greater than 30-feet in height, is always maintained, staging areas at least 25-feet wide, and 60-feet long with a 25-ft taper on each end (for 110-feet total length) shall be provided along the roadway to permit fire apparatus to pass ladder trucks that have the outriggers extended. Consideration should be given to the length of the roadway, roof and building design, obstructions to laddering, and other operational factors in determining the number, location, and configuration of such staging areas.
2.3.3. A fire lane may be an on-site private fire lane or a public road with a projected average daily trip (ADT) count below 30,000, or as approved by the Fire Code Official. Contact the city or County Traffic Engineer’s office or Public Works Department for ADT information.
Guideline B-01 January 01, 2023
6 2.3.4. A fire lane on an adjacent property may only be considered as a fire lane for the project property if an emergency access easement has been granted by the adjacent property owner (“GRANTOR”) to the benefit of the city or county (“GRANTEE”) for the purpose of emergency access to the project property and recorded by the Orange County Clerk-Recorder Department. Evidence of the recorded easement may need to be provided to OCFA.
2.4. Width – The minimum width of a fire lane is 20 feet. If a center median is included, the required width shall be provided on both sides of the median.
2.5. Parking Restrictions
- No parking is
permitted along fire
lanes that are
narrower than 28 feet
in width (Figure 1).
Width is measured
from top face of curb
to top face of curb for
standard vertical
curbs or flow line to
flow line for rolled,
ramped, or other curb
types. Parking on one
side is permitted on a
fire lane that is at least
28-feet in width.
Parking on two sides
is permitted on a
roadway 36-feet or
more in width.
2.6. Vertical Clearance -
Fire lanes shall have
an unobstructed
vertical clearance of not less than 13-feet 6-inches. If trees are located adjacent to the fire lanes, place a note on the plans stating that all vegetation overhanging the fire lane shall be maintained to provide a clear height of 13-feet, 6-inches at all times (Appendix B, Figure B1).
2.7. Grade - The grade for fire lanes shall not exceed 10%. When all structures served by the fire lane are protected by automatic fire sprinkler systems, the grade may be increased to a maximum of 15% for approved sections of roadway where fire apparatus may drive but will not likely stopped during an emergency. The cross-slope of fire lanes shall not be greater than 2%.
Figure 1 –
Minimum Road
Widths
Guideline B-01 January 01, 2023
7 2.8. Turning Radii - The inside turning radius for a fire lane shall be 20 feet. The outside turning radius for an fire lane shall be 40 feet or greater. A 60-foot straight section of roadway must be provided between a turn in one direction and another turn in the opposite direction (Figure 2). For additional requirements related to minimum turning radii, please refer to CCR Title 14.
2.9. Dead-ends - Dead-end roadways more than 150 feet shall be designed and constructed with approved hammerheads or turnarounds (Figure 3, Figure C1 in Appendix C). Turnarounds shall meet the turning radius requirements identified above.
The minimum cul-de-sac radius is 40 feet with no parking allowed. The maximum length of a cul-de-sac or other dead-end road without mid-way turnarounds or other mitigating features is 800 feet.
Figure 2 – “S” Turns
Guideline B-01 January 01, 2023
8 2.10. Bridges - When a bridge is required as part of a fire lane, the driveable surface shall be a minimum of 20’ in width and the bridge shall be designed and constructed at a minimum to AASHTO H-17 standards to accommodate a total weight of 94,000 pounds.
2.11. Median breaks - Where medians or raised islands are proposed that prevent emergency apparatus from crossing over into opposing traffic lanes, breaks or passthroughs may be required. The location and design specifications for the passthroughs shall be coordinated with the city/county public works or engineering department.
2.12. Continuity of Fire Lanes – Where roadways serving structures are not required fire lanes but may still appear to be usable by fire apparatus, they shall be designed to the applicable fire lane criteria. This shall include, but not be limited to, adequate turning radii and turnarounds necessary to prevent fire apparatus entrapment or undue delays.
Guideline B-01 January 01, 2023
9 SECTION 3: FIRE LANE IDENTIFICATION
3. Fire Lane Identification - Fire Lane identification is required to maintain the required width of fire lanes for emergency vehicle use. Unlawful use of fire lanes will be enforced by the local law enforcement agency in accordance with the California Vehicle Code (CVC) on public roadways. Enforcement of fire lane no-parking restrictions on private roadways is the responsibility of the property owner, HOA, or their designated agent (Attachment 2).
3.1. Sign and Curb Marking options – Areas designated as a fire lane require an acceptable method of marking that shall be approved prior to installation. Select either option 3.1.1. OR option 3.1.2. below.
3.1.1. Specific areas designated by the OCFA as fire lanes must be marked with red curbs meeting the specifications below (Figure 4). In addition, where the number of entrances into the area marked with fire lanes is limited, all such vehicle entrances to the designated area shall be posted with approved fire lane entrance signs.
Figure 4 – Fire Lane Identification, Red Curbs
3.1.2. “Fire Lane – No Parking” signs
(Figure 5) meeting the appropriate
specifications shall be posted
immediately adjacent to each
designated fire lane and at
intervals not to exceed 50 feet,
unless otherwise approved by the
fire code official. In areas where fire
lane parking restrictions are
enforced by the California Highway
Patrol, “NO STOPPING - FIRE
LANE” signs meeting Caltrans
standards shall be used. In
addition, where the number of
entrances into the area marked
with fire lanes is limited, all such vehicle entrances to the designated area shall be posted with approved fire lane entrance signs (Figure 6). Curbs shall be painted OSHA safety red.
“FIRE LANE – NO PARKING” shall be painted on top of curb in 3” white lettering at a spacing of 30’ on center or portion thereof.
Figure 5 – Fire Lane No Parking Signs
Guideline B-01 January 01, 2023
10 3.2. Fire Lane Entrance Signs - Fire lane entrance signs must meet the following specifications:
Fire lane entrance signs are to
be used only at vehicle entry
points to areas that contain
“Fire Lane – No Parking” signs
or red curbs.
The sign shall be posted at all
vehicle entrances to areas
marked with either red curbs or
fire lane “No Parking” signs.
Signs shall be securely
mounted facing the direction of
travel and clearly visible to
oncoming traffic entering the
designated area.
Signs shall be installed per
OCFA mounting specifications
for fire lane signs.
3.3. Towing Company Information -
Towing company contact information is required for all properties with a standing written agreement for services with a towing company per the California Vehicle Code.
To facilitate periodic changes in towing company contracts, the towing company contact information may be posted on a separate sign mounted directly below the fire lane entrance sign instead of on the
entrance sign itself (Figure 7). The method
of attachment to the post shall not obscure
the wording on either sign.
3.4. Alternative “Fire Lane – No Parking” -
Alternative “Fire Lane – No Parking” signs
may be allowed with approval from the fire
code official. Signs shall be securely
mounted facing the direction of travel and
clearly visible to oncoming traffic entering
the designated area. Signs shall be made
of durable material and installed per OCFA
mounting specifications for fire lane signs.
Note: All alternative signs must be approved
through the OCFA and by the city/County
engineer and/or policy agency, as
applicable. In areas where fire lane parking
restrictions are enforced by the California
Highway Patrol, “NO STOPPING – FIRE
LANE” signs meeting Caltrans standards
shall be used.
Figure 6 – Fire Lane Entrance Signs
Figure 7 – Alternate Location of
Towing Company Information
Guideline B-01 January 01, 2023
11 3.4.1. “Fire Lane – No Parking Beyond This Point Except in Designated Stalls” sign may be approved for use in limited areas up to 100-feet in length, such as motor courts or dead-end roads, when permitted by the Fire Code Official. Where parking stalls are not present, sign may omit “except in designated stalls” and sign height may be reduced to 18”. The specifications for the rest of the sign shall match the standard fire lane no parking signs (Figure 8).
3.4.2. “Fire Lane – No Parking in Cul-De-Sac” signs may be approved for use on the right side of a roadway. Signs shall be securely mounted facing the direction of travel and clearly visible to oncoming traffic entering the designated area.
For a standard cul-de-sac, the “begin”
and “end” signs shall be located at the
point where the street begins to widen
into the bulb (Figure 9).
A cul-de-sac with an offset radius shall
have signs located at the point where
the street begins to widen into the bulbs
and at a point 40’ from where the cul-desac and street are tangent (Figure 10).
Additionally, a minimum 2” red lettering
on white reflective background must be
provided for the “BEGIN” sign at entry
into cul-de-sac and “END” sign when
leaving cul-de-sac.
Figure 9
Standard 40’
Radius Cul-De-Sac
Figure 10
Offset 40’ Radius
Cul-De-Sac
Figure 8 – Specifications for Alternative
Fire Lane No Parking Signs
Guideline B-01 January 01, 2023
12 “BEGIN” or “END” sign may be
omitted where cul-de-sac is the
continuation of a no parking
zone on streets less than 36’
wide (Figure 11).
3.5. Fire Lane No Parking Sign
Locations - Signs are required
within 3’ at the end of the curb
return at the beginning of each
“block” along the fire lane and
spaced a maximum of 50’ along the
entire designated lane (Figure 12).
A sign shall be located within a
reasonable distance of the end of
each block as necessary to clearly
identify the extend of the no parking
zone. Signs shall be securely
mounted facing the direction of
travel and clearly visible to
oncoming traffic entering the
designated area. Signs shall be
made of durable material and installed per OCFA mounting specifications. Where signposts are not practical, signs may be mounted on a wall or fence and are allowed to be oriented parallel to the length of the fire lane. OCFA inspectors will determine if additional signs or sign locations are required.
Figure 11 – Specifications for Cul-de-Sac
Fire Lane No Parking Signs
Figure 12 – Fire Lane No Parking Sign Locations
Guideline B-01 January 01, 2023
13 3.6. Mounting Specifications for Fire Lane Entrance and No Parking Signs - Signs shall be mounted facing the direction of vehicular travel. They may be mounted on existing posts or buildings where the centerline of the sign is no more than 24” from the edge of the roadway. The sign post depth of bury shall be a minimum of 24” and rebar, a concrete footing, or another method to prevent removal is recommended (Figure 13). Footings for signs located in the public right-of-way shall be per the local jurisdiction’s requirements.
Figure 13 – Mounting Specifications for Fire Lane Entrance and No Parking Signs
Guideline B-01 January 01, 2023
14 SECTION 4: PREMISES IDENTIFICATION
4. Premises Identification - Approved numbers or letters shall be placed on the front elevation of all new and existing buildings in such a position that is plainly visible and legible from the street or the road to which the property is addressed. Addresses shall not be located where there is potential of being obstructed by signs, awnings, vegetation, or other building/site elements. Where only a single building with a single street address is present (and no other structures are accessible from the fire lane serving that structure), an address monument at the vehicle entrance or other location clearly visible and legible from the public road may be provided in lieu of an address on the building.
4.1. The numbers shall contrast with their background. In SRA and in LRA VHFHSZ, addresses for residential buildings shall be reflectorized per CCR Title 14.
4.2. The address characters shall be a minimum of 4 inches in height for single-family residential structures/duplexes, or individual unit numbers in multi-family residential structures. The 4-inch numbers shall have a ½-inch stroke, or as required by local ordinance, whichever is more restrictive. Building setbacks, elevation, and landscaping can affect these minimum size requirements.
4.3. The address characters shall be a minimum of 6 inches in height for commercial structures, or the primary building address or address range posted on multi-family residential structures. The 6-inch numbers shall have a one-inch stroke, or as required by local ordinance, whichever is more restrictive. Building setbacks, elevation, and landscaping can affect these minimum size requirements.
4.4. Address numbers may be required to be internally or externally illuminated by the local jurisdiction’s security code. While not required by the OCFA, illumination of addresses is recommended to facilitate rapid location of a site or building.
4.5. Where it is unclear as to which street a building is addressed to (e.g., a building is accessed only from a street other than the one it is addressed to; multiple main entrances to the site, or building itself, front different streets), the name of the street shall also be identified as part of the posted address.
4.6. Multi-Unit Buildings - Suite/apartment numbers shall be placed on or adjacent to the primary entrance for each suite/apartment and any other door providing access to fire department personnel during an emergency. Multiple residential and commercial units having entrance doors not visible from the street or road shall, in addition, have approved numbers grouped for all units within each structure and positioned to be plainly visible from the street or road.
4.7. Multi-Building Clusters - Approved numbers or addresses shall be placed on the front elevation(s) of all buildings that form the cluster. If all building addresses are not clearly visible or legible from the public road serving the structures, an address monument shall also be provided at the entry point(s) to the site indicating the range of addresses accessible from that entrance.
Guideline B-01 January 01, 2023
15 SECTION 5: HYDRANT AND WATER AVAILABILITY REQUIREMENTS
5. Hydrant and Water Availability Requirements - Applicants must provide documentation that hydrants are provided in the quantity and spacing described in the Hydrant Quantity and Spacing in OCFA Jurisdiction table (Attachment 3). They must also show that the hydrant is capable of delivering the amount of water required in the Minimum Required Fire Flow and Flow Duration for Buildings in OCFA Jurisdiction table (Attachment 4). The quantity and spacing of hydrants are governed by the fire flow required for the structure(s) served. The required fire flow is dependent upon the size of the structure, type of construction, and whether the building is equipped with fire sprinklers. This information must be shown clearly on the plans to assist in the determination of the fire flow requirement.
5.1. Water Availability – To facilitate the review process and avoid untimely delays in project approval, applicants are strongly encouraged to arrange a hydrant flow test with the local water department prior to submitting plans to the OCFA if the project includes a new structure or increase in the floor area of an existing structure. Water availability information may not be required to be submitted for every project, and plans may be submitted with a hydrant flow test pending, but the applicant should understand that project approval may be delayed if it is determined during review that this information is required. If the project requires evaluation of the available fire flow, it will not be approved without a completed OCFA Water Availability form or equivalent data sheets from a water district. Water availability information must not be older than six months.
5.1.1. Obtain a Water Availability form from OCFA Planning & Development Services Section.
5.1.2. Fill out the project and building information in the first section of the Water Availability form. Care should be taken when determining the applicable fire area for the project. As stated above, fire flow is dependent on several factors, so the largest building or group of structures is not necessarily the most demanding in terms of fire flow.
5.1.3. Determine the required fire flow from Minimum Required Fire Flow and Flow Duration for Buildings in OCFA Jurisdiction (Attachment 4), as applicable. A 50% reduction in fire flow (but not duration) may be taken when the fire-flow calculation area consists only of buildings equipped with an approved automatic fire sprinkler system. If you are unsure of how to calculate the fire flow requirement for your project, you may email or fax the form to the OCFA, and we will determine the fire flow for you.
5.1.4. Contact the local water company to request a hydrant flow test or fire flow modeling calculation and have a representative of the water company complete and sign the last section on the form. In some cases, the water company may allow or require a qualified third party to perform the flow test for you. In newly developed areas without water infrastructure, the water department may issue a “will-serve” letter indicating the expected fire flow and duration of water that will be delivered once the water system is installed and operational.
Guideline B-01 January 01, 2023
16 If multiple hydrants are located within the maximum distance allowed in Hydrant Quantity and Spacing in OCFA Jurisdiction (Attachment 4). The amount of water available from each hydrant may be combined, provided that the hydrants are flowed simultaneously.
5.1.5. It is the applicant’s responsibility to ensure that the following information is provided at a minimum on either the water company’s test data sheet and/or the OCFA Water Availability form:
Static pressure and residual pressure in PSI and observed flow in GPM; or Calculated flow in GPM at 20 PSI
5.1.6. Scan or photocopy the completed form or data sheets onto your plans or include the original with your plan submittal.
5.1.7. Please ensure that the fire area, building size, construction type, and flow data are complete and accurate. Errors or omissions in this information may result in plans having to be resubmitted or fire flow testing to be redone.
5.2. Fire-Flow Calculation Area - The fire-flow calculation area shall be the total floor area of all floor levels within the exterior walls, and under the horizontal projections of the roof of a building, except as modified in the following two conditions:
Portions of buildings which are separated by fire walls without openings, constructed in accordance with the California Building Code are allowed to be considered as separate fire-flow calculation areas.
The fire-flow calculation area of buildings constructed of Type IA and Type IB construction shall be the area of the three largest successive floors.
CFC Appendix B Section B104
5.3. Hydrant Location - Hydrants shall be provided along the length of the fire access roadway in the quantities and up to the maximum distances prescribed in Hydrant Quantity and Spacing in OCFA Jurisdiction table (Attachment 3).
5.3.1. Hydrants must be located within three feet of the edge of a fire lane and cannot be located in areas where it may be visually or operationally obstructed (behind fences, walls, in bushes, behind parking spaces, etc.). Clearance shall be provided to a distance no less than three feet from the perimeter of the hydrant.
Hydrants located in landscapes areas may require a 4’x4’ concrete pad and the OCFA inspector will ensure that vegetation does not encroach on this clear space.
5.3.2. The hydrant outlets must face the fire lane. In areas where the outlets cannot face the fire lane (e.g., the hydrant is located on a landscape peninsula or island in a parking lot; the hydrant has three outlets, etc.), the 4” outlet(s) shall take precedence.
5.3.3. The hydrant shall be located at least 40-feet from the building it serves. Where it is impractical to locate the hydrant 40-feet from adjacent structures, additional hydrants may be provided, or the hydrant may be located closer if nearby walls do not contain openings and the hydrant is not in a location where it may be rendered inoperable due to damage from collapsed walls, debris, or excessive heat.
Guideline B-01 January 01, 2023
17 5.3.4. Hydrants shall be located so that a hose line running between the hydrant and the fire department connection(s) (FDCs) served by that hydrant does not cross driveways, obstruct roads or fire lanes, or otherwise interfere with emergency vehicle response and evacuation of a site.
5.3.5. Hydrants and fire department connections shall not be located behind parking stalls or in other locations where they are likely to be blocked by vehicles or other objects. Whenever possible, hydrants shall be placed at street and drive aisle intersections in preference to mid-block locations. Where on-street parking is allowed, hydrants should be placed in the shortest parkways between adjacent driveways, at corners and chokers where parking is not normally allowed, and in similar areas where impact to space available for parking and the potential for hydrants to be obstructed is minimized.
5.3.6. Hydrants and fire department connections should not be located where apparatus staged at these locations would then encroach on minimum fire apparatus turning radii unless alternative routes are available. Hydrants shall not be placed in the “bulb” end of a cul-de-sac where apparatus staged at the hydrant would prevent the cul-de-sac from being used as a turnaround.
5.4. Protection of Hydrants - Hydrants in locations that are exposed or susceptible to potential damage from vehicular collision need to be protected by curbs and/or bollards (Figure 14).
Figure 14 - Protection of Hydrants
Protection of Hydrants, Detector Checks, Fire Department Connections, Post Indicator Valves, and other Similar Devices.
5.4.1. If vehicles can approach the hydrant from more than one direction, the hydrant shall be protected by four bollards of concrete-filled pipe four inches in diameter and mounted in concrete in a square around the hydrant. The bollards need to be spaced a minimum of three feet from the perimeter of the hydrant. The bollards must be placed so that their location does not impede access to or use of the hydrant. Two bollards may protect hydrants that can be approached from only one side.
Guideline B-01 January 01, 2023
18 5.4.2. Hydrants may not require protection by bollards if they are located such that the potential for collision is minimal or if they are sufficiently protected by a standard concrete curb of at least six inches in height.
5.5. Hydrant Markers and Color
5.5.1. Blue reflective pavement markers (“blue dots”) shall be used to identify fire hydrant locations (Figure 15). Blue reflective markers used for any other purpose should be removed. The developer may contact the local water company to arrange the installation of the blue dot/hydrant marker. If the water agency does not participate in the blue dot program, the developer is still responsible to install the dots in an approved manner.
Figure 15 - “Blue Dot” Reflective Hydrant Marker Location
5.5.2. Two-way streets and roads – Markers shall be placed six inches from the edge of the painted centerline or from the approximate center of streets without a painted centerline on the side nearest the hydrant.
5.5.3. Streets with left turn lanes at the intersection – Markers shall be placed six inches from the edge of the painted white line on the side nearest the hydrant.
5.5.4. Streets with continuous two-way left turn lanes – Markers shall be placed six inches from the edge of the painted yellow line on the side nearest the fire hydrant.
5.5.5. Hydrant Color – Private hydrants (hydrants separated from the city main by and located downstream from a backflow prevention device) shall be painted OSHA safety red.
Guideline B-01 January 01, 2023
19 SECTION 6: ACCESS TO STRUCTURES
6. Access to Structures
6.1. Hose pull – The dimension of 150-feet in relation to fire department access is commonly referred to as “hose pull distance”. As the name implies, this is the maximum distance that Firefighters can effectively pull a fire hose or carry other equipment to combat a fire. The hose pull distance is set at 150 feet due to a variety of factor, including standard hose lengths, weight of equipment, hydraulic properties, and accepted operational procedures (Figure 16).
Figure 16 – Hose Pull
For the hose pull example below, assume that the parking lot is not accessible to fire apparatus due to turning radii and fire lane widths less than the required minimums. Building A – All portions of the buildings are within 150 feet of the public road as measured along the path of firefighter travel. This building is in access. Building B – The building is in access despite the obstruction presented by the planter and hedges due to its
proximity to the road.
Building C – The building
is out of access; the
presence of a chain-link
fence forces firefighters to
backtrack once they pass
through the gate,
increasing their travel
distance to the dashed
part of the perimeter
beyond 150’. On-site fire
access roadways and/or a
change in the location of
the gate would be
necessary to provide
access to Building “C”.
6.1.1. Hose pull is measured along a path that simulates the route a Firefighter may take to access all portions of the exterior of a structure from the nearest public road or fire lane. Under most circumstances, hose pull will not be a straight-line distance and should not be measured “as the crow flies”.
6.1.2. All obstructions, such as fences, planters, vegetation, and other structures must be considered when determining whether a building is accessible from a particular location on the fire lane. Topography may also affect the potential access route and any significant changes in elevation must be accounted for when measuring hose pull distances.
Guideline B-01 January 01, 2023
20 6.2. Access walkways – CFC 504.1 provides for the installation of approved access walkways from fire access roadways to exterior openings required by either the CBC or CFC. The OCFA may require the construction of such walkways depending upon particular site conditions or project parameters. These conditions include, but are not limited to, building use or occupancy, topography, vegetation, and surface conditions.
Design professionals must carefully consider these issues when developing a project site. When required:
6.2.1. Access walkways must be provided to all required egress doors from a building, all firefighter access doorways in buildings with high-piled storage, and the area beneath each rescue window, at a minimum. Access walkways will typically be required around the entire perimeter of a structure to facilitate control of a fire through any other available openings.
6.2.2. Access walkways must be a minimum of five feet in width.
6.2.3. Access walkways shall consist of a surface that lends itself to safe use during building evacuation, firefighting, and rescue efforts.
6.2.4. Where elevation change is present, indicate the grade as a percentage on the plans.
6.2.5. The type of material provided for the access walkway and/or other specifications shall be indicated on the fire master plan and are subject to approval by the OCFA.
6.3. Access to Interior Courtyards - Firefighter access and water supply as described below shall be provided for interior courtyards of R-occupancy buildings and buildings of other occupancies where the main entry to a suite is accessed via the courtyard.
6.3.1. Number of Access Routes
A minimum of two means of access via “firefighter tunnels” shall be provided between each courtyard and the fire lane. A single tunnel may be allowed for smaller courtyards, as determined by the fire code official. A tunnel interconnecting courtyards may suffice as a second means of access, provided that each courtyard so connected has at least one other tunnel leading directly to a fire lane.
6.3.2. Design of Firefighter Tunnels
The outer entrance to the tunnel shall front on a fire lane. Tunnels shall be a minimum 10 feet wide, and when possible, at least 10 feet tall (but no less than 8 feet).
Doorways and gate openings in the path of firefighter travel to, through, and from the tunnel shall provide a minimum 44-inch clear width. Where the tunnel intersects with corridors or other interior spaces, doors shall be provided to separate the tunnel from those spaces in a manner that provides an uninterrupted path of travel through the tunnel, from one end to the other.
At least 1 tunnel shall provide a straight path of travel between the fire lane and the courtyard to ensure access by a firefighter’s 35’ ladder.
Guideline B-01 January 01, 2023
21 Landscape and hardscape features such as trees, shrubs, light poles, raised planters, walls, fences, and gates near the openings to the tunnel shall not hinder or delay movement of firefighters carrying a ladder. Where there is an elevation change between the fire lane and courtyard, code-compliant ramps or stairs with a minimum clear width of 44” between handrails shall be provided. Only straight-run stairs shall be provided, no stair returns are allowed along the path of firefighter travel.
6.3.3. Tunnel Construction
Tunnels shall be separated from adjacent construction by minimum 2 hour fire barriers and 2 hour ceiling/floor assemblies.
Interior door openings into the tunnel may be equipped with mag-holds, but other doorstops are not allowed.
Wall and ceiling finishes within the tunnel shall be non-combustible. Where allowed by CBC/CFC Chapter 8, floors may be carpeted.
6.3.4. Use of Firefighter tunnels – Tunnels are permitted to be used for other purposes provided that the use does not obstruct the clear path required or otherwise interfere with use of the tunnel for emergency purposes. Combustible furnishings and fixtures within the tunnel shall be kept to a minimum, and such items shall be fixed in place. Where the tunnel is also an exit component of the egress system (e.g., exit enclosure, passageway, exit stair, horizontal exit) or functions as an egress court per CBC 1029.1, no other non-emergency use shall be allowed within the tunnel.
6.3.5. Courtyard Standpipes
At least one standpipe outlet shall be provided in the courtyard when hosepull from fire apparatus in the fire lane to any portion of the inner façade within the courtyard exceeds 200’.
If standpipes are required, outlet(s) shall be provided within the firefighter tunnel at the opening of the firefighter tunnel(s) into the courtyard and at other approved locations as required by the fire code official. The hose-pull to all portions of the courtyard shall be less than 150-feet as measured from the standpipe outlet.
The system shall be designed to not send a waterflow signal. The standpipe may be wall mounted or standalone. If standalone, it shall be located no more than 18” from the edge of a primary walkway in the courtyard in a position where it is immediately visible and accessible to firefighters. Access to and use of standpipes shall not be hindered by planter walls, vegetation, or other features; 18” clearance shall be provided on all sides.
6.4. Rescue Openings - Group-R occupancies that are required by CBC 1031.1 to have rescue openings shall have a walkable path free of obstructions between the fire lane and each rescue opening.
Guideline B-01 January 01, 2023
22 6.4.1. An approved access walkway must be provided to enable firefighters to easily and safely reach a clear, flat space beneath each rescue opening. Obstructions including but not limited to shrubs, trees, trellises, carports, raised planters, walls, fences, pools, steeply sloped roofs, overhangs, vegetation, and similar building and site elements shall not impede the use of or access to the walkway or rescue opening.
6.4.2. Walkways may consist of hardscape, decomposed granite, grass, or other similar walkable material that does not inhibit access to or use of the area.
6.4.3. Trees that encroach on walkways shall provide a minimum 7-foot clearance underneath to allow unhindered passage by firefighters, however, trees and shrubs shall not encroach on areas outside the rescue opening.
6.5. Laddering Pad and Setback at Rescue Openings of Group R-1, R-2, and R-2.1 Occupancies - A clear, flat space for laddering rescue openings shall be provided beneath each rescue opening. The distance between the nearest edge of this laddering pad and the structure is based on standardized operational procedures and safe practice to achieve a proper laddering angle (next page, Figure 17). The plan provided must demonstrate that the vegetation (at fully-grown sizes), buildings, and site features will not obstruct the access walkways or laddering operations. It is incumbent upon the developer, architect, landscape architect, and facility maintenance personnel to collaborate on a design and plant palette that complies with these requirements through the life of the building.
6.5.1. Proper laddering angle calculation: d = (h/5) + 2 Where h = The height of the window sill or balcony railing d = The distance in feet from the edge of the pad nearest the building to a point on the ground directly beneath the rescue window sill or balcony edge.
6.5.2. Dimensions for placement of ladders:
Guideline B-01 January 01, 2023
23 Figure 17 - Ladder Pad Setback at Rescue Openings
Guideline B-01 January 01, 2023
24 ATTACHMENTS
Attachment 1 - Fire Master Plan Submittal Checklist
PROJECT INFORMATION
Scope of project is clearly defined on the plan? Yes
Conditional Use Permit conditions included with submittal? Yes N/A (CUP was not required by city/county) Tract/Tentative Tract/Parcel Map Number has been provided? Yes Standard OCFA fire master plan notes are included? Yes (Notes are tailored to this project, where applicable) Building area, construction, occupancy, sprinkler type noted on plan? Yes Allowable area calculation provided on plan? Yes No (<6,000 sf unsprinklered; <18,000 w/ sprink.) Sheets not relevant to fire master plan removed from plan set? Yes Access/hydrant phasing plan provided? Yes N/A (No phasing of access/hydrant installation)
WATER AND HYDRANTS
Water availability form completed and provided? Yes No (in progress) No (no change in demand) All hydrants within 350’ of the site are shown on plan? Yes Are hydrants provided/spaced per Guideline B-01, Attachment 3? Yes
ACCESS AND ROADWAYS
Extent of the access roadway is clearly shown on the plan? Yes Turning radii and width (incl. road sections) shown on the plan? Yes Exterior of all structures within 150’ hose pull distance? Yes No (AM&M proposed) No (sprinklered R-3) Engineer’s certification provided for new paving? Yes N/A (No new paving) Walkable surface provided to required openings? Yes
Road and walkway grades >10% shown on plan? Yes N/A (Grade <10%)
FIRE LANE IDENTIFICATION
Red curbs are identified on plan with bold, dashed, or red lines? Yes N/A (“Fire Lane—No Parking” signs provided) Location of each “Fire Lane—No Parking” sign shown? Yes N/A (Red curbs provided) Fire lane entrance sign provided at each vehicle entrance? Yes N/A (All roads at least 36 feet wide) Drawings of red curbs/“No Parking”/entrance signs provided? Yes N/A (All roads at least 36 feet wide)
GATES AND OBSTRUCTIONS
Are all gates, fences, and planters shown? Yes
Are vehicle gates identified as manual or electric? Yes N/A (No gates proposed) Gate operator specs showing emergency operation provided? Yes N/A (No electric gates proposed) Manual vehicle gates have “No Parking” sign noted? Yes N/A (No manual gates proposed) Knox boxes/locks/switches are noted on plans? Yes N/A (No gates proposed) OCFA gate notes/specifications included on plan? Yes N/A (No gates proposed)
OTHER REQUIREMENTS
AM&M request letter scanned onto plan? Yes N/A (No alternate methods proposed) Premises ID/address monument location shown on plan? Yes N/A (Single family homes) Trash enclosures are located at least 5’ from buildings? Yes No (Enclosures are existing or sprinklered) Two entry points provided for 150 or more residences? Yes N/A (Non-residential project) Buildings >75’ to highest occupiable floor called out? Yes N/A (No high-rise structures) Parking enforcement letter provided? Yes N/A (Public streets only) Project located in methane zone(s) (portions of Yorba Linda, Buena Park, Yes No Seal Beach, San Clemente, and Unincorporated Orange County)? NOTE: This is only a listing of basic fire master plan submittal requirements.
Other information or requirements may be necessary,
depending on conditions specific to each project.
Guideline B-01 January 01, 2023
25 Attachment 2 – CVC, Fire Lane Parking Violations
The California Fire Code (CFC) and California Vehicle Code (CVC) specify rules of the road for stopping, standing, and parking in fire lanes or near fire hydrants.
A. Section 22500.1 states that no person shall stop, park, or leave standing any vehicle whether attended or unattended, in any location designated as a fire lane by the Fire Authority except when necessary to avoid conflict with other traffic or in compliance with the direction of a peace officer or official traffic control device. Vehicles illegally parked in a fire lane may be towed per CVC 22953(b).
B. There shall be no parking of any vehicles other than fire department vehicles within 15 feet of either side of a fire hydrant in accordance with CVC 22514(c). Such vehicles may be towed per CVC 22651(e).
C. CVC 22658(a) permits the owner or person in lawful possession of any private property, subsequent to notifying local law enforcement, to cause the removal of a vehicle parked on such property to the nearest public garage, if a sign is displayed in plain view at all entrances to the property specifying:
1. The ordinance prohibiting public parking, a notation indicating that vehicles will be removed at the owner’s expense, and the telephone number of the local traffic law enforcement agency, or;
2. The lot or parcel upon which the vehicle is parked has a single-family dwelling.
D. CFC 503.4 states that the required width of a fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances shall be maintained at all times.
E. CFC 507.5.4 states that vehicles and other obstructions shall not be placed or kept near fire hydrants, fire department inlet connections or fire-protection system control valves in a manner that would prevent such equipment or fire hydrants from being immediately discernible. The fire department shall not be deterred or hindered from gaining immediate access to fire-protection equipment or hydrants.
Guideline B-01 January 01, 2023
26 Attachment 3 – Hydrant Quantity and Spacing in OCFA Jurisdiction SINGLE FAMILY RESIDENCES/DUPLEXES/TOWNHOUSES with SPRINKLERS Flow
Requirement
Minimum
Number of
Hydrants
Maximum Distance
to a Hydrant
Maximum Distance
between Hydrants 1
Average Distance
between Hydrants1
Thru road Dead-end Thru road Dead-end Thru road Dead-end 500 - 1750 1 300 250 600 500 600 500
1751+ Use the table below
ALL OTHER STRUCTURES
Flow
Requirement
Minimum
Number of
Hydrants
Maximum Distance
to a Hydrant
Maximum Distance
between Hydrants 1,2
Average Distance
between Hydrants1,2
Thru road Dead-end Thru road Dead-end Thru road Dead-end 1000 - 1750 1 250 200 500 400 500 400
1751 - 2250 2 225 175 450 350 450 350
2251 - 2500 3 225 175 450 350 450 350
2501 - 3000 3 225 175 450 350 400 300
3001 - 4000 4 210 160 420 320 350 250
4001 - 5000 5 180 130 360 260 300 200
5001 - 5500 6 180 130 360 260 300 200
5501 - 6000 6 150 100 300 200 250 150
6001 - 7000 7 150 100 300 200 250 150
7001+ 1 per 1000 gpm
or fraction thereof
120 70 240 140 200 100
A: HOSE PULL – In the diagram, firefighters would be able to reach the entire perimeter of the building by pulling no more than 150’ of hose from one or more fire engines staged in the shaded portion of the fire lane; the unshaded roadway has a hose pull distance greater than 150’ and would be considered “out of access” relative to this building.
B: HOSE LAY – No point along the portion of the fire lane serving the structure (the shaded road) may be farther from a hydrant than the distance specified in the table above. The hydrant may be located along portions of the fire lane that exceed the hose pull distance (unshaded roadway) provided that it is:
1. On the same property,
2. On an adjacent property where an emergency access
easement has been obtained, or
3. On a public road leading to the fire lane serving the property.
C: HYDRANT SPACING – Hydrants located on portions of the fire lane that do not serve the building (unshaded road) do not need to be evaluated for spacing relative to each other, only with respect to hydrants that do serve the structure.
Example: C1 may exceed hydrant spacing requires.
However, C2 and C3 cannot. “Average spacing” from the
table above shall be maintained to prevent multiple hydrants from being concentrated in only one portion of the fire lane.
All distances are in feet.
1 Where streets are provided with median dividers which cannot be crossed by fire fighters pulling hose lines, or where arterial streets are provided with four or more traffic lanes and have a traffic count of more than 30,000 vehicles per day, hydrant spacing shall average 500 feet on each side of the street and be arranged on an alternating basis. 2 Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,000 feet to provide for transportation hazards.
Guideline B-01 January 01, 2023
27 Attachment 4 – Minimum Required Fire Flow and Flow Duration NS: The building is not protected throughout with an approved fire sprinkler system S: The building is protected throughout with an approved fire sprinkler system.
Construction Types: Types of construction are based on the California Building Code
FIRE FLOW CALCULATION AREA
(square feet)
DETACHED SINGLE-FAMILY
RESIDENCE/DUPLEX OTHER BUILDINGS
FIRE FLOW
(gallons per minute
at 20 psi residual) DURATION
(hours)
FIRE FLOW (gallons
per minute at 20 psi
residual) DURATION
(hours)
Type IA/IB Type IIA/IIIA Type IV/VA Type IIB/IIIB Type VB NS S NS S 0-22700 0-12700 0-8200 0-5900 0-3600 1000 500 1 1500 1500 2 22701-30200 12701-17000 8201-10900 5901-7900 3601-4800 1750 875 NS: 2
S: 1
1750 1500
30201-38700 17001-21800 10901-12900 7901-9800 4801-6200 2000 1000 2000 1500 38701-48300 21801-24200 12901-17400 9801-12600 6201-7700 2250 1125 2250 1500 48301-59000 24201-33200 17401-21300 12601-15400 7701-9400 2500 1250 2500 1500 59001-70900 33201-39700 21301-25500 15401-18400 9401-11300 2750 1375 2750 1500 70901-83700 39701-47100 25501-30100 18401-21800 11301-13400 3000 1500 NS: 3
S: 1
3000 1500
3 83701-97700 47101-54900 30101-35200 21801-25900 13401-15600 3250 1625 3250 1625 97701-112700 54901-63400 35201-40600 25901-29300 15601-18000 3500 1750 3500 1750 112701-
128700 63401-72400 40601-46400 29301-33500 18001-20600 3750 1875 3750 1875 128701-
145900 72401-82100 46401-52500 33501-37900 20601-23300 4000 2000 NS: 4
S: 1
4000 2000
4 145901-
164200 82101-92400 52501-59100 37901-42700 23301-26300 4250 2125 4250 2125 164201-
183400 92401-103100 59101-66000 42701-47700 26301-29300 4500 2250 4500 2250 183401-
203700
103101-
114600 66001-73300 47701-53000 29301-32600 4750 2375 4750 2375 203701-
225200
114601-
126700 73301-81100 53001-58600 32601-36000 5000 2500 5000 2500 225201-
247700
126701-
139400 81101-89200 58601-65400 36001-39600 5250 2625 5250 2625 247701-
271200
139401-
152600 89201-97700 65401-70600 39601-43400 5500 2750 5500 2750 271201-
295900
152601-
166500 97701-106500 70601-77000 43401-47400 5750 2875 5750 2875 295901+ 166501+ 106501-115800 77001-83700 47401-51500 6000 3000 6000 3000
115801-125500 83701-90600 51501-55700 6250 3125 6250 3125 125501-135500 90601-97900 55701-60200 6500 3250 6500 3250 135501-145800 97901-106800 60201-64800 6750 3375 6750 3375 145801-156700 106801-113200 64801-69600 7000 3500 7000 3500 156701-167900 113201-121300 69601-74600 7250 3625 7250 3625 167901-179400 121301-129600 74601-79800 7500 3750 7500 3750 179401-191400 129601-138300 79801-85100 7750 3875 7750 3875 191401+ 138301+ 85101+ 8000 4000 8000 4000
Guideline B-01 January 01, 2023
28 Attachment 5 – Definitions
Access Walkways - An approved walking surface leading from fire access roadways to exterior doors, the area beneath rescue windows, and other required openings in structures.
Bollards - Permanent or removable poles that are placed across a roadway for the purpose of restricting vehicular access or to protect a piece of equipment from potential vehicular damage.
Breakaway Lock - A lock that features a scored shackle that will break when struck by a hammer or other substantial object.
Fire Lane – A road or other passageway developed to allow the passage of fire apparatus which may or may not be intended for vehicular traffic other than fire apparatus.
Fire Lane Identification - Signs or curb markings that allow fire apparatus access roads to be readily recognized so that they will always remain unobstructed and available for emergency use.
Gate – A movable barrier, usually on hinges or wheels, located at an opening in a fence, wall, or other enclosure, that can be opened to allow the passage of pedestrians or vehicles, and closed to restrict passage.
Hose Pull - The distance between the fire engine and a building, represented by the amount of fire hose that firefighters must pull from the engine to reach the structure and conduct fire suppression operations. Hose pull is measured along the firefighter’s path of travel from the fire lane to the building, accounting for any obstructions along that path.
Hose Lay - The distance between the fire engine and a hydrant, represented by the amount of hose laid out from the engine to supply water from the hydrant to the engine. Hose lay is measured along the engine’s path of travel on a fire lane.
Hydrant Spacing – The distance between two hydrants that could supply water to fire apparatus engaged in firefighting operations. Hydrant spacing is measured along the fire lane.
Local Responsibility Area (LRA) - Land where a city/county has primary financial responsibility for the prevention and suppression of wildland fires. LRA land is generally located within city boundaries. (Refer to CCR Title 14)
Premises Identification – A method of recognizing and visual means (e.g., address numbers) used to readily identify a property or facility street address. It may also be used to distinguish separate buildings within a single facility or property.
Rescue Openings – An operable window, door, or other similar device that provides for a means of escape and access for rescue in the event of an emergency.
State Responsibility Area (SRA) - Land where the State of California has primary financial responsibility for the prevention and suppression of wildland fires. All SRA land is located within County unincorporated areas; SRA does not include lands within city boundaries or in federal ownership. (Refer to CCR Title 14)
Very High Fire Hazard Severity Zone (VHFHSZ) - A designated area in which the type and condition of vegetation, topography, fire history, and other relevant factors increase the possibility of uncontrollable wildland fire. Structures within a VHFHSZ require special construction features to protect against wildfire hazards; please consult with the local building department. (Refer to CCR Title 14)
Wildfire Risk Area - Land that is covered with vegetation, which is so situated or is of such an inaccessible location that a fire originating upon it would present an abnormally difficult job of suppression or would result in great or unusual damage through fire, or such areas designated by the fire code official.
Guideline B-01 January 01, 2023
29 Attachment 6 - Apparatus Data for Swept Path Analysis Use the following inputs for analyzing the swept path of a “typical” OCFA fire truck. To improve maneuverability for all OCFA apparatus, increase the speed of apparatus navigation through tight turns, and reduce the potential for property damage and resulting delays to emergency response, projections such as light poles, sign posts, mailboxes, planter walls, and vegetation shall not be placed near the edge of the fire lane where they can obstruct or be struck by portions of the vehicle that may overhang the curb.
Weight 94,000 lbs
Width (Cab) 8.50 feet
Width (Outrigger) 15.00 feet
Height Clearance 13.50 feet
Guideline B-01 January 01, 2023
30 APPENDIX A - ACCESS DURING CONSTRUCTION
HOW TO USE THIS APPENDIX
This appendix contains information related to access during construction. In addition to the generic information listed in Guideline B-01, the information in this appendix must be provided with your plan for projects where access or water supply may impact emergency response during construction. Note: This information may not stand alone and must be used in conjunction Guideline B-01.
A1. Access During Construction - Access and water supply during construction shall comply with CFC Chapter 33 and the provisions listed in this section. Construction activities at job sites that do not comply with these requirements may be suspended at the discretion of the fire code official until a reasonable level of compliance is achieved.
At no time shall construction projects impair/obstruct existing fire lanes or access to the operation of an existing fire hydrant(s) serving other structures.
The developer shall provide alternative access routes, fire lanes, and other mitigation features when existing roadways or hydrants may need to be moved or altered during construction to ensure adequate fire and life-safety protection. Such alternatives and features shall be submitted to the OCFA for review and approval prior to alteration of existing conditions.
A1.1. Lumber Drop Inspection - An inspection shall be scheduled with an OCFA inspector to verify that access roadways, fire lanes, and operable hydrants have been provided for buildings under construction and prior to bringing combustible building materials on site.
A1.1.1. The street address of the site shall be posted at each entrance. Projects on streets without names or street signs posted at the time of construction shall include the project name, tract number, or lot number for identification.
A1.1.2. Gates through construction fencing shall be equipped with a Knox padlock or breakaway lock/chain.
A1.1.3. When required by the OCFA inspector, fire lanes shall be posted with “Fire Lane – No Parking” signs or ‘No Parking Areas’ will be identified to maintain obstruction free areas during construction.
A1.1.4. Provisions shall be made to ensure that hydrants are not blocked by vehicles or obstructed by construction material or debris. A three-foot clear space shall be provided around the perimeter of the hydrant and no parking or similar obstructions shall be allowed along the adjacent road within 15 feet of the hydrant.
Inoperable hydrants shall be bagged.
A1.2. Temporary Fire Access Roads - Temporary access roads (construction roads that do not match the final location and configuration of permanent roads as approved on a Fire Master Plan) and temporary hydrants may be permitted for single family residential model construction or a single detached custom home less than 5500 square feet in area with the conditions listed below. They may be allowed on a casePage 251 of 338 Guideline B-01 January 01, 2023
31 by-case basis for other structures with additional requirements, as determined by the fire code official.
A1.2.1. Plans for temporary access shall be submitted to the OCFA Planning and Development Services Section. Plans will show proposed temporary roadway locations, location of models, space dedicated to storage of construction materials, and parking for work crews and construction vehicles. The plans shall clearly state that they have been submitted for temporary access and hydrants.
A1.2.2. Plans shall be stamped and signed by a licensed civil engineer stating that the temporary access road can support 94,000 pounds of vehicle weight in all-weather conditions. Plans will also provide manufacturer’s documentation that demonstrates suitability of the material, specifically as a road stabilizer.
A1.2.3. Parking plans will include details on how the construction site will enforce fire lanes and no parking zones.
A1.2.4. Aboveground invasion lines are acceptable for water supply. Drawings show detail how the line will be secured in place (e.g., size, depth, and interval of rebar tie-downs) and protected from vehicular damage (e.g., K-rails or bollards).
An invasion line may be run underground if the depth of bury can support the 94,000-pound weight of a fire apparatus.
The temporary water line must provide the required fire flow; calculations may be required.
The pipe shall be listed for fire service.
Fire hydrants shall consist of a minimum 6” barrel with one 2-1/2” outlet and a 4” outlet. Note this on the plan.
A1.2.5. All other access and water requirements shall apply (e.g., width, approach clearance, premises identification, locks, gates, barriers, etc.).
A1.2.6. The approved plan for temporary access and water supply shall be available at the construction site prior to bringing combustible building materials on-site.
A1.2.7. An inspection by OCFA personnel is required to verify adherence to the approved plan prior to bringing combustible materials on-site.
A1.3. Phased Access - Incremental installation of permanent access roadways as shown on a fire master plan may be permissible for commercial and residential developments.
If phased installation is anticipated, the site superintendent or designee shall review the installation process with an OCFA inspector during the lumber drop inspection or pre-construction meeting. Depending on the complexity of the installation, size of the project, and other project-specific factors, the inspector may allow phased installation to proceed immediately or may first require that all or some of the following items are satisfied:
The extent of building construction.
Location of operable hydrants serving all buildings under construction.
Guideline B-01 January 01, 2023
32 The location of construction fencing, barriers, and vehicle access gates. The location of all temporary or permanent “fire lane—no parking” signs. Equipment/materiel staging locations.
Worker parking areas.
A1.3.1. Phasing plans shall be stamped and signed by a licensed civil engineer stating that the access road can support 94,000 pounds of vehicle weight in all-weather conditions. The final road section less the final lift of asphalt topping may be acceptable if certified by the engineer.
A1.3.2. The phasing plan shall identify any anticipated areas where fire department access roadways may be temporarily inaccessible due to trenching, slurry coating, striping, or other construction activities after they have been installed and inspected. The plan shall indicate the anticipated period of impairment and include provisions for providing plating over trenches and alternative access routes, notification to the fire department, and/or other forms of mitigation when such roadways are impaired.
A1.3.3. Provide a parking plan for the construction site detailing how the fire lane no parking regulations will be enforced. Include a clause stating that “the job-site superintendent is responsible for informing the work crews of parking requirements and that the entire job-site is subject to shut down by the OCFA inspector if parking is in violation of fire lane posting.” A1.3.4. The approved phasing plan shall be available at the construction site prior to bringing combustible building materials on-site. A lumber drop inspection by an OCFA inspector will be required prior to the commencement of each phase; additional inspection fees will be due for each phase.
A1.3.5. All other access and water requirements shall apply (e.g., width, approach clearance, premises identification, locks, gates, barriers, etc.).
Guideline B-01 January 01, 2023
33 FIGURE B1- Fire Apparatus Access Roadway Clearance for Typical Gated Community Guard House APPENDIX B – GATES AND BARRIERS
HOW TO USE THIS APPENDIX
This appendix contains information related to gates and barriers shown on the Fire Master Plan. In addition to the generic information listed in Guideline B-01, the information in this appendix must be provided with your plan if your plan incorporates gates and barriers. Note:
This information may not stand alone and must be used in conjunction Guideline B-01.
B1. Obstructions to Emergency Vehicle Access - Existing or proposed gates and barriers crossing fire lanes must be shown on the plans. Information such as the location, type of gate (e.g., swinging, sliding), dimensions, and method of operation (manual, electric) must also be provided. Note or identify the following on the fire master plan:
B1.1. Clear Width – Gated openings for vehicle egress and ingress of vehicles shall have at least 13-feet of clear width when serving a single 13-foot-wide fire lane designed for traffic travelling in one direction and 20-feet clear for a 20-foot-wide fire lane serving traffic travelling in two directions. The vertical clearance shall not be less than 13-feet 6-inches, including landscaping and/or foliage (Figure B1 and next page, Figure B2).
In SRA and LRA VHFHSZ, gate openings shall be at least two feet wider than the roadway and a minimum of 14’ wide in accordance with CCR Title 14.
Guideline B-01 January 01, 2023
34 B1.2. Turning Radii – The inside turning radius shall be at least 20-feet with an outside radius of 40-feet or greater for both the exterior and the interior approach to the gate.
B1.3. Setbacks from the Street – Gates
and barriers shall be located a
minimum of 60-feet from any street
with average daily trip (ADT) greater
than 30,000 (Figure B3). A private
driveway serving only one singlefamily residence is exempt from this requirement. In SRA and in LRA
VHFHSZ, all setbacks shall be a
minimum of 30 feet per CCR Title 14.
B1.4. Setbacks from First Interior Turn –
A 30-foot minimum setback is
required from a gate to the first turn.
B1.5. Manually Operated Gate Design –
Typical gate designs may include
sliding gates, swinging gates, or a
chain traversing the opening.
B1.5.1. Permanent or removable bollards
are not permitted to be placed
across fire lanes.
B1.5.2. Permanent signage constructed of 18-gauge steel or equivalent shall be attached on each face of the gate that reads “NO PARKING – FIRE LANE” or similar (next page, Figure B4).
Figure B3 – Minimum Gate Setbacks
Figure B2– Fire Apparatus Access Roadway Clearance
Guideline B-01 January 01, 2023
35 B1.5.3.
B1.5.4. Where the gate will be used for purposes other than emergency vehicle access, installation of a Knox box containing a key to operate an owner-supplied padlock is recommended. If the gate can be reached by emergency personnel from both sides (such as for a secondary emergency access roadway serving a residential tract), the lock shall also be capable of being accessed from both sides. Knox boxes shall be provided as necessary to ensure that the lock can be accessed and opened from any direction of approach available to emergency personnel.
B1.6. Electrically Operated Gates and Barriers CFC 503.6 B1.6.1. In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode allowing the gate to be pushed open by a single Firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power, except as noted below. The manufacturer’s specification sheet demonstrating compliance with this method of operation during power loss shall be provided or scanned directly onto the plan. Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of reliable power by means of emergency generator or a capacitor with enough reserve to automatically, immediately, and completely open the gate upon loss of primary power shall be provided for fail-open operation. A capacitor, but not a battery, may also be used for fail-open operation where the gate operating mechanism does not have a fail-safe mode.
B1.6.1.1. A battery may only be used in place of fail-safe manual operation when the gate operator has a fail-open mode that will automatically, immediately, and completely open the gate and keep it open upon reaching a low power threshold, regardless of the presence of normal power.
B1.6.2. For electrically operated gates, the type of remote gate opening device that will be installed shall be noted on the plan. The remote opening device is required in Figure B4– Fire Lane No Parking Signs for Manually Operated Gates and Barriers All sign and lettering dimensions shown are minimums.
Signs shall be securely mounted on the front and back face of the gate clearly visible to traffic entering the designated area.
Signs shall be made of a durable material.
Guideline B-01 January 01, 2023
36 addition to the Knox key switch. A gate serving an individual single-family residence or duplex is exempt from this requirement. Please see below for the currently approved gate opening systems:
3M Opticom
Click2Enter (system shall be configured in single-pulse mode with 1.5 second transmission window)
Fire Strobe Access Products, Inc.
Tomar
B1.6.3. Upon activation of the key switch, the gate shall open and remain open until returned to normal operation by means of the key switch. Where a gate consists of two leaves, the key switch shall open both simultaneously if operation of a single leaf of the ingress side does not provide for the width, turning radii, or setbacks necessary for fire apparatus to navigate the vehicle entry point.
B1.6.4. The key switch shall be labeled with a permanent red sign with not less than ½” contrasting letters reading “FIRE DEPT” or with a “Knox” decal.
B1.6.5. Place the OCFA notes for electric gates on the plan verbatim (Appendix B, Attachment 1).
B1.7. Gate Locks – Gate locks shall be reviewed and approved prior to their installation on any new and/or existing gate. Authorization for Knox products is processed through the Knox Box company website at www.knoxbox.com . Knox key switches and key boxes serving only vehicle gates and not buildings shall be sub-mastered for use by both the fire and sheriff/police department. Call the OCFA Planning and Development Services Section at 714-573-6100 for any questions regarding the need for key boxes or switches.
B2. Path of travel obstructions – Fences, planters, and vegetation may not interfere with access and egress routes.
B2.1. Key boxes and key switches – Knox devices shall be provided where necessary to ensure that immediate access for firefighting, rescue, and other emergency purposes is possible. The location, at a minimum, for the Knox device(s) shall be provided for the following locations:
Gates along the paths of firefighter travel from the fire lane to all points along the perimeter of the structure.
Gates to pool enclosures.
Building gates or doors leading to interior courtyards containing rescue windows. Building gates or doors leading to exterior hallways or balconies providing access to residential units or tenant suites.
Gates in exterior enclosures containing hazardous or combustible material storage.
Buildings using hazardous materials or processes where such warrants immediate access.
Guideline B-01 January 01, 2023
37 Exterior doors to rooms containing main alarm panels or annunciators. Doors and gates providing access to parking structures. Within the fire command center in high-rises and other large buildings. Main entry to buildings equipped throughout with an alarm system and not staffed 24/7.
Facilities where a high-volume of after-hours calls is expected or experienced. Doors and gates to other areas identified by the fire department.
Breakaway Lock – When approved by the OCFA, a breakaway lock or a Knox padlock may be used in lieu of a key box for exterior hazardous or combustible material storage areas. Manually operated vehicle or pedestrian access gates that are not commonly used or not required to be openable from the egress side may also be provided with a breakaway padlock.
B2.2. Knox Device Location - Knox boxes or switches shall be located adjacent to and clearly visible from the gate or door served. Gates in walls and fences up to six feet in height shall be securely mounted at a height of four to five feet above grade; on buildings they shall be mounted six feet above grade and in a location that is easily accessible to firefighters. Where the potential for vandalism or tampering is significant, key boxes that are not submastered may be mounted higher with OCFA approval.
Boxes and switches are not required to be electronically monitored; if they are, they shall not initiate an alarm signal that requires a response by the fire department.
B2.3. Key box Contents - The key used to unlock the gate or door shall be kept in the key box. When the key unlocks more than the individual adjacent gate or door, a label or tag shall be attached to the key identifying the gates or doors it operates. Where multiple gates or doors are served by a single box, two or more copies of the key(s) are recommended so that a copy will be available to each engine company responding to the site.
B2.4. Electric Locks – Electromagnetically or electromechanically locked pedestrian gates and doors shall be equipped either with a Knox box containing a key to open the lock or, if the door lock cannot be operated with a key from the exterior, a Knox key switch shall be provided adjacent to the door. Where key switches are provided, the door or gate lock shall remain disengaged until the key switch is returned to the “normal” closed or locked position.
B2.5. Manual Vehicle Gates – Manually operated gates shall have breakaway padlocks, Knox padlocks, or weather-resistant Knox key boxes. The key box shall be placed four to five feet above the roadway surface at the right side of the access gate in a conspicuous location that is readily visible and accessible. In Irvine, the key boxes shall be located on the left side. The key box must be clearly labelled “FIRE DEPT”.
B2.6. Electric Vehicle Gates – The gate control for electronic gates shall be operable by a Knox emergency override key switch (with dust cover), readily visible and unobstructed from the fire lane leading to the gate, and clearly labelled “FIRE DEPT”.
The key switch shall be placed between 42” and 48” above the roadway surface at the right side of the access gate within two feet of the roadway edge. In Irvine, the key switches shall be located on the left side of the access gate.
Guideline B-01 January 01, 2023
38 B2.7. Master and Submaster Keying – Knox devices that provide access only to the perimeter of buildings and exterior common areas shall be submastered for dual use by the fire and police departments. Where access to interior common areas of buildings is mandated by the local security or municipal code, Knox devices shall also be submastered. Knox boxes containing keys to access any interior private spaces, such as the interior of single tenant buildings or individual suites in a multi-tenant building, shall be mastered for use by the fire department only.
Where additional devices beyond those required by the fire department are called for in the local municipal or security code, they shall also be accessible for use by the fire department to facilitate emergency response.
B2.8. Ordering Knox Devices – Knox products are ordered through the Knox Box company website at www.knoxbox.com . If you have questions, please contact OCFA Community Risk Reduction by email at [email protected] or by phone at 714-573-6100.
Guideline B-01 January 01, 2023
39 APPENDIX B, ATTACHMENT 1 - OCFA Notes for Electric Vehicle Gates All of the notes listed below shall be placed on the plan verbatim, under the heading “OCFA Notes for Electric Vehicle Gates.” Indicate the type of remote gate operator under Note #1.
1) A remote opening device is required. The remote gate opening device that will be installed is (check one):
3M Opticom
Click2Enter* (single-pulse mode with 1.5 second transmission window) Fire Strobe Access Products, Inc.
Tomar
2) In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode allowing the gate to be pushed open by a single firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary.
a) A battery may only be used in place of fail-safe manual operation when the gate operator has a fail-open mode that will automatically, immediately, and completely open the gate and keep it open upon reaching a low power threshold, regardless of the presence of normal power.
b) Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of reliable power by means of an emergency generator or a capacitor with enough reserve to automatically, immediately, and completely open the gate upon loss of primary power shall be provided for fail-open operation. 3) In addition to the remote operator, the gate control shall be operable by a Knox emergency override key switch equipped with a dust cover. Upon activation of the key switch, the gate shall open and remain open until returned to normal operation by means of the key switch.
Where a gate consists of two leaves, the key switch shall open both simultaneously if operation of a single leaf on the ingress side does not provide for the width, turning radii, or setbacks necessary for fire apparatus to navigate the vehicle entry point. 4) The key switch shall be placed between 42” and 48” above the roadway surface at the right side of the access gate within two feet of the edge of the roadway. In Irvine, the switch shall be on the left side in accordance with Irvine’s Uniform Security Ordinance. 5) The key switch shall be readily visible and unobstructed from the fire lane leading to the gate.
6) The key switch shall be labeled with a permanent red sign with not less than ½” contrasting letters reading “FIRE DEPT” or with a “Knox” decal.
Guideline B-01 January 01, 2023
40 APPENDIX C - RESIDENTIAL AND TRACT DEVELOPMENTS
HOW TO USE THIS APPENDIX
This appendix contains information related to fire master plans for residential tract developments. These requirements may also be applied to individual single-family homes or duplexes (Appendix C, Attachment 1) or to multi-family housing projects as approved by the fire code official. In addition to the generic information listed in Guideline B-01, the information in this section of the appendix must be provided with your plan if your plan incorporates residential developments. Note: This information may not stand alone and must be used in conjunction Guideline B-01.
C3. Residential Tract Developments - The following requirements apply to all new residential tract developments with single-family homes or duplexes.
C3.1. Cul-de-sacs – Cul-de-sacs shall comply with the following requirements:
C3.1.1. Any street that is a required fire lane and greater than 150 feet in length shall be provided with a 40-foot minimum outside turning radius or other approved turnaround within 150’ of the end of the fire lane (Figure C1). Where a spur road or private driveway that is a required fire lane is accessed via the cul-de-sac road, the driveway or spur shall be no more than 150-feet in length unless an approved turnaround has been provided within the 150-feet at the end of the spur or driveway.
Figure C1 -
Cul-de-Sacs
and Dead-End
Roadways
Guideline B-01 January 01, 2023
41 C3.1.2. The cul-de-sac shall be identified as a fire lane with red curbs or include “Fire Lane – No Parking” signs (Figure C2) unless the radius, with parking, is a minimum of 48 feet.
C3.1.3. Cul-de-sacs longer than 150-feet that are required to be designated as fire lanes may contain a center island provided the following requirements are met:
A minimum 20-foot-wide drive lane with a minimum 40-foot outside turning radius is provided around the island.
Island landscaping will not intrude into the drive lane. The island is designated a no parking area with red curbs or fire lane signs.
C3.2. When there are not more than two Group R3 and two Group U occupancies on a single-family residential lot, the fire lane serving a detached single-family home or duplex, or related accessory structure (pool house, casita, garage, workshop, barn, etc.) is protected through by an approved NFPA 13-D, 13-R, or 13 fire sprinkler system, shall extend to within 300-feet of all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building.
C3.3. In residential tracts with private roads, parking enforcement plans shall include:
Detailed information specifically identifying who will be responsible for enforcing the plan.
Powers granted to the entity including vehicle towing information for parking violations (needs to include similar language provided in CVC). The aforementioned information needs to be integrated into the fire master plan.
Evidence that the enforcement plan is permanently incorporated into the Conditions, Covenants, and Restrictions (CCRs) and/or recorded against the deed shall be provided prior to OCFA approval of the final map or print of linen. Once approved, these provisions cannot be amended without written approval by the OCFA. See Appendix C, Attachment 2 for a sample enforcement letter.
Standard 40’ radius cul-de-sac:
“no-parking in cul-de-sac begin” and “end”
signs shall be located at the point where the
street begins to widen into the bulb.
Offset 40’ radius cul-de-sac:
“no-parking in cul-de-sac begin” and “end” signs
shall be located at the point where the street
begins to widen into the bulb and at a point 40’
from where the cul-de-sac and street are tangent.
Figure C2 – Fire Lane No Parking Sign Locations for Cul-de-sacs/Bulbs
Guideline B-01 January 01, 2023
42 C3.4. Short Cul-de-sacs and
Dead-End Roads - If
hose-pull distance can be
satisfied without fire
apparatus entering the
cul-de-sac or dead-end
road, and the road is not
otherwise required to be a
fire lane as determined by
the fire code official, the
street is not required to
have a bulb or
hammerhead with
minimum OCFA turning
radii or meet other
standard fire lane
requirements. (Figure C3)
C3.5. Eyebrows - If the eyebrow does not meet OCFA’s minimum turning radius and width requirements, fire department access will be measured from the nearest available fire lane around the island
and any other
obstructions. If hosepull to the most remote
area of a sprinklered
home exceeds 300’ (or
150’ to the most remote
point around the
perimeter for
unsprinklered homes),
the eyebrow shall be
designed as a fire lane
or other mitigating
features shall be
provided. (Figure C4)
Figure C3 – Short Cul-de-sacs and
Dead-End Roads
Figure C4 – Eyebrows
Guideline B-01 January 01, 2023
43 C3.6. Cul-de-Sacs up to 150’ with Islands - Cul-de-sacs up to 150-feet in length containing an island (Figure C5) will have access to the homes measured along an approved route around the island and any other obstructions in the path of travel from the point of where the island begins to impede fire apparatus.
C3.6.1. If all homes are in access from the area preceding the island, the portion of the bulb beyond the island is not required to comply with OCFA fire lane requirements.
C3.6.2. If the hose-pull to the
most remote point of a
sprinklered home
exceeds 300’ (or 150’ to
the most remote point
around the perimeter
for unsprinklered
homes), the portion of
the bulb beyond the
island shall be designed
as a fire lane or other
mitigating features shall
be provided.
Figure C5 – Cul-de-sacs up to 150’ with Islands
Guideline B-01 January 01, 2023
44 Serving the Cities of Aliso Viejo • Buena Park • Cypress • Dana Point • Garden Grove • Irvine • Laguna Hills • Laguna Niguel • Laguna Woods Lake Forest • La Palma • Los Alamitos • Mission Viejo • Rancho Santa Margarita • San Clemente • San Juan Capistrano Seal Beach • Santa Ana • Stanton • Tustin • Villa Park • Westminster • Yorba Linda • and Unincorporated Areas of Orange County
RESIDENTIAL SPRINKLERS AND SMOKE DETECTORS SAVE LIVES
APPENDIX C, ATTACHMENT 1 – Residential Site Plan Checklist
ORANGE COUNTY FIRE AUTHORITY
Plan Checklist for SINGLE FAMILY RESIDENCE (Fee Code PR 160) For ADU or SB9 Projects, refer to OCFA information bulletin 01-21 INSTRUCTIONS: Return this completed form with the plans to be submitted. This worksheet is provided for your convenience and is a listing of the required information and content needed for residential site plan review. Providing the items listed is not a guarantee of plan approval. Please note that additional information or requirements may apply depending on the project and that some of the items listed will not be applicable to every project. If you need help completing this form or have questions regarding requirements for review, please contact the OCFA [email protected] or visit us at 1 Fire Authority Road, Irvine, CA for assistance. You can verify where to submit plans based upon the submittal routing form or by calling the plans counter (714) 573-6100.
Address (Street Number/Name, City):
Project Service Request #:
1. Complete OCFA Residential Cover sheet with Submittal scaled plan sheets showing the vicinity map, site plan, building footprint, stories, property lines and elevations of the project. Show any fences, walls, or gates.
2. Provide the project scope on the plans. Include the building summary, building occupancy, construction type and square footage (existing & proposed) of the residence, garage and any other accessory structures. Note if fire sprinklers are existing or not. Complete fillable area on OCFA Residential coversheet
3. If an automatic fire sprinkler system is required, note on the plan that “a fire sprinkler plan shall be installed per NFPA 13D 2022”. Separate plan review and approval of a fire sprinkler plan by the OCFA is required prior to installation. Complete fillable area on OCFA Residential coversheet
4. Provide a project directory with the property owner information, project address and city. Include the tract map number or parcel map number for the property. Complete fillable area on OCFA Residential coversheet
5. Show the location and distance of any proposed or existing fire hydrant(s) within 300 feet of property lines.
6. Indicate all surrounding property uses. If the project adjoins an open space, fuel modification area or a wild-land interface, a fuel modification plan may be required separately for a new structure. See Guideline C-05
7. Indicate if the project is located near an oil well, oilfield or landfill. A methane plan for soil gas mitigation may be required separately. https://www.conservation.ca.gov/calgem/Pages/WellFinder.aspx
8. If applicable complete, signed “Water Availability” form and place onto plan. To obtain the form, see www.ocfa.org under the Planning and Development homepage. Complete fillable area on OCFA Residential coversheet. For additional information, see OCFA Plan Submittal Criteria Form – Residential Projects Question #5 and Guideline B-01, Appendix D, Table 2.
9. Specify the width of street or road to which the property is addressed.
10. Please state on the plans if the project resides within a Very High Fire Severity Zone (VHFSZ) or State Responsibility Area (SRA). If unsure, see ocfa.org to obtain information. Indicate with a note if the design requires CBC Chapter 7A/Residential Code R337. Complete fillable area on OCFA Residential coversheet
Print name: Signature:
Phone Number: Date:
Guideline B-01 January 01, 2023
45 APPENDIX C, ATTACHMENT 2 - Sample Parking Enforcement Letter Date
Planning and Development Services Section
Orange County Fire Authority
1 Fire Authority Road
Irvine, CA. 92602
Re: (Project Name, Location, and Service Request Number) Parking Enforcement Plan
The fire lane parking enforcement plan for the above referenced project is stated as follows:
All fire lanes within (list development address or tract information) shall be maintained and in no event shall parking be permitted along any portion of a street or drive that required fire lanes or any area designated as a fire lane for turn-around purposes either during construction or after occupancy.
(Association name) shall adopt reasonable rules and regulations regarding the parking of vehicles along the streets, roads and or drives within the project that are not in conflict with applicable law.
In furtherance thereof, (Association name), through its officers, committees and agents, will establish the “parking” and “no parking” areas within the property in accordance with Section 22658 of the California Vehicle Code and OCFA Guideline B-01. The law shall be enforced through such rules and regulations by all lawful means, including, written warnings, citing, levying fines and towing vehicles in violation.
(Association name) will contract with a certified patrol and towing company to remove vehicles that violate no parking restrictions. First time violators will receive a written warning and with subsequent violations, the vehicle shall be subject to towing. The vehicle owner shall be responsible for all costs incurred in remedying such violation, including without limitation towing cost, citations, and legal fees.
Company Name
Authorized Agent Signature
Cc:
Ordinance No. 2025-X
4909-4157-6537, v. 1
EXHIBIT “B”
Guideline C-05
Vegetation Management Guideline: Technical Design for New Construction Fuel Modification Plans and Maintenance Program
Orange County Fire Authority
Community Risk Reduction
1 Fire Authority Road, Building A, Irvine, CA 92602 • www.ocfa.org • 714-573-6100 Vegetation Management Guideline:
Technical Design for New Construction
Fuel Modification Plans and
Maintenance Program
Guideline C-05
Serving the Cities of Aliso Viejo • Buena Park • Cypress • Dana Point • Garden Grove • Irvine • Laguna Hills • Laguna Niguel • Laguna Woods • Lake Forest • La Palma • Los Alamitos • Mission Viejo • Rancho Santa Margarita • San Clemente • San Juan Capistrano • Seal Beach • Santa Ana • Stanton • Tustin • Villa Park • Westminster • Yorba Linda • and Unincorporated Areas of Orange County
Fuel Modification Plans Design: C-05 January 1, 2023
2 Vegetation Management Guideline:
Technical Design for New
Construction Fuel Modification Plans
and Maintenance Program
TABLE OF CONTENTS
INTRODUCTION ............................................................................................................... 3 PURPOSE......................................................................................................................... 3 SCOPE.............................................................................................................................. 3 FUEL MODIFICATION ZONES......................................................................................... 4
1. Zone “A”.................................................................................................................. 4
2. Zone “B”.................................................................................................................. 5
3. Zone “C/D” .............................................................................................................. 5 TYPES OF INTERIOR SLOPES: RESIDENTIAL TRACT....................................................... 6
1. SMA Interior Slopes……………………………………………………………………….6
2. Roadside Protection Zones (RPZ) .......................................................................... 6 FUEL MODIFICATION PLANS: REQUIRED INFORMATION............................................ 7 Section 1: Conceptual Fuel Modification Plans ............................................................ 7 Section 2: Precise Fuel Modification Plans................................................................. 10 Section 3: Plant Palette Information ........................................................................... 12 Section 4: Alternative Materials & Methods Construction Features, and Fire Protection Plans ......................................................................................................... 13 Section 5: Special Maintenance Areas and Roadside Protection Zones.................... 14
ATTACHMENTS
1. New Construction Inspection Requirements ......................................................... 15
2. Introductory Maintenance Information................................................................... 16
3. Incline Measurement for Selected Slopes ............................................................. 17
4. Zone Marker Details.............................................................................................. 18
5. Sample CC&R Maintenance Language ................................................................ 19
6. Requirements for Planting Installation in Fuel Modification Zones ........................ 21
7. Undesirable and Invasive Plant Species............................................................... 22
8. Fuel Modification Zone Plant List .......................................................................... 23
Fuel Modification Plans Design: C-05 January 1, 2023
3 Technical Design for New Construction Fuel Modification Plans and Maintenance Program
INTRODUCTION
Vegetation management has proven to be a major factor in reducing the probability of buildings igniting from wildfires. When combined with special building construction features, the potential for ignition is further reduced.
PURPOSE
Managing the design and placement of vegetation in and around new structures will reduce the effects of a wildfire. For this reason, codes are adopted that require vegetation management and special construction features. The Fuel Modification Plan is a vegetation management code that requires landscaped areas adjacent to new structures be dedicated for permanent vegetation management activities.
The Fuel Modification Program brings fire-safe landscaping and construction features together to improve community safety and reduce property loss during wildfire emergencies. This guideline provides you with the information and steps needed to prepare a Fuel Modification Plan and maintain vegetation in Fuel Modification areas for a successful long-term outcome. Furthermore, it covers the timing of plans for construction, plan criteria needed for approval, plant lists for the zones, new construction inspection requirements, and introductory maintenance information.
SCOPE
All new single-family homes, multi-family residential, Accessory Dwelling Unit (ADU), utility, and commercial structures built in, or adjacent to, a wildfire-risk area or such areas designated by the fire code official, require a Fuel Modification Plan in conjunction with the 2022 California Fire Code (CFC), Chapter 49. However, a Fuel Modification Plan may or may not be required based on lot size, configuration, or your property’s connection and proximity to grass, brush, and ornamental vegetation. For questions regarding the Fuel Modification requirements and your project, contact the OCFA RSG line at (714) 573- 6774.
The plan requires permanent vegetation management in dedicated land areas and is used indefinitely to facilitate on-going maintenance requirements. For existing structures that were not developed with a fuel modification plan or condition, maintenance shall be completed as required in the Vegetation Management Maintenance Guideline for Property Owners.
For new structures proposed within the State Responsibility Area (SRA), as defined in the Public Resource Code Sections 4126-4127 or within the Local Responsibility Area (LRA) - Very High Fire Hazard Severity Zone (VHFHSZ), as defined in the Government Code Section 51175 – 51189, and the California Code of Regulations, Title 14, Division
1.5, Chapter 7, Subchapter 2, Articles 1-5, a 30-foot setback from the structures to the property line shall be required.
Fuel Modification Plans Design: C-05 January 1, 2023
4 FUEL MODIFICATION PLAN OVERVIEW & SEQUENCING
There are two types of Fuel Modification Plans, conceptual and precise. Each type is submitted at a different time during the development and construction process.
1. Conceptual (see Section 1: Conceptual Fuel Modification Plans for requirements) a. Infrastructure of the zone widths and program
b. Land use restrictions
c. Tract and property line information
d. When to submit
1) Concurrent with Environmental Impact Report (EIR) processing 2) Prior to tentative tract map, parcel map, or final tract map approval 3) Prior to fire master plan submittal
2. Precise (see Section 2: Precise Fuel Modification Plans for requirements) a. Approval of planting plans
b. Final details
c. Inspection information
d. When to submit
1) Prior to approval of planting plans from other permitting agencies 2) Prior to precise grading or building permit issuance, whichever comes first
3) Prior to Fire Master Plan approval
FUEL MODIFICATION ZONES
The Fuel Modification area is comprised of three zones with specific design criteria. The standard Fuel Modification area is 170 feet in width, measured out horizontally from the structure in all directions on the site (see Attachment 3: Incline Measurement for Selected Slopes). Many developments have interior slopes with Special Maintenance Areas (SMA).
See below for specific unique requirements for each zone. The fuel modification plan may be altered if conditions change. Any alterations to the fuel modification areas shall have prior approval from the fire code official.
Note: Additional planting restrictions may be required for certain plant species (see Approved Plant Palette Qualification Statements for Select Plant Species on page 31).
1. Zone “A” (20-foot minimum width, with the first 5 feet as the Immediate Zone) a. Flat level ground requirement
b. Building foundation setback (no design alternatives allowed) c. Zone “A” (20 feet wide – measured from the structure out) 1) Setback from the slope nearest the foundation
2) No combustible construction is allowed within Zone “A” 3) Automatic irrigation systems to maintain healthy vegetation with high moisture content and to be regularly irrigated
4) Plants in this zone shall be highly fire resistant and selected from Attachment 8: Fuel Modification Zone Plant List (also refer to Section 3: Plant Palette Information)
5) If all Zones “A-D” are to be maintained by the structure owner, then Zone “A” shall begin at the wall of the structure
Fuel Modification Plans Design: C-05 January 1, 2023
5 d. Immediate Zone (First 5 feet measured from the structure out, in all directions)
1) No combustible bark or mulch
2) Plants in this area to be irrigated, naturally low growing (below 2 feet in height), and non-woody
3) No combustible construction is allowed, fencing, gates, patio covers, etc.
2. Zone “B” (50 -150 feet in width): Slope design requires a minimum 50-foot irrigated zone
Note: A dry Zone “B” may be used if plants and design are appropriate a. Required at the nearest slope adjoining Zone “A”
b. Irrigated and planted per Attachment 6: Requirements for Planting Installation in Fuel Modification Zones
c. May replace Zones “C/D” when grading plans require larger replanted areas
d. All plant species designed for Zone “B” shall be selected from Attachment 8: Fuel Modification Zone Plant List. Existing fuel modification maintenance programs are limited to the plants listed on the approved plans unless a revision is requested. Planting and maintenance shall be in accordance with planting restrictions from Attachment 6: Requirements for Planting Installation in Fuel Modification Zones, Attachment 7:
Undesirable and Invasive Plant Species, and Attachment 8: Fuel Modification Zone Plant List.
e. No combustible construction is allowed within Zone “B”
3. Zone “C/D” (0-100 feet in width)
a. One natural vegetation thinning (Zone “C”) or two thinning zones (Zone “ C/D”)
1) Zone “C” shall be 50% thinning of vegetation
2) Zone “D” shall be 30% thinning of vegetation
b. Planting installation per Attachment 6, if installing plants 1) Existing plants that will remain shall be in accordance with Attachment 6: Requirements for Planting Installation in Fuel Modification Zones and Attachment 7: Undesirable and Invasive Plant Species (see Section 3: Plant Palette Information)
c. See Section 4: Alternative Material & Methods
d. Plant species introduced into Zone “ C” and “ D” shall be selected from Attachment 8: Fuel Modification Zone Plant List. Maintenance shall be in accordance with Attachment 6: Requirements for Planting Installation in Fuel Modification Zones and Attachment 7: Undesirable and Invasive Plant Species (see Section 3: Plant Palette Information)
e. No combustible construction is allowed within Zone “C” and “D” Note: A clear, brush-free area of 10 ft shall be required around the perimeter of the ground-mounted photovoltaic arrays. A noncombustible base, approved by the fire code official, shall be installed and maintained under the photovoltaic arrays and associated electrical equipment installations, per the 2022 CFC Chapter 1205.5.1.
Fuel Modification Plans Design: C-05 January 1, 2023
6 TYPES OF INTERIOR SLOPES: RESIDENTIAL TRACT
1. SMA Interior Slopes
a. 100 feet maximum width
b. Slopes and common areas interior from the community perimeter (see Section 5: Special Maintenance Areas and Roadside Protection Zones) c. Located in commonly owned land areas, beginning at the property lines of the privately owned lot
d. Areas shall be irrigated
2. Roadside Protection Zones (RPZ)
a. 50 feet maximum width measured from the edge of the roadway b. Can be designed as RPZ or SMA, depending if the road is at the perimeter or interior of the community
c. Streetscape designs that are not community perimeter edges may not be regulated unless a distinct hazard is created
d. Areas shall be irrigated
When an SMA or RPZ is within 100 feet of a structure, the SMA or RPZ will be considered a defensible space area. The defensible space area shall comply with Attachment 2:
Introductory Maintenance Information, Attachment 6: Requirements for Planting Installation in Fuel Modification Zones, and Attachment 7: Undesirable and Invasive Plant Species.
Alternative design methods may be approved through the Alternate Materials & Methods process.
Fuel Modification Plans Design: C-05 January 1, 2023
7 FUEL MODIFICATION PLANS: REQUIRED INFORMATION
Section 1: Conceptual Fuel Modification Plans
Plans shall be prepared by a licensed landscape a rchitect or other design professional with equivalent credentials. First submittal requires only two sets of plans. Each subsequent submittal shall include an electronic PDF copy of the plan and three sets of paper plans.
Note: If the designer is prepared to submit Precise Fuel Modification Plans with the planting plans, conceptual plans are not required to be submitted. If the designer forgoes the conceptual submittal and submits the precise plan, the required conceptual plan information shall be provided on the precise plan.
The following information shall be included on Conceptual Fuel Modification Plans:
☒ Check each box, after providing the information on your design plans:
A. ☐ Identify the total size of the development by showing all tract boundary lines, property lines, slope contour lines, and structure foundation footprints.
B. ☐ Place descriptive notes of the land uses adjoining the development property on all sides (e.g., future construction, existing structures, natural vegetation, restoration plans, roads, parks, etc.).
C. ☐ Add a note on the plan stating the project is or is not located in a LRA - VHFHSZ or in an SRA.
D. ☐ Add a note stating the structure(s) shall be built to the California Building Code (CBC) Chapter 7A standard if the project is located in a LRA - VHFHSZ or in an SRA area.
E. ☐ Add a note stating combustible fencing is not allowed within any Fuel Modification Zone.
F. ☐ Contour lines shall be provided on the plan to show valleys and hills, and the steepness or gentleness of slopes for all Fuel Modification Zones.
G. ☐ Ensure all foundations have a minimum 20-foot setback from edge of slope.
H. ☐ Select an on-slope option from the choices of Fuel Modification Zones from pages 4 and 5. Delineate the width as described.
I. ☐ All plants in fuel modification zones shall be selected from Attachment 8: Fuel Modification Zone Plant List.
J. ☐ Label all interior slopes and all common areas as “Special Maintenance Areas” and/or “Roadside Protection Zones”, if applicable. If SMA planting plans are
Fuel Modification Plans Design: C-05 January 1, 2023
8 designed, they shall be submitted with the conceptual FMZ plans. If not designed yet, place a note that all planting plans require plan review and approval (see Section 5: Special Maintenance Areas and Roadside Protection Zones for more information). When a SMA or RPZ is within 100 feet of a structure, the SMA or RPZ will be considered a defensible space area. The defensible space area shall comply with Attachment 2: Introductory Maintenance Information, Attachment 6:
Requirements for Planting Installation in Fuel Modification Zones, and Attachment 7: Undesirable and Invasive Plant Species. Alternative design methods may be approved through the Alternate Materials & Methods process (see Section 4:
Alternate Materials & Methods).
K. ☐ SMA and RPZ shall not have plants from Attachment 7: Undesirable and Invasive Plant Species.
L. ☐ Delineate RPZ with either a maximum irrigated 50-foot wide FMZ “B” when located on community perimeter areas or SMA when roads are interior to perimeter.
M. ☐ Each FMZ, SMA, and RPZ shall be symbolized and referenced on the plan clearly and on a distinct legend.
N. ☐ Notate all FMZ, SMA, and RPZ as irrigated or non-irrigated landscaping.
O. ☐ Provide the name of the entity/entities responsible for the maintenance of all FMZ, SMA, and RPZ.
P. ☐ Show the name and location of any existing plant species you are proposing to retain on the plan (If no existing plant species are shown, existing vegetation shall be removed from the plan entirely).
Q. ☐ Design dedicated emergency and maintenance access paths on commonly owned property, from the street frontage to lettered lots, to facilitate access behind the homes. This requires:
1. Paths every 500 lineal feet of FMZ or SMA length to have access, with a minimum 7-foot clear width and a dedicated flat path.
2. Covenants for FMZ and SMA access and maintenance to be recorded concurrently with all planning maps and referenced in Covenants, Conditions & Restrictions (CC&Rs).
R. ☐ Covenants will be required to be recorded for FMZ, SMA, and RPZ located on private homeowner lots prior to Precise Fuel Modification Plan approval (place as a note on plan if applicable).
S. ☐ Copy Attachment 1: New Construction Inspection Requirements, Attachment 2:
Introductory Maintenance Information, Attachment 3: Incline Measurement for Selected Slopes, Attachment 6: Requirements for Planting Installation in Fuel Modification Zones, and Attachment 7: Undesirable and Invasive Plant Species on the plans for on-going maintenance requirements.
Fuel Modification Plans Design: C-05 January 1, 2023
9 T. ☐ If there are limited areas in which you cannot meet Fuel Modification distance requirements, follow the plan submittal requirement directions in Section 4: Alternate Materials & Methods.
U. ☐ If the project has an area within the project boundary or adjacent areas affecting the project which would fall under the restriction of an agency (e.g., Army Corps of Engineers, California Coastal Commission, a Specific Plan, a Habitat Management & Monitoring Plan, etc.), the agency name; along with the maintenance, scope of work and management plan for those restricted areas shall be provided on the plan and documentation to support the management plan and maintenance allowed in the restricted areas provided at the time of submittal. If an area is discovered at any point in the submittal process, which would limit the design and/or maintenance requirements of the plan, the project will need to be reevaluated to determine whether the limitations will impact the Fuel Modification design. If there are no restricted areas, make a note stating to the fact on the plans.
V. ☐ The following notes (1-6) shall be copied on the plans:
1. The owner/developer will obtain planting plan approval from OCFA prior to receiving final approval from all other landscape permitting agencies within FMZ, interior slopes/common area landscaping SMA, and RPZ.
2. FMZ, SMA, and RPZ land areas were purchased and dedicated for the purposes of wildfire maintenance activities, beautification, and erosion control. Protected plants and habitat identified after Fuel Modification Plan approval through surveys or other biological programs cannot be retrofitted back within the limits of these areas.
3. The developer is responsible for ensuring that the calculated revenue from homeowner dues is sufficient to cover the cost of future maintenance, based on the originally approved design. After the final landowner has accepted the longterm maintenance responsibility, changes to the fuel modification areas or interrupted maintenance activities by the final landowner become the responsibility of the final landowner.
4. When a required maintenance area is located on commonly owned land, while the required Zone “A” is located on homeowner’s land, a written disclosure regarding the Zone “A” and vegetation requirement is required to be signed by the homeowner and the lot number referenced in the CC&Rs.
5. The FMZ, SMA, and RPZ shall be maintained in perpetuity for fire safety purposes, in accordance with recorded covenants, CC&Rs, and property title restrictions.
6. Prior to dropping of lumber, call for a Vegetation Clearance Inspection. The developer/builder shall provide a separation of combustible vegetation for a minimum distance of 100 feet from the location of the structures and lumber stockpile.
W. ☐ A copy of the CC&Rs shall be provided to ensure the language regarding maintenance and responsibility is clearly defined, prior to approval of a conceptual plan.
X. ☐ For certain projects, photographs of existing vegetation may be required.
Y. ☐ Provide the degree or percentage of slope on the plan at the location of the zone markers to indicate the actual distance. The marker shall be placed when using Attachment 3: Incline Measurement for Selected Slopes.
Fuel Modification Plans Design: C-05 January 1, 2023
10 Section 2: Precise Fuel Modification Plans
Plans shall be prepared by a licensed landscape architect or other design professional with equivalent credentials. First submittal requires only two sets of plans. Subsequent plan submittals shall include an electronic PDF copy of the plans and minimum of three sets of paper plans.
The following information shall be included on the Precise Fuel Modification Plan:
☒ Check each box, after providing the information on your design plans:
A. ☐ If there was not a Conceptual Fuel Modification Plan approved, the Precise Fuel Modification Plans shall include all criteria required for the Conceptual Fuel Modification Plans (refer to Section 1: Conceptual Fuel Modification Plans).
B. ☐ Show the location of permanent zone markers. (The goal is to install the lowest number of markers possible to ensure maintenance workers stay within the correct property lines when performing vegetation management. Generally, markers are only required to indicate side property lines and where zones end).
C. ☐ Copy Attachment 4: Zone Marker Details and Attachment 5: Sample CC&R Maintenance Language on the plans, if applicable.
D. ☐ Submit written proof that the CC&R’s reference the fuel modification areas and associated maintenance and restrictions (see Attachment 5: Sample CC&R Maintenance Language), if applicable.
E. ☐ Provide supporting documentation that demonstrates the Fuel Modification Zones, SMA, RPZ, access and maintenance points have been legally recorded on the Tentative Tract Maps.
F. ☐ Irrigation plan sheets shall be submitted to demonstrate the wet zones are irrigated.
G. ☐ The planting plans for FMZ, SMA, and RPZ are required to be reviewed and approved (see Section 5: Special Maintenance Areas and Roadside Protection Zones for more information).
H. ☐ Plant Palette Legend for FMZ, SMA, RPZ:
Provide a separate plant palette legend for each bulleted point below:
1. Trees
2. Shrubs
3. Ground Cover (maximum natural growth height shall be no taller than 2 feet)
4. Grasses
5. If proposing plant species not on the Attachment 8: Fuel Modification Zone Plant List, follow the submittal directions from Section 3.B.
Fuel Modification Plans Design: C-05 January 1, 2023
11 I. ☐ Each legend shall include:
1. Plant Symbol (separate symbol for each plant)
2. Plant Form
3. Botanical Name
4. Common Name
5. Plant # from Attachment 8: Fuel Modification Zone Plant List
6. Symbol Code from Attachment 8: Fuel Modification Zone Plant List
7. Expected Max Growth Height
8. Expected Max Growth Width
a. *See Sample #1: Plant Legend
J. ☐ Planting Plans:
1. On the installation Planting Plans, all plants shall be horizontally and vertically spaced to meet the formula from Attachment 6: Requirements for Planting Installation in Fuel Modification Zones of this guideline, using the heights and widths in your legend.
2. Refer to the Attachment 8: Fuel Modification Zone Plant List code symbols and qualification statements for design installation before you place plants on the plan.
3. See Section 3: Plant Palette Information for plant species not on the OCFA list and follow directions.
K. ☐ For alternative proposals that do not meet minimum requirements, see Section 4: Alternate Materials & Methods and follow the plan submittal requirements.
L. ☐ Create a heading titled “Required Inspections,” then copy Attachment 1: New Construction Inspection Requirements on the plans underneath the heading.
Sample #1: Plant Legend
Fuel Modification Plans Design: C-05 January 1, 2023
12 Section 3: Plant Palette Information
A. The plant list from Attachment 8: Fuel Modification Zone Plant List was approved by various resource agencies responsible for environmental protection. All plants installed shall be selected from Attachment 8: Fuel Modification Zone Plant List and be grouped and spaced for initial installation in accordance with Attachment 6:
Requirements for Planting Installation in Fuel Modification Zones of this guideline.
Specific installation requirements are included for various plant species (see plant code, legend, and qualification statements in Attachment 8: Fuel Modification Zone Plant List). Retained plants shall be proposed for approval on the conceptual FMZ plans or on the precise plan (see above for plant palette legends demonstrated for plan design).
B. Proposing Alternate Species:
If alternate plant species are proposed, the landscape architect shall provide photographs and data on the size, fire resistive characteristics, and invasiveness for installation criteria. A maximum of 10 alternate species may be proposed per project.
Alternative species need to have similar/equal properties to the plants from Attachment 8: Fuel Modification Zone Plant List). OCFA will make a case-by-case determination as to the acceptability of the proposed species. Some species that are equal in combustibility to pre-approved species on the list may not be allowed due to the invasiveness of the species. The proposed species must be spaced based on size and characteristics.
If the plant materials are proposed to be planted within 300 feet of reserve lands (except plants on the interior of the tract), concurrence from the permitting resource agencies shall be required. If the proposed plants have received previous resource-agency approval, no concurrence letter will be required, but supporting documentation shall be provided. Contact OCFA prior to your submittal if needed.
Fuel Modification Plans Design: C-05 January 1, 2023
13 Section 4: Alternative Materials & Methods Construction Features, and Fire Protection Plans
If there are limits to areas in which you cannot meet fuel modification width distance requirements or if you are proposing a non-irrigated FMZ, follow the performance based design direction below for conceptual FMZ plans:
1. Performance Based Design:
a. A detailed technical fire behavior analysis report by a qualified wildland fire behavior professional is required (qualifications of the professional must be approved by OCFA prior to their design). The report shall include BehavePlus fuel modeling outputs at a minimum.
b. A one to two-page Alternative Materials & Methods (AM&M) request letter to OCFA must be submitted with the detailed technical report. The report and letter shall be drafted by the fire behavior professional and submitted with the plans.
c. The applicant shall propose compensating factors to demonstrate equivalency to the distance required (see building construction features and fire protection plans below).
d. Locate OCFA Guideline A-01 at www.ocfa.org. Use the information within A01 as a model for d r a f t i n g your letter. If an alternative means of protection is approved by the OCFA, copy the OCFA signed AM&M request letter onto the plans. You will be required to resubmit the plans again for review and final approval with the letters incorporated into the plans.
2. Building Construction Features and Fire Protection Plans:
a. Building Construction Features designed in accordance with Chapter 7A of the California Building Code (CBC)/Residential Code Section 337 are required for all structures.
b. Additional compensating factors will also be required. These include but are not limited to: additional building construction features, solid block wall or block wall with tempered glass measuring a minimum of 6 feet on both sides of the wall, increased structure setbacks, special planting designs, rockscapes and plant restrictions, and reduced planting and increased hardscape areas. If a maintenance/ fire access gate is being shown along a solid block wall or block wall with tempered glass, a gate detail shall be provided on the plan that demonstrates the same applied effect as the solid wall.
3. A Fire Protection Plan (OCFA Fee Code PR 146) shall be submitted with or prior to the conceptual FMZ plan and does not take the place of the Fire Master Plan (OCFA Fee Code PR 145). Special 7A code section screening forms are available by request from the OCFA Community Wildfire Mitigation section and shall be placed on the plan to indicate which buildings and lots will meet specific Chapter 7A code sections. OCFA does not review the architectural plans for one- and two-family dwellings. Approved Fire Protection Plans are provided to the applicant and to the Building Department by OCFA, for design and plan review approval of the construction features.
4. Offsite Landowner Recorded Easements (for extreme cases):
a. All fuel modification should be located within the property or tract of the protected structure(s).
Fuel Modification Plans Design: C-05 January 1, 2023
14 b. Proper on-site Fuel Modification design should be set back from the tract or property boundary lines for a distance of 170 feet.
c. When the required distance is not within the property, as a last option, a legally recorded easements shall be signed by the adjoining property owner and integrated into fuel modification plans, giving rights to the beneficiary to maintain the recorded area in perpetuity. The easement shall show the distance designed on the plans.
d. The conceptual FMZ plans will not be approved until the legally recorded agreements are copied on the plans.
Section 5: Special Maintenance Areas and Roadside Protection Zones The interior landscaped portions of a community and roadsides may not be standard FMZs but are subject to planting restrictions, irrigation, and maintenance requirements.
This is to ensure structures are reasonably protected from fire continuing into interior areas of the community and from flying embers that may land and start spot fires.
The Planting Plans submitted with the Fuel Modification Plans shall indicate the plant palette and planting design for these areas. The plans will be evaluated to determine if the areas have the potential to increase the hazard to structures or if they will lessen the hazard.
1. The SMA determination will occur during the Conceptual Fuel Modification review.
The review will use the following OCFA initial hazard assessment criteria:
a. Roadside planting does not sufficiently protect vital main evacuation routes b. There are no proposed planting restrictions on lots
c. Proximity between structures and slopes is such that fire travel is probable d. The area/slope is not proposed to be irrigated
e. Plant palette contains plant species from the OCFA undesirable plant list f. Plant spacing arrangement creates “Ladder Fuels”
g. Slope/area is contiguous with community perimeter FMZs h. Use of special construction features on all structures throughout the community as required in CBC Chapter 7A and California Residential Code 337
2. When it is determined by the OCFA that the design of an SMA may contribute to an increased wildfire risk, the first 100 feet of the SMA, measured from the structure out, is considered defensible space. The defensible space area shall comply with Attachment 2: Introductory Maintenance Information, Attachment 6: Requirements for Planting Installation in Fuel Modification Zones, Attachment 7: Undesirable and Invasive Plant Species and Attachment 8: Fuel Modification Zone Plant List).
Fuel Modification Plans Design: C-05 January 1, 2023
15 ATTACHMENT 1
New Construction Inspection Requirements
The Builder or Developer shall call OCFA Inspection Scheduling at (714) 573-6150 for the three new construction inspections listed below:
1. Prior to dropping of lumber: Schedule a Vegetation Clearance Inspection – the developer/builder shall provide a separation of combustible vegetation for a minimum distance of 100 feet from the location of the structures and lumber stockpile, generators, and fuel tanks/dispensers. An inspection sign-off and/or release letter to the building department is required.
2. Prior to occupancy of the building: Schedule a Final Fuel Modification Inspection – the FMZ, SMA, and RPZ adjacent to structures must be installed, irrigated, and inspected. This includes physical installation of features identified in the approved precise fuel modification plans including, but not limited to, plant establishment, thinning, irrigation, zone markers, special mitigation measures, and access easements. An OCFA Inspector will provide written approval of completion at the time of this final inspection on the building card. A written disclosure will be requested by the OCFA Inspector indicating that the landowner is aware of the FMZ on their land.
3. Prior to Homeowners Association (HOA) or Landowner Maintenance Acceptance from Developer/Builder: Schedule an Owner Turnover Inspection – This inspection/ meeting must happen with OCFA staff prior to accepting the maintenance responsibility from the developer or builder.
a. The inspection/meeting must include the following representatives:
1) Landscape architect
2) Community manager or homeowner
3) HOA board member
4) Installing landscape company
5) HOA landscape company
b. At the time of turnover, the Fuel Modification areas shall be maintained by the developer or builder as originally installed and approved. c. The accepting landowner is responsible for ensuring the developer or builder sufficiently calculated the amount of revenue needed to perform the on-going maintenance of the FMZs and any SMAs per the approved plans. d. A copy of the approved plans must be provided to the HOA representatives or homeowner at this time.
e. The Landscape Architect must convey ongoing maintenance requirements to HOA representatives or homeowner and provide OCFA a document stating the fuel modification has been installed per plan. f. An OCFA written disclosure will be required to be signed by the HOA representatives or homeowner indicating that the HOA or homeowner is aware of the FMZ on their land and that they are aware of the importance of retaining the plans and the ongoing maintenance.
g. The responsibility and necessary language for maintenance must also be stated within the CC&Rs (Refer to Attachment 5: Sample CC&R Maintenance Language).