-2-
OWNER:
Date: _____________ ____________________________
Bryan Catanzaro
23100 Encinal Court
TOWN OF LOS ALTOS HILLS:
Date: _____________ ______________________________
Kavita Tankha, Mayor
ATTEST:
_____________________________
Arika Birdsong-Miller, City Clerk
TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION APPROVING THE CAMINO HERMOSO DRIVE SANITARY
SEWER REIMBURSEMENT AGREEMENT BETWEEN THE TOWN OF LOS
ALTOS HILLS AND MATTHEW EICHNER & LORI HOKENESS, LILY
CHAU & RODIN HAI-JEW, PIN GAO & JASON GUO, KAREN & CHANH
CHI, SHAZY ZARGHAMEE & MEHRDAD REZAEE, MUKTA &
HARSHVARDHAN SHARANGPANI, AND CATRIONA & RYAN CAIRNS
FROM: WooJae Kim, Public Works Director
Daniel Liang, Utility Engineering Manager
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION:
Staff recommend that the City Council adopt a resolution (Attachment 1) approving the Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement (Attachment 2) between the Town of Los Altos Hills (Town) and Matthew Eichner & Lori Hokeness, Lily Chau & Rodin Hai-Jew, Pin Gao & Jason Guo, Karen & Chanh Chi, Shazy Zarghamee & Mehrdad Rezaee, Mukta & Harshvardhan Sharangpani, and Catriona & Ryan Cairns
BACKGROUND:
On March 21, 2024, the City Council approved Resolution 9-24 (Attachment 3) approving the Camino Hermoso Drive Sanitary Sewer Main Extension Project and the Sewer Construction and Dedication Agreement with the owners of five properties: 23500 Camino Hermoso Drive, 10251 Magdalena Road, 10250 Magdalena Road, 23725 Camino Hermoso Drive, and 23475 Camino Hermoso Drive. Construction for the Camino Hermoso Drive Sanitary Sewer Main Extension Project (Project) began on June 14, 2024, and was completed in August 2024.
On June 28, 2025, the property owner of 23500 Camino Hermoso Drive provided the Town with a copy of the “First Amendment to the Camino Hermoso Sewer Installation Agreement”, which is a private agreement among the installers of the Project. The amendment adds two properties as installers to the Project. The current list of installers for the Project is as follows:
Installers of Camino Hermoso Drive Sanitary Sewer Main Extension No. APN Address Installers
1 336-37-001 23475 Camino Hermoso Dr Lily Chau & Rodin Hai-Jew 2 336-37-022 23500 Camino Hermoso Dr Lori Hokeness & Matthew Eichner ITEM 5H Staff Report
Staff Report to City Council Page 2
Camino Hermoso Drive Sewer Reimbursement Agreement
October 16, 2025
3 336-39-006 23691 Camino Hermoso Dr Pin Gao & Jason Guo (new) 4 336-39-024 23725 Camino Hermoso Dr Karen & Chanh Chi
5 336-37-024 10250 Magdalena Rd Shazy Zarghamee & Mehrdad Rezaee 6 336-39-011 10251 Magdalena Rd Mukta & Harshvardhan Sharangpani 7 336-08-034 12200 Winton Way Catriona & Ryan Cairns (new) On July 2, 2025, the same property owner of 23500 Camino Hermoso Drive provided the Town with financial documents, construction contracts, and other documents needed to establish a reimbursement agreement.
DISCUSSION:
The Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement, included as Attachment 2, is an agreement between the Town and owners of seven properties that funded and installed the Camino Hermoso Drive Sanitary Sewer Main Extension project.
The Agreement was prepared based on the Town’s Policy, Procedures and Guidelines for Sanitary Sewer Reimbursement Agreements, originally adopted by the City Council on June 7, 2001. The term of the Agreement is twenty-five (25) years per the Town’s Municipal Code Section 6-4.503, which reads “In no event shall a reimbursement agreement extend beyond 25 years and in no event shall the Town be liable to a property owner for the failure to collect reimbursement costs.” The reimbursement agreement consists of seven installers and fourteen future users as provided in Exhibit B of the Agreement. The future users are those properties with frontage along the gravity sanitary sewer main and connect directly via a single lateral to the sewer main.
The usage fee for each future user is based on the pro-rata share of initial costs incurred by the installers plus the annual Construction Cost Index (CCI) adjustment, and a five percent (5%) Administrative Fee as set forth in the Future Users table of Exhibit B.
Staff recommend approval of Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement between the Town and the installers from the seven properties.
ENVIRONMENTAL REVIEW
The action being considered does not constitute a "project" within the meaning of the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines section 15378(b).
Staff Report to City Council Page 3
Camino Hermoso Drive Sewer Reimbursement Agreement
October 16, 2025
2024 -25 CITY COUNCIL WORK PLAN:
This action was not identified on the 2024-2025 City Council Work Plan, but it supports the council's priority for Project & Maintain Infrastructure.
FISCAL IMPACT:
The Town would collect the five percent (5%) Administrative Fee to cover the costs of managing the Agreement and facilitating the collection and transfer of funds from future users. There is no fiscal impact associated with this recommendation.
ATTACHMENTS:
1. Resolution Approving the Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement
2. Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement
3. Resolution 9-24
RESOLUTION -25
A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
APPROVING THE CAMINO HERMOSO DRIVE SANITARY SEWER
REIMBURSEMENT AGREEMENT BETWEEN THE TOWN OF LOS ALTOS HILLS
AND MATTHEW EICHNER & LORI HOKENESS, LILY CHAU & RODIN HAI-JEW,
PIN GAO & JASON GUO, KAREN & CHANH CHI, SHAZY ZARGHAMEE &
MEHRDAD REZAEE, MUKTA & HARSHVARDHAN SHARANGPANI, AND
CATRIONA & RYAN CAIRNS
WHEREAS, the City Council of the Town of Los Altos Hills (“Town”) has read and considered that the Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement (“Agreement”) between the Town and Matthew Eichner & Lori Hokeness, Lily Chau & Rodin Hai-Jew, Pin Gao & Jason Guo, Karen & Chanh Chi, Shazy Zarghamee & Mehrdad Rezaee, Mukta & Harshvardhan Sharangpani, and Catriona & Ryan Cairns.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills that:
1. Public interest and convenience and the promotion of public sewer system improvements support the Town entering into the Agreement described above.
2. The Town of Los Altos Hills hereby approves the Agreement and the City Manager is hereby authorized on behalf of the Town to execute the Agreement between the Town of Los Altos Hills and Matthew Eichner & Lori Hokeness, Lily Chau & Rodin Hai-Jew, Pin Gao & Jason Guo, Karen & Chanh Chi, Shazy Zarghamee & Mehrdad Rezaee, Mukta & Harshvardhan Sharangpani, and Catriona & Ryan Cairns.
The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 16th day of October 2025 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kavita Tankha, Mayor
ATTEST:
Arika Birdsong-Miller, City Clerk
ITEM 5H Attachment 1
CAMINO HERMOSO DRIVE SANITARY SEWER REIMBURSEMENT AGREEMENT This Sanitary Sewer Reimbursement Agreement (“Agreement”) is entered into this ____ day of _____________, 2025, by and between the Town of Los Altos Hills, a municipal corporation of the State of California (“Town”) and Matthew Eichner & Lori Hokeness, Lily Chau & Rodin Hai-Jew, Pin Gao & Jason Guo, Karen & Chanh Chi, Shazy Zarghamee & Mehrdad Rezaee, Mukta & Harshvardhan Sharangpani, and Catriona & Ryan Cairns (“Property Owners”).
RECITALS:
A. Property Owners constructed a sanitary sewer extension commonly known as the Camino Hermoso Drive Sanitary Sewer Main Extension within the Town as more particularly shown on Exhibit A, attached hereto (“Sanitary Sewer Extension”).
B. Section 6–4.503 of the Town’s Municipal Code allows the Town’s Sanitary Sewer Reimbursement Policy Dated June 7, 2001 permit the Town to enter into a reimbursement agreement with property owners so that the property owners may be reimbursed for the responsible portion of the costs of a sanitary sewer extension by future users of the extension as set forth in Exhibit B.
C. After due consideration of all relevant factors such as the location and nature of the Sanitary Sewer Extension, the area to be served by the Sanitary Sewer Extension, the developable areas potentially served by the Sanitary Sewer Extension and the residential unit flow of sewage, the City Engineer has found and determined, after proper application by Property Owners, that the Sanitary Sewer Extension will benefit not only the lands of Property Owners, but also other lands which may be served by the Sanitary Sewer Extension at a future date (“Benefiting Lands”). The Benefiting Lands are more particularly set forth in Exhibit B, attached hereto. The current and future owners of Benefiting Lands who later request a hook-up to the Sanitary Sewer Extension, or who are required by the Town to connect to the Sanitary Sewer Extension, shall be hereinafter collectively referred to as “Future Users”.
D. The Town and Property Owners now desire to provide for reimbursement to Property Owners by each Future User for that Future User’s pro-rata share of Sanitary Sewer Extension costs (“Usage Fee”) as shown in Exhibit B, attached hereto. Usage Fee shall be subject to annual adjustments by the Town as specified in the then current “Town of Los Altos Hills Policy, Procedures and Guidelines – Sanitary Sewer Reimbursement Agreement” document, Exhibit C attached hereto, or its replacement document. The Town and Property Owners acknowledge that the total amount that the Property Owner may be reimbursed for the Sanitary Sewer Extension is an amount totaling seven hundred two thousand eight hundred twenty seven dollars and zero cents ($702,827) plus (1) annual Construction Cost Index (“CCI”) adjustments as set forth in Exhibit B; and (2) an additional five percent (5%) for Town administrative fees as defined in Exhibit B.
ITEM 5H Attachment 2
AGREEMENT
NOW, THEREFORE, for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereby agree as follows:
1. The Town will collect the Usage Fee for each Future User as indicated in Exhibit B upon a request by a Future User to connect to the Sanitary Sewer Extension (“Connection Request”), or upon notice to a Future User that it is subject to a Town requirement that the Future User connect to the Sanitary Sewer Extension (“Connection Requirement Notice”). The Town shall be entitled to collect the Usage Fee at any time after a Connection Request or Connection Requirement Notice, and prior to a hook-up by a Future User to the Sanitary Sewer Extension.
2. All Usage Fees collected from Future Users shall include an additional administrative fee equal to five percent (5%) of the Usage Fee amount as annually adjusted based on CCI to pay the costs incurred by the Town in connection with the administration of this Agreement. (“Administrative Fee”).
3. Within sixty (60) days of the end of each year during which this Agreement is in effect, the Town shall pay to Property Owners any and all funds collected pursuant to Paragraph 1 above, less the Administrative Fee. The Town shall make the check payable to Matthew Eichner and shall send such check to Property Owner at 23500 Camino Hermoso Drive, Los Altos Hills, CA94024. Mr.
Eichner will then disburse the reimbursement to other Property Owners.
4. Property Owners agree to indemnify and hold harmless the Town from any claims, costs or expenses incurred by the Town in connection with any claim by any person or entity with respect to this Agreement, the associated costs or the Usage Fees.
5. All regulations and applicable ordinances of the Town shall apply to this Agreement and to the performances hereunder.
6. If by decision of a court of competent jurisdiction or by California law it shall be declared or become unlawful or unconstitutional to require Future Users to reimburse Property Owner for the Sanitary Sewer Extension, then (a) the Town’s obligations to collect and account for any further Usage Fee(s) shall automatically terminate; and (b) Property Owners and their successors or assigns shall indemnify and hold harmless the Town from any claims or liability to Future Users for the legally required return of any Usage Fee.
7. In the event of a dispute between any Future User and the Town with respect to the payment of the Usage Fee, the Town may, at its option, take any appropriate action against such Future User to collect the Usage Fee. It is agreed that no Future User shall be allowed to connect to the Sanitary Sewer Extension prior to payment in full of the Usage Fee as specified in Exhibit B during the term of this Agreement.
8. Property Owners and its agents shall hold harmless the Town for any failure by the Town to collect the Usage Fee from any Future User, and nothing in this Agreement shall be construed as imposing
any obligation upon the General Fund of the Town and payments shall be made to Property Owners only to the extent funds are actually received and collected by the Town pursuant to this Agreement.
9. This Agreement, and the obligations of the Town hereunder, whether or not all of the Reimbursement Amount or any portion thereof has been collected and remitted to Property Owners or its agents hereunder, shall terminate on the twenty-fifth (25th) anniversary of the date of this Agreement.
10. Prior to execution of this Agreement by the Town, the Property Owners shall pay all legal fees and costs incurred by the Town in connection with preparing this Agreement.
11. This Agreement shall be binding upon the successors, heirs and assigns of the parties hereto, but Property Owners shall not assign any of its rights under this Agreement without the prior written consent of the Town, which consent shall not be unreasonably withheld.
12. The Exhibits attached hereto are hereby incorporated into this Agreement by this reference.
13. All negotiations and agreements previously made by the parties and their agents with respect to this transaction are merged into this Agreement which completely sets forth the obligations of the parties.
The parties hereto have executed this Agreement effective as of the date written above.
ATTEST: TOWN OF LOS ALTOS HILLS
___________________________
Arika Birdsong-Miller, City Clerk
____________________________
Peter Pirnejad, City Manager
____________________________
Steve Mattas, City Attorney
PROPERTY OWNERS
____________________________
Matthew Eichner
23500 Camino Hermoso, Los Altos Hills
____________________________
Lori Hokeness
23500 Camino Hermoso, Los Altos Hills
PROPERTY OWNERS (CONTINUED)
____________________________
Lily Chau
23475 Camino Hermoso, Los Altos Hills
____________________________
Rodin Hai-Jew
23475 Camino Hermoso, Los Altos Hills
____________________________
Pin Gao
23691 Camino Hermoso, Los Altos Hills
____________________________
Jason Guo
23691 Camino Hermoso, Los Altos Hills
____________________________
Karen Chi
23725 Camino Hermoso, Los Altos Hills
____________________________
Chanh Chi
23725 Camino Hermoso, Los Altos Hills
____________________________
Mukta Sharangpani
10251 Magdalena Rd, Los Altos Hills
____________________________
Harshvardhan Sharangpani
10251 Magdalena Rd, Los Altos Hills
____________________________
Shazy Zarghamee
10250 Magdalena Rd, Los Altos Hills
____________________________
Mehrdad Rezaee
10250 Magdalena Rd, Los Altos Hills
____________________________
Catriona Cairns
12200 Winton Way, Los Altos Hills
____________________________
Ryan Cairns
12200 Winton Way, Los Altos Hills
Exhibit A
Engineering As-Built Plans for CAMINO HERMOSO DRIVE SANITARY SEWER MAIN EXTENSION, prepared by Lea & Braze Engineering, Inc., dated 10/11/2024 consisting of eighteen (18) sheets on file with the Engineering Department of the Town of Los Altos Hills
Exhibit B
FUTURE USERS
No. APN Address Usage Fee
1 336-40-041 25707 Lomita Linda Ct [$33,468 + CCI*%] + 5% AF* 2 336-38-037 12177 Winton Way [$33,468 + CCI*%] + 5% AF* 3 336-39-023 25680 Fernhill Dr [$33,468 + CCI*%] + 5% AF* 4 336-39-022 23760 Fernhill Dr [$33,468 + CCI*%] + 5% AF* 5 336-38-038 12181 Winton Way [$33,468 + CCI*%] + 5% AF* 6 336-38-039 12195 Winton Way [$33,468 + CCI*%] + 5% AF* 7 336-39-007 23651 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 8 336-39-008 23641 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 9 336-39-041 23601 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 10 336-38-045 23670 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 11 336-38-044 23640 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 12 336-38-043 23600 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 13 336-39-010 23551 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 14 336-37-016 23570 Camino Hermoso Dr [$33,468 + CCI*%] + 5% AF* 15 336-39-040 23715 Camino Hermoso Dr This property will connect to the future sewer main extension on Fernhill Dr
*CCI% is Construction Cost Index adjustment from prior year which is applied to the base Usage Fees in the first year of the Agreement and to the cumulative CCI-adjusted prior year Usage Fees on June 30th annually thereafter; 5% AF is Administrative Fee as set forth in Paragraph 2 of the Agreement.
Installer APN Address Property Owners
1 336-37-001 23475 Camino Hermoso Dr Lily Chau & Rodin Hai-Jew 2 336-37-022 23500 Camino Hermoso Dr Lori Hokeness & Matthew Eichner 3 336-39-006 23691 Camino Hermoso Dr Pin Gao & Jason Guo 4 336-39-024 23725 Camino Hermoso Dr Karen & Chanh Chi
5 336-37-024 10250 Magdalena Rd Shazy Zarghamee & Mehrdad Rezaee 6 336-39-011 10251 Magdalena Rd Mukta & Harshvardhan Sharangpani 7 336-08-034 12200 Winton Way Catriona & Ryan Cairns
RESOLUTION 9- 24
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
APPROVING SEWER CONSTRUCTION AND DEDICATION AGREEMENT FOR
CAMINO HERMOSO DRIVE SANITARY SEWER MAIN EXTENSION
WHEREAS, pursuant to Los Altos Hills Municipal Code Section 6- 4. 446, sewer main facilities may be extended by an applicant in accordance with plans and specifications approved by the City Engineer; and
WHEREAS, the Town of Los Altos Hills received an application from the property owners at 23500 Camino Hermoso Drive ( APN 336- 37- 022), 10251 Magdalena Road ( APN 336- 39- 011), 10250 Magdalena Road (APN 336- 37- 024), 23725 Camino Hermoso Drive ( APN 336- 39- 024), and 23475 Camino Hermoso Drive ( APN 336- 37- 001) for construction of the Camino Hermoso Drive Sanitary Sewer Main Extension at applicant' s sole cost and expense for the benefit of applicant; and
WHEREAS, the applicant desires to dedicate the Camino Hermoso Drive Sanitary Sewer Main Extension to the Town upon completion of construction; and WHEREAS, Town staff prepared the Sewer Construction and Dedication Agreement for the proposed work to ensure that the ownership and maintenance responsibilities of the newly constructed sewer are transferred to the Town; and
WHEREAS, the City Engineer has reviewed the application and plans for the project and recommends that the Council approve the Sewer Construction and Dedication Agreement for the proposed sewer improvements.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the Town of Los Altos Hills does hereby approve the Sewer Construction and Dedication Agreement for the Camino Hermoso Drive Sanitary Sewer Main Extension.
The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 21" day of March 2024 by the following vote:
AYES: Mok, Schmidt, Swan, Tankha, Tyson
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST,
I
rilca Birdsong -Miller ity Cleric
BY:
Stanl c, ay r1- 1-
Resolution 9- 24
ITEM 5H Attachment 3
ITEM 5I Staff Report
TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
___________________________________________________________________________ SUBJECT: RESOLUTION ACCEPTING THE LOWER ARENA IMPROVEMENTS AT
WESTWIND COMMUNITY BARN PERFORMED BY NEBO
CONSTRUCTION AS COMPLETE; AUTHORIZING THE RELEASE OF
FINAL RETENTION TO THE CONTRACTOR; AND DIRECTING THE CITY
CLERK TO FILE A NOTICE OF COMPLETION
FROM: WooJae Kim, Public Works Director
Daniel Liang, Utility Engineering Manager
APPROVED: Peter Pirnejad, City Manager
____________________________________________________________________________ RECOMMENDATION: That the City Council approve a resolution (Attachment 1) that:
1. Accept the Lower Arena Improvements at Westwind Community Barn performed by Nebo Construction as complete.
2. Authorize the release of final retention to the contractor.
3. Direct the City Clerk to file a Notice of Completion.
BACKGROUND:
Westwind Community Barn is a Town-owned facility located at 27210 Altamont Road that sits on a 15-acre Open Space Conservation parcel adjacent to Byrne Preserve. Since 2014, Victoria Dye Equestrian (VDE) has been under contract with the Town to operate the barn as a concessionaire.
The equestrian barn facility consists of two riding (upper and lower) arenas, a dressage court, a round pen, paddocks, wash racks, tack rooms, a horse barn, and a meeting room with a small kitchen. The lower arena is the larger of the two, with dimensions of 100 ft by 200 ft. The lower arena consists of a perimeter wood fence, two gates, arena footing, and twelve sprinkler heads to keep the arena footing dampened for safe riding conditions.
In January of this year, the Town’s maintenance crew replaced one side of the lower arena perimeter fence, which was in dire need of repairs. The cost to repair the remaining three sides of the lower arena and the sprinkler system was over $60,000. On May 15, 2025, the City Council approved the Plans and Specifications for the Lower Arena Improvements at Westwind Community Barn (Project) for the remaining improvements needed and authorized staff to advertise the project for formal bid.
On June 26, 2025, the City Council awarded the Project to the lowest responsible bidder, Nebo Construction, and authorized the City Manager to execute a construction agreement not to exceed $159,112, and approved project contingency funds of $30,000.
DISCUSSION:
The construction agreement for the Project was executed on July 10, 2025. Construction started on August 11, 2025, and the work was fully completed under the terms of the contract on September 22, 2025. The construction inspection was performed in-house by Public Works Engineering staff.
The Project replaced three sides of the existing wood fence, fence posts, concrete post bases, and wood gates. New conduits and pull boxes for sprinkler control wires and new sprinkler water lines were installed. In addition, seven sprinkler heads with riser pipes, fittings, shut-off valves, and solenoid valves were also installed. The Project replaced the existing 12-inch corrugated metal pipe (CMP) culvert for the lower arena drainage with a 15-inch High-Density Polyethylene (HDPE) culvert with flared ends. At the picnic area, an underdrain system was installed to mitigate localized ponding.
The final contract expenditure for Nebo Construction includes four (4) contract change orders.
Below is the project account summary:
Approved Actual
Total Approved Construction Budget $ 189,112
Original Contract Amount $ 159,112
Contract Change Orders $ 9,772
Total Project Expenditure $ 168,884
Staff recommend that the City Council accept the Lower Arena Improvements at Westwind Community Barn as complete and allow the release of the five percent retention to Nebo Construction 35 days following the project acceptance. A Notice of Completion will be filed for this capital improvement project upon approval by the City Council.
ENVIRONMENTAL REVIEW:
This action is a class 1 categorical exclusion per Article 19 (Categorical exclusions) Section 15301(d) Existing Facilities of the California Environmental Quality ACT (CEQA) guidelines. 2024-25 CITY COUNCIL WORK PLAN:
This action is identified on the 2024-25 City Council Work Plan under “Protect and Maintain Infrastructure” for the Westwind Community Barn improvement.
FISCAL IMPACT:
The total project expenditure with Nebo Construction is within the Council approved agreement amount of $189,112 for the Lower Arena Improvements at Westwind Community Barn.
ATTACHMENTS:
1. Resolution Accepting the Lower Arena Improvements at Westwind Community Barn
2. Notice of Completion
ITEM 5I Attachment 1
RESOLUTION __-25
A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
ACCEPTING THE LOWER ARENA IMPROVEMENTS AT WESTWIND COMMUNITY
BARN PERFORMED BY NEBO CONSTRUCTION AS COMPLETE, AUTHORIZING THE
RELEASE OF FINAL RETENTION TO THE CONTRACTOR, AND DIRECTING THE CITY
CLERK TO FILE A NOTICE OF COMPLETION
WHEREAS, on May 15, 2025, the City Council approved the Plans and Specifications for the Lower Arena Improvements at Westwind Community Barn and authorized staff to advertise the project for formal bid; and
WHEREAS, on June 26, 2025, the City Council awarded the project to the lowest responsible bidder, Nebo Construction, authorized the City Manager to execute a construction agreement not to exceed $159,112, and approved project contingency funds of $30,000; and WHEREAS, a construction agreement was executed on July 10, and the work was fully completed under the terms of the contract on September 22, 2025; and WHEREAS, the total project expenditure for the contracted work by Nebo Construction is $168,884, which is below the amount authorized by the City Council; and WHEREAS, staff recommend that the City Council accept the Lower Arena Improvements at Westwind Community Barn performed by Nebo Construction as complete and allow the remittance of the five percent retention to the contractor 35 days following the project acceptance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills that:
1. The Lower Arena Improvements at Westwind Community Barn by Nebo Construction as complete and authorize staff to make the final retention payment concerning the above-described work; and
2. The City Clerk is hereby directed to file the notice of the completion of said project with the County Recorder of the County of Santa Clara, within ten (10) days from the date of this Resolution.
The above and foregoing resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 16th day of October 2025 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Signature on Next Page
BY:
ATTEST: Kavita Tankha, Mayor
Arika Birdsong-Miller, City Clerk
This Document is Recorded for the
Benefit of the Town of Los Altos
Hills and is Exempt from fee per
Government Code Sections 6103 and
27383
When Recorded, Mail to:
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Attention: City Clerk
NOTICE OF COMPLETION
NOTICE IS HEREBY GIVEN that Nebo Construction on July 10, 2025, entered into a contract for the Lower Arena Improvements at Westwind Community Barn Project, in Los Altos Hills, situated in Santa Clara County, with the Town of Los Altos Hills. Said improvements were completed in accordance with the Plans and Specifications adopted by the City Council and upon the terms and conditions set forth and identified by the written contract.
On the 22nd day of September 2025, the work provided to be done under the contract was fully completed with the terms of the contract.
NOTICE IS FURTHER GIVEN that the public board for whom the above-described work was done is the City Council of the Town of Los Altos Hills, a municipal corporation of the State of California, and that the name and address of the political subdivision for which the abovedescribed work was done is the Town of Los Altos Hills, State of California, Town Hall, 26379 Fremont Road, Los Altos Hills, California 94022.
NOTICE IS FURTHER GIVEN that the name of the contractor by whom the above-described work was done is as follows:
CONTRACTOR: Nebo Construction
______________________________
Daniel W Liang
Utility Engineering Manager
Town of Los Altos Hills
DATE:
I, Arika Birdsong-Miller, duly appointed City Clerk for the Town of Los Altos Hills, do hereby certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is true and correct.
WITNESS my hand and official seal.
___________________________________
Arika Birdsong-Miller, City Clerk
Date: ____________________
Place: Town Hall
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: APPROVE AN AMENDMENT TO THE AGREEMENT WITH BMI IMAGING SYSTEMS, INC. TO INCREASE THE NOT-TO-EXCEED AMOUNT BY
$19,625.10, FROM $59,999 TO $79,624.10, TO EXPAND THE SCOPE OF
THEIR FILE SCANNING SERVICES TO THE TOWN
FROM: Jay Bradford, Community Development Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:
Approve an amendment (Attachment 1) to the agreement with BMI Imaging Systems, Inc. to increase the not-to-exceed amount by $19,625.10, from $59,999 to $79,624.10, to expand the scope of their file scanning services to the Town.
In July of 2025, the City Manager approved a contract (Attachment 2) not to exceed fifty-nine thousand nine hundred and ninety-nine dollars and zero cents ($59,999) to provide file scanning services to create space for additional staffing authorized through the 2025 Annual Budget process.
BACKGROUND:
Following execution of the original contract, Town staff prepared the physical building permits and planning projects files stored at Town Hall for scanning. By mid-July, all files had been organized by town staff and collected by BMI Imaging Systems, Inc. for processing.
In early September, BMI Imaging Systems, Inc’s production manager confirmed completion of the scanning of 133 boxes of Building Permits, Building Plans, and Planning Project Files.
Currently remaining to be scanned are 45 boxes, consisting of record types such as Planning Subdivisions and Conditional Use Permits (CUPs). To cover the additional scanning needs, BMI Imaging Systems, INC provided a new proposal for $19,625.10 to complete the file scanning project (Attachment 3).
If scanning of these additional materials is not authorized, the Town will continue to face space constraints that limit its ability to accommodate new staff who are scheduled to start with the town on October 27, 2025. Continued reliance on physical files also presents challenges, as paper records are frequently misplaced or difficult to manage compared to digital files. In contrast, digitized records provide efficient access, retrieval, and review of project history and research, while reducing dependence on physical storage.
DISCUSSION:
This request seeks City Council approval to amend the agreement with BMI Imaging Systems, ITEM 5J STAFF REPORT
Inc. to increase the not-to-exceed amount by $19,625.10, increasing the total contract value to seventy-nine thousand six hundred and twenty-four dollars and ten cents ($79,624.10). These additional services represent the digitization of the last of the physical files stored at town hall.
ENVIRONMENTAL REVIEW:
The proposed plan for services is exempt from California Environmental Quality Act (CEQA) due to the proposal not being defined as a “project” under CEQA.
FISCAL IMPACT:
The fiscal impact will be a reallocation of $19,625.10 from previously allocated funds within the Community Development Budget to cover the associated costs for the continued file scanning services of BMI Imaging Systems, Inc. No additional appropriations or increase to the overall Community Development budget are required, as the amount will be funded from savings within existing accounts.
2024-25 CITY COUNCIL WORK PLAN:
This work is outside of the 2024-25 City Council Work Plan.
ATTACHMENTS
1. AMENDMENT NO. 1 TO THE AGREEMENT BETWEEN THE TOWN OF LOS ALTOS HILLS AND BMI IMAGING SYSTEMS, INC OCTOBER 16, 2025
2. EXHIBT A. CONSULTING SERVICES AGREEMENT BETWEEN THE TOWN OF LOS ALTOS HILLS AND BMI IMAGING SYSTEMS, INC JULY 9, 2025
3. BMI IMAGING SYSTEMS, INC COST PROPOSAL FOR REMAINING SCANNING ITEM 5J STAFF REPORT
AMENDMENT NO. 1 TO THE AGREEMENT BETWEEN
THE TOWN OF LOS ALTOS HILLS AND BMI IMAGING SYSTEMS, INC THIS AMENDMENT NO. 1 TO THE SERVICES AGREEMENT made and entered into on the 16th day of October 2025, by and between THE TOWN OF LOS ALTOS HILLS (“Town”), a municipal corporation, and BMI IMAGING SYSTEMS, INC. (“Contractor”), (sometimes referred together as the “Parties”) who agree as follows:
RECITALS
A. On July 9, 2025, Town and Contractor entered that certain Services Agreement (“Agreement”) whereby Contractor agreed to provide file scanning services to the Town. A true and correct copy of the Agreement and its exhibits is attached as Exhibit A.
B. Town and Contractor now desire to amend the Agreement.
NOW, THEREFORE, for and in consideration of the promises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Town and Contractor hereby agree as follows:
1. All terms which are defined in the Agreement shall have the same meaning when used in this Amendment, unless specifically provided herein to the contrary.
2. TOWN shall pay CONTRACTOR an amount not to exceed seventy-nine thousand six hundred twenty-four dollars and ten cents ($79,624.10), an increase to the prior not-to-exceed amount of fifty-nine thousand nine hundred ninety-nine dollars and zero cents ($59,999.00), within thirty (30) days following receipt of invoice and satisfactory completion/delivery of services and/or goods as detailed in Sections 1, 2, and 3 of the July 9, 2025 Agreement. Payment shall only be made upon delivery/completion in a manner consistent with professional and industry standards for the area in which CONTRACTOR operates. TOWN shall not be responsible for any work performed by CONTRACTOR or any subcontractor that exceeds the stated not-toexceed amount.
All other terms, conditions and provisions in the Agreement remain in full force and effect. If there is a conflict between the terms of this Amendment and the Agreement, the terms of the Agreement will control unless specifically modified by this Amendment. [SIGNATURES ON THE FOLLOWING PAGE]
ITEM 5J ATTACHMENT 1
TOWN OF LOS ALTOS HILLS
By:
Peter Pirnejad, City Manager
Dated:
BMI IMAGING SYSTEMS, INC
By:
Jim Detrick, Vice President
Dated:
ITEM 5J ATTACHMENT 1
ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
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ITEM 5J ATTACHMENT 2
ITEM 5J ATTACHMENT 2
BMI Imaging Systems, Inc.
1115 E. Arques Avenue
Sunnyvale, CA 94085
Cost Proposal
File Room Scanning/Conversion Project (Phase 2 of 2))
Hard-copy Building/Planning Records
Prepared For
Submitted On:
September 25, 2025
Submitted To:
Jay Bradford
AICP, CASp, CBO, EI, MCP
Assistant CD Director / Building Official
Submitted By:
Jim Detrick, Vice President
[email protected]
408.220.0212
ITEM 5J ATTACHMENT 3
1115 E. Arques Avenue, Sunnyvale, California 94085 ● 800.359.3456 ● www.BMIimaging.com September 25, 2025
Jay Bradford
AICP, CASp, CBO, EI, MCP
Assistant CD Director / Building Official
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Jay:
As a follow up to my recent communications with Maddie and yourself, attached please find a cost proposal addressing the scanning/conversion of the balance of the submitted Building/Planning records (“Phase 2 of 2”), the processing requirements for which were outside of the scope of the initial project (“Phase 1 of 2”). As was the case for Phase 1, the processed records will be delivered in a format compatible with the Laserfiche software’s image/index import feature.
The following information is included:
➢ A Schedule of Work that provides a high-level description of the proposed document processing/conversion methodology;
➢ A Fee Schedule that provides unit pricing for the required scanning/ conversion services.
Again, thank you for the opportunity to present this proposal. Should there be any questions of interpretation, please don't hesitate to contact me at the number below.
Regards,
Jim Detrick
408.220.0212
ITEM 5J ATTACHMENT 3
BMI Imaging Proposal to Town of Los Altos Hills
File Room Document Scanning Project (Phase 2 of 2)
1115 E. Arques Avenue, Sunnyvale, California 94085 ● 800.359.3456 ● www.BMIimaging.com Schedule of Work
BMI Imaging is proposing document processing methodology that will ensure the Town of Los Altos (hereinafter “the Town”), receives project data deliverables that will meet its stated requirements. Under its proven and best practice-based methodology, BMI Imaging will:
• Maintain the integrity and security of the documents while they are under its care, custody and control;
• Implement a tuned scanning process that accommodates the size, condition and quality of the various document/page formats;
• Capture index information (metadata) that will be associated with each imaged document during the Laserfiche List file-based import process;
• Ensure the Town receives data deliverables of acceptable quality/completeness in the specified format, and in accordance with mutually agreed upon delivery schedules.
The document processing tasks are described in detail below:
1) Pre-Production Activities
During this initial phase of the project, the criteria for the subsequent “full-production” phase will be established and agreed upon, and procedures will be implemented to ensure compliance with the Town’s processing and delivery requirements. BMI will work with the Town’s designated project manager to complete the following activities:
a) Examine representative sample documents to assess the pre-scan preparation requirements and determine the configuration settings and process flows that will be used during the conversion processes;
b) Complete a “Milestone 1” (or “M1”) loop test processing phase, during which a small portion of the first submission of each file type will be fully-processed for the Town’s review/approval prior to moving to full-production status. 2) Document Pick-Up
BMI Imaging provides a high level of care for its client’s records and takes responsibility for maintaining the integrity and security of the materials while they are under its custody, care and control. BMI will utilize its own employees and tracked vehicles to transport the Town-boxed materials from its location at 26379 Fremont Road in Los Altos Hills to its processing facility.
BMI shipping-related documentation will accompany all pick-ups to complement any record inventories the Town is able to furnish. Upon arriving at BMI’s production facility, the received materials will be reconciled with the shipping documentation and logged into Unity, a BMIdeveloped workflow, production control and reporting platform that utilizes barcode ID label technology to closely track each box through the required production process flows. The Unity platform provides chain of custody-related information, accounting for where each box is located and who has control over it at any given time during the conversion process.
ITEM 5J ATTACHMENT 3
BMI Imaging Proposal to Town of Los Altos Hills
File Room Document Scanning Project (Phase 2 of 2)
1115 E. Arques Avenue, Sunnyvale, California 94085 ● 800.359.3456 ● www.BMIimaging.com 3) Document Preparation
BMI’s production staff will thoroughly prepare the records in a manner that will facilitate accurate and efficient scanning and indexing processes. A list of the document preparation tasks is included below:
• Remove staples, clips, bindings or other page fasteners that would prevent the pages from being scanned using an automatic document feeder;
• Remove documents from envelopes;
• Repair torn pages in instances where the tear would affect either the feeding process or the completeness of the image produced from the page;
• Insert BMI-designed barcode separator sheets as the first page of each record/file to facilitate the post-scan document indexing process;
• Unfold or back-roll large-format pages/sheets.
4) Document Scanning
BMI will utilize workstations configured with best-in-class Opex Falcon production scanners for the 300 DPI duplex capture of all small-format pages in black/white to a TIFF file format. Any blank back-sides of pages captured during the scanning process will be deleted using an automated blank page deletion process.
BMI will utilize workstations configured with high-performance, 42" Contex HD Ultra large-format scanners for the sheet-by-sheet 300 DPI scanning of all large-format ("oversize") plan set sheets in black/white to a TIFF file format.
During the scanning processes, 100% of the images will be presented to the operator and reviewed for quality and completeness. In general, the image acceptance criteria are readability (legibility of lettering and graphics), contrast and position. If it is determined that an image does not meet the established acceptance criteria, the document will be rescanned using manual controls.
At a minimum, BMI employs the following procedures/tactics to ensure a high level of quality and accuracy during the scanning process:
• Duplex scanning for all small-format pages (blank pages are deleted post-scan); • Image cleanup processing during scanning;
• Ultrasonic double-feed detection to detect double-feeds during auto-feeding capture; • Review of 100% of images during the scanning processes; • Post-scan thumbnail image review to detect cropping or skewing issues. 5) Post-Scan Document Reassembly
Following the scanning process, the documents will be returned to their file folders and boxes in the same sequence as they were received. Please note that it is assumed that the replacement of any removed page fasteners is not required.
ITEM 5J ATTACHMENT 3
BMI Imaging Proposal to Town of Los Altos Hills
File Room Document Scanning Project (Phase 2 of 2)
1115 E. Arques Avenue, Sunnyvale, California 94085 ● 800.359.3456 ● www.BMIimaging.com 6) Document Indexing
The image files created for each document during the scanning process will be indexed as per the following three (3) specifications:
Building Permit Binders
Laserfiche Folder Path: Planning/Building Department\Building Permit Binders Template: None
Template Fields: N/A
Laserfiche Document Name: Permit Number Range (from binder label) Miscellaneous Town Policy Files
Laserfiche Folder Path: City Clerk\Miscellaneous Town Policy Files Template: None
Template Fields: N/A
Laserfiche Document Name: Subject Matter (from file folder label or post-it note) Planning Subdivision, Assorted Building, and CUP Files
Laserfiche Folder Path: City Clerk\Miscellaneous Town Policy Files Template: Planning/Building Records
Template Fields:
a) Street Number: This index value will be obtained from the file folder label; b) Street Name: This index value will be obtained from the file folder label; c) Permit/Project #: This index value will be obtained from the file folder label; d) Year: This index value will be obtained from the file folder label, if available; e) Document Type: This value (Permit, Plans, or Other) will be determined during indexing.
Laserfiche Document Name: Subject Matter (from file folder label or post-it note) 7) Output Media Preparation
The image files and corresponding Laserfiche document metadata (in a Laserfiche List file format) will be recorded to labeled DVD-R media (2 sets/job) for delivery to the Town. 8) Data and Document Delivery
The DVD-R-based Laserfiche data deliverables and processed documents will be delivered /returned to the Town Hall at 26379 Fremont Road in Los Altos Hills via BMI employees and tracked vehicles. Appropriate shipping documentation will accompany all deliveries.
ITEM 5J ATTACHMENT 3
BMI Imaging Proposal to Town of Los Altos Hills
File Room Document Scanning Project (Phase 2 of 2)
1115 E. Arques Avenue, Sunnyvale, California 94085 ● 800.359.3456 ● www.BMIimaging.com Fee Schedules
Building Permit Binders (4 Bankers Boxes)
Service Description Est. Quantity Unit Price Ext. Cost
Project Setup Fee: 1 Fee $750.00 $750.00
Document Preparation (~1 hour/box): 4 Hours $45.00 $180.00 Document Scanning: 10,000 Images $0.07/image $70.00
Document Indexing (~6 binders/box):
Includes printing of barcode sheets
24 Documents $0.65/document $15.60
DVD Recording/Labeling: 2 Disks $15.00/DVD $30.00
Estimated Total Cost: $1,045.60
Miscellaneous Town Policy Files (16 Bankers Boxes)
Service Description Est. Quantity Unit Price Ext. Cost
Project Setup Fee: 1 Fee $750.00 $750.00
Document Preparation (~3.5 hours/box): 56 Hours $45.00/hour $2,520.00 Document Scanning
Small-format Sheets (~2,750 images/box):
Large-format Sheets (~15 images/box):
44,000 Images
240 Images
$0.07/image
$1.05/image
$3,080.00
$252.00
Document Indexing (~25 files/box):
Includes printing of barcode sheets
400 Documents $0.65/document $260.00
DVD Recording/Labeling: 2 Disks $15.00/DVD $30.00
Estimated Total Cost: $6,892.00
Planning Subdivision, Assorted Building, and CUP Files (25 Bankers Boxes) Service Description Est. Quantity Unit Price Ext. Cost
Document Preparation (~3 hours/box): 75 Hours $45.00/hour $3,375.00 Document Scanning
Small-format Sheets (~2,500 images/box):
Large-format Sheets (~70 images/box):
62,500 Images
1,750 Images
$0.07/image
$1.05/image
$4,375.00
$1,837.50
Document Indexing (~40 files/box):
Includes printing of barcode sheets
3,000 Documents $0.65/document $1,950.00
DVD Recording/Labeling: 10 Disks $15.00/DVD $150.00
Estimated Total Cost: $11,687.50
Applicable sales tax will be added to all invoices.
Payment terms: Net 30.
ITEM 5J ATTACHMENT 3
TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: WAIVER OF READING AND INTRODUCTION OF AN ORDINANCE FOR THE 2025 CALIFORNIA BUILDING STANDARDS CODE
ADOPTION FOR THE TOWN OF LOS ALTOS HILLS. THE
ORDINANCE AMENDS TITLE 8 (BUILDING REGULATIONS) OF
THE LOS ALTOS HILLS MUNICIPAL CODE TO ADOPT BY
REFERENCE ALL TWELVE PARTS OF THE 2025 CALIFORNIA
BUILDING STANDARDS CODE, INCLUDING THE
ADMINISTRATIVE, BUILDING, RESIDENTIAL, ELECTRICAL,
MECHANICAL, PLUMBING, ENERGY, WILDLAND URBAN
INTERFACE, HISTORICAL BUILDING, FIRE, EXISTING BUILDING,
GREEN BUILDING STANDARDS (CALGREEN), AND REFERENCED
STANDARDS CODES, TOGETHER WITH LOCAL AMENDMENTS.
FROM: Jay Bradford, Community Development Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:
Introduce by title only, and waive first reading of an Ordinance introducing the 2025 California Building Standards Code adoption for the Town of Los Altos Hills. The ordinance amends Title 8 (Building Regulations) of the Los Altos Hills Municipal Code to adopt by reference all twelve parts of the 2025 California Building Standards Code, including the Administrative, Building, Residential, Electrical, Mechanical, Plumbing, Energy, Wildland Urban Interface, Historical Building, Fire, Existing Building, Green Building Standards (CALGreen), and Referenced Standards Codes, together with local amendments (see Attachment 1).
BACKGROUND:
The International Code Council (ICC) publishes model codes for building, fire, and other related standards on a triennial basis. From these model codes, the California Building Standards Commission, along with the State Fire Marshall and other state agencies, amend and adopt these model codes to create the California Code of Regulations Title 24, also known as the California Building Standards Code (CBSC). The 2025 CBSC was adopted by the California Building Standards Commission on July 1, 2025 and becomes effective statewide on January 1, 2026. Local jurisdictions are required to adopt the new code and may adopt more restrictive standards when justified by findings of local climatic, geologic, and topographic conditions in addition to aligning with regulation introduced July 1, 2025, as part of SB 130 (See Attachment 2).
With the passage of AB 130 on June 30, 2025, which went into effect immediately as a part of the state budget bill, the state created a six-year moratorium (effective October 1, 2025, through June 1, 2031) on local amendments to building codes that apply to residential units, unless such amendments meet the limited exceptions explicitly stated within the bill. The intent of this pause ITEM 6A STAFF REPORT
City Council
California Building Standard Code Ordinance Staff Report October 16, 2025
is to provide regulatory stability for residential development and reduce the continual layering of new requirements that could otherwise affect housing production. As discussed on September 18, 2025 (See Attachment 3) there are a number of codes exceptions that the Town of Los Altos Hills (Town) plans to utilize to ensure compliance with the new state law. One of the exceptions is that local jurisdictions may still maintain changes or modifications that were previously adopted an in effect before September 30, 2025. This means that local building code and other “reach code” amendments applicable to residential units from the 2022 adoption cycle may continue to be adopted by the Town.
Since 2019, the Town has adopted the following ordinances:
• 2019 Cycle: Ordinances 585 and 588 established the Town’s baseline adoption of the 2019 California Building Standards Code, including comprehensive local amendments for fire safety, sprinklers, and ignition-resistant construction. These ordinances form the foundation of the Town’s current building regulations.
• 2019 Reach Code: Ordinance 589 introduced the Town’s first local energy reach code, requiring all-electric new construction, EV-ready infrastructure, and enhanced energy efficiency measures.
• 2022 Cycle: Ordinances 604, 605, and 607 updated CALGreen standards, adopted the 2022 state codes, and amended local fire and residential provisions. • 2024 Reach Code: Ordinance 611 “Zero NOx” policy introduced emissions-based requirements for new and substantially altered existing construction.
At the City Council meeting on September 18, 2025, Town staff presented a series of recommendations developed in coordination with Town committees and partner agencies, with input and support from regional collaborative groups. These included Building Officials from Santa Clara and San Mateo Counties, the Santa Clara County Fire Department, and Silicon Valley Clean Energy. The purpose of the presentation was to receive City Council feedback on the proposed code updates and local amendments. These recommendations are summarized below:
Staff Recommendation 1 – Committee Recommendations
Work with the Town Committees, Santa Clara County Fire Dept, and Los Altos Hills Fire District to prepare amendments in these areas and bring back polices and/or resolutions/ordinances for consideration and potentially adoption.
• Motion: Vice Mayor Bhateja “So Moved”
• Second: Mayor Tankha “Seconded”
• Result: Motion passed unanimously (5-0)
Staff Recommendation 2 – Wildland–Urban Interface (WUI) Standards To bring back to the Council recommendations to adopt Part 7 of the CBCS (Formerly R337 and 7A) with local modifications to apply Town Wide.
ITEM 6A STAFF REPORT
City Council
California Building Standard Code Ordinance Staff Report October 16, 2025
• Motion: Council Member Swan – “I move we bring back the council recommendations to adopt Part 7, etc.”
• Second: Council Member Mok “Seconded”
• Result: Motion passed unanimously (5-0)
Staff Recommendation 3 – Fire Code Amendments
To work with the SCC Fire Department to bring any proposed clarifications back to the City Council for consideration and adoption.
• Motion: Vice Mayor Bhateja “So Moved”
• Second: Council Member Tyson – “So seconded”
• Result: Motion passed unanimously (5-0)
Staff Recommendation 4 – Administrative Amendments / Refunds and Fee Processing To bring back modifications to the administrative section of the Building Code with necessary changes to help enforce said code and the administration and safeguards in the issuance of refunds and fee collection.
• Motion: Vice Mayor Bhateja – “I’ll make the recommendation as stated with the change that following a cancellation or a request for refund, the town sends that refund within 90 days”
• Second: Council Member Mok “Second That”
• Result: Motion passed unanimously (5-0)
Staff Recommendation 5 – Administrative Amendments / Enforcement and Compliance To bring back modifications to the administrative section of the Building Code with necessary changes to help clarify enforcement and penalties to maintain compliance with the Building Code Standards.
• Motion: Vice Mayor Bhateja – “So moved”
• Second: Council Member Swan “Second”
• Result: Motion passed unanimously (5-0)
Staff Recommendation 6 – Technical Amendments / Core Building Codes To bring back technical amendments to the Building, Residential and Electrical Codes. • Motion: Vice Mayor Bhateja – “So moved”
• Second: Council Member Mok “second”
• Vote: Mok – Yes; Swan – Yes; Tyson – Yes; Bhateja – Yes; Tankha – Yes • Result: Motion passed unanimously (5-0)
ITEM 6A STAFF REPORT
City Council
California Building Standard Code Ordinance Staff Report October 16, 2025
Staff Recommendation 7 – Technical Amendments / Specialized Codes and Integration To bring back technical amendments for Fire, Green Building Code, Building Construction Standards, and Construction Time Limits and eliminate the chapter on Green Building Regulation.
• Motion: Vice Mayor Bhateja – “So moved”
• Second: Council Member Mok “Seconded”
• Vote: Mok – Yes; Swan – Yes; Tyson – Yes; Bhateja – Yes; Tankha – Yes • Result: Motion passed unanimously (5-0)
In addition, Town staff presented the same material presented to City Council on September 18, 2025, to the Environmental Protection and Resource Committee (EPRC) on October 7, 2025, and to the Environmental Initiatives Committee (EIC) Reach Code Subcommittee on October 8, 2025.
The proposed ordinance language requested by the committees was reviewed in detail, and each committee voted to recommend the specific language presented during their respective meetings.
For the general presentation, both committees had no formal comments.
DISCUSSION:
If the first reading is approved by the City Council, the ordinance will return to the City Council for second reading and adoption on November 20, 2025. As part of the code adoption process, local amendments to the California Building Standards Code are only effective after required submittals have been filed and accepted by the appropriate state agencies. For the California Building Standards Commission (CBSC), the Town must submit a certified copy of the adopting ordinance along with findings supporting local amendments. These documents must be formally received and filed by the CBSC before the local provisions take effect.
For the California Energy Commission (CEC), any local amendments to the California Energy Code (Part 6), including reach codes or energy efficiency standards more stringent than state minimums, must be separately submitted for review and approval. Such amendments become effective only upon CEC determination that they are cost effective and consistent with statewide energy policy. Submittal to the California Energy Commission (CEC) applies only to the Environmental Initiatives Committee’s (EIC) recommended changes related to the transition from air conditioning units to heat pumps, also referred to as two-way AC systems. Attachment 4 includes the supporting resolution confirming Town policy on greenhouse gas emission reductions from buildings, consistent with the adopted General Plan and Climate Action Plan, to accompany the CEC submittal. A supplemental staff report, including a cost-effectiveness study, findings, and a supporting resolution specific to this amendment, has been provided as Attachment 4 to support the Town’s submittal to the CEC.
If adopted the purposed local amendments will take effect on January 1, 2026, to coincide with the State’s adoption of the 2025 California Building Standards Code.
ENVIRONMENTAL REVIEW:
ITEM 6A STAFF REPORT
City Council
California Building Standard Code Ordinance Staff Report October 16, 2025
Adoption of this Ordinance and related building standards codes/local amendments are exempt from review under the California Environmental Quality Act (CEQA) under the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment (CEQA Guidelines § 15061(b)(3).). In this case, it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment because the proposed code adoption and amendments to not approve any project or grant any entitlements, and so not make any physical alterations to the environment, but rather are regulatory actions taken by the Town and to implement state law, and consist of adopting state-mandated building standards with limited local amendments that either maintain existing requirements or enhance life-safety, fire-resilience, and sustainability provisions. Each project subject to building code/building permit review will have obtained independent environmental review as a part of their entitlements.
FISCAL IMPACT:
The Town is obligated to adopt the 2025 Building Standards and costs in adopting the ordinance are staff time related to ordinance preparation and nominal related publication costs. Costs related to implementing the 2025 Standards, including providing the related building services will be funded with the proposed and existing service fees for the Building Divisions.
ATTACHMENTS
1. Ordinance – Adoption of 2025 CBSC with Local Amendments
2. September 18, 2025 Council Study Session Staff Report
3. Supplemental Staff Report (CEC Submittal: Two-Way AC / Heat Pump Transition)
4. Resolution Confirming Greenhouse Gas Reduction Policy (for CEC submittal) ITEM 6A STAFF REPORT
ORDINANCE NO. XXX
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING TITLE 8 (BUILDING REGULATIONS) OF THE LOS ALTOS HILLS MUNICIPAL CODE TO ADOPT BY REFERENCE AMENDMENTS TO THE 2025 CALIFORNIA BUILDING
STANDARDS CODE AND LOCAL CODE AMENDMENTS
WHEREAS, the Town of Los Altos Hills is responsible for local enforcement of the California Building Standards Code, also known as Title 24 of the California Code of Regulations; and
WHEREAS, a triennial edition of the California Building Standards Code is published by the California Building Standards Commission approximately every three years based upon model codes specified in the California Health and Safety Code; WHEREAS, local jurisdictions responsible for enforcement of the California Building Standards Code must enact local administrative regulations in order to implement the California Building Standards Code; and
WHEREAS, on July 1, 2025, the California Building Standards Commission published the 2025 California Building Standards Code; and
WHEREAS, on January 1, 2026, the building standards and regulations contained in the 2025 California Building Standards Code become effective and applicable throughout the State of California; and
WHEREAS, Government Code section 50022.2 authorizes cities to enact ordinances adopting any code by reference; and
WHEREAS, local amendments may be adopted by the Town of Los Altos Hills to the California Building Standards Code pursuant to the California Health and Safety Code due to climatic, geological, or topographical local conditions; and WHEREAS, California Health and Safety Code section 17958 requires that cities adopt building regulations that are substantially the same as those adopted by the California Building Standards Commission and contained in the 2025 California Building Standards Code; and WHEREAS, the 2025 California Energy Code is Part 6 of the 2025 California Building Standards Code which implements minimum energy efficiency standards in buildings through mandatory requirements, prescriptive standards, and performance standards; and WHEREAS, California Health and Safety Code Sections 17958.5, 17958.7 and 18941.5 provide that the Town of Los Altos Hills may make changes or modifications to the building standards contained in the 2025 California Building Standards Code based upon express findings ITEM 6A ATTACHMENT 1
that such changes or modifications are reasonably necessary because of local climatic, geological or topographical conditions; and
WHEREAS, human activities that release greenhouse gases into the atmosphere contribute to the increase of the worldwide average temperature, drought conditions, and duration of fire seasons; and
WHEREAS, according to the California Department of Forestry and Fire Protection, nine of the ten largest wildfires in California history have occurred since 2017, destroying nearly 10,000 structures and burning of more than 4.5 million acres; and WHEREAS, the Town of Los Altos Hills is situated along a wildland-urban interface and as a result is extremely vulnerable to wildfires and firestorms; and WHEREAS, these amendments are reasonably necessary because of health and safety concerns as Town of Los Altos Hills residents suffer from asthma and other health conditions associated with poor indoor and outdoor air quality exacerbated by the combustion of methane gas; and
WHEREAS, removing gas appliances from indoor environments reduces the risk of asthma associated with gas appliances, and removing combustible gas from structures aids in fire hardening and removes a known hazard during firefighting efforts; and WHEREAS, on or about September 20, 2016, the State of California enacted Senate Bill (SB) 32, which added Health and Safety Code Section 38566 to require greenhouse gas emissions to be reduced to 40 percent below 1990 levels by no later than December 31, 2030; and WHEREAS, consistent with federal law stated in the Energy Policy and Conservation Act, the standards contained within this ordinance permit mixed fuel residential construction; and WHEREAS, consistent with Assembly Bill (AB) 130, the standards contained within this ordinance permit mixed fuel residential construction consistent with federal law while also incentivizing all-electric construction; and
WHEREAS, consistent with AB 130, the standards imposed by this ordinance incentivize electric equipment through the cost-effective installation of electric appliances while preserving energy-equivalent pathways for mixed-fuel residential appliances; and WHEREAS, pursuant to Sections 17958.5 and 17958.7 of the Health and Safety Code, the proposed amendments meet the following conditions to demonstrate local amendments are necessary, the changes are substantially equivalent to 2022 code amendment changes, and the changes are necessary to implement the standards contained in this ordinance; and WHEREAS, pursuant to Sections 17958.5 and 17958.7 of the Health and Safety Code, the proposed amendments meet the following conditions to demonstrate local amendments are necessary: the changes are necessary to align local building codes with General Plan and Climate ITEM 6A ATTACHMENT 1
Action Plan goals while permitting mixed-fuel residential construction and incentivizing electric construction, and the changes are necessary to implement the standards contained in this ordinance; and
WHEREAS, on April 26, 2007, the City Council adopted the Town of Los Altos Hills’ General Plan which includes Air Quality, Energy Conservation and Environmental Integrity Goals that aligns with the emissions reduction goals in the proposed amendments; and WHEREAS, on December 15, 2016, the City Council adopted the Town of Los Altos Hills’ Climate Action Plan or Greenhouse Gas Emissions Reductions Strategy which includes Green Housing Gas reduction strategies that aligns with the emissions reduction goals in the proposed amendments; and
WHEREAS, on Feb 20, 2020, the City Council found and determined that amendments to the 2019 Energy Code were cost effective, would result in buildings designed to consume less energy than permitted by previous editions of the Energy Code, and were necessary because of local climatic, geological, or topographical conditions, and City Council finds and determines the conditions persist and it is necessary to adopt substantially equivalent amendments to the 2025 Energy Code with no material change in regulatory effect to the existing standards; and WHEREAS, in alignment with the Climate Action Plan and Greenhouse Gas Emissions Reduction Strategies, the local amendments to the 2025 California Energy Code establish requirements for single-family and multifamily structures which will reduce demands for local energy resources, reduce regional pollution, and promote a lower contribution to greenhouse gas emissions; and
WHEREAS, Public Resources Code Section 25402.1(h)2 and Section 10-106 of the 2025 California Administrative Code establish a process which allows local adoption of energy standards that are more stringent than the statewide Standards, provided that a determination that the standards are cost effective is adopted at a public meeting and subsequently filed with the California Energy Commission, and the California Energy Commission finds that the standards will require buildings to be designed to consume less energy than permitted by the 2025 California Energy Code; and
WHEREAS, City Council of Town of Los Altos Hills has determined the cost effectiveness studies prepared by the California Statewide Codes and Standards Reach Code Program and associated study data are sufficient to illustrate that the standards contained in this ordinance are cost effective and will require buildings to be designed to consume less energy than permitted by the 2025 California Energy Code; and
WHEREAS, based upon these analyses, the City Council of the Town of Los Altos Hills finds that the local amendments to the California Energy Code contained in this ordinance have at least one cost effective pathway; and
ITEM 6A ATTACHMENT 1
WHEREAS, scientific evidence has established that methane gas combustion, procurement and transportation produce significant greenhouse gas emissions that contribute to global warming and climate change; and
WHEREAS, using electric appliances in buildings fueled by less greenhouse gas intensive electricity is linked to significantly lower greenhouse gas emissions and is cost competitive because of the cost savings associated with avoiding new gas infrastructure; and WHEREAS, the most cost-effective time to integrate electrical infrastructure is in the design phase of a building project because building systems and spaces can be designed to optimize the performance of electrical systems and avoid costs and space requirements from the mitigating of gas piping and venting; and
WHEREAS, the most cost-effective time to improve the energy efficiency of existing buildings is during significant alterations and additions, allowing for electrical infrastructure that is installed alongside other significant improvements; and WHEREAS, the local amendments support Town of Los Altos Hills’ compliance with Bay Area Air District’s amendments to Rule 9-4 and Rule 9-6, which limit[s] the sale of nitrous oxide emitting water and space heating appliances; and
WHEREAS, because of the Town of Los Altos Hills’ unique local climatic, geological and topographic conditions, the City Council of the Town of Los Altos Hills finds and determines that amendment and additions to the code are reasonably necessary.
NOW THEREFORE, THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS, CALIFORNIA, does hereby ordain as follows:
SECTION 1. FINDINGS.
The City Council finds that:
A. The Town is authorized and required to adopt the California Building Standards Code by reference pursuant to Health and Safety Code sections 17922 and 17958, and has taken all actions required to do so pursuant to Government Code Section 50022.2.
B. Town of Los Altos Hills is along a wildland-urban interface which experiences more fire fueled by greenhouse gas emissions from humans.
C. The Town of Los Altos Hills has a history of wildfire disasters and near-miss events in 1985, 2008, and 2020, each of which threatened lives, property, and infrastructure within and adjacent to the Town’s boundaries. The Lexington Fire (1985) burned over 14,000 acres in the nearby Santa Cruz Mountains, leading to large evacuations in western Los Altos Hills; the Summit Fire (2008) and CZU Lightning Complex Fire (2020) generated regional smoke impacts and evacuation advisories for hillside neighborhoods. Decreasing greenhouse-gas emissions and transitioning to non-combustion building systems will help ITEM 6A ATTACHMENT 1
mitigate the climatic conditions contributing to longer, more severe fire seasons.
Therefore, these findings support the imposition of measures to increase the efficiency and electrification of existing buildings in Los Altos Hills to reduce greenhouse-gas emissions and improve fire safety.
D. The Town’s steep terrain, narrow and winding roads, and limited secondary access routes require clear street identification, address visibility, and adequate fire apparatus access because long driveways and private roads frequently exceed standard response distances and grades.
E. The Town is located entirely within or adjacent to locally designated High and Very High Fire Hazard Severity Zones. The combination of steep slopes, dense vegetation, and seasonal winds creates extreme fire behavior potential, requiring ignition-resistant construction, ember-resistant vents, and noncombustible fencing and decking materials.
F. The Town lies within an area subject to strong ground motion and potential rupture from the nearby San Andreas, Monte Vista, and Hayward fault zones. Local soils are prone to liquefaction, landslide, and lateral spreading; therefore, enhanced structural inspection and foundation design standards are needed to mitigate seismic risk.
G. The Town’s soils are characterized by highly expansive clay and colluvium on sloping terrain, which can cause differential settlement and structural movement. Additional geotechnical and foundation drainage requirements are necessary to prevent structural damage and slope instability.
H. The Town relies on two separate water service providers—the Purissima Hills Water District and California Water Service Company—with limited pressure zones and supply capacity. Topographic variability reduces flow capacity and pressure reliability, requiring on-site water storage and enhanced hydrant spacing standards.
I. The Town’s overhead electrical distribution system is vulnerable to wind and wildfire exposure, and public safety power shutoff events occur frequently during red-flag conditions. Enhanced service disconnect accessibility and backup power capabilities are necessary to maintain water supply and emergency systems.
J. Hillside development in the Town requires specialized backflow and drainage provisions to prevent contamination or surcharge of private systems during high rainfall events.
K. The Town experiences a Mediterranean climate with hot, dry summers and wet winters, averaging approximately 24 inches of annual rainfall. Storm events can trigger erosion, debris flow, and shallow landslides on steep slopes, while prolonged dry periods and seasonal winds heighten wildfire risk. Local amendments are necessary to address site drainage, vegetation clearance, and structure hardening requirements consistent with regional conditions in the Santa Cruz Mountains foothill environment.
L. Failure to address and substantially reduce greenhouse gas emissions creates an increased risk to the health, safety, and welfare of Los Altos Hills residents.
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M. The standards imposed by this ordinance permit mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.
N. The standards imposed by this ordinance incentivize electric equipment through the costeffective installation of electric appliances while preserving energy-equivalent pathways for mixed-fuel residential appliances.
O. Pursuant to Sections 17958.5 and 17958.7 of the Health and Safety Code, the proposed amendments meet the following conditions to demonstrate local amendments are necessary: the changes are substantially equivalent to 2022 code amendment changes, the changes are necessary to align local building codes with General Plan and Climate Action Plan goals while permitting mixed-fuel residential construction and incentivizing electric construction, and the changes are necessary to implement the standards contained in this ordinance.
P. The standards imposed by this Ordinance are substantially equivalent to changes or modifications that were previously passed by the Town Council of the Town of Los Altos Hills on November 17, 2022 through Ordinance No. 611, which adopted local amendments to the 2022 California Energy Code and Green Building Standards Code (the Town’s 2022 Reach Code). Those amendments were filed with the California Energy Commission on December 19, 2022 and were in effect as of September 30, 2025.
The provisions of this Ordinance maintain substantially equivalent regulatory requirements—updated for cross-references to the 2025 California Energy Code—and therefore will have no material change in regulatory effect from the prior Reach Code standards.
Q. The standards imposed by this Ordinance are necessary because they align with the Los Altos Hills General Plan, adopted November 10, 2007, which establishes the Town’s long-term policies on sustainability and resource conservation. The Conservation and Open Space Element includes the following relevant policies:
• Goal 1: “Conserve, protect and enhance the natural environment to maintain the rural character and ensure a high quality of life.”
• Policy 1.2: “Encourage the use of energy-efficient building design and alternative energy sources.”
• Policy 1.4: “Encourage efforts to reduce the Town’s contribution to greenhouse gas emissions.”
R. These General Plan provisions explicitly direct the Town to promote energy efficiency and low-carbon building practices. Accordingly, the standards contained in this Ordinance—requiring heat pump installation in place of traditional air-conditioning systems and incentivizing electrification—are necessary to implement these adopted General Plan policies.
S. The standards imposed by this Ordinance are substantially equivalent to changes or modifications that were previously passed by the Town Council of the Town of Los Altos ITEM 6A ATTACHMENT 1
Hills on November 17, 2022 (Ordinance No. 611) and filed with the California Energy Commission on December 19, 2022, which established local reach code amendments requiring all-electric design standards and promoting low-NOx equipment. These provisions were in effect as of September 30, 2025, and this Ordinance will have no material change in regulatory effect but instead maintains substantially equivalent standards updated to the 2025 California Energy Code
T. The standards imposed by this Ordinance are necessary because these standards align with the Los Altos Hills General Plan, adopted November 10, 2007 and subsequently amended, which includes Conservation and Open Space Element Policy 1.2— “Encourage the use of energy-efficient building design and alternative energy sources”— and Energy Conservation Goal 1—“Promote conservation and efficient use of energy and natural resources within the community.” These General Plan policies direct the Town to advance sustainable building practices that reduce greenhouse gas emissions, improve air quality, and enhance community resilience.
U. Pursuant to the Public Resources Code section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code, the City Council of Los Altos Hills finds and determines the following: (1) The locally adopted energy efficiency standards contained in this ordinance are cost-effective, and (2) the efficiency standards in this ordinance will require buildings to be designed to consume less energy compared to the 2025 California Energy Code.
V. The standards imposed by this Ordinance are necessary because of local climatic, geological, or topographical conditions evidenced above and are cost-effective, as supported by the 2025 Statewide Cost Effectiveness Study prepared by the California Energy Codes and Standards Statewide Utility Program. Specifically, the Los Altos Hills finds that there are at least [three] cost effective measure packages:
a. Package 1, installing the efficiency measure of R-30 Floor Insulation would save energy relative to the base code and would achieve a benefit to cost ratio of 2.3 on an on-bill basis.
b. Package 2, installing the efficiency measure of R-19 Floor Insulation would save energy relative to the base code and would achieve a benefit to cost ratio of 2.3 on an on-bill basis.
c. Package 3 Package 3 to installing a Heat Pump Water Heater (HPWH), would save energy relative to the base code and would achieve a benefit to cost ratio of
1.6 on a “Long-term System Cost” (LSC basis).
W. A first reading introducing the proposed amendments to the Municipal Code was held by the City Council on October 16, 2025.
X. In accordance with CEQA Section 15061(b)(3), this is not a project subject to CEQA in that there is no possibility that the activity in question may have a significant effect on the environment.
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Y. This ordinance is enacted pursuant to Health & Safety Code Sections 17958.5 and 17958.7 and Government Code Section 50022.2 to make local amendments to the California Building Standards Code.
Z. As required Health and Safety Code 17958.7(a), the amendments to the California Building Standards Code adopted by this ordinance and as described in Chapters 8-1.0 through 8-
1.12 of the Los Altos Hills Municipal Code are necessary for the protection of the public health, safety and welfare due to the local climatic, geologic or topographical conditions as described in findings 1 through 4 below.
1. The amendment to the California Residential Code Section R313.2, California Fire Code Part 9, California Plumbing Code Section 1211.0 and California Electrical Code 230.27(E) is necessary to address an imminent threat to the health and safety of the public by ensuring that local construction and building standards adequately mitigate hazards posing immediate or significant risks to residents, first responders, and public infrastructure.
2. The amendment to California Wildland-Urban Interface Code Section [A]101.1, [A]101.2, [A]101.3, 101.3.1, 101.3.1.1, [A]101.5, and 705.11 is necessary to reduce wildfire ignition potential and enhances structural protection from fire through strengthened home-hardening provisions, ignition-resistant construction requirements, and vegetation management standards appropriate for high and very high fire hazard severity zones.
3. The amendment to the California Energy Code Part 6 and California Green Building Standards Code Part 11 is consistent with the Town’s General Plan and Climate Action Plan, both adopted prior to June 10, 2025, which include greenhouse-gas reduction and energy-efficiency strategies requiring implementation through updated local construction and building standards.
4. The amendment to California Residential Code Section R328.7, California Plumbing Code Section 719.1, and California Fire Code Part 9 continues and clarifies existing local provisions adopted prior to September 30, 2025, maintaining substantially equivalent protections and performance standards necessary to address the Town’s unique climatic, geologic, and topographic conditions.
While the adoption of the amendments to the California Building Standards Code and the adoption of Ordinances may not prevent the incidence of fire, seismic, or potential building hazards, it is noted the implementation of these various amendments will reduce the severity and potential loss of life and loss of property.
The following revisions to the Los Altos Hills Municipal Code are made based on the findings set forth above and the record of proceedings for consideration of this Ordinance.
SECTION 2. Chapter 8-0, “GENERAL PROVISIONS AND PENALTIES” of the Los Altos Hills Municipal Code is added as follows:
Chapter 8-0, “General Provisions and Penalties
§ 8-0.01 - References to prior code.
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Unless superseded and expressly repealed, references in the City’s forms, documents and regulations to the Chapters and Sections of the past adopted regulations of the Los Altos Hills Municipal Code, Title 8 - Building Regulations and any prior versions of the California Building Standards Code shall be construed to apply to the corresponding provisions contain within the currently adopted Los Altos Hills Municipal Code, Title 8 - Building Regulations and the 2025 California Building Standards Code.
§ 8-0.02 - Adopted - Administrative provisions.
“2025 California Building Code, Part 1, Chapter 1, Division II - “Scope and Administration,” adopted in its entirety:
The provisions of the 2025 California Building Code, Part 1, Chapter 1, Division II - Scope and Administration is adopted by reference, subject to the following additions and amendments to certain sections thereof which shall read and provide as set forth in this Chapter and shall apply to all locally enforced parts of Title 24 of the California Code of Regulations."
§ 8-0.03 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-0.02, the Administrative provisions is amended as follows:
Section 104.10.2 -Added- Permit Extensions – Construction Time Limits. (A) In addition to the provisions of Sections 105.5 and 110.6 of the California Building Code relating to permit expiration, suspension, and revocation, the duration and extension of any building, grading, or other construction permit issued under this Code shall be governed by the provisions of Chapter 8-10, “Construction Time Limits,” of the Los Altos Hills Municipal Code.
(B) No permit shall be extended, renewed, or reinstated in a manner that would conflict with the time limits, extension criteria, or penalties set forth in Chapter 8-10. The Building Official shall ensure that all requests for extension comply with the administrative procedures and findings required by that Chapter.
(C) Where a conflict exists between this Code and Chapter 8-10, the provisions of Chapter 8-10 shall govern.
(D) Nothing in this section shall limit the authority of the Building Official to require updated plans, code compliance, or payment of fees as a condition of extension or renewal, consistent with current code requirements.
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Section 107.2.9 - Added - Additional Documentation.
The Building Official may require photographic evidence, a physical inspection or similar documentation of existing conditions at time of building permit application for residential alterations and repairs to ensure compliance with local grading, drainage, vegetation management, and slope stability requirements.
Section 109.6 - Amended - Refunds.
Refunds of fees paid may be made, subject to the following:
A. Applications for refunds must be made in writing to the building official within one hundred eighty (180) days of the date the fee is paid. All applicants made after one hundred eighty (180) days will be rejected.
B. One hundred per cent (100%) of a fee erroneously paid or collected may be refunded.
C. Ninety percent (90%) of the plan review fee may be refunded when an application for a permit for which a plan review fee has been paid is withdrawn or cancelled or expires or becomes void before any plan review effort has been expended. No portion of the plan review fee shall be refunded when any plan review effort has been performed.
D. Ninety percent (90%) of the building, plumbing, electrical, and/or mechanical permit fee may be refunded when a permit for which some or all of these permit fees have been paid is withdrawn or cancelled or expires or becomes void before any work was done and before any inspections are performed. No portion of these fees shall be refunded when any work was done and/or any inspections have been performed.
E. The building official may authorize the refund of all or part of a fee in order to correct an error by the department. The details of such a refund shall be retained in project file.
Section 109.7 - Added - Fee adjustments.
Any adjustments to fees are subject to the following:
A. Application for a fee adjustment must be made in writing to the building official within thirty (30) days of the date the fee is issued.
B. The building official may authorize the adjustment of all or part of a fee in order to correct an error by the department. The details of such an adjustment shall be retained in project file.
Section 109.8 - Added - Fee collections.
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Any unpaid fees shall be subject to the same collection measures outlined in Chapter 1.15 of the Los Altos Hills Municipal Code.
Section 110.7 - Added - Concealed construction.
Any and all portions of work covered or concealed without authorization by the building official shall be uncovered or unconcealed to allow for inspections set forth in Sections 110.3.1 - 110.3.10. The Town’s “Concealed Construction Verification Guidelines” shall be used to determine compliance with this section.
Section 113.3 - Amended - Appeals applications.
All applications for appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code shall be subject the Town’s “Building Appeals Board Guidelines” and fees as outlined in the Building Plan Check, Inspection and Permit Fees Schedule as established or amended by Town Council resolution.
Section 114.2 - Amended - Notice of violation.
The building official is authorized to serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, moving, removal, demolition or occupancy of a building or structure in violation of the provisions of this code, or in violation of a permit or certificate issued under the provisions of this code. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation. Method of service shall be subject to Section 116.4.
Section 114.3 - Added - Prosecution of violation.
Added after first paragraph.
In addition if the notice of violation is not complied with within thirty (30) days the Town may deem the structure unsafe and subject to the terms of Section 116.
Section 114.4 - Amended - Violation penalties.
All persons and construction shall be subject to the following:
A. Any and all portions of work shall be complete and free of correction notices and or violations prior to the expiration of the permit or certificate authorizing said work or occupancy. The Town’s Outstanding Correction Notifications and Expired Permits or Certificates Guidelines shall be used to determine compliance with this section and the applicability of fines for non-compliance.
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B. Any and all portions of work completed without required permits shall be charged a fine of twice the cost of the plan review and inspection fee.
C. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law.
Section 114.5 - Added - Fee or fine adjustments.
Any adjustments to fines are subject to the following:
A. Application for a fine adjustment must be made in writing to the building official within thirty (30) days of the date the fine is issued.
B. The building official may authorize the adjustment of all or part of a fine in order to correct an error by the department. The details of such an adjustment shall be retained in project file.
Section 114.6 - Added - Fine collections.
Any unpaid fines shall be subject to the same collection measures outlined in Chapter 1-2.04 of the Los Altos Hills Municipal Code. ([added current code adoption])
SECTION 3. Chapter 8-1, “CALIFORNIA ADMINISTRATIVE CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.01 Adoption of the 2025 California Administrative Code. (a) The 2025 California Administrative Code, Part 1, a portion of the California Building Standards Code, Title 24 of the California Code of Regulations, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Administrative Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Administrative Code shall be kept on file at the Town of Los Altos Hills.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
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SECTION 4. Chapter 8-1.1, “CALIFORNIA BUILDING CODE (VOLUMES 1 AND 2)” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.1.01 Adoption of 2025 California Building Code (Volumes 1 and 2). (a) The 2025 California Building Code, Part 2, Volumes 1 and 2, a portion of the California Building Standards Code, Title 24 of the California Code of Regulations, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Building Code"), including all Appendices and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Building Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.1.02 Amended sections of adopted codes.
§ 8-1.1.03 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.1.01, the California Building Code is amended as follows:
Section 1705.13.5 - Added - Special seismic inspector.
Third-Party Inspection. All new structures consisting of Group R Occupancies or Group A, B, E, F, H, I, l, or M Occupancies with an occupant load of fifty or greater, shall employ a third-party inspector for the purpose of inspecting the components of the lateral load system. Third-party inspectors, similar to special inspectors as required elsewhere in Chapter 17, shall be approved by the building official. All costs associated with the special seismic inspection process shall be borne by the developer. § 8-1.1.04 -Added- Conflicts between the Fire Code and Building Code All 2025 California Building Code standards including fire protection systems must comply with the requirements specified in Chapter 8-1.9 of this title. To the extent there is any conflict between the provisions of Chapter 8-1.9 of this title and the provisions of 2025 California Building Code and specifically Chapter 9, the provisions of Chapter 8-1.9 of this title shall govern. (§ 1, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 5. Chapter 8-1.2, “CALIFORNIA RESIDENTIAL CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.2.01 Adoption of 2025 California Residential Code.
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(a) The 2025 California Residential Code, Part 2.5, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Residential Code"), including all Appendices and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Residential Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.2.02 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.2.01, the Residential Code is hereby amended to read as follows:
Section R313.2 is amended to read:
R313.2 One- and two-family dwellings automatic sprinkler systems. An automatic sprinkler system shall be installed in all new one- and two-family dwellings and existing one- and two-family dwellings when additions are made that increase the fire area to more than 3,600 square feet.
Exceptions:
1. Detached Accessory Dwelling Unit, provided that all of the following are met:
1.1. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2.
1.2. The existing primary residence does not have automatic fire sprinklers.
1.3. The accessory detached dwelling unit does not exceed 1,200 square feet in size.
1.4. The unit is on the same lot as the primary residence.
1.5. The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code, as amended.
2. When additions are made to existing structures, causing the fire area to exceed 3,600 square feet, and all of the following are met:
2.1. Building addition does not exceed 500 square feet.
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2.2. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code, as amended.
Section R328.7 is amended to read:
R328.7 Fire detection. Rooms and areas within dwelling units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R314. A heat detector, listed and interconnected to the smoke alarms, shall be installed in locations within dwelling units and attached garages where smoke alarms cannot be installed based on their listing.
[SFM] ESS installed in Group R-3 and townhomes shall comply with the following:
1. Rooms and areas within dwelling units, sleeping units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R314.
2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations within dwelling units, sleeping units and attached garages where smoke alarms cannot be installed based on their listing.
Exceptions:
1.A listed heat detector may be used in place of a heat alarm, so long as it is interconnected with devices that provide an audible alarm at all sleeping areas.
2.A fire sprinkler associated with an approved automatic sprinkler system that triggers an audible alarm upon activation of the waterflow switch, may be used in place of a heat alarm.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 588, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022; § 1, Ord. 607, eff. January 6, 2023, [added current code adoption]) SECTION 6. Chapter 8-1.3, “CALIFORNIA ELECTRICAL CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.3.01Adoption of 2025 California Electrical Code.
(a) The 2025 California Electrical Code, Part 3, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Electrical Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
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(b) One copy of the Electrical Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.3.02 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.3.01, the Residential Code is hereby amended to read as follows:
Sections 230.79(E) - Amended - One- or Two-Family Dwelling or Townhomes.
For existing one- or two-family dwellings and townhomes, the service disconnecting means may require upgrades when any of the following requirements are exceeded:
1. When any other permit is applied for and the existing main service enclosure was manufactured by Federal Pacific or Zinsco, including such panels that have been rebranded.
2. When any other permit is applied for and the enclosure contains disconnecting mean on the load side of the service disconnect manufactured by Federal Pacific or Zinsco, including such panels that have been rebranded.
3. When Five (5) or more circuits are modified.
4. When any secondary power source is added.
5. Substantially Altered Structures as defined in § 8-1.11.02 Note: The rating requirements of the bus bar and enclosure for the service disconnecting means do not require the main service entrance conductors to be upgraded as long as the main service disconnect is rated to match the rating and sizing of the existing main service entrance conductors. (§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 7. Chapter 8-1.4, “CALIFORNIA MECHANICAL CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.4.01Adoption of 2025 California Mechanical Code.
(a) The 2025 California Mechanical Code, Part 4, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter ITEM 6A ATTACHMENT 1
referred to as the "Mechanical Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein. (b) One copy of the Mechanical Code shall be kept on file at the Town of Los Altos Hills.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 8. Chapter 8-1.5, “CALIFORNIA PLUMBING CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.5.01Adoption of 2025 California Plumbing Code.
(a) The 2025 California Plumbing Code, Part 5, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Plumbing Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein. (b) One copy of the Plumbing Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.5.02Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.5.01, the Plumbing Code is amended as follows:
Section 719.1 - Amended -Locations.
Cleanouts shall be placed inside the building near the connection between the building drain and the building sewer or installed outside the building at the lower end of the building drain and extended to grade.
Additional building sewer cleanouts shall be installed at intervals not to exceed 100 feet in straight runs, for each aggregate horizontal change in direction exceeding 135 degrees, and at the property line where the private sewer system connects to the publicly-maintained sanitary sewer lateral. All such cleanouts shall be extended to grade with materials and according to specifications approved by the sewer agency and shall terminate with a concrete box.
Section 1211.0 –Added- Earthquake-Activated Gas Shutoff Valves (A) In addition to the requirements of this section, an earthquake-activated gas shutoff valve shall be installed downstream of the gas utility meter or at the service regulator for all new buildings and for existing buildings at the time of any gas piping permit or appliance replacement that alters the gas system.
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(B) The device shall be certified by the State Architect and installed per manufacturer specifications.
(C) The requirement shall apply to all occupancies within the Town of Los Altos Hills.
(D) This section supplements the California Plumbing Code, Part 5, Title 24, and is adopted pursuant to Health and Safety Code §§ 17958.5 and 17958.7 based on local seismic conditions.
Note: Property Owners Opting to install Earthquake-Activated Gas Shutoff Valves may apply for a not fee permit.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 9. Chapter 8-1.6, “CALIFORNIA ENERGY CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
§ 8-1.6.01 Adoption of 2025 California Energy Code.
(a) The 2025 California Energy Code, Part 6, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Energy Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein. (b) One copy of the Energy Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.6.02 Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.6.01, the Energy Code is amended as follows:
Section 100.0 Scope under subsection (e)(2)(D) Low-rise residential buildings is amended to read as follows:
i. Sections applicable. Sections 150.0 through 150.1 apply to newly constructed low-rise residential buildings. In addition, all newly constructed residences, newly constructed detached accessory dwelling units, and other newly constructed detached habitable structures shall be electrically heated mixed-fuel buildings as defined in Section 100.1(b).
Section 100.1(b) Definitions is amended by adding or amending the following definitions to read:
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All-electric building is a building that has no natural gas or propane plumbing installed within the building, and that uses electricity as the source of energy for its space heating, water heating, cooking appliances, and clothes drying appliances.
Certified energy analyst is a person registered as a Certified Energy Analyst with the California Association of Building Energy Consultants as of the date of submission of a Certificate of Compliance as required under Section
10.103.
Electrically heated mixed-fuel building is a mixed-fuel building that uses electricity as the source of energy for its space heating and water heating appliances.
Free standing accessory dwelling unit is a detached building that is not intended for sale separate from the primary residence, on a lot that is zoned for single-family or multi-family use, located on the same lot as an existing dwelling, and does not exceed 1,200 square feet of total living area.
Mixed-fuel building is a building that is plumbed for the use of natural gas or propane as fuel for space heating, water heating, cooking appliances and/or clothes drying appliances.
Section 150.0 Mandatory features and devices is amended to read as follows:
Low-rise residential buildings shall comply with the applicable requirements of Sections 150(a) through 150.0(s).
NOTE: The requirements of Sections 150.0(a) through 150.0(s) apply to newly constructed buildings. Sections 150.2(a) and 150.2(b) specify which requirements of Sections 150.0(a) through 150.0(s) also apply to additions or alterations.
Section 150.0(h) Space-conditioning equipment is amended by adding the following:
5. Systems using gas or propane space heating equipment to serve new residences, new detached accessory dwelling units, and new detached habitable structures are not permitted.
Section 150.0(n) Water heating system is amended by adding the following:
1. Systems using gas or propane water heaters to serve new residences, new detached accessory dwelling units, and new detached habitable structures are not permitted.
Section 150.0(s) is added to read as follows:
ITEM 6A ATTACHMENT 1
(s) Clothes Drying and Cooking. Buildings plumbed for natural gas or propane clothes drying or cooking equipment shall include the following components for each gas terminal or stub out:
1. Clothes Drying.
A. A dedicated 208/240-volt, 30-amp or greater electrical receptacle that is connected to the electric panel with conductors of adequate capacity, within 3 feet of the
appliance and accessible with no obstructions;
B. Both ends of the unused conductor shall be labeled with the words "For Future Electric Clothes Dryer" and be
electrically isolated;
C. A double pole circuit breaker in the electrical panel labeled with the words "For Future Electric Clothes Dryer"; and
D. Other electrical components, including conductors,
receptacles or blank covers, related to this section shall be installed in accordance with the California Electrical Code.
2. Cooktop.
A. A dedicated 208/240-volt, 50-amp or greater electrical receptacle that is connected to the electric panel with conductors of adequate capacity, within 3 feet of the
appliance and accessible with no obstructions;
B. Both ends of the unused conductor shall be labeled with the words "For Future Electric Range" and be electrically isolated;
C. A double pole circuit breaker in the electrical panel labeled with the words "For Future Electric Range"; and D. Other electrical components, including conductors,
receptacles or blank covers, related to this section shall be installed in accordance with the California Electrical Code.
3. Stand Alone Cooking Oven.
A. A dedicated 208/240-volt, 20-amp or greater or greater receptacle within 3 feet of the appliance and accessible with no obstructions;
ITEM 6A ATTACHMENT 1
B. Both ends of the unused conductor shall be labeled with the words "For Future Electric Oven" and be electrically isolated;
C. A double pole circuit breaker in the electrical panel labeled with the words "For Future Electric Oven"; and
D. Other electrical components, including conductors,
receptacles or blank covers, related to this section shall be installed in accordance with the California Electrical Code.
Section 150.2(b)1C is hereby amended to read:
C. Entirely new or complete replacement space-conditioning systems installed as part of an alteration, shall include all the system heating or cooling equipment, including but not limited to: condensing unit cooling or heating coil, and air handler for split systems; or complete replacement of a packaged unit; plus entirely new or replacement duct system (Section 150.2(b)1Diia). Entirely new or complete replacement space-conditioning systems shall meet the requirements of Sections 150.0(h), 150.0(i), 150.0(j)1, 150.0(j)2, 150.0(m)1 through 150.0(m)10; 150.0(m)12; 150.0(m)13, 150.1(c)7, 150.2(b)1Fii, 150.2(b)1G, and TABLE 150.2-A.
Additionally, where an entirely new or complete replacement space conditioning system includes a new or replacement air-cooled air conditioner in Climate Zones 1 through 14 and 16, it shall meet the applicable requirements of Section 150.2(b)1Fiv. Where an entirely new or complete replacement space conditioning system includes a new or replacement heat pump, it shall meet the applicable requirements of Section 150.2(b)1Fv.
Section 150.2(b)1F is hereby amended to read:
F. Altered space-conditioning system - mechanical cooling. Alterations which install new or replacement air-cooled air conditioners shall meet the applicable requirements of subsections i and iv. Alterations which install new or replacement heat pumps shall meet the applicable requirements of subsections i, ii, iii, and v. All other alterations to refrigerant containing components such as the compressor, condensing coil, evaporator coil, refrigerant metering device, or refrigerant piping, shall meet the applicable requirements of subsections i, ii, and iii.
i. All thermostats associated with the system shall be replaced with setback thermostats meeting the requirements of Section 110.2(c).
ITEM 6A ATTACHMENT 1
ii. Air-cooled air conditioners in Climate Zones 2 and 8 through 15 and airsource heat pumps in all climate zones, including but not limited to ducted split systems, ducted package systems, small duct high velocity air systems, and mini-split systems, shall comply with Subsections a and b, unless the system is of a type that cannot be verified using the specified procedures.
Systems that cannot comply with the requirements of 150.2(b)1Fii shall comply with Section 150.2(b)1Fiii.
Exception to Section 150.2(b)1Fii: Entirely new or complete replacement packaged systems for which the manufacturer has verified correct system refrigerant charge prior to shipment from the factory are not required to have refrigerant charge confirmed through field verification and diagnostic testing. The installer of these packaged systems shall certify on the Certificate of Installation that the packaged system was pre-charged at the factory and has not been altered in a way that would affect the charge.
Ducted systems shall comply with minimum system airflow rate requirement in Section 150.2(b)1Fiia, provided that the system is of a type that can be verified using the procedure specified in RA3.3 or an approved alternative in RA1.
a. Minimum system airflow rate shall comply with the applicable Subsection I or II below as confirmed through field verification and diagnostic testing in accordance with the procedures specified in Reference Residential Appendix Section RA3.3 or an approved alternative procedure as specified in Section RA1.
I. Small duct high velocity systems shall demonstrate a minimum system airflow rate greater than or equal to 250 cfm per ton of nominal cooling capacity; or
II. All other air-cooled air conditioner or air-source heat pump systems shall demonstrate a minimum system airflow rate greater than or equal to 300 cfm per ton of nominal cooling capacity; and
Exception 1 to Section 150.2(b)1Fiia: Systems unable to comply with the minimum airflow rate requirement shall
demonstrate compliance using the procedures in Section
RA3.3.3.1.5; and the system's thermostat shall conform to the specifications in Section 110.12.
Exception 2 to Section 150.2(b)1Fiia: Entirely new or
complete replacement space conditioning systems, as
specified by Section 150.2(b)1C, without zoning dampers may comply with the minimum airflow rate by meeting the applicable requirements in Tables-150.0-B or 150.0-C as confirmed by field verification and diagnostic testing in ITEM 6A ATTACHMENT 1
accordance with the procedures in Reference Residential Appendix Section RA3.1.4.4 and RA3.1.4.5. The design
clean-filter pressure drop requirements of Section
150.0(m)12C for the system air filter device(s) shall conform to the requirements given in Tables150.0-B and 150.0-C. b. The installer shall charge the system according to manufacturer’s specifications. Refrigerant charge shall be verified according to one of the following options, as applicable.
I. The installer and rater shall perform the standard charge verification procedure as specified in Reference Residential Appendix Section RA3.2.2, or an approved alternative
procedure as specified in Section RA1; or
II. The installer shall perform the weigh-in charging
procedure as specified by Reference Residential Appendix Section RA3.2.3.1 provided the system is of a type that can be verified using the RA3.2.2 standard charge verification procedure and RA3.3 airflow rate verification procedure or approved alternatives in RA1. The ECC-Rater shall verify the charge using RA3.2.2 and RA3.3 or approved
alternatives in RA1.
Exception 1 to Section 150.2(b)1Fiib: When the outdoor
temperature is less than 55° F and the installer utilizes the weigh-in charging procedure in Reference Residential
Appendix Section RA3.2.3.1to demonstrate compliance, the installer may elect to utilize the verification procedure in Reference Residential Appendix Section RA3.2.3.2. If the verification procedure in Section RA3.2.3.2 is used for compliance, the system's thermostat shall conform to the specifications in Section 110.12. Ducted systems shall
comply with the minimum system airflow rate requirements in Section 150.2(b)1Fiia.
iii. Air-cooled air conditioners in Climate Zones 2 and 8 through 15 and airsource heat pumps in all climate zones, including but not limited to ducted split systems, ducted package systems, small duct high velocity, and minisplit systems, which are of a type that cannot comply with the requirements of 150.2(b)1Fiib shall comply with subsections a and b, as applicable.
a.The installer shall confirm the refrigerant charge using the weighin charging procedure specified in Reference Residential Appendix Section RA3.2.3.1, as verified by an ECC-Rater according to the ITEM 6A ATTACHMENT 1
procedures specified in Reference Residential Appendix RA3.2.3.2; and
b. Systems that utilize forced air ducts shall comply with the minimum system airflow rate requirement in Section 150.2(b)1Fiia provided the system is of a type that can be verified using the procedures in Section RA3.3 or an approved alternative procedure in Section RA1.
Exception to Section 150.2(b)1Fiii: Entirely new or complete replacement packaged systems for which the manufacturer has verified correct system refrigerant charge prior to shipment from the factory are not required to have refrigerant charge confirmed through field verification and diagnostic testing. The installer of these packaged systems shall certify on the Certificate of Installation that the packaged system was pre-charged at the factory and has not been altered in a way that would affect the charge. Ducted systems shall comply with minimum system airflow rate requirement in Section 150.2(b)1Fiiib, provided that the system is of a type that can be verified using the procedure specified in Section RA3.3 or an approved alternative in Section RA1.
iv. New or replacement air-cooled air conditioners in Climate Zones 1 through 14 and 16 shall meet the requirements of Section 150.2(b)1Fiva or 150.2(b)1Fivb.
a. Systems with existing duct distribution systems shall meet the following requirements:
I. In all climate zones, meet the airflow and fan efficacy requirements of Section 150.0(m)13B, 150.0(m)13C, or
150.0(m)13D.
Exception 1 to Section 150.2(b)1FivaI: Single zone central forced air systems and zonally controlled central forced air systems may demonstrate compliance with an airflow
greater than or equal to 300 CFM per ton of nominal cooling capacity.
II. In all climate zones, meet the refrigerant charge
verification requirements of Section 150.2(b)1Fii; and
III. In all climate zones, vented attics shall have insulation installed to achieve a U-factor of 0.020 or insulation installed at the ceiling level shall result in an insulated thermal resistance of R-49 or greater for the insulation alone; luminaires not rated for insulation contact must be replaced ITEM 6A ATTACHMENT 1
or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and
Exception 1 to Section 150.2(b)1FivaIII: Dwelling units with at least R-38 existing insulation installed at the ceiling level.
Exception 2 to Section 150.2(b)1FivaIII: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.
Exception 3 to Section 150.2(b)1FivaIII: Dwelling units with knob and tube wiring located in the vented attic.
Exception 4 to Section 150.2(b)1FivaIII: Where the
accessible space in the attic is not large enough to
accommodate the required R-value, the entire accessible space shall be filled with insulation provided such
installation does not violate Section 806.3 of Title 24, Part
2.5. Exception 5 to Section 150.2(b)1FivaIII: Where the attic space above the altered dwelling unit is shared with other dwelling units and the requirements of Section
150.2(b)1FivaIII are not triggered for the other dwelling units.
IV. In all climate zones, air seal all accessible areas of the ceiling plane between the attic and the conditioned space in accordance with Section 110.7.
Exception 1 to Section 150.2(b)1FivaIV: Dwelling units
with at least R-38 existing insulation installed at the ceiling level.
Exception 2 to Section 150.2(b)1FivaIV: Dwelling units
where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.
Exception 3 to Section 150.2(b)1FivaIV: Dwelling units
with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.
b. Systems with entirely new or complete replacement duct systems shall meet the following:
ITEM 6A ATTACHMENT 1
I. R-8 duct insulation shall be installed for all new ducts located in unconditioned space; and
II. In all climate zones, meet the airflow requirements of Section 150.0(m)13B, 150.0(m)13C, or 150.0(m)13D and
demonstrate an air-handling unit fan efficacy of less than or equal to 0.35 W/CFM.
III. In all climate zones, meet the refrigerant charge
verification requirements of Section 150.2(b)1Fii;
Exception 1 to Section 150.2(b)1Fiv: Where the capacity of the existing main electrical service panel is insufficient to supply the electrical capacity of a heat pump and where the existing main electrical service panel is sufficient to supply a new or replacement air conditioner, as calculated
according to the requirements of California Electrical Code Article 220.83 or Article 220.87, systems shall comply with the applicable requirements of Sections 150.2(b)1Fi,
150.2(b)1Fii, and 150.2(b)1Fiii. Documentation of electrical load calculations in accordance with Article 220 must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner.
Exception 2 to Section 150.2(b)1Fiv: Where the required capacity of a heat pump to meet the system selection
requirements of Section 150.0(h)5 is greater than or equal to 12,000 Btu/h more than the greater of the required capacity of an air conditioner to meet the design cooling load OR the capacity of the existing air conditioner, systems shall comply with the applicable requirements of Sections 150.2(b)1Fi, 150.2(b)1Fii, and 150.2(b)1Fiii. Documentation of heating and cooling load calculations in accordance with 150.0(h) must be submitted to the enforcement agency prior to
permitting for both the heat pump and proposed air
conditioner.
v. In all climate zones, heat pumps with supplementary heat, including, but not limited to, electric resistance heaters or gas furnace supplementary heating, shall comply with Section 150.0(h)7 and shall lock out supplementary heating above an outdoor air temperature of no greater than 35°F.
Section 150.2(b)2 is hereby amended to read:
2. Performance approach.
ITEM 6A ATTACHMENT 1
The energy budget for alterations is expressed in terms of Long-term System Cost (LSC), and the altered component(s) and any newly installed equipment serving the alteration shall meet the applicable requirements of Subsections A, B, and C below.
A. The altered components shall meet the applicable requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (l), Sections 150.0(m)1 through 150.0 (m)10, and Sections 150.0(p) through (q). Entirely new or complete replacement mechanical ventilation systems as these terms are used in Section 150.2(b)1L, shall comply with the requirements in Section 150.2(b)1L. Altered mechanical ventilation systems shall comply with the requirements of Section 150.2(b)1M. Entirely new or complete replacement space-conditioning systems, and entirely new or complete replacement duct systems, as these terms are used in Sections 150.2(b)1C and 150.2(b)1Diia, shall comply with the requirements of Sections 150.0(m)12 and 150.0(m)13.
B. The standard design for an altered component shall be the higher efficiency of existing conditions or the requirements stated in Table 150.2-G. For components not being altered, the standard design shall be based on the existing conditions. When the third party verification option is specified as a requirement, all components proposed for alteration for which the additional credit is taken, must be verified by a certified ECC-rater.
Table 150.2-G is hereby amended to read:
Table 150.2-G Standard Design for an Altered Component
Altered
Component
Standard Design Without Third
Party Verification of Existing
Conditions Shall be Based On
Standard Design With Third Party
Verification of Existing Conditions
Shall be Based On
Ceiling
Insulation,
Wall
Insulation,
and Raisedfloor
Insulation
The requirements of Sections 150.0(a),
(c), and (d).
The requirements of Section 150.2(b)1J
for altered ceilings and for entirely new
or complete replacement duct systems
where the air handler and ducts are
located within a vented attic.
The requirements of Section
150.2(b)1Fiv for alterations which
The existing insulation R-value
ITEM 6A ATTACHMENT 1
include new or replacement air-cooled
air conditioners.
Fenestration The requirements of Section
150.1(c)3A.
The existing fenestration U-factor and
SHGC values as verified.
Window
Film
The requirements of Section
150.1(c)3A.
The existing fenestration in the
alteration shall be based on TABLE
110.6-A and TABLE 110.6-B.
Doors The U-factor of 0.20. The door area
shall be the door area of the existing
building.
If the proposed U-factor is < 0.20, the
standard design shall be based on the
existing U-factor value as verified.
Otherwise, the standard design shall be
based on the U-factor of 0.20. The
door area shall be the door area of the
existing building.
SpaceHeating and
SpaceCooling
Equipment
Table 150.1-A for equipment
efficiency requirements;
Section 150.2(b)1C for entirely new or
complete replacement systems;
Section 150.2(b)1F for refrigerant
charge verification, airflow, and fan
efficacy requirements.
Section 150.2(b)1Fiv for new or
replacement air-cooled air conditioners
The existing efficiency levels.
Air
Distribution
System –
Duct Sealing
The requirements of Sections
150.2(b)1D and 150.2(b)1E
The requirements of Sections
150.2(b)1D and 150.2(b)1E
Air
Distribution
System –
Duct
Insulation
The proposed efficiency levels.
The requirements of Sections
150.2(b)1D, and for new or
replacement air-cooled air
conditioners, Section 150.2(b)1Fiv.
The existing efficiency levels.
ITEM 6A ATTACHMENT 1
Water
Heating
Systems
The requirements of Section
150.2(b)1Hii
The existing efficiency level.
Roofing
Products
The requirements of Section
150.2(b)1I.
The requirements of Section
150.2(b)1I
All Other
Measures
The proposed efficiency levels. The existing efficiency levels.
C. The proposed design shall be based on the actual values of the altered components.
(§ 1, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 589, eff. March 19, 2020, § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 10. Chapter 8-1.7, “CALIFORNIA HISTORICAL BUILDING CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
Chapter 8-1.7, “CALIFORNIA WILDLAND-URBAN INTERFACE CODE” § 8-1.8.01 Adoption of 2025 California Wildland-Urban Interface Code. (a) The 2025 California Wildland-Urban Interface Code, Part 7, Title 24 of the California Code of Regulations and specifically [A]101.5 additions or Alterations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the " Wildland-Urban Interface "), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein. (b) One copy of the Historic Building Code shall be kept on file at the Town of Los Altos Hills.
§ 8-1.9.02 Amended sections of adopted code.
Section [A]101.1 Title.
These regulations shall be known as the California Wildland-Urban Interface Code of Los Altos Hills, hereinafter referred to as “this code.” Section [A]101.2 -Repeal and Replace- Scope.
This code applies to building materials, systems and/or assemblies used in the exterior design and construction of new buildings, and additions or alterations to existing buildings, located within a wildland-urban interface ITEM 6A ATTACHMENT 1
(WUI) area and contains minimum requirements to mitigate conditions that might cause a fire originating in a structure to ignite vegetation in the wildland-urban interface (WUI) area, and conversely, a wildfire burning in vegetative fuels to transmit fire to buildings and threaten to destroy life, overwhelm fire suppression capabilities or result in large property losses.
Section [A]101.3 -Repeal and Replace- Purpose.
The purpose of this code is to establish minimum regulations for the safeguarding of life and for property protection. Regulations in this code are intended to mitigate the risk to life and structures from intrusion of fire from wildland fire exposures and fire exposures from adjacent structures and to mitigate structure fires from spreading to wildland fuels. The extent of this regulation is intended to be tiered commensurate with the relative level of hazard present.
The unrestricted use of property in wildland-urban interface areas is a potential threat to life and property from fire and resulting erosion.
Safeguards to prevent the occurrence of fires and to provide adequate fire protection facilities to control the spread of fire in wildland-urban interface areas shall be in accordance with this code.
This code shall supplement the jurisdiction’s building and fire codes, if such codes have been adopted, to provide for special regulations to mitigate the fire- and life-safety hazards of the wildland-urban interface areas.
Section 101.3.1 -Repeal and Replace- Application.
New buildings located in any Fire Hazard Severity Zone or Wildland-Urban Interface (WUI) Fire Area designated by the enforcing agency constructed after the application date shall comply with the provisions of this code. This shall include all new buildings with residential, commercial, educational, institutional or similar occupancy type use, which shall be referred to in this code as “applicable buildings,” as well as new buildings and structures accessory to those applicable buildings. Exceptions have been removed.
Section 101.3.1.1 -Repeal and Replace- Application date and where required.
New building located in any Fire Hazard Severity Zone or Wildland-Urban Interface Area shall comply with this code, including all of the following areas:
1. All incorporated lands of the Town of Los Altos Hills.
2. All unincorporated lands designated by the State Board of Forestry and Fire Protection as State Responsibility Area (SRA) including:
• Moderate Fire Hazard Severity Zones.
• High Fire Hazard Severity Zones.
ITEM 6A ATTACHMENT 1
• Very High Fire Hazard Severity Zones.
3. Land designated as a Very High Fire Hazard Severity Zone by cities and other local agencies.
4. Land designated as a wildland-urban interface area by cities and other local agencies.
Section 705.11 -Added- Noncombustible Fencing Adjacent to Structures Fencing, gates, and similar perimeter or privacy screening installed within five (5) feet of any building exterior wall, accessory structure, or attached deck shall be constructed exclusively of noncombustible materials, or materials tested and approved to be ignition-resistant to flames, embers, and radiant heat in accordance with ASTM E84 Class A or equivalent.
Exception: Where a noncombustible barrier (e.g. masonry wall) separates the structure and the fence, the portion of fencing behind that barrier may use alternative materials if separated by at least three (3) feet of noncombustible surface.
([added current code adoption])
SECTION 11. Chapter 8-1.8, “CALIFORNIA FIRE CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
Chapter 8-1.8, “CALIFORNIA HISTORICAL BUILDING CODE”
§ 8-1.8.01Adoption of 2025 California Historical Building Code. (a) The 2025 California Historical Building Code, Part 8, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Historical Building Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Historic Building Code shall be kept on file at the Town of Los Altos Hills.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 12. Chapter 8-1.9, “CALIFORNIA EXISTING BUILDING CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
Chapter 8-1.9, “CALIFORNIA FIRE CODE”
§ 8-1.9.01 Adoption of 2025 California Fire Code.
ITEM 6A ATTACHMENT 1
(a) The 2025 California Fire Code, Part 9, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., and also the 2021 International Fire Code, published by the International Code Council, including Appendix B-Fire Flow Requirements, Appendix C-Fire Hydrant Locations and Appendix O-Temporary Haunted Houses (hereafter referred to as the Fire Code or CFC) and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Fire Code shall be kept on file at the Town of Los Altos Hills. § 8-1.9.02 Amended sections of adopted code.
2025 California Fire Code as amended in Exhibit A, “Santa Clara County Fire Department 2025 California Fire Code Local Amendments”.
The provisions contained in this Exhibit A reflects the mandatory requirements inclusive of local amendments to the 2025 California Fire Code and are included as an attachment to this title.
(§ 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 2, Ord. 588, eff. January 18, 2020; § 2, Ord. 607, eff. January 6, 2023, [added current code adoption])
SECTION 13. Chapter 8-1.10, “CALIFORNIA GREEN BUILDING STANDARDS CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
Chapter 8-1.10, “CALIFORNIA EXISTING BUILDING CODE”
§ 8-1.10.01 Adoption of 2025 California Existing Building Code. (a) The 2025 California Existing Building Code, Part 10, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as the "Existing Building Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Existing Building Code shall be kept on file at the Town of Los Altos Hills.
(§ 1, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 14. Chapter 8-1.11, “CALIFORNIA REFERENCED STANDARDS CODE” of the Los Altos Hills Municipal Code is repealed and replaced as follows:
ITEM 6A ATTACHMENT 1
Chapter 8-1.11, “CALIFORNIA GREEN BUILDING STANDARDS CODE § 8-1.11.01 Adoption of 2025 California Green Building Standards Code. (a) The 2025 California Green Building Standards Code, Part 11, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as "CALGreen"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) Appendix Chapter A4, Section A4.106.8, Electric Vehicle (EV) Charging for New Construction, is adopted.
(c) One copy of the CALGreen shall be kept on file at the Town of Los Altos Hills. (d) The requirements of this chapter may be adjusted or waived if the property owner demonstrates that applying this chapter would take property in violation of the United States and/or California Constitutions, or would violate applicable Federal law.
§ 8-1.11.02 Amended sections of adopted code.
The Green Building Standards Code is amended as follows:
(a) Chapter 2, Definitions, is amended by adding with the following definitions to read:
ADDITION. An extension or increase in floor area of an existing building or structure.
ALTERATION OR ALTER. Any construction or renovation to an existing structure other than repair for the purpose of maintenance or addition.
NITROGEN OXIDES (NOx). The sum of nitrogen oxide (NO) and nitrogen dioxide (NO2), collectively expressed as nitrogen dioxide.
NOx EMITTING EQUIPMENT. Any equipment or appliance used for space heating, water heating, cooking, clothes drying and/or lighting that emits more than 0.0 nanograms of nitrogen oxides expressed as NOx per joule of heat and/or light output.
REPAIR. Reconstruction, replacement, or renewal of any part of an existing building for the purpose of its maintenance or to correct damage, as defined in the California Existing Building Code.
ITEM 6A ATTACHMENT 1
SUBSTANTIALLY ALTERED STRUCTURE. Any structure that is
voluntarily altered such that more than 50% of the structure's permitted floor area is altered, or more than 50% of the permitted exterior wall area is altered, or 50% of the structure's combined wall and floor area is altered, or more than 50% of existing structure's permitted floor area is added.
TECHNICALLY INFEASIBLE. With respect to an alteration of a building or a facility, there is a low probability of successfully completing the alteration because existing building or site constraints prevent the modification or addition of elements, spaces, or features that would fully and strictly comply with the minimum requirements for new construction and are necessary for compliance. Examples include, but are not limited to, utility conflicts, service capacity constraints, or construction limitations due to environmental conditions.
ZERO-NOx EMISSION BUILDING. A building with zero NOx emissions that utilizes zero NOx equipment or appliances.
ZERO-NOx EMITTING EQUIPMENT. Any equipment or appliance that emits no more than 0.0 nanograms of nitrogen oxides (expressed as NOx) per joule of heat and/or light output. Equipment and appliance uses include, but are not limited to, space heating, water heating, cooking, clothes drying, and lighting.
(b) Chapter 4, Residential Mandatory Measures, is amended by amending the following sections to read:
DIVISION 4.1 PLANNING AND DESIGN
SECTION 4.106 SITE DEVELOPMENT
4.106.5.1. New construction. All newly constructed buildings, newly constructed detached accessory dwelling units, and other newly constructed detached habitable structures shall be Zero-NOx Emission Buildings.
Exemptions:
1. Outdoor cooking equipment, outdoor fireplaces, portable space heaters, generators, and pool/spa heaters for
residential building projects are exempt from the
requirements of 4.106.5.1, or
2. Indoor cooking equipment for residential building
projects is exempt from the requirements of 4.106.5.1. The applicant shall comply with Section 4.106.5.3.
ITEM 6A ATTACHMENT 1
4.106.5.2. Substantially Altered Structures. All Substantially Altered Structures shall be Zero-NOx Emission Buildings.
Exemptions:
1. Outdoor cooking equipment, outdoor fireplaces, portable space heaters, generators, and pool/spa heaters for
residential building projects are exempt from the
requirements of 4.106.5.2, or
2. Indoor cooking equipment for residential building
projects is exempt from the requirements of 4.106.5.1. The applicant shall comply with Section 4.106.5.3, or
3.Substantially Altered Structures are exempt from the
requirements of 4.106.5.2 if the electrical utility service is underground and the installation of Zero-NOx Emitting
Equipment is technically infeasible as determined by the Building Official per 4.106.5.4, or
4.Substantially Altered Structures are exempt from the
requirements of 4.106.5.2 if the primary electrical utility customer of record at the residence is enrolled in the PG&E California Alternate Rates for Energy Program (CARE) and Family Electric Rate Assistance Program (FERA) Programs.
4.106.5.3 Requirements for indoor cooking equipment. Where NOx Emitting Equipment is allowed for indoor cooking per exemption #2 under 4.106.5.1 or 4.106.5.2, the construction drawings shall provide for the infrastructure and physical space needed to accommodate the future installation of a Zero-NOx Emitting cooking appliance in the following ways, as certified by a registered design professional or licensed electrical contractor.
4.106.5.3.1 A dedicated 240-volt branch circuit wiring shall be installed within 3 feet from the cooktop and accessible to the cooktop with no obstructions. The branch circuit conductors shall be rated at 50 amps minimum. The blank cover shall be identified as "240V ready." All electrical components shall be installed in accordance with the California Electrical Code.
4.106.5.3.2 The main electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future electric cooktop installation. The reserved space shall be permanently marked as "For Future 240V use."
ITEM 6A ATTACHMENT 1
4.106.5.4 Technical Infeasibilities. For technical infeasibilities, the property owner shall submit a request to use alternate means and methods. The property owner shall provide any additional information required by the Building Official to make a determination on the request per the 2022 CALGreen, Section 101.8. The determination of the Building Official may be appealed to the City Council, as provided in LAHMC, Section 1-4.01.
Section 4.106.6 -Added- Multifamily Construction.
All newly constructed residential occupancies, newly constructed detached accessory dwelling units, and other newly constructed detached habitable structures shall be Zero-NOx Emission Buildings.
Exception:
1. Group R-3 Occupancies
(§ 1, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 605, eff. December 17, 2022; Ord. 611, eff. 3/16/2024, [added current code adoption])
SECTION 15. Chapter 8-1.12, “CALIFORNIA REFERENCED STANDARDS CODE” of the Los Altos Hills Municipal Code is added as follows:
§ 8-1.12.01Adoption of 2025 California Referenced Standards Code. (a) The 2025 California Referenced Standards Code, Part 12, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as "Referenced Standards Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Referenced Standards Code shall be kept on file at the Town of Los Altos Hills.
(§ 1, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022, [added current code adoption])
SECTION 16. Chapter 8-2, “SAFETY ASSESSMENT PLACARDS” of the Los Altos Hills Municipal Code is unchanged.
SECTION 17. Chapter 8-3, “MOVING OF BUILDINGS” of the Los Altos Hills Municipal Code is unchanged.
ITEM 6A ATTACHMENT 1
SECTION 18. Chapter 8-4, “GREEN BUILDING REGULATIONS” of the Los Altos Hills Municipal Code is repealed.
SECTION 19. Chapter 8-5, “BUILDING CONSTRUCTION STANDARDS” of the Los Altos Hills Municipal Code is unchanged.
SECTION 20. Chapter 8-6, “SIGNS AND ADVERTISING STRUCTURES” of the Los Altos Hills Municipal Code is unchanged.
SECTION 21. Chapter 8-7, “BUILDING CONSTRUCTION AND STRUCTURAL ADDITION CHARGES” of the Los Altos Hills Municipal Code is unchanged.
SECTION 22. Chapter 8-8, “CODE ADMINISTRATION AND ENFORCEMENT” of the Los Altos Hills Municipal Code is unchanged.
SECTION 23. Chapter 8-9, “SMALL RESIDENTIAL ROOFTOP SOLAR EXPEDITED PERMITTING” of the Los Altos Hills Municipal Code is unchanged.
SECTION 24. Chapter 8-10, “CONSTRUCTION TIME LIMITS” of the Los Altos Hills Municipal Code is amended as follows:
§ 8-10.01 Application.
This chapter shall apply to all new construction including, but not limited to, all new structures, additions, alterations, modifications, repairs, and improvements, that require a building permit.
Except as follows:
1. Projects involving only interior work within an existing occupied structure where there is no exterior evidence indicating that construction is incomplete and provided there are no neighborhood complaints related to construction on the property. § 8-10.02 Construction completion defined.
For the purposes of this chapter, construction shall be complete upon the final performance of all construction work, including, but not limited to, exterior repairs and remodeling, total compliance with all conditions of application approval, installation of all required landscaping, and the clearing and cleaning of all construction-related materials and debris from the site. Final inspection and approval of the construction work by the Town shall mark the date of construction completion for purposes of this chapter only. § 8-10.03 Construction completion estimate.
As part of any application for a Site Development Permit, the applicant/owner shall file a reasonable estimate of the cost of the proposed construction which shall be certified by the Building Official, and based thereon, a construction time limit shall be established for the project in accordance with the guidelines set forth in Section 8-10.04. Compliance with ITEM 6A ATTACHMENT 1
such construction time limit shall become a condition of the Site Development or Conditional Development Permit approval. For all other projects requiring only a building permit, the Building Official shall determine the estimated time of construction based on Table 1 below.
§ 8-10.04 Construction completion time limit guidelines.
New Dwellings and Remodels with Additions. Where a permit extension is approved pursuant to Section 8-10.05, the maximum time for completion of approved new dwellings or remodels with additions, following issuance of the building permit, shall not exceed the following time limits listed in Table 1:
The construction time limit period shall commence on the date the building permit is issued.
Every building permit issued by the Town under the provisions of the building code shall expire and automatically become null and void upon reaching the construction time limit unless a time extension is granted under Section 8-10.05. Said time extension shall be granted prior to the expiration of the building permit.
The time limits stated in Tables 1 are the maximum time limits allowed and lesser time periods may be allocated to a project depending on the status of previously issued building permits or code enforcement actions.
§ 8-10.05 Extension of construction time limit.
In the event a project has not passed a final inspection in the allotted time period as prescribed by Table 1 under Section 8-10.04, the applicant/owner may be entitled to (2) one-year extensions to complete the work. An application for an extension of the construction time limit shall be accepted at any time within the extension period and shall be accompanied by a written explanation of the reasons for the requested except that the Building Official may deny an extension of a nuisance complaint is received. All extensions shall expire one year of the original time limit expiration. Extension past the time limit for construction do not relieve property owners of applicable penalties covered in Section 8-10.07.
Time limits shall not be increased through the issuance of subsequent building permits for the same project or for modifications to the original permit unless authorized by the City Council.
§ 8-10.06 Construction completion deposit.
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Upon permit issuance, the property owner or representative shall deliver to the Building Division a refundable construction completion deposit equal to 1% of the project value as established by City Council resolution. The deposit shall be retained until the final inspection is completed and shall be refunded with 90 days of the final inspection. Should penalties accrue due to failure to complete the project within the time limits granted, said penalties may be deducted from the construction completion deposit.
If a building permit issued prior to the date of adoption of the construction time limit ordinance expires, the property owner or representative shall deliver to the Building Department a construction completion deposit prior to the issuance of a new building permit for that project and will be give one year to complete the project before the permit expires.
§ 8-10.07 Penalty for failure to comply with construction time limits. (a) If an applicant/owner fails to complete construction by the applicable time limits set forth in this chapter, including any extensions granted under Section 8-10.05, the property owner shall be subject to the following penalties payable to the Town which shall accrue daily up to the maximum established by this section:
Note: Penalties, fees and costs due to the Town pursuant to this chapter are due each day as the penalties accrue.
Except as follows:
Projects involving only interior work within an existing occupied structure where there is no exterior evidence indicating that construction is incomplete and provided there are no neighborhood complaints related to construction on the property no penalties shall apply. (b) For purposes of this section, if a renewed permit expires and the property owner has not advanced a project to the next level of required inspection, the calculation of penalties shall relate back to the date of the previous permit expiration. (c) The Planning Director may reduce or waive a penalty accrued under this chapter upon finding that the property owner acted in good faith and either: (1) the delay was attributable to circumstances beyond the property owner's control; or (2) imposition of the full accrued penalty would harm the public interest, provided, however, that any reduction or waiver of more than $5,000 must be approved by the City Council.
§ 8-10.07Appeals.
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Any party aggrieved by the determination of the Building Official regarding the applicable time limit or by the denial of an extension, may appeal the Building Official's determination in writing to the Planning Director within 10 days of the Building Official's decision. Upon making a determination on the appeal, the Planning Director shall notify the appellant in writing within 30 days of the filing of the appeal. If the appellant feels aggrieved by the determination of the Planning Director, then the appellant may appeal the decision to the Planning Commission. If the appellant feels aggrieved by the determination of the Planning Commission, then the appellant may appeal the decision to the City Council. The appellant shall pay a hearing appeal fee at the time of filing an appeal in an amount as shall be established from time to time by resolution of the City Council. The Planning Director shall notify the appellant in writing of the date of the hearing on the appeal, and such notice shall be sent at least 10 days before the date of the hearing, which shall be held no later than 30 days after the filing of the appeal.
§ 8-10.09 Public nuisance declared.
Any violation of this chapter shall constitute a public nuisance and, in addition to being subject to any other remedies allowed by law, may be abated as provided for in Title 6, Chapter 5 of the Los Altos Hills Municipal Code.
(§ 1, Ord. 555, eff. February 15, 2015, [added current code adoption]) SECTION 25. Chapter 8-11, “STREAMLINED PERMITTING PROCESS FOR ELECTRIC VEHICLE CHARGING STATIONS” of the Los Altos Hills Municipal Code is unchanged.
SECTION 26. SEVERABILITY
Should any section, subsection, paragraph, sentence, clause, or phrase of this ordinance be declared unconstitutional or invalid for any reason, such declaration shall not affect the validity of the remaining portions of this ordinance.
SECTION 27. EFFECTIVE DATE
In accordance with Health and Safety Code section 18941.5, this ordinance shall take effect on January 1, 2026. However, where applications and plans for building have been filed and are pending for building permits prior to the effective date of this Ordinance, such permits may be issued, and the applicant may proceed with construction in strict compliance with the California Building Standards Codes, 2022 Editions, California Code of Regulations, Title 24, as previously adopted and amended by any applicable ordinance of the Town of Los Altos Hills, but only to the extent that the issuance of such permit is required by Health and Safety Code section 18938.5 and any other applicable law.
SECTION 28. PUBLICATION
The Clerk shall cause this ordinance to be published in the manner required by law.
SECTION 29. FILING WITH BUILDING STANDARDS COMMISSION
ITEM 6A ATTACHMENT 1
The Clerk shall cause a certified copy of this Ordinance to be filed with the California Building Standards Commission in the manner required by law.
This ordinance was introduced by the City Council of the Town of Los Altos Hils on October 16, 2025 and DULY AND REGULARLY ADOPTED this November 20, 2025 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
_______________________________
Kavita Tankha, Mayor
ATTEST:
______________________________
Arika Miller, City Clerk
APPROVED AS TO FORM:
___________________________________
Steve Mattas City Attorney
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EXHIBIT A
SANTA CLARA COUNTY FIRE DEPARTMENT
2025 CALIFORNIA FIRE CODE LOCAL AMENDMENTS
CHAPTER 9 FIRE PREVENTION AND PROTECTION
The 2024 International Fire Code (IFC) as amended by the State of California Building Standards Commission and known as the 2025 California Fire Code (CFC), California Code of Regulations Title 24, Part 9, with Appendices B, C, D, and P is adopted by reference and amended as follows.
CHAPTER 1, DIVISION II Administration
Amend Chapter 1, Division II of the 2025 California Fire Code as follows:
Table 105.5.9 is amended to read:
TABLE 105.5.9
PERMIT AMOUNTS FOR COMPRESSED GASES
TYPE OF GAS AMOUNT
(cubic feet at NTP)
Carbon dioxide used in carbon dioxide
enrichment systems
875 (100lb)
Carbon dioxide used in insulated liquid
carbon dioxide beverage dispensing
applications
875 (100 lb)
Corrosive 200
Flammable (except cryogenic fluids and
liquefied petroleum gases)
200
Highly toxic Any Amount
Moderately toxic Any Amount
Other Health Hazard Materials Any Amount
Inert and simple asphyxiant 6,000
Oxidizing (including oxygen) 504
Pyrophoric Any Amount
Toxic Any Amount
Table 105.5.22 is amended to read:
TABLE 105.5.22
PERMIT AMOUNTS FOR HAZARDOUS MATERIALS
TYPE OF MATERIAL AMOUNT
Combustible liquids See Section 105.5.18
Corrosive materials
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Gases See Section 105.5.9
Liquids 55 gallons
Solids 500 pounds
Explosive materials See Section 105.5.16
Flammable materials
Gases See Section 105.5.9
Liquids See Section 105.5.18
Solids 100 pounds
Highly toxic materials
Gases See Section 105.5.9
Liquids Any Amount
Solids Any Amount
Moderately toxic materials
Gases See Section 105.5.9
Other health hazard materials
Gases See Section 105.5.9
Liquids 55 gallons
Solids 500 pounds
Oxidizing materials
Gases See Section 105.5.9
Liquids
Class 4 Any Amount
Class 3 1 gallona
Class 2 10 gallons
Class 1 55 gallons
Solids
Class 4 Any Amount
Class 3 10 poundsb
Class 2 100 pounds
Class 1 500 pounds
Organic peroxides
Liquids
Class I Any Amount
Class II Any Amount
Class III 1 gallon
Class IV 2 gallons
Class V No Permit Required
Solids
Class I Any Amount
Class II Any Amount
Class III 10 pounds
Class IV 20 pounds
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Class V No Permit Required
Pyrophoric materials
Gases Any Amount
Liquids Any Amount
Solids Any Amount
Toxic materials
Gases See Section 105.5.9
Liquids 10 gallons
Solids 100 pounds
Unstable (reactive) materials
Liquids
Class 4 Any Amount
Class 3 Any Amount
Class 2 5 gallons
Class 1 10 gallons
Solids
Class 4 Any Amount
Class 3 Any Amount
Class 2 50 pounds
Class 1 100 pounds
Water-reactive materials
Liquids
Class 3 Any Amount
Class 2 5 gallons
Class 1 55 gallons
Solids
Class 3 Any Amount
Class 2 50 pounds
Class 1 500 pounds
For SI: 1 gallon = 3.785 L, 1 pound = 0.454 kg.
a. 22 gallons when Table 5003.1.1(1) Note k applies and hazard identification signs in accordance with Section 5003.5 are provided for quantities of 22 gallons or less. b. 220 pounds when Table 5003.1.1(1) Note k applies and hazard identification signs in accordance with Section 5003.5 are provided for quantities of 220 pounds or less.
Section 105.5.60 is added to read:
105.5.60 Institutions. An operational permit is required to operate any health facility as defined in Section 1250 of the California Health and Safety Code, with an occupant load of more than six (6) persons, or to operate any jail or facility where personal liberties of the occupants are restrained. See California Code of Regulations Title 24 Part 2.
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Section 105.5.61 is added to read:
105.5.61 Residential care facility. An operational permit is required to operate any residential care or service facility, as described in the California Building Code, accommodating more than six (6) persons.
Section 105.6.4 is amended to read:
105.6.4 Cryogenic fluids. A construction permit is required for installation of or alteration to outdoor stationary cryogenic fluid storage systems where the system capacity exceeds the amounts listed in Table 105.5.11. Maintenance performed in accordance with this code is not considered to be an alteration and does not require a construction permit.
Section 109.5 is added to read:
109.5 Final inspection. No final inspection asto all or anyportion of a development shall be deemed completed until the installation of the required fire protection facilities and access ways have been completed and approved. No final certificate of occupancy may be granted untilthe Fire Department issues notice of final clearance of such fire protection facilities and access ways to theBuildingDepartment.
Section 113.4 is deleted.
[A] 113.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of a [SPECIFY OFFENSE], punishable by a fine of not more than [AMOUNT] dollars or by imprisonment not exceeding [NUM-BER OF DAYS], or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
CHAPTER 2 DEFINITIONS
Amend Chapter 2 of the 2025 California Fire Code as follows:
202 GENERAL DEFINITIONS
Section 202 is amended to amend and add the following definitions:
CORROSIVE LIQUID. Corrosive liquid is:
1) any liquid which, when in contact with living tissue, will cause destruction or irreversible alteration of such tissue by chemical action; or
2) any liquid having a pH of 2 or less or 12.5 or more; or ITEM 6A ATTACHMENT 1
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3) any liquid classified as corrosive by the U.S. Department of Transportation; or 4) any material exhibiting the characteristics of corrosivity in accordance with Title 22, California Code of Regulations §66261.22.
HEALTH HAZARD – OTHER. A hazardous material which affects target organs of the body, including but not limited to, those materials which produce liver damage, kidney damage, damage to the nervous system, act on the blood to decrease hemoglobin function, deprive the body tissue of oxygen or affect reproductive capabilities, including mutations (chromosomal damage), sensitizers or teratogens (effect on fetuses).
LARGE-SCALE FIRE TESTING. Testing a representative energy storage system that induces a significant fire into the device under test and evaluates whether the fire will spread to adjacent energy storage system units, surrounding equipment, or through an adjacent fire-resistancerated barrier.
MODERATELY TOXIC GAS. A chemical or substance that has a median lethal concentration (LC50) in air more than 2000 parts per million but not more than 7500 parts per million by volume of gas or vapor, when administered by continuous inhalation for an hour, or less if death occurs within one hour, to albino rats weighing between 200 and 300 grams each.
SECONDARY CONTAINMENT. Secondary containment is that level of containment that is external to and separate from primary containment and is capable of safely and securely containing the material, without discharge, for a period of time reasonably necessary to ensure detection and remedy of the primary containment failure.
SPILL CONTROL. That level of containment that is external to and separate from the primary containment and is capable of safely and securely containing the contents of the largest container and prevents the materials from spreading to other parts of the room.
WORKSTATION. A defined space or an independent principal piece of equipment using HPM within a fabrication area flammable or unstable (Class 3 or 4 as ranked by NFPA 704) hazardous materials where a specific function, laboratory procedure or research activity occurs. Approved or listed hazardous materials storage cabinets, flammable liquid storage cabinets or gas cabinets serving a workstation are included as part of the workstation. A workstation is allowed to contain ventilation equipment, fire protection devices, detection devices, electrical devices and other processing and scientific equipment.
CHAPTER 5 FIRE SERVICE FEATURES
Amend Chapter 5 of the 2025 California Fire Code as follows:
SECTION 503 FIRE APPARATUS ACCESS ROADS
Section 503.1 is amended to read:
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503.1 Where required. Fire apparatus access roads shall be provided and maintained in accordance with Sections 503.1.1 through 503.1.3 and in accordance with the fire department’s access standards.
Section 503.1.1 is amended to read:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements for this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
Exceptions:
1.The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where any of the following conditions occur:
1.1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
1.2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
1.3. There are not more than two Group R-3 or Group U occupancies.
2.Where approved by the fire code official, fire apparatus access roads shall be permitted to be exempted or modified for solar photovoltaic power generation facilities.
1. In other than R-3 or U occupancies, when the building is equipped throughout with an approved automatic sprinkler system, installed in accordance with Section 903.3.1.1 the dimension may be increased to a maximum of 300 feet when approved by the fire code official.
2. When there are not more than two Group R-3 or accessory Group U occupancies, the dimension may be increased to a maximum of 200 feet.
3. When apparatus roads cannot be installed because of topography, waterways, nonnegotiable grades or other similar conditions, an approved alternative means of fire protection shall be provided.
Section 503.2.1 is amended to read:
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503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm) for engines, and 26 feet (7925 mm) for aerial fire apparatus exclusive of shoulders, except for approved gates or barricades in accordance with Sections 503.5.1 and 503.6. and an The unobstructed vertical clearance shall be a minimum of 13 feet 6 inches (4115 mm), or as determined by the fire code official.
Exception: When there are not more than two residential parcels, having only Group R, Division 3, or Group U occupancy structures, the access road width may be modified by the fire code official.
Section 503.2.4 is amended to read:
503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official a minimum of 30 feet (9144 mm) inside, and a minimum of 50 feet (15240 mm) outside.
Section 503.2.7 is amended as follows:
503.2.7 Grade. The grade of the fire apparatus access road shall be within the limits established by the fire code official based on the fire department’s apparatus. The maximum grade of a fire department apparatus access road shall not exceed 15-percent, unless approved by the fire code official.
Section 503.5 is amended to read:
503.5 Required gates or barricades. The fire code official is authorized to require the installation and maintenance of gates or other approved barricades across fire apparatus access roads, trails, or other accessways, not including the public streets, alleys, or highways. The minimum width for commercial applications is 20 feet (6096 mm), and 12 feet (4268 mm) for single-family dwellings. Electric gate operators, where provided shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed, and installed to comply with the requirements of ASTM F2200.
Section 503.6 is amended to read:
503.6 Security gates. The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F2200. The minimum width for commercial applications is 20 feet (6096 mm), and 12 feet (4268 mm) for singlefamily dwellings.
SECTION 504 ACCESS TO BUILDING OPENINGS AND ROOFS
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Section 504.5 is added to read:
504.5 Access Control Devices. When access control devices including bars, grates, gates, electric or magnetic locks or similar devices, which would inhibit rapid fire department emergency access to within and throughout the building, are installed, such devices shall be approved by the fire code official. All electrically powered access control devices shall be provided with an approved means for deactivation or unlocking from a single location or otherwise approved by the fire code official. Access control devices must also comply with Chapter 10.
SECTION 505 PREMISES IDENTIFICATION
Section 505.1 is amended to read:
505.1 Address identification. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall be not less than 4 6 inches (153 mm) high with a minimum stroke width of 1/2 inch (12.7 mm). Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address identification shall be maintained.
The following is a guideline for adequate address number dimensions:
• The number posted up to 49 feet from the public street shall be of one solid color which is contrasting to the background and be at least six (6) inches high with a half (½) inch stroke. • The number posted from 50 to 100 feet from the public street shall be of one solid color which is contrasting to the background and be at least six (6) inches high with a one (1) inch stroke.
• The number posted over 100 to 199 feet from the public street shall be of one solid color which is contrasting to the background and be at least ten (10) inches high with a one and a half (1½) inch stroke.
• The number posted over 200 to 299 feet from the public street shall be of one solid color which is contrasting to the background and be at least eighteen (18) inches high with a two (2) inch stroke.
• The number posted over 300 to 400 feet from the public street shall be of one solid color which is contrasting to the background and be at least twenty-four (24) inches high with a two and a half (2½) inch stroke.
SECTION 510 EMERGENCY RESPONDER COMMUNICATION COVERAGE
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Section 510.1 is amended to read:
510.1 Emergency responder communications enhancement systems in new buildings.
Approved in-building emergency responder communications enhancement system (ERCES) for emergency responders shall be provided within all new buildings meeting any one of the following conditions:
1. There are more than 3 stories above grade plane (as defined by the Building Code Section 202);
2. The total building area is 30,000 square feet or more;
3. The total basement area is 5,000 square feet or more;
4. Where required by the fire code official and radio coverage signal strength levels are not consistent with the minimum levels set forth in Section 510.4.1 Exceptions:
1. Where approved by the fire code official, a wired communication system in accordance with Section 907.2.13.2 shall be permitted to be installed or maintained in lieu of an approved communications coverage system.
2. Where it is determined by the fire code official that the communications coverage system is not needed.
3. In facilities where emergency responder communications coverage is required and such systems, components or equipment required could have a negative impact on the normal operations of that facility, the fire code official shall have the authority to accept an automatically activated emergency responder communications coverage system.
4. One-story buildings not exceeding 12,000 square feet (1115 m2) with no below-ground area(s).Buildings and areas of buildings that have minimum radio coverage signal strength levels of the Silicon Valley Regional Interoperability Authority (SVRIA) P25 Phase 2 700 MHz Digital Trunked Radio System within the building in accordance with Section 510.4.1 without the use of an indoor radio coverage system.
The radio coverage system shall be installed and maintained in accordance with Sections 510.4 through 510.6.4 of this code and with the applicable provisions of NFPA 1225, Standard for Emergency Services Communications.
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building. The ERCES, where required, shall be of a type determined by the fire code official and the frequency license holder(s). This section shall not require improvement of the existing public safety communications systems.
Section 510.1.1 is added to read:
510.1.1 Obstruction by new buildings. No obstruction of the public safety system backhaul shall be allowed without an approved mitigating plan.
Section 510.3.1 is amended to read:
510.3.1 Permit required. A construction permit for the installation of or modification to inbuilding emergency responder communications enhancement systems and related equipment is required as specified in Section 105.6.5. Maintenance performed in accordance with this code is not considered a modification and does not require a permit. A frequency change made to an existing system is considered to be new construction and will require a construction permit.
Section 510.4 is amended to read:
510.4 Technical requirements. Equipment required to provide in-building, two-way emergency responder communication coverage shall be listed in accordance with UL 2524 and the current Emergency Responders Communications Enhancement Systems Standard Details & Specification enforced by the Santa Clara County Fire Department. Systems, components and equipment required to provide the emergency responder radio coverage system shall comply with Sections 510.4.1 through 510.4.2.8.
Section 510.4.2 is amended to read
510.4.2 System design. The in-building emergency responder communications enhancement system shall be designed in accordance with Sections 510.4.2.1 through 510.4.2.8 and NFPA 1225, and the current Emergency Responder Communications Enhancement Systems Details & Specification enforced by the Santa Clara County Fire Department.
Section 510.5 is amended to read:
510.5 Installation requirement. The installation of the emergency responder radio coverage system shall be in accordance with NFPA 1225 and the current Emergency Responder Communications Enhancement Systems Standard Details & Specification enforced by the Santa Clara County Fire Department.
Section 510.5.2 is amended to read:
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510.5.2 Approval prior to installation. Communications enhancement systems capable of operating on frequencies licensed to any public safety agency by the FCC or other radio licensing authority shall not be installed without prior coordination and approval of the fire code official and frequency license holder the agency FCC license holder or systems administrator.
Section 510.5.4 is amended to read:
510.5.4 Acceptance test procedure. Where an in-building emergency responder communications enhancement system is required, and upon completion of installation, the building owner shall have the radio system tested to verify that two-way coverage on each floor of the building is not less than 95 percent. Final system acceptance will require ERRCS power level and DAQ testing with agency FCC license holder, systems administrators, or designee.
1.Each floor of the building shall be divided into a grid of 20 approximately equal test areas.
2.The test shall be conducted using a calibrated portable radio of the latest brand and model used by the agency talking through the agency’s radio communications system or equipment approved by the fire code official.
3.Failure of more than one test area shall result in failure of the test.
4.In the event that two of the test areas fail the test, in order to be more statistically accurate, the floor shall be permitted to be divided into 40 equal test areas. Failure of not more than two nonadjacent test areas shall not result in failure of the test. If the system fails the 40-area test, the system shall be altered to meet the 95-percent coverage requirement.
5.A test location approximately in the center of each test area shall be selected for the test, with the radio enabled to verify two-way communications to and from the outside of the building through the public agency’s radio communications system. Once the test location has been selected, that location shall represent the entire test area. Failure in the selected test location shall be considered to be a failure of that test area. Additional test locations shall not be permitted.
6.The gain values of all amplifiers shall be measured and the test measurement results shall be kept on file with the building owner so that the measurements can be verified during annual tests. In the event that the measurement results become lost, the building owner shall be required to rerun the acceptance test to reestablish the gain values.
7.As part of the installation, a spectrum analyzer or other suitable test equipment shall be utilized to ensure spurious oscillations are not being generated by the subject signal booster.
This test shall be conducted at the time of installation and at subsequent annual inspections.
8.Systems shall be tested using two portable radios simultaneously conducting subjective voice quality checks. One portable radio shall be positioned not greater than 10 feet (3048 mm) from the indoor antenna. The second portable radio shall be positioned at a distance that represents the farthest distance from any indoor antenna. With both portable radios simultaneously keyed up on different frequencies within the same band, subjective audio testing shall be conducted and comply with DAQ levels as specified in Sections 510.4.1.1 and 510.4.1.2.
CHAPTER 7 FIRE AND SMOKE PROTECTION FEATURES
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Amend Chapter 7 of the 2025 California Fire Code as follows:
SECTION 703 PENETRATIONS
Section 703.3 is added to read:
703.3 Fire-resistant penetrations and joints. In high-rise buildings, in buildings assigned to Risk Category III or IV, or in fire areas containing Group R occupancies with an occupant load greater than 100, and other occupancies as determined necessary special inspections for throughpenetrations, membrane penetration firestops, fire resistant joint systems and perimeter fire containment systems that are tested and listed in accordance with CBC Sections 714.4.1.2, 715.3.1 and 715.4 shall be in accordance with Section 1705.18.1 or 1705.18.2.
CHAPTER 9 FIRE PROTECTON AND LIFE SAFETY SYSTEMS
Amend Chapter 9 of the 2025 California Fire Code as follows:
SECTION 901 GENERAL
Section 901.6.2 is amended to read:
901.6.2 Integrated testing. Where two or more fire protection or life safety systems are interconnected, the intended response of subordinate fire protection and life safety systems shall be verified when required testing of the initiating system is conducted. In addition, integrated testing shall be performed in accordance with Sections 901.6.2.1 and 901.6.2.2. 901.6.2.1 High-rise buildings. For high-rise buildings, integrated testing shall comply with NFPA 4, with an integrated test performed prior to issuance of the certificate of occupancy and at intervals not exceeding 10 years, unless otherwise specified by an integrated system test plan prepared in accordance with NFPA 4. If an equipment failure is detected during integrated testing, a repeat of the integrated test shall not be required, except as necessary to verify operation of fire protection or life safety functions that are initiated by equipment that was repaired or replaced. For existing buildings, the testing timeframe shall be specified by the integrated systems test plan prepared in accordance with NFPA 4 as approved by the fire code official. 901.6.2.2 Smoke control systems. Where a fire alarm system is integrated with a smoke control system as outlined in Section 909, integrated testing shall comply with NFPA 4, with an integrated test performed prior to issuance of the certificate of occupancy and at intervals not exceeding 10 years, unless otherwise specified by an integrated system test plan prepared in accordance with NFPA 4. If an equipment failure is detected during integrated testing, a repeat of the integrated test shall not be required, except as necessary to verify operation of fire protection or life safety functions that are initiated by equipment that was repaired or replaced. For existing buildings, the testing ITEM 6A ATTACHMENT 1
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timeframe shall be specified by the integrated systems test plan prepared in accordance with NFPA 4 as approved by the fire code official.
Section 901.6.3 is amended to read:
901.6.3 Records Information. Records of all system inspections, tests and maintenance required by the referenced standard shall be maintained in accordance with Section 110.3 on the premises for a minimum of five years. See 907.7 & 907.8 for fire alarm system inspection, testing and maintenance documentation requirements.
SECTION 903 AUTOMATIC SPRINKLER SYSTEMS
Section 903.2 is amended to read:
903.2 Where required. Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21.
For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations.
1. An automatic sprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except as follows:
a. Buildings and structures not located in any Wildland-Urban Interface and not exceeding 1,200 square feet of fire area.
b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of fire area.
c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meet all of the following:
i. Noncombustible construction.
ii. Maximum 5,000 square feet in building area.
iii. Structure is open on not less than three (3) sides nor 75% of structure perimeter.
iv. Minimum of 10 feet separation from existing buildings, or similar structures, unless area is separated by fire walls complying with California Building Code 706.
d. Canopies, constructed in accordance with CBC 406.7.2, used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding 5,000 square feet of fire area.
2. An automatic sprinkler system shall be installed throughout all new buildings with a Group R fire area.
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Exception: Accessory Dwelling Unit, provided that all of the following are met:
a. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2.
b. The existing primary residence does not have automatic fire sprinklers. c. The accessory dwelling unit does not exceed 1,200 square feet in size. d. The unit is on the same lot as the primary residence. e. The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code.
3. An approved automatic fire sprinkler system shall be installed in new manufactured homes (as defined in California Health and Safety Code Sections 18007 and 18009) and multifamily manufactured homes with two dwelling units (as defined in California Health and Safety Code Section 18008.7) in accordance with Title 25 of the California Code of Regulations.
4. An automatic sprinkler system shall be installed throughout existing buildings with a Group R fire area when additions are made causing the fire area to exceed 3,600 square feet.
Exception: Additions where all of the following are met:
a. Building addition does not exceed 500 square feet.
b. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.
5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L, M, S and U buildings and structures, when additions are made that increase the fire area to more than 3,600 square feet or that create conditions described in Sections 903.2.1 through 903.2.18.
6. Any change in the character of occupancy or in use of any building with a fire area equal to or greater than 3,600 square feet which, in the opinion of the fire code official or building official, would place the building into a more hazardous division of the same occupancy group or into a different group of occupancies and constitutes a greater degree of life safety1 or increased fire risk2, shall require the installation of an approved fire automatic fire sprinkler system.
1 Life Safety – Shall include, but not limited to: Increased occupant load, public assembly areas, public meeting areas, churches, indoor amusement attractions, buildings with complex exiting systems due to increased occupant loads, large schools/day-care facilities, large residential care facilities housing non-ambulatory clients. 2 Fire Risks – Shall include, but not limited to: High-piled combustible storage, woodworking operations, hazardous operations using hazardous materials, increased fuel loads (storage of moderate to highly combustible materials), increased sources of ignition (welding, automotive repair with the use of flammable liquids and open flames).
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Section 903.2.11.7 is added to read:
903.2.11.7 Chemical Fume Hood Fire Protection.
Approved automatic fire extinguishing systems shall be provided in chemical fume hoods in the following cases:
1. Existing hoods having interiors with a flame spread index greater than 25 in which flammable liquids are handled.
2. If a hazard assessment determines that an automatic extinguishing system is required for the chemical fume hood, then the applicable automatic fire protection system standard shall be followed.
SECTION 907 FIRE ALARM AND DETECTION SYSTEMS
Section 907.8 is amended to read:
907.8 Inspection, testing and maintenance. The maintenance and testing schedules and procedures for fire alarm and fire detection systems shall be in accordance with Sections 907.8.1 through 907.8.4 and NFPA 72. Records of inspection, testing and maintenance shall be maintained documented using NFPA 72 record of inspection and testing forms.
SECTION 909 SMOKE CONTROL SYSTEMS
Section 909.22.1 is amended to read:
909.22.1 Schedule. A routine maintenance and operational testing program shall be initiated immediately after the smoke control system has passed the acceptance tests. A written schedule for routine maintenance and operational testing shall be established and operational testing must occur at least annually.
CHAPTER 12 ENERGY SYSTEMS
Amend Chapter 12 of the 2025 California Fire Code as follows:
SECTION 1202 DEFINITIONS
Section 1202.1.1 is amended to read:
1202.1 Definitions. The following terms are defined in Chapter 2:
BATTERY SYSTEM, STATIONARY STORAGE.
BATTERY TYPES.
CAPACITOR ENERGY STORAGE SYSTEM.
CRITICAL CIRCUIT.
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EMERGENCY POWER SYSTEM.
ENERGY STORAGE MANAGEMENT SYSTEMS.
ENERGY STORAGE SYSTEM (ESS).
ENERGY STORAGE SYSTEM, ELECTROCHEMICAL.
ENERGY STORAGE SYSTEM, MOBILE.
ENERGY STORAGE SYSTEM, WALK-IN UNIT.
ENERGY STORAGE SYSTEM CABINET.
ENERGY STORAGE SYSTEM COMMISSIONING.
ENERGY STORAGE SYSTEM DECOMMISSIONING.
FUEL CELL POWER SYSTEM, STATIONARY.
LARGE-SCALE FIRE TESTING
PORTABLE GENERATOR.
STANDBY POWER SYSTEM.
SECTION 1207 ELECTRICAL ENERGY STORAGE SYSTEMS (ESS)
ELECTRICAL ENERGY STORAGE SYSTEMS (ESS)
Section 1207.1.7 is amended to read:
1207.1.7 Large-scale fire test. Where required elsewhere in Section 1207, large-scale fire testing shall be conducted on a representative ESS in accordance with NFPA 855 as amended, and UL 9540A. The testing shall be conducted or witnessed and reported by an approved testing laboratory and show that a fire involving one ESS will not propagate to an adjacent ESS, and where installed within buildings, enclosed areas and walk-in units will be contained within the room, enclosed area or walk-in unit for a duration of the test equal to the fire-resistance rating of the room separation specified in Section 1207.7.4. The test report shall be provided to the fire code official for review and approval in accordance with Section 104.2.2.
Section 1207.2.2.1 is amended to read:
1207.2.2.1 Ongoing inspection and testing. Systems that monitor and protect the ESS installation shall be inspected and tested in accordance with the manufacturer’s instructions and the operation and maintenance manual. Inspection and testing records shall be maintained in the operation and maintenance manual and made available to the fire code official upon request.
Section 1207.5.2 is amended to read:
1207.5.2 Maximum allowable quantities. Fire areas within rooms, areas and walk-in units containing electrochemical ESS shall not exceed the maximum allowable quantities in Table 1207.5. The allowable number of fire areas, maximum allowable quantity, and fire-resistance rating of fire-barriers shall comply with Table 1207.5.1.
Exceptions:
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electrochemical ESS that exceed the amounts in Table 1207.5 shall be permitted based on a hazardous mitigation analysis in accordance with Section 1207.1.6 and large-scale fire testing complying with Section 1207.1.7.
2. Lead-acid and nickel-cadmium battery systems installed in facilities under the exclusive control of communications utilities and operating at less than 50 VAC and 60 VDC in accordance with NFPA 76.
3. Dedicated-use buildings in compliance with Section 1207.7.1.
TABLE 1207.5.1
DESIGN AND NUMBER OF ESS FIRE AREAS
STORY PERCENTAGE OF
MAXIMUM
ALLOWABLE
QUANTITY PER
FIRE AREA
NUMBER OF
FIRE AREAS
PER STORY
FIRE-RESISTANCE
RATING FOR FIRE
BARRIERS IN
HOURS
Above grade plan Higher than 9
7-9
6 5
4 3
2 1
25 50
50 50
75 100
100
100
1 2
2 2
4 6
6 6
3 2
2 2
2 2
2 2
Below grade plan 1
2 Lower than 2
100
50 Not Allowed
4 2
Not Allowed
3 3
Not Allowed
Section 1207.5.5 is amended to read:
1207.5.5 Fire suppression systems. Rooms and areas within buildings and walk-in units containing electrochemical ESS shall be protected by an automatic fire suppression system designed and installed in accordance with one of the following:
1. Automatic sprinkler systems designed and installed in accordance with Section 903.3.1.1 for ESS units (groups) with a maximum stored energy capacity of 50 kWh, as ITEM 6A ATTACHMENT 1
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described in Section 1207.5.1, shall be designed with a minimum density of 0.3 gpm/ft2 (1.14 L/min) based over the area of the room or 2,500 square-foot (232 m2) design area, whichever is smaller larger, unless a lower density is approved based on large-scale fire testing in accordance with Section 1207.1.7.
2. Automatic sprinkler systems designed and installed in accordance with Section 903.3.1.1 for ESS units (groups) exceeding 50 kWh shall use a density based on largescale fire testing complying with Section 1207.1.7.
3. The following alternative automatic fire-extinguishing systems designed and installed in accordance with Section 904, provided that the installation is approved by the fire code official based on large-scale fire testing complying with Section 1207.1.7:
3.1. NFPA 12, Standard on Carbon Dioxide Extinguishing Systems.
3.2. NFPA 15, Standard for Water Spray Fixed Systems for Fire Protection.
3.3. NFPA 750, Standard on Water Mist Fire Protection Systems.
3.4. NFPA 2001, Standard on Clean Agent Fire-Extinguishing Systems.
3.5. NFPA 2010, Standard for Fixed Aerosol Fire-Extinguishing Systems.
Exceptions:
1. Fire suppression systems for lead-acid and nickel-cadmium battery systems at facilities under the exclusive control of communications utilities that operate at less than 50 VAC and 60 VDC shall be provided where required by NFPA 76.
2. Lead-acid and nickel-cadmium systems that are used for DC power for control of substations and control or safe shutdown of generating stations under the exclusive control of the electric utility, and located outdoors or in building spaces used exclusively for such installations, shall not be required to have a fire suppression system installed.
3. Lead-acid battery systems in uninterruptable power supplies listed and labeled in accordance with UL 1778, utilized for standby power applications, which is limited to not more than 10 percent of the floor area on the floor on which the ESS is located, shall not be required to have a fire suppression system. (Material based on NFPA 855 2023 Ed.)
Section 1207.11.3 is amended to read:
1207.11.3 Location. ESS shall be installed only in the following locations:
1. Detached garages and detached accessory structures.
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2. Attached garages separated from the dwelling unit living space and sleeping units in accordance with Section R302.6.
3. Outdoors or on the exterior side of the exterior walls not less than 3 feet (914 mm) from doors and windows directly entering the dwelling unit and not below or above any emergency escape and rescue openings.
4. Enclosed utility closets, basements, storage or utility spaces within dwelling units with finished or noncombustible walls and ceilings. Walls and ceilings of unfinished woodframed construction shall be provided with not less than 5/8-inch (15.9 mm) Type X gypsum wallboard.
ESS shall not be installed in sleeping rooms, or in closets or spaces opening directly into sleeping rooms or in habitable spaces of dwelling units.
Section 1207.11.6 is amended to read:
1207.11.6 Fire detection. ESS installed in Group R-3 and R-4 occupancies shall comply with the following:
1. Rooms and areas within dwellings units, sleeping units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section 907.2.11.
2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations within dwelling units, sleeping units and attached garages where smoke alarms cannot be installed based on their listing.
Exceptions:
1. A listed heat detector may be used in place of a heat alarm, so long as it is interconnected with devices that provide an audible alarm at all sleeping areas.
2. A fire sprinkler associated with an approved automatic sprinkler system that triggers an audible alarm upon activation of the waterflow switch, may be used in place of a heat alarm.
CHAPTER 33 FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION Amend Chapter 33 of the 2025 California Fire Code as follows:
SECTION 3303 ADMINISTRATIVE SAFETY CONTROLS
Section 3303.5 is amended to read:
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3303.5 Fire watch. Where required by the fire code official or the site safety plan established in accordance with Section 3303.1, a fire watch shall be provided for building demolition and for building construction. Fire watch is not intended to facilitate occupancy during ongoing construction in a new building.
Section 3303.7 is added to read:
3303.7 Fire Walls. When firewalls are required in combustible construction, the wall construction shall be completed (with all openings protected) immediately after the building is sufficiently weather-protected at the location of the wall(s).
SECTION 3307 FIRE DEPARTMENT SITE ACCESS AND WATER SUPPLY.
Section 3307.1.2 is amended to read:
3307.1.2 Stairways Required. Where building construction exceeds 40 feet (12 192 mm) in height above the lowest level of fire department vehicle access, a temporary or permanent stairway shall be provided. As construction progresses, such stairway shall be extended to within one floor of the highest point of construction having secured decking or flooring. Each level above the first story in multi-story buildings that require two exit stairways shall be provided with at least two usable exit stairways after the floor decking is installed. The stairways shall be continuous and discharge to grade level. Stairways serving more than two floor levels shall be enclosed (with openings adequately protected) after exterior walls/windows are in place. Exit stairs in new and in existing, occupied buildings shall be lighted and maintained clear of debris and construction materials at all times.
Exception: For multi-story buildings, one of the required exit stairs may be obstructed on not more than two contiguous floor levels for the purposes of stairway construction (i.e., installation of gypsum board, painting, flooring, etc.).
Section 3307.1.4 is added to read:
3307.1.4 Required Means of Egress. All buildings under construction shall have at least one unobstructed means of egress. All means of egress shall be identified in the written site safety plan as required by Section 3303.1.
Section 3307.6 is added to read:
3307.6 Fire Department Access Roadways. All construction sites shall be accessible by fire department apparatus by means of roadways having an all-weather driving service of not less than 20ft. of unobstructed width. The roads shall have the ability to withstand the live loads of fire apparatus, and have a minimum 13ft. 6 in. of vertical clearance. Dead end fire access roads in excess of 150 ft. in length shall be provided with approved turnarounds.
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When approved by the Fire Code Official, temporary access roadways may be utilized until such time that the permanent roadways are installed. As a minimum, the roadway shall consist of a compacted subbase and six (6) inches of road base material (Class 2 aggregate base rock) both compacted to a minimum 95% and sealed. The perimeter edges of the roadway shall be contained and delineated by curb and gutter or other approved method. The use of geotextile reinforcing fabric underlayment or soils lime-treatment may be required if so determined by the project civil engineer. Provisions for surface drainage shall also be provided where necessary. The integrity of the roadway shall be maintained at all times.
SECTION 3313 COMPLETION BEFORE OCCUPANCY.
Section 3313.1 is added to read:
Section 3313.1 Completion Before Occupancy. In buildings where an automatic sprinkler system is required by this code or the California Building Code, it shall be unlawful to occupy any portion of a building or structure until the automatic sprinkler system installation has been tested and approved.
In new buildings of combustible construction where, automatic fire sprinkler systems are required to be installed, the system shall be placed in service as soon as possible. Immediately upon the completion of sprinkler pipe installation on each floor level, the piping shall be hydrostatically tested and inspected. After inspection approval from the Fire department, each floor level of sprinkler piping shall be connected to the system supply riser and placed into service with all sprinkler heads uncovered. Protective caps may be installed on the active sprinklers during the installation of drywall, texturing and painting, but shall be removed immediately after this work is completed. For system activation notification, an exterior audible waterflow alarm shall be installed and connected to the sprinkler waterflow device prior to installation of the monitoring system.
For buildings equipped with fire sprinkler systems that are undergoing alterations, the sprinkler system(s) shall remain in service at all times except when system modifications are necessary.
Fire sprinkler systems undergoing modifications shall be returned to service at the end of each workday unless otherwise approved by the fire department. The General contractor or his/her designee shall check the sprinkler control valve(s) at the end of each workday to confirm that the system has been restored to service.
CHAPTER 41 TEMPORARY HEATING AND COOKING OPERATIONS
Amend Chapter 41 of the 2025 California Fire Code as follows:
SECTION 4103 PORTABLE FUEL-FIRE HEATING APPLIANCES
Section 4103.1 is amended to read:
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4103.1 Portable unvented heaters. Portable unvented fuel-fired heating equipment shall be prohibited in occupancies in Groups A, B, E, I, R-1, R-2, R2.1, R2.2, R-3, R3.1 and R-4 and ambulatory care facilities.
Exceptions:
1. Portable unvented fuel-fired heaters listed and labeled in accordance with UL 647 are permitted to be used in one and two-family dwellings, where operated and maintained in accordance with the manufacturer’s instructions.
2. Portable outdoor gas-fired heating appliances in accordance with Section 4103.1.2.
Section 4103.1.2.1.1 is amended to read:
4103.1.2.1.1 Prohibited locations. The storage or use of portable outdoor gas-fired heating appliances is prohibited in any of the following locations:
1. Inside of any occupancy where connected to the fuel gas container.
2. Inside of tents, canopies and membrane structures.
3. On exterior balconies, and rooftops.
Exception: As permitted in Chapter 61.
SECTION 4106 IMMERSION HEATERS
Section 4106.1 is added to read:
4106.1 Immersion Heaters. All electrical immersion heaters used in dip tanks, sinks, vats and similar operations shall be provided with approved over-temperature controls and low liquid level electrical disconnects. Manual reset of required protection devices shall be provided.
Chapter 50 HAZARDOUS MATERIALS-GENERAL PROVISIONS
Amend Chapter 50 of the 2025 California Fire Code as follows:
SECTION 5001 GENERAL
Section 5001.2.2.2 is amended to read:
5001.2.2.2 Health Hazards The material categories listed in this section are classified as health hazards. A material with a primary classification as a health hazard can also pose a physical hazard.
1. Highly toxic and toxic materials.
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2. Corrosive materials.
3. Moderately toxic gas.
4. Health hazards - Other.
SECTION 5002 DEFINITIONS
Section 5002.1 is amended to read:
5002.1 Definitions. The following terms are defined in Chapter 2:
BOILING POINT.
CEILING LIMIT.
CHEMICAL.
CHEMICAL NAME.
CLOSED CONTAINER.
CONTAINER.
CONTROL AREA.
CORROSIVE LIQUIDS.
CYLINDER.
DAY BOX.
DEFLAGRATION.
DESIGN PRESSURE.
DETACHED BUILDING.
DISPENSING.
EXCESS FLOW CONTROL.
EXHAUSTED ENCLOSURE.
EXPLOSION.
FLAMMABLE VAPORS OR FUMES.
GAS CABINET.
GAS ROOM.
HANDLING.
HAZARDOUS MATERIALS.
HEALTH HAZARD.
HEALTH HAZARD – OTHER.
IMMEDIATELY DANGEROUS TO LIFE AND
HEALTH (IDLH).
INCOMPATIBLE MATERIALS.
LIQUID.
LOWER EXPLOSIVE LIMIT (LEL).
LOWER FLAMMABLE LIMIT (LFL).
MAXIMUM ALLOWABLE QUANTITY PER CONTROL AREA.
MODERATELY TOXIC GAS.
NORMAL TEMPERATURE AND PRESSURE (NTP).
OUTDOOR CONTROL AREA.
PERMISSIBLE EXPOSURE LIMIT (PEL).
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PESTICIDE.
PHYSICAL HAZARD.
PRESSURE VESSEL.
SAFETY CAN.
SAFETY DATA SHEET (SDS).
SECONDARY CONTAINMENT.
SEGREGATED.
SOLID.
SPILL CONTROL.
STORAGE, HAZARDOUS MATERIALS.
SYSTEM.
TANK, ATMOSPHERIC.
TANK, PORTABLE.
TANK, STATIONARY.
TANK VEHICLE.
UNAUTHORIZED DISCHARGE.
USE (MATERIAL).
VAPOR PRESSURE.
SECTION 5003 GENERAL REQUIREMENTS
Section 5003.1.3.1 is added to read:
5003.1.3.1 Toxic, Highly Toxic, Moderately Toxic Gases and Similarly Used or Handled Materials. The storage, use and handling of toxic, highly toxic and moderately toxic gases in amounts exceeding Table 6004.2.1.4 shall be in accordance with this chapter and Chapter 60.
Any toxic, highly toxic or moderately toxic material that is used or handled as a gas or vapor shall be in accordance with the requirements for toxic, highly toxic or moderately toxic gases.
Section 5003.1.5 is added to read:
5003.1.5 Health Hazards - Other. The storage, use and handling of materials classified as other health hazards including carcinogens, irritants and sensitizers in amounts exceeding 810 cubic feet for gases, 55 gallons for liquids and 5,000 pounds for solids shall be in accordance with Section 5003.
Section 5003.1.6 is added to read:
5003.1.6 Additional Spill Control and Secondary Containment Requirements. In addition to the requirements set forth in Section 5004.2. An approved containment system is required for any quantity of hazardous materials that are liquids or solids at normal temperature, and pressure (NTP) where a spill is determined to be a plausible event and where such an event would endanger people, property or the environment. The approved containment system may be required to include a combination of spill control and secondary containment meeting the design and construction requirements set forth in Section 5004.2.
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Section 5003.2.2.1 is amended to read:
5003.2.2.1 Design and Construction. Piping, tubing, valves, fittings and related components used for hazardous materials shall be in accordance with the following:
1. Piping, tubing, valves, fittings and related components shall be designed and fabricated from materials that are compatible with the material to be contained and shall be of adequate strength and durability to withstand the pressure, structural and seismic stress, and exposure to which they are subject.
2. Piping and tubing shall be identified in accordance with ASME A13.1 and the Santa Clara County Fire Chiefs Marking Requirements and Guidelines for Hazardous Materials and Hazardous Waste to indicate the material conveyed.
3. Manual valves or automatic remotely activated fail-safe emergency shutoff valves shall be installed on supply piping and tubing and provided with ready access at the following locations:
3.1. The point of use.
3.2. The tank, cylinder or bulk source.
4. Manual emergency shutoff valves and controls for remotely activated emergency shutoff valves shall be clearly visible, provided with ready access and identified in an approved manner.
5. Backflow prevention or check valves shall be provided where the backflow of hazardous materials could create a hazardous condition or cause the unauthorized discharge of hazardous materials.
6. Where gases or liquids having a hazard ranking of:
Health hazard Class 3 or 4
Flammability Class 4
Reactivity Class 4
in accordance with NFPA 704 are carried in pressurized piping above 15 pounds per square inch gauge (psig)(103 Kpa), an approved means of leak detection, emergency shutoff or excess flow control shall be provided. Where the piping originates from within a hazardous material storage room or area, the excess flow control shall be located within the storage room or area. Where the piping originates from a bulk source, the excess flow control shall be located as close to the bulk source as practical.
Exceptions:
1. Piping for inlet connections designed to prevent backflow.
2. Piping for pressure relief devices.
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7. Secondary containment or equivalent protection from spills or leaks shall be provided for piping for liquid hazardous materials and for highly toxic and toxic corrosive gases above threshold quantities listed in Table 6004.2.1.4. Secondary containment includes, but is not limited to double-walled piping.
Exceptions:
1. Secondary containment is not required for toxic corrosive gases if the piping is constructed of inert materials.
2. Piping under sub-atmospheric conditions if the piping is equipped with an alarm and fail-safe-to-close valve activated by a loss of vacuum.
8. Expansion chambers shall be provided between valves whenever the regulated gas may be subjected to thermal expansion. Chambers shall be sized to provide protection for piping and instrumentation and to accommodate the expansion of regulated materials.
Section 5003.2.2.2 is amended to read:
5003.2.2.2 Additional Regulation for Supply Piping for Health Hazard Materials. Supply piping and tubing for gases and liquids having a health hazard ranking of 3 or 4 in accordance with NFPA 704 shall be in accordance with ASME B31.3 and the following:
1. Piping and tubing utilized for the transmission of highly toxic, toxic, or highly volatile corrosive liquids and gases shall have welded or brazed connections threaded or flanged connections throughout except for connections within an exhausted ventilated enclosure if the material is a gas, or an approved method of drainage or containment is provided for connections if the material is a liquid.
2. Piping and tubing shall not be located within corridors, within any portion of a means of egress required to be enclosed in fire-resistance-rated construction or in concealed spaces in areas not classified as Group H Occupancies.
3. All primary piping for toxic, highly toxic and moderately toxic gases shall pass a helium leak test of 1x10-9 cubic centimeters/second where practical, or shall pass testing in accordance with an approved, nationally recognized standard. Tests shall be conducted by a qualified "third party" not involved with the construction of the piping and control systems.
Exception: Piping and tubing within the space defined by the walls of corridors and the floor or roof above or in concealed spaces above other occupancies where installed in accordance with Section 415.11.7.4 of the California Building Code for Group H-5 occupancies.
Section 5003.5.2 is added to read:
5003.5.2 Ventilation Ducting. Ducts venting hazardous materials operations shall be labeled with the hazard class of the material being vented and the direction of flow.
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Section 5003.5.3 is added to read:
5003.5.3 “H" Occupancies. In "H" occupancies, all piping and tubing may be required to be identified when there is any possibility of confusion with hazardous materials transport tubing or piping. Flow direction indicators are required.
Section 5003.10.4 is amended to read:
5003.10.4 Elevators utilized to transport hazardous materials. 5003.10.4.1 When transporting hazardous materials, elevators shall have no other passengers other than the individual(s) handling the chemical transport cart. 5003.10.4.1.1 When transporting cryogenic or liquefied compressed gases, there shall be no occupants in the elevator.
5003.10.4.2 Hazardous materials liquid containers shall have a maximum capacity of 20 liters (5.28 gal).
5003.10.4.3 Toxic, moderately toxic, and highly-toxic gases shall be limited to a container of a maximum water capacity of 1 pound.
5003.10.4.4 When transporting cryogenic or liquefied compressed gases, means shall be provided to prevent the elevator from being summoned to other floors.
SECTION 5004 STORAGE
Section 5004.2.1 is amended as follows:
5004.2.1 Spill Control for Hazardous Material Liquids. Rooms, buildings or areas used for storage of hazardous material liquids in individual vessels having a capacity of more than 55 gallons (208 L), or in which the aggregate capacity of multiple vessels exceeds 1,000 gallons (3785 L), shall be provided with spill control to prevent the flow of liquids to adjoining areas.
Floors in indoor locations and similar surfaces in outdoor locations shall be constructed to contain a spill from the largest single vessel by one of the following methods:
1. Liquid-tight sloped or recessed floors in indoor locations or similar areas in outdoor locations.
2. Liquid-tight floors in indoor and outdoor locations or similar areas provided with liquidtight raised or recessed sills or dikes.
3. Sumps and collection systems
4. Other approved engineered systems.
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Except for surfacing, the floors, sills, dikes, sumps and collection systems shall be constructed of noncombustible material, and the liquid-tight seal shall be compatible with the material stored.
When liquid-tight sills or dikes are provided, they are not required at perimeter openings having an open-grate trench across the opening that connects to an approved collection system.
Section 5004.2.2.2 is amended as follows:
5004.2.2.2 Incompatible Materials. Incompatible materials used in open systems shall be separated from each other in the secondary containment system independent secondary containment systems.
CHAPTER 54 CORROSIVE MATERIALS
Amend Chapter 54 of the 2025 California Fire Code as follows:
SECTION 5402 DEFINITION
Section 5402.1 is amended to read:
5402.1 Definition. The following terms are is defined in Chapter 2:
CORROSIVE.
CORROSIVE LIQUIDS.
CHAPTER 56 EXPLOSIVES AND FIREWORKS
Amend Chapter 56 of the 2025 California Fire Code as follows:
Section 5601.1.3 is amended to read:
5601.1. 3 Fireworks. The possession, manufacture, storage, sale, handling, and use of fireworks, including those fireworks classified as Safe and Sane by the California Office of the State Fire Marshal, are prohibited.
Exceptions:
1. Storage and handling of fireworks as allowed in Section 5604.
2. Manufacture, assembly and testing of fireworks as allowed in and Health and Safety Code Division 11.
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or group entertainment productions as allowed in Title 19, Division 1, Chapter 6 Fireworks reprinted in Section 5608 and Health and Safety Code Division 11.
4. The possession, storage, sale, handling and use of specific types of Division 1.4G fireworks where allowed by applicable laws, ordinances and regulations, provided that such fireworks and facilities comply with the 2006 edition of NFPA 1124, CPSC 16 CFR Parts 1500 and 1507, and DOTn 49 CFR Parts 100–185, as applicable for consumer fireworks and Health and Safety Code Division 11.
CHAPTER 57 FLAMMABLE AND COMBUSTIBLE LIQUIDS
Amend Chapter 57 of the 2025 California Fire Code as follows:
SECTION 5704 STORAGE
Section 5704.2.7.5.8 is amended to read:
5704.2.7.5.8 Overfill Prevention. An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided to prevent the overfill of all Class I, II and IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or terminals regulated by Section 5706.4 or 5706.7 shall have overfill protection in accordance with API 2350.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided to prevent the overfilling of Class IIIB liquid storage tanks connected to fuel-burning equipment inside buildings.
Exception: Outside aboveground tanks with a capacity of 1320 gallons (5000 L) or less need only comply with Section 5704.2.9.7.5 (Item 1, Sub-item 1.1).
Section 5704.2.7.5.9 is added to read:
5704.2.7.5.9 Automatic and/or Remote Filling of Tanks. Systems that automatically fill flammable or combustible liquid tanks shall be equipped with overfill protection, approved by the fire code official that sends an alarm signal to a constantly attended location and immediately stops the filling of the tank. The alarm signal and automatic shutoff shall be tested on an annual basis and records of such testing shall be maintained on-site for a period of five (5) years.
CHAPTER 60 HIGHLY TOXIC AND TOXIC MATERIALS
Amend Chapter 60 of the 2025 California Fire Code as follows:
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Chapter 60 title is amended to read:
CHAPTER 60 HIGHLY TOXIC MATERIAL, TOXIC MATERIALS and MODERATELY TOXIC GASSES SECTION 6001GENERAL
Section 6001.1 is amended to read:
6001.1 Scope. The storage and use of highly toxic and toxic and/or moderately toxic materials shall comply with this chapter. Compressed gases shall also comply with Chapter 53.
Exceptions:
1. Display and storage in Group M and storage in Group S occupancies complying with Section 5003.11.
2. Conditions involving pesticides or agricultural products as follows:
2.1 Application and release of pesticide, agricultural products and materials intended for use in weed abatement, erosion control, soil amendment or similar applications when applied in accordance with the manufacturer’s instruction and label directions.
2.2 Transportation of pesticides in compliance with the Federal Hazardous Materials Transportation Act and regulations thereunder.
2.3 Storage in dwellings or private garages of pesticides registered by the US Environmental Protection Agency to be utilized in and around the home, garden, pool, spa and patio.
SECTION 6002 – DEFINITIONS
Section 6002.1 is amended to read:
6002.1 Definitions.
The following terms are defined in Chapter 2:
CONTAINMENT SYSTEM.
CONTAINMENT VESSEL.
EXCESS FLOW VALVE.
HIGHLY TOXIC.
MODERATELY TOXIC GAS.
OZONE-GAS GENERATOR.
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PHYSIOLOGICAL WARNING THRESHOLD.
REDUCED FLOW VALVE.
TOXIC.
SECTION 6004 HIGHLY TOXIC AND TOXIC COMPRESSED GASES
Section 6004 title is amended to read:
SECTION 6004 HIGHLY TOXIC, MODERATELY TOXIC, AND TOXIC COMPRESSED GASES Section 6004.1 is amended to read:
6004.1 General. The storage and use of highly toxic, toxic, and moderately toxic compressed gases shall comply with this section.
6004.1.1 Special limitations for indoor storage and use by occupancy. The indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases in certain occupancies shall be subject to the limitations contained in Sections 6004.1.1.1 through 6004.1.1.3.
6004.1.1.1 Group A, E, I or U occupancies. Moderately toxic, toxic and highly toxic compressed gases shall not be stored or used within Group A, E, I or U occupancies.
Exception: Cylinders not exceeding 20 cubic feet (0.566 m3) at normal temperature and pressure (NTP) are allowed within gas cabinets or fume hoods.
6004.1.1.2 Group R occupancies. Moderately toxic, toxic, and highly toxic compressed gases shall not be stored or used in Group R occupancies. 6004.1.1.3 Offices, retail sales and classrooms. Moderately toxic, toxic and highly toxic compressed gases shall not be stored or used in offices, retail sales or classroom portions of Group B, F, M or S occupancies.
Exception: In classrooms of Group B occupancies, cylinders with a capacity not exceeding 20 cubic feet (0.566 m3) at NTP are allowed in gas cabinets or fume hoods.
Section 6004.2 is amended to read:
6004.2 Indoor storage and use.
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The indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be in accordance with Sections 6004.2.1 through 6004.2.2.10.3.
Section 6004.2.1 is amended to read:
6004.2.1 Applicability. The applicability of regulations governing the indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be as set forth in Sections 6004.2.1.1 through 6004.2.1.4.
Section 6004.2.1.4 is added to read:
6004.2.1.4 Quantities exceeding the minimum threshold quantities but not exceeding the maximum allowable quantities per control area. The indoor storage or use of highly toxic, toxic, and moderately toxic gases in amounts exceeding the minimum threshold quantities per control area set forth in Table 6004.2.1.4 but not exceeding maximum allowable quantity per control area set forth in Table 5003.1.1(2) shall be in accordance with Sections 5001, 5003, 6001, 6004.1, and 6004.4
Table 6004.2.1.4 is added to read:
Minimum Threshold Quantities for Highly Toxic, Toxic and Moderately Toxic Gases for Indoor Storage and Use
Highly Toxic 20
Toxic 405 cubic feet
Moderately Toxic 405 cubic feet
Section 6004.4 is added to read:
6004.4. General indoor requirements. The general requirements applicable to the indoor storage and use of highly toxic, toxic, and moderately toxic compressed gases shall be in accordance with Sections 6004.4 through 6004.4.8.2
6004.4.1 Cylinder and tank location. Cylinders shall be located within gas cabinets, exhausted enclosures or gas rooms. Portable and stationary tanks shall be located within gas rooms or exhausted enclosures.
Exceptions:
1. Where a gas detection system is provided in accordance with 6004.4.8 6004.4.2. Ventilated areas. The room or area in which gas cabinets or exhausted enclosures are located shall be provided with exhaust ventilation. Gas cabinets or exhausted enclosures shall not be used as the sole means of exhaust for any room or area.
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6004.4.3. Piping and controls. In addition to the requirements of Section 5003.2.2, piping and controls on stationary tanks, portable tanks, and cylinders shall comply with the following requirements:
1. Stationary tanks, portable tanks, and cylinders in use shall be provided with a means of excess flow control on all tank and cylinder inlet or outlet connections.
Exceptions:
1. Inlet connections designed to prevent backflow.
2. Pressure relief devices.
6004.4.4 Gas rooms. Gas rooms shall comply with Section 5003.8.4 and both of the following requirements:
1. The exhaust ventilation from gas rooms shall be directed to an exhaust system.
2. Gas rooms shall be equipped with an approved automatic sprinkler system. Alternative fire- extinguishing systems shall not be used. 6004.4.5 Treatment systems. The exhaust ventilation from gas cabinets, exhausted enclosures and gas rooms, required in Section 6004.4.1 shall be directed to a treatment system. The treatment system shall be utilized to handle the accidental release of gas and to process exhaust ventilation. The treatment system shall be designed in accordance with Sections 6004.2.2.7.1 through 6004.2.2.7.5 and Chapter 5 of the California Mechanical Code.
Exceptions:
1. Highly toxic, toxic, and moderately toxic gases—storage. A treatment system is not required for cylinders, containers and tanks in storage where all of the following controls are provided:
1.1 Valve outlets are equipped with gas- tight outlet plugs or caps.
1.2 Hand wheel-operated valves have handles secured to prevent movement.
1.3 Approved containment vessels or containment systems are provided in accordance with Section 6004.2.2.3.
2. Highly toxic, toxic, and moderately toxic gases —use. Treatment systems are not required for highly toxic, toxic, and moderately toxic gases supplied by stationary tanks, portable tanks, or cylinders where a gas detection system complying with Section 6004.4.8 and listed or approved automatic-closing fail- safe valves are provided. The gas detection system shall have a sensing interval not exceeding 5 ITEM 6A ATTACHMENT 1
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minutes. Automatic-closing fail- safe valves shall be located immediately adjacent to cylinder valves and shall close when gas is detected at the permissible exposure limit (PEL) by a gas sensor monitoring the exhaust system at the point of discharge from the gas cabinet, exhausted enclosure, ventilated enclosure or gas room.
6004.4.5.1. Design. Treatment systems shall be capable of diluting, adsorbing, absorbing, containing, neutralizing, burning or otherwise processing the contents of the largest single vessel of compressed gas. Where a total containment system is used, the system shall be designed to handle the maximum anticipated pressure of release to the system when it reaches equilibrium.
6004.4.5.2. Performance. Treatment systems shall be designed to reduce the maximum allowable dis- charge concentrations of the gas to one-half immediate by dangerous to life and health (IDLH) at the point of discharge to the atmosphere.
Where more than one gas is emitted to the treatment system, the treatment system shall be designed to handle the worst-case release based on the release rate, the quantity and the IDLH for all compressed gases stored or used. 6004.4.5.3. Sizing. Treatment systems shall be sized to process the maximum worstcase release of gas based on the maximum flow rate of release from the largest vessel utilized. The entire contents of the largest compressed gas vessel shall be considered.
6004.4.5.4 Stationary tanks. Stationary tanks shall be labeled with the maximum rate of release for the compressed gas contained based on valves or fittings that are inserted directly into the tank. Where multiple valves or fittings are provided, the maximum flow rate of release for valves or fittings with the highest flow rate shall be indicated. Where liquefied compressed gases are in contact with valves or fittings, the liquid flow rate shall be utilized for computation purposes. Flow rates indicated on the label shall be converted to cubic feet per minute (cfm/min) (m3/s) of gas at normal temperature and pressure (NTP).
6004.4.5.5 Portable tanks and cylinders. The maximum flow rate of release for portable tanks and cylinders shall be calculated based on the total release from the cylinder or tank within the time specified in Table 6004.2.2.7.5. Where portable tanks or cylinders are equipped with approved excess flow or reduced flow valves, the worst-case release shall be determined by the maximum achievable flow from the valve as determined by the valve manufacturer or compressed gas supplier.
Reduced flow and excess flow valves shall be permanently marked by the valve manufacturer to indicate the maximum design flow rate. Such markings shall indicate the flow rate for air under normal temperature and pressure. 6004.4.6. Emergency power. Emergency power shall be provided for the following systems in accordance with Section 1203:
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1. Exhaust ventilation system.
2. Treatment system.
3. Gas detection system.
4. Smoke detection system.
6004.4.6.1. Fail-safe systems. Emergency power shall not be required for mechanical exhaust ventilation and treatment systems where approved fail-safe systems are installed and designed to stop gas flow.
6004.4.7. Automatic fire detection system. An approved automatic fire detection system shall be installed in rooms or areas where highly toxic, toxic, and moderately toxic compressed gases are stored or used. Activation of the detection system shall sound a local alarm. The fire detection system shall comply with Section 907. 6004.4.8. Gas detection system. A gas detection system complying with Section 916 shall be provided to detect the presence of gas at or below the PEL or ceiling limit of the gas for which detection is provided.
Exceptions:
1. A gas detection system is not required for toxic and moderately toxic gases when the physiological warning threshold level for the gas is at a level below the accepted PEL for the gas.
2. A gas detection system is not required for highly toxic, toxic, and moderately toxic gases where cylinders, portable tanks, and all non-continuously welded connects are within a gas cabinet or exhausted enclosures. 6004.4.8.1. Alarms. The gas detection system shall initiate a local alarm and transmit a signal to an approved location.
6004.4.8.2. Shut off of gas supply. The gas detection system shall automatically close the shut off valve at the source on gas supply piping and tubing related to the system being monitored for whichever gas is detected.
Exception: Automatic shutdown is not required for highly toxic, toxic, and moderately toxic compressed gas systems where all of the following controls are provided:
1. Constantly attended / supervised.
2. Provided with emergency shutoff valves that have ready access.
Chapter 64 PYROPHORIC MATERIALS
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Amend Chapter 64 of the 2025 California Fire Code as follows:
SECTION 6405 USE
Section 6405.3.1 is added to read:
6405.3.1 Silane distribution systems automatic shutdown.
Silane distribution systems shall automatically shut down at the source upon activation of the gas detection system at levels above the alarm level and/or failure of the ventilation system for the silane distribution system.
APPENDIX B FIRE FLOW REQUIREMENTS FOR BUILDINGS
SECTION B105 FIRE FLOW REQUIREMENTS FOR BUILDINGS
Section B105.2 is amended to read:
B105.2 Buildings other than one- and two-family dwellings, Group R-3 and R-4 buildings and townhouses. The minimum fire-flow and flow duration for buildings other than one- and twofamily dwellings, Group R-3 and R-4 buildings and townhouses shall be as specified in Tables B105.1(2) and B105.2.
Exceptions: [SFM] Group B, S-2 and U occupancies having a floor area not exceeding 1,000 square feet, primarily constructed of noncombustible exterior walls with wood or steel roof framing, having a Class A roof assembly, with uses limited to the following or similar uses:
1. California State Parks buildings of an accessory nature (restrooms).
2. Safety roadside rest areas (SRRA), public restrooms.
3. Truck inspection facilities (TIF), CHP office space and vehicle inspection bays.
4. Sand/salt storage buildings, storage of sand and salt.
The maximum fire flow reduction for all commercial buildings greater than 30,000 square feet and residential podium buildings shall not exceed 25 percent of the fire flow specified in Table B105.1(2). The maximum fire flow reduction for all other buildings shall not exceed 50 percent of the fire flow specified in Table B105.1(2).
APPENDIX C FIRE HYDRANT LOCATIONS AND DISTRIBUTION
SECTION C102 NUMBER OF FIRE HYDRANTS
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Section C102.1 is amended to read:
C102.1 Minimum number of fire hydrants for a building. The number of fire hydrants available to a building shall be not less than the minimum specified in Table C102.1, utilizing the base fire flow without fire sprinkler reduction.
APPENDIX D FIRE APPARATUS ACCESS ROADS
SECTION D103 MINIMUM SPECIFICATION
Section D103.1 is deleted as follows:
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet (7925 mm), exclusive of shoulders (see Figure D103.1).
Section D103.2 is amended as follows:
D103.2 Grade. The maximum grade of a fire department apparatus access road shall not exceed 15-percent, unless approved by the fire code official.
Section D103.3 is amended as follows:
D103.3 Turning radius. The required turning radius of a fire apparatus access roads shall be a minimum of 30 feet inside, and a minimum of 50 feet outside.
Section D103.4 is amended to read:
D103.4 Dead ends. Dead-end fire apparatus access roads and/or driveways in excess of 150 feet (45 720 mm) shall be provided with width and turnaround provisions in accordance with Santa Clara County Fire Department apparatus access and turnaround standards. Table D103.4 Section D103.6 is amended to read:
D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent “NO PARKING—FIRE LANE” signs complying with Figure D103.6. Where required by the Fire Code Official, fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code and the Santa Clara County Fire Department A-6 Standard. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background.
Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
ITEM 6A ATTACHMENT 1
THE TOWN OF LOS ALTOS HILLS September 18, 2025
Staff Report to the City Council
SUBJECT: Discussion and direction on a proposed ordinance amending Title 8 (Building Regulations) of the Los Altos Hills Municipal Code and Adopting by Reference the 2025 California Building Standards Code, including but not limited to Administrative, Building, Residential Building, Electrical, Mechanical, Plumbing, Energy, Historical Building, Existing Building, and Referenced Standards, Including Local Modifications and Amendments to the Codes
PREPARED BY: Jay Bradford, Community Development Director APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION
Staff recommends that the City Council receive an update on committee and staff proposed local amendments to the 2025 California Building Code Standards and provide direction as to which options to pursue.
BACKGROUND
The California Building Standards Code (Title 24 of the California Code of Regulations and hereinafter “Standards”) includes the California Building, Residential, Electrical, Mechanical, Plumbing, Energy, Fire, Wildland-Urban Interface, and Existing Building Codes and the Green Building Standards. The Standards are maintained by the California Building Standards Commission (Commission) which generally updates, amends and republishes the Standards every three years. The Commission bases its updates on changes to national and international “model codes”, which reflect the best current understanding of the building industry on issues ranging from life safety to energy and water efficiency. The Commission published its most recent update to the Standards on July 1, 2025 (the 2025 Standards).
The Town of Los Altos Hills is a local jurisdiction with authority to implement and enforce the Standards. Under state law, the 2025 Standards, as published by the Commission, become effective to all occupancies throughout California on January 1, 2026. The California Health and Safety Code require the City Council to adopt the 2025 Standards but also allows the City Council to adopt local amendments to the Standards based on local climatic, geological or topographical conditions, which the City previously did for § 2, Ord. 558, eff. February 15, 2015; § 1, Ord. 568, eff. March 16, 2017; § 1, Ord. 585, eff. January 18, 2020; § 1, Ord. 604, eff. November 17, 2022 Standards. If the City does not adopt local amendments to the 2025 Standards by January 1, 2026, the 2025 Building Standards go into effect without any local amendments. All local amendments must be filed with the California Building Standards Commission in order to be effective. While Energy Code amendments must be cost effective and reviewed by the California Energy Commission.
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Local Amendments to 2025 California Building Code Standards September 18, 2025
This report provides Council with an overview of the local amendments being proposed by the Chief Building Official and various town committees to address unique local conditions, together with recommended policies that will assist the Chief Building Official in implementing the locally amended Standards. Based on the direction received, staff will finalize the adopting ordinances for consideration by the City Council in late October and early November so that the locally amended Standards go into effect on January 1, 2026.
DISCUSSION
As mentioned in the background, building codes are reviewed and revised through national and statewide processes that allow for updates every three years. However, in June 2025, the California State Legislature adopted Assembly Bill (AB) 130, a budget trailer bill that included amendments affecting local community development policies for planning and building departments.
AB 130, enacted as part of the 2025 housing budget package, has significantly reshaped the State’s code adoption process. While the 2025 California Building Standards Code (Title 24) will still take effect on January 1, 2026, the legislation establishes a six-year moratorium on most amendments to residential building standards, effective October 1, 2025, through June 1, 2031.
The intent of this pause is to provide regulatory stability for residential development and reduce the continual layering of new requirements that could otherwise affect housing production.
During this period, modifications to the residential code will only be permitted under the following circumstances:
1. The Building Standards Commission deems changes necessary as emergency standards to protect health and safety.
2. Relate to home hardening and proposed for adoption by the Office of the State Fire Marshal or a fire protection district.
3. Are proposed to address single-exit single-stairway apartment houses.
4. Necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and permits mixed-use residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted GHG reduction strategy.
5. Proposed to the adaptive reuse standards working group, reduce potable water use in new residential buildings, or support risk-based water quality standards for the onsite and reuse of nonpotable water for certain residential buildings.
6. Ensure the latest editions of the model codes are incorporated into the California Building Standards Code.
7. Necessary to incorporate updates to accessibility requirements that align with minimum federal accessibility laws, standards, and regulations.
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Local Amendments to 2025 California Building Code Standards September 18, 2025
8. The changes or modifications are substantially equivalent to standards filed by the local government or were in effect before September 20, 2025.
For towns like Los Altos Hills, these exemptions provide practical pathways to continue pursuing local policy priorities while remaining compliant with the statute. Preserving and readopting current local amendments before the September 30, 2025 deadline will ensure continuity. Fire safety provisions, especially those aligned with Wildland-Urban Interface or Fire Hazard Severity Zone standards, can be advanced under the home hardening exception. Climate-oriented reach codes may proceed if structured as incentives and properly tied to the Town’s adopted Climate Action Plan or General Plan framework. Together, these avenues allow the Town to balance the stability mandated by AB 130 with its ongoing objectives in safety, resilience, and sustainability.
The 2025 California Building Standards Code (Title 24) introduces several substantive updates intended to strengthen safety, resilience, and efficiency across the built environment. Key enhancements include the adoption of a fully restructured Wildland–Urban Interface (WUI) Code, replacing the prior Building Code Chapter 7A and Residential Code R337 with more comprehensive wildfire-resilient standards; updated provisions for seismic retrofits to improve the performance of existing buildings; incorporation of new NFPA 72 requirements for two-way communication systems in stairwells and elevator lobbies to enhance life safety; and continued advancement of the State’s energy standards to support electrification and greenhouse gas reduction goals.The Wildland–Urban Interface (WUI) Code specifically has been a focal point in Los Altos Hills’ code past code adoption discussions. With the standards being reorganized at the state level, recommendations coming from Town committees, and new Fire Hazard Severity Zone (FHSZ) maps recently adopted, it is important to understand when the Town first began considering these provisions. The conversation dates back to 2019, when the Los Altos Hills City Council adopted the 2019 California Building Standards Code as part of the State’s triennial code cycle. That adoption, approved unanimously on a 5–0 vote, incorporated all required model codes—Building, Residential, Electrical, Mechanical, Plumbing, Energy, Fire, Existing Building, Historical Building, and Green Building Standards—along with local amendments tailored to the Town’s conditions.
During this same period, the Los Altos Hills County Fire District requested that the Town adopt Section R337 of the California Residential Code, the WUI standards. Section R337 introduced ignition-resistant construction requirements, including the use of non-combustible or emberresistant exterior materials, to mitigate wildfire risks in high-hazard areas. Councilmember Tyson introduced the item, and the Council directed staff to bring the amendments directly to Council for consideration, rather than routing them through the Planning Commission, in order to expedite their review. Public comment reflected strong community support for rapid adoption, recognizing the wildfire threat facing the Town.
The incorporation of WUI standards presented both benefits and challenges. On the positive side, it strengthened the Town’s wildfire resilience, aligned local codes with CAL FIRE and regional safety priorities, and responded to resident concerns about fire risk. On the other hand, it introduced ITEM 6A ATTACHMENT 2
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Local Amendments to 2025 California Building Code Standards September 18, 2025
higher construction costs, increased administrative review, and raised concerns from some developers and homeowners who viewed the requirements as restrictive.
Taken together, the 2019 cycle established a framework in which Los Altos Hills not only complied with the State’s mandate to adopt updated building codes but also laid the groundwork for enhanced wildfire safety standards. The Council’s unanimous action on the base code adoption, paired with consensus to move forward with Section R337, reflected a clear policy direction: meet State obligations while advancing stronger wildfire resilience tailored to the community’s needs.
Something the current Council will be asked to continue support for. Therefore, next steps would be for the staff to come back to council with findings and actions to adopt the proposed amendments to the building code that support fire hardening. Staff intends to work with EPRC, the Fire District, and the County Fire Department to bring recommendations back to the City Council for consideration and potential adoption.
Los Altos Hills Municipal Code. The Town purposes incorporating the Building Standards Code within Title 8 of the Municipal Code in the following divisions:
CH 8-0. GENERAL PROVISIONS AND PENALTIES
Ch 8-1.1 CALIFORNIA ADMINISTRATIVE CODE
Ch 8-1.2 CALIFORNIA BUILDING CODE (VOLUMES 1 AND 2)
Ch 8-1.2.5 CALIFORNIA RESIDENTIAL CODE
Ch 8-1.3 CALIFORNIA ELECTRICAL CODE
Ch 8-1.4 CALIFORNIA MECHANICAL CODE
Ch 8-1.5 CALIFORNIA PLUMBING CODE
Ch 8-1.6 CALIFORNIA ENERGY CODE
Ch 8-1.7 CALIFORNIA WILDLAND–URBAN INTERFACE
Ch 8-1.8 CALIFORNIA HISTORICAL BUILDING CODE
Ch 8-1.9 CALIFORNIA FIRE CODE
Ch 8-1.0 CALIFORNIA EXISTING BUILDING CODE
Ch 8-1.11 CALIFORNIA GREEN BUILDING STANDARDS CODE
Ch 8-1.12 CALIFORNIA REFERENCED STANDARDS CODE
Ch 8-2 SAFETY ASSESSMENT PLACARDS
ITEM 6A ATTACHMENT 2
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Local Amendments to 2025 California Building Code Standards September 18, 2025
Ch 8-3 MOVING OF BUILDINGS
Ch 8-4 GREEN BUILDING REGULATIONS
Ch 8-5 BUILDING CONSTRUCTION STANDARDS
Ch 8-6 SIGNS AND ADVERTISING STRUCTURES
Ch 8-7 BUILDING CONSTRUCTION AND STRUCTURAL ADDITION CHARGES Ch 8-8 CODE ADMINISTRATION AND ENFORCEMENT
Ch 8-9 SMALL RESIDENTIAL ROOFTOP SOLAR EXPEDITED PERMITTING Ch 8-10 CONSTRUCTION TIME LIMITS
Ch 8-11 STREAMLINED PERMITTING PROCESS FOR ELECTRIC VEHICLE
CHARGING STATIONS
Reviewing the 2025 Standards for adoption, staff is proposing to retain the existing standards found in Title 8, including the Town’s Zero NOx policy, except where specific local amendments are identified. The Town’s current building code amendments can be found here:
https://ecode360.com/43997546. The proposed amendments, along with related policies and fees to support their administration, are outlined and discussed below. Over the past 2 years, in preparation for the 2025 Building Code Updates, staff has been gathering input from committees, community members, and other stakeholders, while also reviewing best practices. The following section provides a summary of that effort and the recommendations that have emerged.
Proposed Local Amendments. Staff is proposing a series of local amendments to the various standard codes to reflect local conditions and clarify authority for certain actions. These local amendments are presented by division below.
8-0 GENERAL PROVISIONS AND PENALTIES
a. The Standards contain inconsistent language relating to the Building Official’s authority to grant extensions to permits. Staff is proposing a local amendment that will consistently give the Building Official the discretion to extend all types of building permits by adopting a consistent administrative guide. b. Adopt the existing local amendment which allows the Building Official to issue refunds on fees paid. This local amendment requires that all refund requests must be made in writing within 180 days of application. When such requests are made, the Building Official may authorize the following refunds:
1. 100% of any erroneously calculated or charged fee;
ITEM 6A ATTACHMENT 2
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Local Amendments to 2025 California Building Code Standards September 18, 2025
2. 90% of any plan review fee if the refund request is made before the review work begins (the 10% retention covers the cost of intake and refund issuance); and
3. 90% of any building, plumbing, electrical or mechanical permit fee if the refund request is made before the work and any inspections begin (again, the 10% retention covers the cost of intake and refund issuance).
c. Adopt local amendments which allows the Building Official to adjust fees and covers the collection process for unpaid fees.
d. Adopt a Concealed Construction Guidelines to help staff address the risks to life, health and public safety created when construction is covered or concealed without inspection.
e. Adopt penalties for not completing construction projects and for work without permits.
f. Adopt noticing process for unsafe structures.
g. Adopt code provisions that allow the penalties included in Division 8-0 to apply uniformly across chapter 8-1 through 8-12 in order to minimize inconsistency in administration.
h. Consider a new local amendment that requires applicants using a Contractor’s State Licensing Board license to be the license holder him/herself or have the license holder’s written permission. This modification is aimed at individuals have claimed they are pulling permits of behalf of their company or other licensed individuals while truly utilizing the licensee’s credentials without the owner’s permission causing undue hardship for the licensees and the home owner. This can lead to financial claims and improper construction. This amendment is aimed at curtailing this type activity.
i. Consider a new local amendment that allows the Building Official to require photographic evidence, a physical inspection or similar documentation of existing conditions prior to a permit being issued for residential alterations and repairs. This amendment is meant to give plan reviewers and inspectors more tools to insure minimum building code standards are being maintained.
8.1.2– Building Code
a. Adopt the local amendment which cross-references the Fire Code (Municipal Code Section 8-9) for address numbering and fire protection standards. b. Adopt the local amendment which requires developers to fund third-party expert special seismic inspections.
ITEM 6A ATTACHMENT 2
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Local Amendments to 2025 California Building Code Standards September 18, 2025
8-1.2.5 – Residential Code:
a. Adopt the local amendments that clarify that all regulation of fire sprinklers is governed by Division 8-9(Fire Code).
b. Adopt amendments to require Class A Roofing assemblies for all new construction or re-roofs to reduce the risk of fire spread. Roofing assemblies are made of three separate building materials; roof coverings aka shingles, underlayment, and roof sheathing. When materials are combined they are classified by their ability to resists a number of environmental forces. Roofing assemblies are broken into three categories Class A, B, and C. Class A roof assemblies being the category that are the most effective against severe fire exposure. This proposed new amendment is being adopted across Sonoma County and is seen as a way to increase resistance to wildfires.
c. Consider a new amendment to require self-sealing or ember intrusion resistant vents for attics and crawl spaces. Self-sealing or ember intrusion resistant vents limit the ability for fire or embers to enter a home by either stopping movement of air completely in the case of self-sealing vents or capturing embers prior to entering the home in a non-combustible screen. Along the same lines as the provision above self-sealing or ember intrusion resistant vents are seen as a way to limit the exposure to wildfires.
8-1.3 – Electrical Code
a. Adopt local amendment that requires replacement of Federal Pacific and Zinsco electrical panels to include both main and subpanels and to align with PG&E standards.
8-1.9 – Fire Code:
a. Adopt amendments proposed by Santa Clara County Fire Department. 8-1.11 – Green Building Code:
a. Adopt the Tier I measures for voluntary upgrades to residential and non-residential structures excluding energy efficiency standards.
8-4 – Green Building Regulations
Removal is recommended due to advancements in the base California building standards.
8-5 – Building Construction Standards
Adopt specific standards to clarify the use of underground transformers for private property.
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Local Amendments to 2025 California Building Code Standards September 18, 2025
8-10 - Construction Time Limits
Adopt adjustments to conditions of policy that allow Building Official to grant extensions.
Proposed Committee Policies. Like staff the town’s committees also had recommendations for code amendment. Committee recommendations for some policies have been separated out between code amendments for building versus other parts of the municipal code like other title contained in the same code. This section focus on building due to the pending code cycle change while zoning modification will be brought as work on the housing and planning commission schedule allows over the next few months, with the zoning work forecasted for the first quarter of 2026.
1. Gas Earthquake Safety Shutoff Valve Program with permit fee waivers and education program as recommended by the Technology Committee.
2. Part 7 California Wildland–Urban Interface adoption town wide including noncombustible fencing within 5 feet of structures as recommended by the Emergency Preparedness and Response Committee.
3. Transition from air conditioning to heat pumps at time of replacement and impose Zero NOx requirements for multifamily housing as recommended by the Environmental Initiatives Committee.
FISCAL IMPACT
Adoption of the 2025 California Building Standards Code and associated local amendments will not result in a direct fiscal impact to the Town’s General Fund. Implementation costs associated with enforcement of the code are covered through existing permit, plan check, and inspection fees.
Any additional costs for recordation or processing of amendments will be borne by applicants as part of standard permit fees.
2024-25 CITY COUNCIL WORK PLAN
This item is a part of the 2024-25 City Council Work Plan under the category of Service Delivery / Governance.
ENVIRONMENTAL REVIEW
Adoption of the 2025 California Building Standards Code and related local amendments is exempt from review under the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15061(b)(3), this action has no potential to cause a significant effect on the environment because it consists of adopting state-mandated building standards with limited local amendments that either maintain existing requirements or enhance life-safety, fire-resilience, and sustainability provisions.
ITEM 6A ATTACHMENT 2
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Local Amendments to 2025 California Building Code Standards September 18, 2025
ATTACHMENTS
N/A
ITEM 6A ATTACHMENT 2
TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: TWO-WAY AC POLICY FOR RESIDENTIAL INSTALLATIONS, REPLACEMENTS, AND ALTERATIONS.
FROM: Jay Bradford, Community Development Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:
Adopt an ordinance (Attachment 1) amending Title 8 (Building Regulations) of the Los Altos Hills Municipal Code to require that projects in single-family homes, duplexes, and townhomes involving replacement or alteration of an existing air-conditioning system, or installation of a new air-conditioning system, must either:
1. Include a heat pump space conditioner (capable of providing both heating and cooling and serving as the primary heating system), or
2. Install additional energy-efficiency measures specified in the ordinance when opting to install a traditional air-conditioning unit.
Adopt a Resolution confirming Town policy on greenhouse-gas (GHG) emission reductions associated with building energy systems (Attachment 2) to support the Town’s submittal of the ordinance and related findings to the California Energy Commission (CEC) for review and approval.
BACKGROUND:
State Building Code Cycles and AB 130
The State of California updates its California Building Standards Code (CBSC) every three years.
Local governments may adopt “reach codes” that exceed State minimum standards when justified by local findings of necessity.
Assembly Bill 130 (AB 130), signed into law on June 30, 2025, temporarily restricts most amendments to the residential portions of the Building Standards Code between October 1, 2025, and June 30, 2031, except where specific exemptions apply.
One such exemption allows jurisdictions to adopt local amendments consistent with their General Plan or Climate Action Plan adopted prior to June 10, 2025, if those plans include greenhouse-gas reduction or energy-efficiency strategies requiring such changes.
The Town of Los Altos Hills General Plan (adopted April 26, 2007) promotes energy-efficient construction (Goal 8) and encourages the development of policies and ordinances recommended by the Environmental Initiatives Committee (EIC).
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
The Town’s Climate Action Plan (CAP), adopted October 21, 2021, calls for significant reductions in greenhouse-gas emissions from buildings, with a key strategy being the electrification of homes through reduced natural-gas use. The proposed Two-Way AC / Heat Pump policy implements this CAP measure by aligning mechanical-system replacement activity with cost-effective electrification opportunities.
Together, the General Plan and CAP establish a clear policy foundation that qualifies the Town to adopt this reach code under AB 130’s General Plan / Climate Action Plan exemption.
Additional technical and policy documentation supporting the Town’s qualification under AB 130’s General Plan and Climate Action Plan exemption are included in Attachment 2 (Resolution Confirming Greenhouse Gas Reduction Policy) and Attachment 3 (Cost-Effectiveness Study).
Policy Context
In 2019 and 2024, the Town adopted local Reach Codes requiring all-electric new construction, EV-ready infrastructure, and emissions-based performance standards (Ordinances 589 and 611).
The current proposal builds upon those policies by focusing on equipment replacement cycles rather than new construction, thereby facilitating incremental decarbonization of existing homes.
The Two-Way AC / Heat Pump policy encourages electrification rather than mandating it outright.
It targets air-conditioning replacements and new installations as a practical, cost-effective intervention point for reducing emissions. Homeowners replacing an aging or failed AC unit are given the choice of installing a dual-function heat pump or a conventional AC system with compensating efficiency measures, ensuring energy performance equivalency.
This approach aligns with Bay Area Air Quality Management District (BAAQMD) Rule 9-4, which will phase out natural-gas furnace installations by 2029. The proposed ordinance supports this regional transition by preparing homes for all-electric heating and cooling solutions. When an existing furnace eventually fails, a home equipped with a heat pump will already meet comfort and environmental standards without requiring further equipment upgrades.
Technology Definitions
Furnace: Provides heating only and may be gas-powered or electric.
Air Conditioner (AC): Provides cooling only; does not supply heat.
HVAC System: A combined furnace and air-conditioning system sharing ductwork and controls; the furnace often uses natural gas.
Heat Pump (HP): A fully electric system that provides both heating and cooling by transferring, rather than generating, heat—resulting in higher efficiency and reduced emissions.
DISCUSSION:
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
Proposed Policy
Projects subject to this ordinance may comply through one of two pathways:
1. Install a Heat Pump:
• Provides both heating and cooling using electricity only. • May replace the existing furnace (all-electric conversion) or replace only the AC unit while retaining the existing furnace as an air handler or backup.
2. Install a New Air Conditioner with Supplemental Efficiency Measures:
• If a homeowner elects to install a standard AC, additional measures must be implemented to achieve energy performance equivalent to a heat-pump installation. • These measures include advanced duct sealing, improved airflow and fan efficacy, attic insulation, and air sealing consistent with California Energy Code requirements and local amendments.
Table 1. Summary of Requirements if Installing an Air Conditioner
Ducts State Code Requirements Reach Code Requirements
Existing
Ducts
• Duct sealing (10% leakage)
• Airflow efficiency (300 CFM/ton)
• Refrigerant charge
verification
• Fan efficacy (0.45
watts/CFM)
• Attic insulation (R-49)
• Air sealing
New
Ducts
• Duct sealing (5% leakage)
• Airflow efficiency (350 CFM/ton)
• Fan efficacy (0.45 W/CFM)
• Attic Insulation (R-49)
• Air sealing
• R-8 Duct insulation
• Refrigerant charge
verification
• Fan efficacy (0.35
watts/CFM)
The benefits of the proposed ordinance are as follows:
GHG Reductions:
Heat pumps are significantly more efficient than gas furnaces and use California’s increasingly clean electricity grid. Replacing conventional air-conditioning units with heat pumps reduces greenhouse gas emissions by approximately 30–35 percent per household compared to a traditional gas furnace and air-conditioner system combination, depending on building size and usage.
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
Air Quality:
Heat pumps eliminate combustion-related emissions within the home and prevent the generation of harmful air pollutants, including nitrogen oxides (NOx) and particulate matter. The proposed ordinance aligns with Bay Area Air Quality Management District (BAAQMD) Rule 9-4, which phases out the sale and installation of natural gas furnaces beginning in 2029, positioning the Town of Los Altos Hills to meet upcoming regional air-quality standards ahead of schedule.
Resident Utility Bill Savings:
Studies by Silicon Valley Clean Energy (SVCE) and Peninsula Clean Energy (PCE) demonstrate that households converting to heat pumps experience average annual savings of approximately $300–$450 in total energy costs, depending on system size and home efficiency. These savings result from reduced gas usage, higher heat-pump efficiency, and alignment with the State’s lowcarbon electricity portfolio.
Incentives:
A variety of state and local rebates further enhance cost-effectiveness. • Silicon Valley Clean Energy (SVCE) offers rebates of up to $2,500 for installation of qualifying heat pump heating and cooling systems.
• BayREN and PG&E programs provide additional rebates ranging from $1,000 to $2,000, with potential stackable incentives for electrical panel upgrades and weatherization improvements.
These programs substantially reduce net upfront costs for Los Altos Hills residents installing highefficiency equipment.
Future Proofing:
The proposed ordinance helps residents prepare their homes for future equipment transitions and ensures compatibility with forthcoming state and regional energy standards. By installing a heat pump at the time of AC replacement, homeowners eliminate the need for future mechanical conversions when gas furnaces are phased out or when electricity rates favor all-electric systems.
Impacts
The proposed policy was evaluated across four primary metrics:
1. Up-Front Costs: The initial expense of purchasing and installing equipment, including ductwork and panel modifications.
2. Bill Savings: Annual utility bill impacts reflecting fuel switching and energy-efficiency gains.
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
3. Lifecycle Savings: Cumulative 30-year costs and savings, accounting for installation, maintenance, equipment replacement, and utility expenses.
4. Greenhouse Gas (GHG) Emissions: Estimated annual and lifecycle reductions in CO₂- equivalent emissions from residential heating and cooling.
Up-Front Costs
Up-front cost is a key factor for policy feasibility and homeowner adoption. As shown in Figure 1, Path 1 compliance—installing a heat pump—typically yields a lower net cost compared to Path 2, which involves replacing an air conditioner and adding supplemental efficiency measures. • For most Los Altos Hills homes, the incremental cost of a heat pump system compared to a conventional AC replacement ranges from $1,500 to $3,000 before incentives, but available rebates often offset or exceed this difference. • Path 1 (Heat Pump installation) is therefore cost-effective at the time of replacement and results in ongoing energy and emissions savings.
• Path 2 (AC with additional efficiency measures) offers an energy-equivalent alternative that ensures compliance while accommodating site-specific or electrical limitations.
Both compliance pathways ensure alignment with the Town’s Climate Action Plan and the California Energy Commission’s cost-effectiveness requirements for local energy amendments.
Figure 1. 1-Way AC Costs More for Same Efficiency1,
2 Bill Savings
Monthly utility bill impacts are a key benefit for residents. A Bill Savings Study conducted by Silicon Valley Clean Energy (SVCE) shows that households converting to heat pumps save ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
approximately $300 to $450 per year on energy bills compared to homes using conventional airconditioning and gas-furnace systems.
These savings result from:
• The higher efficiency of heat pumps compared to traditional combustion systems. • The use of California’s increasingly clean and low-cost electricity grid. • The reduction or elimination of natural gas consumption for space heating.
For Los Altos Hills residents served by SVCE, which delivers 100% carbon-free electricity, these savings are likely to increase over time as gas rates rise and electricity supply continues to decarbonize.
Lifecycle Impacts
Another way to assess the impact of this proposed policy is to look at lifecycle costs. Lifecycle costs factor in equipment operation and replacement over a 30-year lifecycle, assuming one equipment replacement during that time. When installing a heat pump at time of air conditioner replacement, it will also provide heating to the home during the colder months. If there is a secondary gas heating source, it will not need to be replaced when it fails. Lifecycle costs show significant savings when installing a heat pump as compared to replacing the AC unit with another AC unit.
Table 2. Economic Costs and Savings3
Approach Lifecycle
Savings
Base case (Replace AC) $0
Heat pump & new air handler (no furnace) $(572) - $10,753 Heat pump with existing furnace as backup $1,955 - $10,123
GHG Emissions
Heat pumps can provide significant reductions in greenhouse gas emissions over air conditioner replacements. This is because heat pumps provide heating more efficiently than gas furnaces (and electric resistance heat). Table 4 shows greenhouse gas reductions for heat pump approaches, as compared to the base case of an AC replacement in metric tons (for the first year) and as a percentage of total emissions. These estimations are conservative; the actual impact is likely greater because Los Altos Hils receives clean energy from Silicon Valley Clean Energy, resulting in very low GHG emissions from electricity use.
Table 3. Greenhouse Gas Reductions4
Approach Metric Tons Percentage
Heat pump & new air handler (no furnace) 0.69 – 0.94 22% - 26% Heat pump with existing furnace as backup 0.97 – 1.30 32% - 37%
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
The emissions and lifecycle savings values summarized above are derived from modeling contained in the Cost-Effectiveness Study (Attachment 3), which uses California Energy Commission-approved methodologies.
Exceptions
The proposed policy offers two general exceptions. The first is for situations where the electrical panel capacity is insufficient to meet the load of a heat pump. The second is where the heat pump would need to be sized more than 12,000 Btu/hr (1 ton) over the air conditioner that would be installed in order to meet the heating load. There are also exceptions to the duct sealing and airflow requirements that specify alternative methods of compliance. All applicable exceptions in the California Energy Code apply.
Public Engagement
The proposed policy was developed in coordination with multiple community and committee discussions.
• Environmental Initiatives Committee (EIC) Reach Code Subcommittee: Reviewed October 8, 2025; voted to recommend adoption of the Two-Way AC / Heat Pump language.
• City Council Study Session: September 18, 2025; received input and direction to return with a supplemental report for CEC submittal.
Public outreach included online meeting materials, summary presentations, and coordination with Silicon Valley Clean Energy to confirm local incentive availability.
Policy Implementation Considerations
The policy would be implemented via an modified building-permit intake process intake form required at time of building permit submittal. Building staff would review the application for consistency with the policy and field verification would happen as part of the typical inspection process.
Schedule and Next Steps
Following City Council approval, the ordinance will return for second reading and formal submittal to the California Energy Commission (CEC) and California Building Standards Commission (CBSC) on November 20, 2025.
In preparation for implementation, staff will develop updated permit intake forms, conduct internal training, and prepare public-facing guidance materials between December 2025 and January 2026.
Upon submittal, the Town will await formal approval from the CEC and CBSC for filing, which is anticipated in early 2026.
ITEM 6A ATTACHMENT 3
City Council
Two-Way AC / Heat Pump Policy
October 16, 2025
Once all State approvals are received, the policy will take effect no sooner than January 1, 2026, coinciding with the effective date of the 2025 California Building Standards Code.
ENVIRONMENTAL REVIEW:
This ordinance is exempt from CEQA under 15061(b)(3) on the grounds that these standards are more stringent than the State energy standards, there are no reasonably foreseeable adverse impacts and there is no possibility that the activity in question may have a significant effect on the environment.
FISCAL IMPACT:
No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.
ATTACHMENTS
1. Ordinance – Adoption of 2025 CBSC with Local Amendments (See Attachment 1 of Item 6A)
2. Resolution Confirming Greenhouse Gas Reduction Policy (See Attachment 4 of Item 6A)
3. 2025 Single-Family AC-to-Heat-Pump Cost-Effectiveness Study ITEM 6A ATTACHMENT 3
Ordinance – Adoption of 2025 CBSC with Local Amendments See Attachment 1 of Item 6A
ITEM 6A ATTACHMENT 3
Resolution Confirming Greenhouse Gas Reduction Policy
See Attachment 4 of Item 6A
ITEM 6A ATTACHMENT 3
2025 CostEffectiveness Study:
Single Family AC to Heat
Pump Replacement
Prepared by:
Ada Shen, Rebecca Evans, Keith
Saechao, Alea German, & Marc
Hoeschele, Frontier Energy, Inc
Misti Bruceri, Misti Bruceri &
Associates, LLC
Prepared for:
Kelly Cunningham, Codes and
Standards Program, Pacific Gas
and Electric
Revision: 2.0
Last modified: 2025/08/08
ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 1 2025/08/08
Table 1. Summary of Revisions
Date Description Reference (page or section)
6/09/2025 Original Release N/A
8/08/2025 The following issues were corrected in this report. Note that none of the issues flipped cost-effectiveness results from costeffective to not cost-effective or vice versa in any climate zone except for the DFHP in the 1978-1991 vintage in CZ 15 is now LSC cost-effective.
1. 30-year DFHP results for all sizes except the 3-ton
system have been impacted. Increase in costeffectiveness for Climate Zones 2,4,8-15, decrease in cost effectiveness in Climate Zone 3.
Table 7, Table 8, Table 9,
Table 12, Table 15, Table 22,
Table 25, Table 28, Table 31,
Section 4: Recommendations
and Discussion
Legal Notice
This report was prepared by
Pacific Gas and Electric Company
and funded by the California utility
customers under the auspices of
the California Public Utilities
Commission.
Copyright 2025, Pacific Gas and
Electric Company. All rights
reserved, except that this
document may be used, copied,
and distributed without
modification.
Neither PG&E nor any of its
employees makes any warranty,
express or implied; or assumes
any legal liability or responsibility
for the accuracy, completeness or
usefulness of any data,
information, method, product,
policy or process disclosed in this
document; or represents that its
use will not infringe any privatelyowned rights including, but not limited to, patents, trademarks or
copyrights.
ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 2 2025/08/08
2. Incremental cost tables 7-9 had incorrect condensing furnace costs.
3. Zero NOx discussion in the recommendations and
discussion section was based on the high gas
escalation rates but were compared against the
modest escalation standard results. The discussion
has been corrected to compare against the high gas
escalation standard results instead.
ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 3 2025/08/08
Acronym List
AC – Air conditioner
ACH50 – Air Changes per
Hour at 50 pascals pressure
differential
AFUE – Annual Fuel
Utilization Efficiency
B/C – Lifecycle Benefit-toCost Ratio
BSC – Building Standards
Commission
CA IOUs – California
Investor-Owned Utilities
CARE – California Alternate
Rates for Energy
CASE – Codes and
Standards Enhancement
CBECC-Res – Computer
program developed by the
California Energy
Commission for
demonstrating compliance
with the California
Residential Building Energy
Efficiency Standards
CFM – Cubic Feet per
Minute
CO2 – Carbon Dioxide
CPAU – City of Palo Alto
Utilities
CPUC – California Public
Utilities Commission
CZ – California Climate
Zone
DFHP – Dual Fuel Heat
Pump
DHW – Domestic Hot Water
DOE – Department of
Energy
EDR – Energy Design
Rating
EER – Energy Efficiency
Ratio
EF – Energy Factor
GHG – Greenhouse Gas
HPWH – Heat Pump Water
Heater
HSPF – Heating Seasonal
Performance Factor
HVAC – Heating,
Ventilation, and Air
Conditioning
IOU – Investor Owned
Utility
kBtu – kilo-British thermal
unit
kWh – Kilowatt Hour
LCC – Lifecycle Cost
LLAHU – Low Leakage Air
Handler Unit
VLLDCS – Verified Low
Leakage Ducts in
Conditioned Space
NEEA – Northwest Energy
Efficiency Alliance
NEM – Net Energy Metering
NPV – Net Present Value
PG&E – Pacific Gas and
Electric Company
PV – Photovoltaic
SCE – Southern California
Edison
SDG&E – San Diego Gas
and Electric
SEER – Seasonal Energy
Efficiency Ratio
SF – Single Family
SMUD – Sacramento
Municipal Utility District
SoCalGas – Southern
California Gas Company
TDV – Time Dependent
Valuation
Therm – Unit for quantity of
heat that equals 100,000
British thermal units
Title 24 – Title 24, Part 6
TOU – Time-Of-Use
UEF – Uniform Energy
Factor
ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 1 2025/08/08
Table of Contents
Executive Summary............................................................................................................ 4 1 Introduction.................................................................................................................. 7 2 Methodology and Assumptions.................................................................................. 9
2.1 Modeling............................................................................................................... 9
2.2 Prototype Characteristics.....................................................................................10
2.3 Cost-Effectiveness Approach...............................................................................13
2.3.1 Benefits ...........................................................................................................13
2.3.2 Costs ...............................................................................................................13
2.3.3 Metrics.............................................................................................................15
2.3.4 Utility Rates .....................................................................................................16
2.4 Measure Details and Cost....................................................................................18
2.4.1 Lifecycle Cost Assuming Zero-NOx Standards for Space Heating After 2030 ..20 3 Results........................................................................................................................22
3.1 Cost-Effectiveness Results ..................................................................................22
3.1.1 Cost Effectiveness Results Using Standard Tariffs...........................................23
3.1.2 Cost Effectiveness Results Using CARE Tariffs ...............................................26
3.2 Zero-NOx Scenario Results.................................................................................28
3.3 AC Pathways for Heat Pump Replacements........................................................30 4 Recommendations and Discussion..........................................................................33 5 References .................................................................................................................36 6 Appendices ................................................................................................................38
6.1 Map of California Climate Zones..........................................................................38
6.2 Cost-Effectiveness Results ..................................................................................39
6.2.1 Standard Rates................................................................................................39
6.2.2 CARE tariffs.....................................................................................................45
6.3 Utility Rate Schedules..........................................................................................51
6.3.1 Pacific Gas & Electric.......................................................................................51
6.3.2 Southern California Edison ..............................................................................60
6.3.3 Southern California Gas...................................................................................64
6.3.4 San Diego Gas & Electric ................................................................................65 ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 2 2025/08/08
6.3.5 City of Palo Alto Utilities ...................................................................................72
6.3.6 Sacramento Municipal Utilities District (Electric Only) ......................................74
6.3.7 Fuel Escalation Assumptions ...........................................................................76 List of Tables
Table 1. Summary of Revisions............................................................................................ 1 Table 2. Residential Prototype Characteristics ....................................................................10 Table 3. Efficiency Characteristics for Three Vintage Cases................................................12 Table 4. System Sizing by Climate Zone .............................................................................15 Table 5. Investor-Owned Utility Tariffs Used Based on Climate Zone ..................................16 Table 6. Publicly Owned Utility Tariffs Used Based on Climate Zone...................................17 Table 7. Lifecycle Incremental Cost Breakdown for a 4-Ton DFHP Existing Furnace...........19 Table 8. Lifecycle Incremental Cost Breakdown for 4-Ton HPSH ........................................19 Table 9. HVAC Measure Cost Assumptions – 4-Ton Electric Replacements........................20 Table 10. SCAQMD Rule 1111 Proposed Manufacturer Compliance Targets.......................20 Table 11. Lifecycle Incremental Cost Breakdown for 4-Ton System with no Gas Furnaces after 2030............................................................................................................................21 Table 12. [1992-2010] DFHP Existing Furnace....................................................................23 Table 13. [1992-2010] Standard Efficiency HPSH ...............................................................24 Table 14. [1992-2010] High Efficiency HPSH ......................................................................25 Table 15. [1992-2010] DFHP Existing Furnace CARE.........................................................26 Table 16. [1992-2010] Standard Efficiency HPSH CARE ....................................................27 Table 17. [1992-2010] High Efficiency HPSH CARE............................................................28 Table 18. DFHP Existing Furnace On-Bill NPV with High Gas Escalation (Zero-NOx Rule) 29 Table 19. DFHP Existing Furnace LSC Savings (Zero-NOx Rule).......................................30 Table 20. New AC Only Path Cost Estimates ......................................................................32 Table 21. New AC/Furnace and New Ducts Path Cost Estimates........................................32 Table 22. [Pre-1978] DFHP Existing Furnace......................................................................39 Table 23. [Pre-1978] Standard Efficiency HPSH..................................................................40 Table 24. [Pre-1978] High Efficiency HPSH.........................................................................41 Table 25. [1978-1991] DFHP Existing Furnace....................................................................42 Table 26. [1978-1991] Standard Efficiency HPSH ...............................................................43 Table 27. [1978-1991] High Efficiency HPSH ......................................................................44 Table 28. [Pre-1978] DFHP Existing Furnace CARE ...........................................................45 Table 29. [Pre-1978] Standard Efficiency HPSH CARE.......................................................46 Table 30. [Pre-1978] High Efficiency HPSH CARE..............................................................47 Table 31. [1978-1991] DFHP Existing Furnace CARE.........................................................48 Table 32. [1978-1991] Standard Efficiency HPSH CARE ....................................................49 Table 33. [1978-1991] High Efficiency HPSH CARE............................................................50 Table 34. PG&E Baseline Territory by Climate Zone............................................................51 Table 35. PG&E Monthly Gas Rate ($/therm)......................................................................52 ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 3 2025/08/08
Table 36. SCE Baseline Territory by Climate Zone ..............................................................60 Table 37. SoCalGas Baseline Territory by Climate Zone .....................................................64 Table 38. SoCalGas Monthly Gas Rate ($/therm)................................................................65 Table 39. SDG&E Baseline Territory by Climate Zone.........................................................65 Table 40. SDG&E Monthly Gas Rate ($/therm) ...................................................................66 Table 41. CPAU Monthly Gas Rate ($/therm) ......................................................................72 Table 42. Real Utility Rate Escalation Rate Assumptions, CPUC En Banc and 2022 TDV Basis...................................................................................................................................77 Table 43. Real Utility Rate Escalation Rate Assumptions, 2025 LSC Basis.........................78 List of Figures
Figure 1. AC vs. Heat Pump Pathway Requirements ..........................................................31 Figure 2. AC vs. Heat Pump Energy Comparison................................................................31 Figure 3. Map of California climate zones. ..........................................................................38 ITEM 6A ATTACHMENT 3
Cost-effectiveness Analysis: Single Family AC to Heat Pump Replacement 4 2025/08/08
Executive Summary
The California Codes and Standards (C&S) Reach Codes program, also known as the Local Energy Codes program, provides technical support to local governments considering adopting a local ordinance (reach code) intended to support meeting local and/or statewide energy efficiency and greenhouse gas (GHG) reduction goals. The program facilitates adoption and implementation of the code when requested by local jurisdictions by providing resources such as cost-effectiveness studies, model language, sample findings, and other supporting documentation.
It is important to note that there is a voluntary measure in the 2025 CALGreen for replacing an air conditioner with a heat pump at time of air conditioner replacement, which can be adopted as is. This report seeks to provide options to modify the heat pump measure and demonstrate the cost-effectiveness of these options.
This analysis used two different metrics to assess the cost-effectiveness of the proposed upgrades for a 1,665 square foot single family home prototype with an attached garage.
Both methodologies require estimating and quantifying the incremental costs and energy savings associated with each energy efficiency measure over a 30-year analysis period. OnBill cost-effectiveness is an occupant-based lifecycle cost (LCC) approach that values energy based upon estimated site energy usage and customer utility bill savings using today’s electricity and natural gas utility tariffs. To reflect how natural gas prices fluctuate with seasonal supply and demand, a normalized curve was used to estimate the cost for the remaining months relative to today’s rates. Long-term Systemwide Cost (LSC) is the California Energy Commission’s metric for determining cost-effectiveness of efficiency measures in the 2025 Energy Code. This metric is intended to capture the long-term projected cost of energy including costs for providing energy during peak periods of demand, carbon emissions, grid transmission and distribution impacts.
Local jurisdictions may adopt ordinances that amend different parts of the California Building Standards Code or may elect to amend other state or municipal codes. The decision regarding which code to amend will determine the specific requirements that must be followed for an ordinance to be legally enforceable. For example, reach codes that amend Part 6 of the California Building Code (the Energy Code) and require energy performance beyond state code minimums must demonstrate the proposed changes are cost-effective and obtain approval from the Energy Commission as well as the Building Standards Commission (BSC). Amendments to Part 11, such as requirements for increased water efficiency or electric vehicle infrastructure only require BSC approval and do not require the Energy Commission approval. Although a cost-effectiveness study is only required to amend Part 6 of the California Building Code, this study provides valuable context for jurisdictions pursuing other ordinance paths to understand the economic impacts of the policy decision.
This study documents the estimated costs, benefits, energy impacts and greenhouse gas emission reductions that may result from implementing an ordinance based on the results to help residents, local leadership, and other stakeholders make informed policy decisions.
ITEM 6A ATTACHMENT 3