Los Gatos City Council
December 2, 2025

ITEM NO. 6.
and understand the group members’ views on the
feasibility and marketability of various design features and standards.

The consulting team will prepare an introductory
presentation, identify discussion topics, and lead the
discussion. Following the meetings, the consulting team will summarize the feedback collected and identify ways to incorporate feedback into the standards.

C. Community Workshop. The consulting team will
design and facilitate an in-person interactive community workshop prior to drafting of the Administrative Draft
Standards. The workshop will:
• Introduce the project to the community. The
workshop will begin with a presentation on the
project background, recent State housing legislation,
and Town policy goals and standards. The
presentation will describe the advantages of ODS for
small towns like Los Gatos and underscore the role
of community members in developing them. The
community will also gain the vocabulary needed to
provide impactful feedback once the draft standards
are ready for public review.
• Solicit input from the community. Following the
presentation, the workshop will provide activities for
community members to offer ideas and priorities
and shape the emerging standards. Activities may
include but are not limited to live visual preference
surveys, interactive stations with presentation
boards, and small-group facilitated discussions
with tabletop materials. While the format will be
developed in coordination with Town staff, the
interactive portion of the workshop will be designed
to prompt community members to:
– Identify and discuss key elements that contribute to
Los Gatos’ neighborhood character.
– Visualize and articulate priorities for a range of
building and site design elements with a focus
on architectural style, building height transitions
between different residential densities and
districts, and details of building design.
– Ask questions about and lend input into the
emerging standards to ensure that the Project is
truly a community-led effort.

After the workshop, the consulting team will summarize
the feedback collected from all participants and identify ideas to be incorporated into the Updated/Additional
Objective Design Standards.

Task 3: Administrative Draft Updated/Additional
Objective Design Standards
A. Working Meetings with Town Staff (2). The
consulting team will participate in two one-hour working meetings with Town staff during the development of
the Administrative Draft. LWC will provide a summary
memo for each meeting.

B. Administrative Draft Updated/Additional
Objective Design Standards. The consulting team will
prepare the Administrative Draft Updated/Additional
Objective Design Standards to satisfy the State’s
requirements in accordance with SB330 as well as the
community’s design priorities. While the scope and
nature of the amendments will be determined through
Tasks 1 and 2, the consulting team anticipates the
Standards will include the following:
• Site Standards. Edits and additions to existing
standards to support high-quality site design
of small-scale multi-family development types,
including common and private open space, bicycle
parking, vehicular parking, landscaping.
• Building Standards. Edits and additions to existing
standards to require high-quality building design
that demonstrates the Los Gatos character. This
includes edits and additions to existing standards
for massing and scale; parking structure design; roof
design; façade design and articulation, and other
design elements. In developing this material, the
consultant team will focus on:
– High-quality building design – Building design (form, massing, materials, and details) that is high in
quality and that reflects the Town’s character,
detailed in an objective manner.
– Architectural style – Styles that are typical of the
Town, both within and outside of the historic
Downtown, and the hallmarks of each style,
described as objective features.
– Height transitions – Strategies for appropriate
massing transitions between different zones and
residential densities, and how such transitions
may impact solar access.
• Anticipating Density Bonus. Edits and additions
to the standards to ensure that key community
priorities are preserved when concessions are
granted to density bonus projects.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS| 9 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
• Updated and new graphics/illustrations. Updated
and new figures and illustrations that accurately
reflect the scale and character of Los Gatos and
that represent the range of forms and scales of
residential and residential mixed-use development
in the Town and that can be used to clearly illustrate
the standards. The graphics will be developed using
a combination of SketchUp and Adobe Illustrator.
• Implementation. Edits and additions to existing
checklist review process to ensure application of
the standards is predictable, clear, and easy to
follow. The consulting team will also identify places
elsewhere in the Town’s regulatory framework that
may need to be updated for consistency with the
Updated/Additional Objective Design Standards and
to ensure predictable and streamlined ministerial
review.

Task 4: Public Review Updated/Additional
Objective Design Standards
A. Working Meetings with Town Staff (2). The
consulting team will participate in two one-hour working meetings with Town staff during the development of the
Public Review Draft. LWC will provide a summary memo
for each meeting.

B. Public Review Draft Objective Design Standards.

The consulting team will prepare a Public Review
Draft based on a single set of consolidated, nonconflicting comments from the Town staff review of the Administrative Draft.

Task 5: Review and Adoption
A. Planning Commission Public Hearing. LWC will
prepare materials/presentations for, and present at
one in-person Planning Commission public hearing to
support adoption of the Updated/Additional Objective
Design Standards.

B. Town Council Public Hearing. LWC will prepare
materials/presentations for, and present at one inperson Town Council public hearing to support adoption of the Updated/Additional Objective Design Standards.

C. Final Objective Design Standards. Based on the
Town Council’s final adoption and final text changes
provided by Town staff, LWC will prepare, and provide
in Word and PDF, the final Objective Design Standards.

Optional Tasks
A. Additional Focus Group Meetings. The consulting
team will hold additional focus group meetings similar
in format to those described in Task 2B, to be held at any point in the process. Discussion topics will be developed in coordination with Town Staff.

B. Educational Story Map/Survey. Using ArcGIS
Online, the UPP team will develop a Story Map that
provides an overview of objective design standards,
showcases existing and proposed multi-family and
mixed-use residential development in the Town, and
collects feedback from users. UPP will analyze this
feedback and work with LWC to incorporate it into the
draft objective design standards.

C. Test Site Feasibility Analysis/Proforma. LWC will
prepare a financial feasibility analysis for selected sites or building prototypes identified in the ODS drafting
process. The goal is to ensure that development
standards result in economically feasible conditions that will allow for projects to be developed. This analysis will also establish that the ODS do not serve as a constraint on housing production. LWC will develop a financial
model (static developer-side pro forma) based on the
proposed standards. The definition of potential building envelopes and development standards can be prepared
concurrently to establish the economic feasibility of the proposed standards as they are being formulated.

D. Community Open House on the Public Review
Draft. The consulting team will hold an in-person Open
House to present the Public Review Draft Updated/
Additional Objective Design Standards to the community
and gather the community’s feedback and input. The
input gathered from the Open House will be reflected in the subsequent draft of the design standards.

E. Planning Commission/Town Council Study
Session. LWC will prepare materials/presentations for,
and present at a Planning Commission or Town Council
study session on the Public Review Draft updated/
Additional Objective Design Standards.

F. Additional Planning Commission/Town Council
Hearing. LWC will prepare materials/presentations
for, and present at a Planning Commission and Town
Council Hearing study session on the Public Review
Draft Updated/Additional Objective Design Standards.
10 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

Assumptions
This proposal is based on the following assumptions:

1. All meetings and calls will be conducted using an online video conferencing platform unless specified as inperson.

2. All deliverables, except for presentation materials
required for the public workshop and open house, will
be provided in electronic format.

3. Town staff will be responsible for the preparation
and publishing of all required public hearing notices,
property owner notification, newspaper notices,
agendas and staff reports for public hearings, and
translations or interpretation services.

4. Town staff will provide comments on draft materials
as a single set of non-conflicting and actionable
comments. The Town’s comments will include those
from the Town Attorney as appropriate as determined
Town staff. Town Attorney comments will be compiled
with Town staff comments when provided.

5. Town staff will prepare staff reports, resolutions, and notices for the Planning Commission and Town Council
meetings and hearings.

6. The Project involves no CEQA review, documentation,
or noticing.

The proposal acknowledges laws and statutes enacted at the time of its writing. The parties will agree on amendments to the scope of services that become necessary if any changes occur to applicable rulings and obligations that were
unexpected at the time of the execution of this proposal.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS| 11 LWC prepares for a community workshop on the Hayward
Downtown Specific Plan.

LWC staff leads a visual preference exercise at a Livermore General Plan Amendments community event.

LWC staff leads virtual workshops using a range
of interactive tools such as break-out discussion
rooms, and live polling, and virtual white boards.
slide 27
Design Element Zone C Zone D
Shared garage (podium or underground) OR
above-ground “wrapped” structure
Tuck-under individually secured
garages OR shared garage (podium or
underground)
Parking Design
Driveway Width Max. 20 ft in width Max. 24 ft in width
Screened from view from r-o-w by:
• Regular punched openings designed to
resemble windows of habitable spaces; or
• Trellis/living wall surfaces.

Structured parking levels may not
directly face the right-of-way. Parking Visibility
Residential parking shall be separated from
non-residential parking through a controlled
fence, gate or other barrier.

Parking Separation -
Max. 12 ft in width Max. 12 ft in width; Min. 10 ft from back of sidewalk
Shared Garages/
Garage Doors
Site Design Flip Chart Notes
Where is this doc located? Let's make it easier to
find.

Make ppt available on website, too.

Front yard setback -- let's make it more urban,
remove front setback
(Models don't show front setbacks - at prop line)
Step backs - great! Make new devt less imposing.

Height and adjacencies to single family residential in
Zone D
Prices and rental ratse in feasibility test and not
accurate -- costs min $350/sqft to build, same for
pkg (approx $400/sq ft)
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

Lisa Wise Consulting, Inc.

LWC was founded in 2006 and has
grown to a staff of 21 urban planning
professionals and support staff with
offices in Los Angeles, San Francisco,
and San Luis Obispo. LWC specializes in assessing,
updating, and modernizing zoning codes aimed at
promoting pedestrian and transit-oriented communities,
and facilitating sustainable, vibrant places to live, work, and play. The LWC team addresses each engagement
with a deep understanding of zoning principles and
best practices, strong project management, writing, and graphics production.

Core Services. Since 2006, LWC has been dedicated
to working with California cities to assure compliance
with State Housing Law and consistency and clarity of
zoning codes. This is a target project for LWC. Our core services include:
• Zoning Ordinances, Development Codes, FormBased Codes, and Design Standards and Guidelines • Long-Range Planning, Specific Plans, TOD Plans, and
Corridor Plans
• Housing Elements and Affordable Housing Policy
• Financial Feasibility, Market Analyses, and
Revitalization Strategies
Close Communication and Data-Driven
Management. Our approach relies on close
collaboration with clients through regularly scheduled
calls and meetings, regular progress reports, and fast
and thorough turnaround on all document review
and communication. Our operations are supported by
BigTime, a performance management software LWC
employs to track project progress by task and team
member in real time. This enables the LWC team to
anticipate and adjust for issues before they occur and
keep the project on schedule and on budget.

Targeted Experience. LWC has led over 100 zoning
code engagements and 15 successful Housing Element
Updates in this 6th Cycle. LWC has developed produced
Objective Design Standards and prepared related
Zoning Amendments for the following jurisdictions:
• City of Beaumont (Riverside County)
• City of Long Beach (Los Angeles County)
• City of Los Altos (Santa Clara County)
• Marin County
• City of Millbrae (San Mateo County)
• City of Piedmont (Alameda County)
• Town of Portola Valley (San Mateo County)
• City of Rancho Cucamonga (San Bernardino County)
• City of Saratoga (Santa Clara County)
• City of Seal Beach (Orange County)
• City of South San Francisco (San Mateo County)
• City of Woodland (Yolo County)

EXPERIENCE AND EXPERTISE
12 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 13 Equity. Ensures that the benefits and burdens of the new code are shared across the community, expand opportunities for affordable housing and affordable commercial space, and support a diversity of businesses.

Viability. Fosters development that supports housing, employment growth, vibrant commercial centers and business districts while considering market forces, economic feasibility and fiscal performance.

Quality. Assures standard of excellence that retains value, is long lasting, and responds to context and character of neighbor-hoods, corridors, and districts.

Context. Responds and enhances to the unique character of neighborhoods, corridors, centers, and districts.

Predictability. Offers a high degree of control and assures alignment with expectations of development outcomes for the City, property owners, businesses, and the development community.

Flexibility. Able to accommodate reasonable adjustments to assure positive outcomes and community compatibility over time.

Clarity. Be easy to understand for community members, developers, and City officials and staff, and enable consistent interpretation at the planning counter.

As a firm, we are dedicated to the following principles on all of our engagements:

LWC tested out the objective design standards on a key
Housing Element opportunity site in Piedmont, CA. The Redwood City Residential Design Guide provides guidance on a range of architectural elements.

Landscaping is an integral part of
the neighborhood streetscape.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 14 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISA WISE CONSULTING, INC. LISAWISECONSULTING.COM

CITY OF LOS ALTOS
Objective Design Standards for Multi-family and Residential Mixed Use Development Micro-scale analysis of a downtown residential district LWC was hired by the City of Los
Altos to develop design standards
for the City’s Zoning Code to be
compliant and consistent with
State laws SB2, SB35, SB330, and
AB1485, and facilitate the production
of safe, attractive and diverse
housing.

LWC implemented the project with
an outreach campaign grounded in
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members, Planning Commissioners,
developers, architects, and property
and business owners. Outreach also
included a series of Joint Planning
&RPPLVVLRQ&LW\&RXQFLO6WXG\
Sessions.

Armed with feedback from the
community, LWC conducted a
thorough review and evaluation
of existing standards, criteria,
and guidelines for multifamily and
residential mixed-use development,
focusing on existing subjective design
standards. LWC also conducted a
micro-scale analysis of built form in
the key areas as well as lot testing on
sample sites.
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and input from City leadership,
LWC drafted and illustrated a set
of objective design standards for
all 11 zoning districts that support
multi-family or residential mixed-use
development. The standards ensure
that criteria for approval are clear,
objective, and lead to predictable
KLJKTXDOLW\UHVXOWVWKDWUHÀHFWWKH
City’s unique character.

The City Council adopted the
Objective Design Standards in
September of 2021.

STATUS:

Adopted September 2021
TIMEFRAME:

May 2020 – September 2021
BUDGET:
$341,750
REFERENCE:

Guido F. Persicone, MUP, AICP
Planning Services Director
City of Los Altos (Former)
Community Development Director
(Current)
City of Marina
211 Hillcrest Ave.

Marina, CA 93933
(831) 884-1281
[email protected]
PARTNERS:

Opticos Design, Inc.

W-Trans
LWC also updated the Los Altos 6th
Cycle Housing Element, which was
adopted by City Council on January
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September 2023.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 15 983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM LWC was hired by the City of Millbrae
to develop objective residential design
standards that ensure consistency and
compliance with State laws including SB
330, SB 6, AB 2011, and laws related to
Accessory Dwelling Units (ADUs). The
project’s goals are to establish standards
for the design of single-family residential
development, duplexes, triplexes,
ADUs, multi-family, and mixed-use
developments; and to introduce a new
residential design review process aimed
at facilitating residential permitting.

To ensure the community’s voice is
evident in the updated Zoning Code,
/:&KDVZRUNHGFORVHO\ZLWK&LW\VWDႇ
to facilitate study sessions with the City
Council, Planning Commission, and
Community Enhancement Advisory
Committee; a Community Workshop;
a Community Open House; an online
Community Survey; and social media
posts to gather community input on
design preferences and priorities. LWC
has also designed and hosts a project
website (www.millbraeresidentialdesign.
org).

Based on a thorough review and
analysis of existing residential design,
a review of existing policies and
standards, and input from the community
and decision-making bodies, LWC is
drafting design standards that are clear,
visually engaging, user-friendly, and
will lead to predictable high-quality and
context-sensitive design.

Anticipated adoption of the Citywide
Objective Design Standards and Zoning
Code Amendments is November 2025.

CITY OF MILLBRAE
Citywide Objective Design Standards and Zoning Code Amendments STATUS
Anticipated adoption
November 2025

TIMEFRAME
December 2023 –
November 2025
BUDGET
$513,202
REFERENCE:

Roscoe Mata
Planning Manager
City of Millbrae
621 Magnolia Avenue
Millbrae, CA 94030
(650) 259-2416
[email protected]
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
16 983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC. | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM ,QWKH&LW\RI3LHGPRQWKLUHG
/:&WRFUHDWH2EMHFWLYH'HVLJQ
Standards for mixed-use and multiIDPLO\GHYHORSPHQWFRQGXFWVLWHDQG IHDVLELOLW\WHVWLQJGHYHORSVWUDWHJLHVWR
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and provide incentives for ADUs.
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the development review process while
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new units.

Piedmont values its beautiful
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and small-town charm. The community
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residential. Vacant land accounts for
less than two percent of the land area.

A critical feature of the project is
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responses.
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and the community to assess the
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standards.
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feasibility analysis for the two
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and proforma analysis. LWC assured
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and would lead to outcomes supported
by the community.

The standards were adopted by City
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STATUS:
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TIMEFRAME:
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BUDGET:



REFERENCE:
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City of Piedmont
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[email protected]
PARTNERS:

Open Scope Studio
Plan to Place

CITY OF PIEDMONT
Multifamily and Mixed Use Objective Design Standards, Proformas, and Prototype Plans and Incentives for Accessory Dwelling Units LWC also updated the Piedmont 6th
Cycle Housing Element. The Housing
Element was adopted by City Council
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by the HCD in October 2023.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 LISA WISE CONSULTING, INC. | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 OBJECTIVE DESIGN STANDARDS | LISAWISECONSULTING.COM TOWN OF LOS GATOS | 17 LWC was hired by Redwood City
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the evaluation of projects that require
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review. These include second-story
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more.
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to determine the community’s
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a community Farmers’ Market.
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project led the City to approve the
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would determine how to update them
as objective standards.

STATUS:
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TIMEFRAME:
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BUDGET:

REFERENCE:

William Chui
Associate Planner
City of Redwood City
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[email protected]

CITY OF REDWOOD CITY
Citywide Residential Design Guide
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
18 983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISA WISE CONSULTING, INC. LISAWISECONSULTING.COM

CITY OF SARATOGA
Objective Design Standards
STATUS:

Adopted
TIMEFRAME:
6HSWHPEHU±
2FWREHU
BUDGET:


REFERENCE:

Christopher Riordan
Senior Planner
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[email protected]
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of compliance with state law while
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LWC initiated the project with a review of
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areas as well as policy direction from
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the proposed standards for the new
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the standards would be feasible and
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support multi-family or residential mixeduse development.

The new standards satisfy the State’s
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LWC also provided direction on
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adopted by the City Council in October

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Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS| 19 Urban Planning
Partners, Inc.

Urban Planning Partners (UPP) is
a land use planning firm that was
established in 2009. We are a small firm located in
Downtown Oakland and 100-percent woman-owned.

The firm is led by Lynette Dias, UPP’s Founder and
President. Lynette has over 30 years of urban and
environmental planning experience. She began her
career in the public sector in northern and southern
California cities, and later transitioned into consulting, where she spent the majority of her career working
for public agencies and private developers throughout
California.

Our Mission and Values
Our mission is to help create better places in partnership with our clients and the communities in which we work.

Our core values are:
• We care. We have called the Bay Area home since
our founding and love playing a part in shaping some
of our favorite places. We take on projects that stir
something in us, and it shows.
• We collaborate. Projects are stronger when the
development process is collaborative. Whether it’s
working with one another, our subconsultants, or our
clients, we believe in joining forces.
• We reach. The potential for what we can do, not
relying on what we’ve always done, is what motivates
us. Reaching up and preaching out keeps our work
innovative, our team engaged, and our approach
inclusive.
• We are real. We pride ourselves on telling it like it is. Our clients can count on us for honest, practical
guidance.

Our key services include planning policy, development
services, community engagement, environmental
review, contract planning, and grant writing. Trust,
objectivity, and insight are the foundations of our work.

Our dedication, strong communication skills, and diverse range of experience enable successful partnerships
with our clients. We collaborate with our clients and
the communities in which we work to achieve approval
and implementation of policies and projects that better urban environments.

Community Engagement
At UPP, we believe that objective design standards
function best when they are developed in collaboration
with community members who know their community
best and key stakeholders who have a detailed
understanding of the development process.

UPP has lead outreach and engagement efforts related
to objective design standards in several communities
including Santa Cruz, Foster City, and San Jose. Our
experience working on these projects has taught us
the importance of getting to know the communities we
serve, taking part in active listening, being transparent, and providing ample opportunities for the community
to learn about the project and provide input.

In Santa Cruz, the UPP team led a robust outreach
campaign to develop standards that represented the
community. UPP collected feedback from a diverse
group of community members and stakeholders via an
online survey, tabling events, community workshops,
focus group meetings, and a planning commission
study session. UPP used this feedback to draft objective design standards that balance a variety of needs and
perspectives. Because the UPP team worked with the
community to develop objective design standards, the
standards earned broad support and were unanimously
adopted by the City Council.

In Foster City, UPP used a different approach to
encourage community ownership of objective
development standards. Here, UPP designed a “Data
Walk” activity that guided community members through
the design of ten housing projects in Foster City and
asked them to provide feedback on their experience
of those projects. UPP worked to identify common
themes among the feedback collected, including which
features and characteristics were most positively/
negatively perceived. Based on our findings, our team
drafted objective design standards that were most likely to be positively perceived while still remaining feasible, satisfying legal requirements, and aligning with housing development targets.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

RELATED PROJECT EXAMPLES AND REFERENCES

SANTA CRUZ MULTI-FAMILY DEVELOPMENT OBJECTIVE DEVELOPMENT STANDARDS AND

COMMUNITY ENGAGEMENT

CITY OF SANTA CRUZ
UPP worked with the City of Santa Cruz to develop
objective development standards for multi-family
development per State laws SB 35 and the Housing
Accountability Act. Given previous misinformation and
community resistance to multi-family development, the
UPP team (in partnership with InterEthnica) developed
and carried out an equity-focused engagement approach
to reach communities not typically involved with the
planning process including the Latinx community, lowand moderate-income households, and university students. Through targeted engagement and candid
discussions with stakeholders, the team facilitated
meaningful dialogue that shaped development standards
that are economically feasible for developers and
representative of community priorities and values.

The team presented the community engagement strategy
to the Planning Commission, where they heard
unanimous support. In addition to community engagement, the objective standards are informed by robust analysis. UPP led a team of technical subconsultants with economic, transportation, and urban design expertise to ensure the development standards are feasible. UPP, with help from Kristen Hall City Design and Strategic Economics, completed test fits and proforma analyses to identify barriers to development that could be addressed with the objective development standards. The standards were approved by the Santa Cruz City Council on November 15, 2022. Following adoption of the Objective Development Standards, UPP assisted the City in developing an Objective Development Checklist for both applicant and internal use to implement the standards.

Client Contact
Sarah Neuse, Senior Planner – Advanced Planning
City of Santa Cruz
831.420.5092
[email protected]
20 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 21

FOSTER CITY OBJECTIVE MULTI-FAMILY AND MIXED-USE DESIGN STANDARDS

CITY OF FOSTER CITY
Objective design standards often require
the use of industry best practices and
technical terms to translate personal
experiences of a place (e.g., “community
character”) into quantifiable measures.

As a result, these standards can be
challenging for community members and
decisions-makers to envision – or for
planning professionals to articulate.

UPP and Van Meter Williams Pollack
teamed up to work with Foster City to
develop objective design standards for
multi-family and mixed-use
developments. The standards address site development, buildings, and landscape and Foster City’s unique waterfront setting.

To help frame this conversation, UPP designed a “Data Walk” activity that guided community members through the design of ten housing projects in Foster City and asked them to provide feedback on their experience of those projects. Stakeholders could participate physically (by scanning QR codes at each location) or digitally (by interactive map), at their own pace. Each stop included a short video explaining key design features and prompting participants with open-ended questions. Participants could then send texts, take a survey, or fill out a physical handout to respond to the questions. The project included preparing objective design standards in a new chapter of the City’s zoning regulations, related zoning regulation amendments in numerous other chapters, checklist for developers, and a users’ guide with additional photos and graphics to explain the standards.

Client Contact
Sofia Mangalam, Community Development Director
City of Foster City
650.286.3239
[email protected]
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
22 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

IRVINGTON BART STATION SITE PLAN, STATION AREA PLAN, AND ENVIRONMENTAL REVIEW

BART AND THE CITY OF FREMONT
UPP led a team of consultants on the
development of a Station Site Plan and Station
Area Plan for the new Irvington BART Station.

Working with a large team and two different
clients on a controversial project required a
proactive project management approach and
robust community outreach.

Leading the development of the Station Area
Plan, UPP worked with Urban Field Studio to
guide future development in the area
surrounding Irvington Station and stitch the
new station into the existing community. We prioritized crafting a Station Area Plan that is useful and easily readable for planners and developers and that includes objective development standards.

The outreach strategy for Irvington BART Project included message development, targeted stakeholder engagement, and public outreach. Targeted stakeholder outreach included focus groups with the Irvington Business Association, Washington Township Historical Society, and property owners and developers with property interests near the station. Involving these groups early in the planning process in a transparent and collaborative manner allowed the project team to gain a diverse group of supportive stakeholders. UPP also organized and led classroom presentations to approximately 150 students at Irvington High School, spoke to over 100 people while tabling at the Irvington Farmer’s Market, developed multiple online surveys, and led large community workshops that attracted over 100 participants.

UPP also led the streamlined environmental review process to clear the Irvington Station which consisted of an addendum to the 1991 Warm Springs BART Extension EIR and 2003 Warm Springs Extension Supplemental EIR. Completion of this project has achieved the City of Fremont’s longstanding vision of a transit-oriented, active area, strategically integrated with the future Irvington BART Station; consistent with the City’s 2011 General Plan and Irvington Community Plan goals.

Client Contact
Kristie Wheeler, Interim Assistant Community Development Director (former Fremont Planning Manager)
City of Dublin
925.833.6610
[email protected]
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

QUALIFICATIONS OF KEY PERSONNEL
LWC’s approach for the Objective Design Standards
Project will rely on our team’s expertise in California Housing Law, best practices for Zoning Code audits and
updates, and our experience on similar projects. The
LWC Team assigned to this Project brings decades of
relevant practice and understanding:

Lisa Wise, AICP (Principal) has over 30 years of
professional Project Management experience leading
housing element updates in the 4th, 5th and 6th cycles
as well as zoning code audits and updates throughout
California and the U.S. as well as large-scale code
engagements in the Middle East.

David Bergman (Director) brings over 25 years of
experience in California Housing law and zoning
regulation. David was the LWC Project Manager for 6th
Cycle Housing Element Updates, Inclusionary Housing
Ordinances and Density Bonus programs in Long
Beach, Alameda County and Novato and has served
as the Director of Planning and Building in the City of South Pasadena.

Monica Szydlik, AICP (Project Manager) brings over
18 years of project management, zoning code and
community design experience. Monica holds a Master’s
degree in architecture and has led objective design
standards and design guidelines projects in Piedmont,
Los Altos, Woodland, South San Francisco, Saratoga,
Portola Valley, Redwood City, and Seal Beach.

Stefano Richichi (Senior Associate) has over nine years of zoning code and community development experience.

He supports the LWC team in comprehensive code
review, assessment, and strategies to ensure more userfriendly, streamlined, modern development regulations that implement the community’s vision.

Caroline Chen (Associate) brings nearly four years of
graphics, design and long-range planning experience
and will support the team with comprehensive research
and developing drafts and editing deliverables.

Lisa Wise Consulting, Inc. The UPP team bring extensive expertise in community development, and land use and policy planning. The
UPP Team assigned to this Project brings the following
qualifications and experience:

Curtis Banks, AICP (Principal-in-Charge) has over
30 years of experience in planning and community
development, including affordable housing, building,
and code enforcement. Curtis has managed a wide
variety of residential and non-residential projects,
coordinating all facets of the project from the beginning of the planning and environmental review process
through construction. Curtis has spent his entire career working for communities in Santa Clara and San Mateo
counties (including as consultant to Los Gatos). Curtis is currently overseeing projects in Saratoga and Newark.

Carla Violet (Project Manager) has over 10 years of
experience managing land use and policy planning,
environmental review, and community engagement
projects customized to address specific project
objectives, anticipated challenges and opportunities,
and community concerns. She is skilled at effectively
evolving community engagement strategies to ensure
responsiveness to project issues that arise during
the planning process and to ensure an appropriately
representative cross-section of the community and/
or stakeholders are engaged. Carla serves as the East
Bay Community Relationship Manager for the Link 21
Program which aims to expand BART and other rail
systems by adding another transbay crossing between
Oakland and San Francisco.

Grant Sles (Project Planner) has nearly five years of
experience in urban planning and has worked in both
the public and private sector. His main areas of expertise are housing policy, community engagement, climate
resilience, and environmental justice. He has played a
key role in developing general plan elements and specific plans throughout the West Coast and implemented
affordable housing programs at the County of Ventura.

Urban Planning Partners, Inc.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS| 23 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM

LISA WISE, AICP
President, CEO
As a certified planner and public accountant, Lisa has over 30 years of professional experience in housing policy, land use regulation, real estate finance, and the management of complex projects. Lisa is a part-time lecturer at the California Polytechnic State University in San Luis Obispo focusing on courses in housing and real estate finance.

Lisa has been directly responsible for a breadth of large-scale projects aimed at accelerating housing production and complying with State housing law. These include 35 housing elements in the 4th, 5th, and 6th Cycles as well as Fair Housing Assessments, Inclusionary Housing Ordinances, Objective Design Standards, and Density Bonus Programs. She has also overseen over 23 master and specific plans, 80 zoning coed audits and updates and 35 economic and financial feasibility engagements.

Select Relevant Project Experience:
• Arroyo Grande, CA | Housing Element Update, 4th and 5th Cycle • Austin, TX I Citywide Code Update
• Atascadero, CA | Affordable Housing Short Sale Policy, Housing Element Implementation and Housing Element 4th and 5th Cycle
• Benicia, CA | Housing Element Update, 4th and 5th Cycle • Columbus, OH, Code Assessment and Code and Zoning Map Update • Flagstaff, AZ | Zoning Ordinance Update
• Grover Beach, CA | Zoning Code Update, West Grand Avenue Masterplan, and 4th Cycle Housing Element Update
• Hayward, CA I Downtown Specific Plan and Code Update
• King City, CA | Housing Element, 4th Cycle
• Livermore, CA | Development Code Update and 5th Cycle Housing Element Update
• Long Beach, CAI 6th Cycle Housing Element Update
• Long Beach, CA I SB9 Ordinance and ADU Ordinance
• Loomis, CA | Housing Element Update 3rd, 4th and 5th Cycle • Malibu, CA | Zoning Code and Local Implementation Plan Update • Merced, CA | Bellevue Corridor Plan
• Mesa, AZ | Form-Based Code and Regulating Plan
• Petaluma, CA | SMART Rail Station Areas: TOD Master Plan • Pismo Beach, CA | Housing Element, 4th Cycle
• Richmond, CA | Livable Corridors Plan, South Shore Specific Plan, and 4th and 5th Cycle Housing Element Update, Fair Housing Ordinance Evaluation and Update
• Saratoga, CA I Mixed Use Multifamily Objective Design Standards • Tehachapi, CA | Housing Element Update 4th and 5th Cycle • Vallejo, CA | Housing Element Update 5th Cycle
• Woodland, CA, 6th Cycle Housing Element Update
• Woodland, CA I Comprehensive Code Update

PAST WORK EXPERIENCE

EDUCATION

CERTIFICATIONS & MEMBERSHIPS
California Polytechnic State University
Adjunct Faculty | San Luis Obispo, CA | 2002 - Present
Crawford, Multari & Clark Associates
Professional Consultant | San Luis Obispo, CA
2001 – 2006
Governor’s Office of Planning & Research (OPR)
Intern | Sacramento, CA | 1999 – 2000
PricewaterhouseCoopers, LLP
Financial Services Manager | New York, NY
1990 – 1999
California Polytechnic State University
Master of City & Regional Planning | San Luis Obispo, CA DePaul University
M.S., Accountancy | Chicago, IL
University of Cincinnati
B.S., Business Administration in Marketing & Finance
American Planning Association (APA)
American Institute of Certified Planners (AICP)
California Planning Foundation
Treasurer, 2019 – Present
Dean’s Leadership Council
California Polytechnic State University, College of
Architecture & Environmental Design, 2018 – Present
Congress for the New Urbanism (CNU)
Paul Crawford Award for Excellence in Planning, 2017
Form-Based Code Institute (FBCI)
Chair, 2015 – 2018 | Treasurer, 2014 – 2015
Certified Public Accountant, 1991 – 1999
24 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM

DAVID BERGMAN
Director
With over 25 years of experience, David has focused on housing regulation, financial feasibility analysis, and urban planning projects, with an emphasis on the formation and implementation of local and regional development strategies. He brings an understanding of California Housing Law earned working directly with California cities and counties on the identification and assessment of financing options for affordable housing, student and workforce housing, and inclusionary housing, and strategies for improved jobs/housing balance and anti-displacement programs.

As the Director of Planning for the City of South Pasadena, he oversaw the successful approval of the City’s first density bonus application and adoption of an Accessory Dwelling Unit (ADU) Ordinance that was approved by the California Department of Housing and Community Development (HCD). David successfully led 6th Cycle Housing Element Updates in Long Beach, Novato, and Alameda County among others.

Relevant Project Experience:
• Alameda County, CA | 6th Cycle Housing Element Update • Artesia, CA | Mixed-Use Overlay Zone Analysis and Recommendations • Beverly Hills, CA | Economic Sustainability Plan Update • Citrus Heights, CA | Housing Prototype Testing
• Cypress, CA | Inclusionary Housing Feasibility Study
• Folsom, CA | Financial Feasibility Analysis for Residential and Mixed Use • Long Beach, CA | 6th Cycle Housing Element Update
• Long Beach, CA | SB9 and ADU Ordinance
• Lompoc, CA | Housing Market Analysis
• Modesto, CA | Financial Feasibility Analysis for Residential and Mixed Use • Novato, CA | 6th Cycle Housing Element Update, Rezoning Program, and Inclusionary Housing Ordinance
• Portola Valley, CA | Conceptual Site Plans, Zoning Code Amendments, and Objective Design Standards
• Rancho Cucamonga, CA | Economic Development Strategic Plan • San Diego, CA | Barrio Logan Affordable Housing Strategy • San Fernando, CA | Workforce Housing Analysis
• San Gabriel, CA | Inclusionary Housing Ordinance
• Santa Maria, CA | 6th Cycle Housing Element Update and Market Analysis • Santa Rosa, CA | Jobs Housing Balance Study
• Seal Beach, CA | 6th Cycle Housing Element Update
• St. Helena, CA | Inclusionary Housing Ordinance
• Sun Cal, Anaheim, CA | Inclusionary Housing Strategy, Palatium Triangle • Tehachapi, CA | 6th Cycle Housing Element Update
• Woodland, CA | Financial Feasibility Analysis for Residential and Mixed Use

PAST WORK EXPERIENCE

EDUCATION

ACADEMIC EXPERIENCE
Metropolitan Research and Economics
Principal, Director, and Owner | Santa Monica, CA
2009 - 2020
City of South Pasadena, CA
Director, Planning and Building
2018 - 2019
City of Santa Cruz, CA
Manager of Special Projects, Economic Development
2014 - 2017
Economics Research Associates
Principal | Los Angeles, CA
1996 - 2009
University of California
M. of Planning Geography | Los Angeles, CA
University of Wisconsin
B.A., Geography and Classical History | Madison, WI
University of Southern California
School of Architecture
2016 – 2019
Southern California Institute of Architecture
2001 – 2016
University of Michigan
School of Architecture
2009 – 2010
LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 25 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM

MONICA SZYDLIK, AICP
Senior Associate
Monica brings over 18 years’ experience in planning and urban design to LWC.

She has focused her career on leading specific plans, transit-oriented development plans, streetscape design, design guidelines, form-based development regulations, and zoning code updates. Her skills include managing multidisciplinary teams, meticulous attention to detail, deep understanding of land use regulations, facilitating community outreach, and delivering projects on time and within budget. Monica is an expert in integrating 3-D modeling, diagramming, and photo simulations for more attractive, publishing-quality reports and presentations.

Monica brings a comprehensive approach that combines technical urban planning knowledge, an emphasis on architecture and design, and a focus on feasibility of implementation.

Monica holds a Master of Architecture from the University of Michigan and a Bachelor of Arts in History from the University of California, Berkeley.

Relevant Project Experience:
• Avondale, AZ | Avondale City Center Specific Area Plan • Belmont, CA | Belmont Village Specific Plan
• Burbank, CA | Single-Family Neighborhood Compatibility and Design • Honolulu, HI | Downtown and Kalihi Neighborhood TOD Plans • Livermore, CA | Isabel Neighborhood Plan and EIR
• Long Beach, CA | ADU and SB 9 Local Ordinances
• Los Altos, CA | Objective Design Standards
• Piedmont, CA | Mixed-Use and Multi-Family Objective Design Standards, Prototype Plans and Incentives for Accessory Dwelling Units • Portola Valley, CA | Conceptual Site Plans, Zoning Code Amendments, and Objective Design Standards
• Rancho Cucamonga, CA | Form-Based Code
• Redwood City, CA | Hillside Regulations
• Redwood City, CA | Citywide Single-Family Residential Design Guidelines • Saratoga, CA | Objective Design Standards
• San Bruno, CA | Bayhill Specific Plan
• San Diego, CA | Mission Valley Community Plan - Urban Design • San Jose, CA | Santana Row/Valley Fair and Winchester Boulevard Urban Village Master Plans
• San Pablo, CA | San Pablo Avenue Specific Plan
• Santa Cruz County, CA | Accessory Dwelling Unit Guidebooks • Seal Beach, CA | Housing Element Implementation, Objective Design Standards
• South Lake Tahoe | CA, Tahoe Valley Development and Design Standards • South San Francisco, CA | El Camino Real/Chestnut Avenue Area Plan • South San Francisco, CA | Zoning Code Update & Form-Based Code • Woodland, CA | Comprehensive Zoning Code Update

PAST WORK EXPERIENCE

EDUCATION

CERTIFICATIONS, MEMBERSHIPS, AND AWARDS
Dyett & Bhatia Urban and Regional Planners
Senior Associate | Oakland, CA
2006 – 2018
Kirk Miller Affiliates
Architectural Designer | San Francisco, CA
2005 – 2006
University of Michigan, Ann Arbor
Master of Architecture
University of California, Berkeley
B.A. History
American Institute of Certified Planners (AICP)
2017 – Present
American Planning Association
• California Chapter Award of Excellence, 2018,
Belmont Village Specific Plan
• Hawaii Chapter Honor Award for Urban Design,
2016, Downtown and Kalihi Neighborhood TOD
Plans
• California Northern Section Award of Honor for
Neighborhood Planning, 2012, El Camino Real/
Chestnut Avenue Area Plan
• Arizona Chapter Award, Master Plan Category,
2009, Avondale City Center Specific Area Plan
26 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM

PAST WORK EXPERIENCE
County of Lassen, CA
Senior Planner
January 2020-August 2021
Associate Planner
April 2017-January 2020
Assistant Planner
May 2015-April 2017
City of Monterey Park, CA
Economic Development Intern
November 2014-April 2015

EDUCATION
Azusa Pacific University
Azusa, CA
Bachelor of Arts, Economics
Concentration: Business
Bachelor of Arts, Philosophy

CERTIFICATIONS & MEMBERSHIPS
American Planning Association (APA)
2021 - Present

STEFANO RICHICHI
Senior Associate
Stefano has eight years of experience focused on housing regulation and programs for establishing objective design standards, density bonus programs, inclusionary housing ordinances, and ADU ordinances. He has a practiced understanding of California housing regulation and effective strategies for legal compliance while honoring a community’s vision for preserving the character of established neighborhoods and enabling attractive, affordable housing choices. Stefano supports the team in conducting site inventories and rezone candidate sites analysis, legal consistency review, workshop facilitation, and project management support.

Stefano’s increasing responsibilities include serving as Deputy Project Manager for 6th Cycle Housing Element Updates in Alameda County, CA and Richmond CA, where he developed housing sites inventories, assessed existing housing policies and programs, and prepared and implemented community outreach aimed at historically disadvantaged and marginalized communities. He also created detailed demographic profiles and analyses of governmental and non-governmental constraints to housing, and works closely with City staff and the California Department of Housing and Community Development (HCD) in the Housing Element Update review, approval, and certification processes.

Stefano has a Bachelor of Arts in Economics and Philosophy from Azusa Pacific University in Azusa, California.

Relevant Project Experience:
• Alameda County, CA, 6th Cycle Housing Element Update
• Beaumont, CA, 6th Cycle Housing Element Update, Objective Design Standards and ADU Ordinance
• Coachella, CA, 6th Cycle Housing Element Update
• Costa Mesa, CA, Short-Term Rental Analysis
• Kingdom of Saudi Arabia, Development Authority Saudi Commission, Comprehensive Zoning Code
• Las Vegas, NV, Downtown Form-Based Code
• Lassen County, CA, 6th Cycle Housing Element Update and ADU Ordinance • Lassen County, CA, Comprehensive Economic Development Strategy • Lassen County, CA, Noise Element Update and Ordinance • Los Altos, CA, 6th Cycle Housing Element Update
• Milpitas, CA, Comprehensive Zoning Code Update
• Novato, CA 6th Cycle Housing Element Update
• Palmdale, CA, Zoning Code Update
• Piedmont, CA, 6th Cycle Housing Element Update
• Pleasanton, CA, 6th Cycle Housing Element Update
• Richmond, CA, 6th Cycle Housing Element Update
• Riyadh, Kingdom of Saudi Arabia, Riyadh Urban Code
• San Gabriel, CA, 6th Cycle Housing Element Update
• Santa Maria, CA, 6th Cycle Housing Element Update
• Temple City, CA, 6th Cycle Housing Element Update
LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 27 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 939 S BROADWAY, STE 611, LOS ANGELES, CA 90015 LISAWISECONSULTING.COM

CAROLINE CHEN
Associate
Caroline brings four years of expertise in communicating how two-dimensional regulations influence the three-dimensional environment of residential neighborhoods, commercial corridors, and mixed-use zones. She is an expert in using the Adobe Creative Suite, SketchUp, AutoCAD, and other design programs to produce infographics, maps, and 3D models that enhance LWC’s Housing Element updates, housing implementation programs, development codes, and long-range plans. Caroline has taken on increasing responsibility, supporting the LWC Team on housing-related engagements in Beaumont, Alameda County, Novato, Piedmont, Saratoga, and Seal Beach.

Caroline’s professional background includes knowledge of the permit application and approval process through her work with San Francisco-based Geddes Ulinskas Architects. She holds a Bachelor of Science in City & Regional Planning and a minor in Landscape Architecture from California Polytechnic University, San Luis Obispo.

Relevant Project Experience:
• Alameda County, CA | Implementation of the Castro Valley General Plan, 6th Cycle Housing Element Update
• Beaumont, CA | 6th Cycle Housing Element Update, Objective Design Standards, and ADU Ordinance
• Columbus, OH | Zoning Code Update
• La Quinta, CA | Highway 111 Form-Based Code
• Las Vegas, NV | Downtown Form-Based Code
• Millbrae, CA | Citywide Objective Design Standards and Implementation of Related Zoning Code Amendments for Residential Developments • Milpitas, CA | Zoning Code Update
• Norco, CA | Industrial Standards Update
• Novato, CA | 6th Cycle Housing Element Update
• Piedmont, CA | 6th Cycle Housing Element Update
• Portola Valley, CA | Conceptual Site Plans
• Portola Valley, CA | Zoning Code Amendments
• Rancho Cucamonga, CA | Form-Based Code Revisions
• Riyadh, Saudi Arabia | Riyadh Urban Code
• Saratoga, CA | Objective Design Standards
• Seal Beach, CA | Zoning Code Update
• South San Francisco, CA | Zoning Code Update
• St. Helena, CA | Zoning Code Update
• Vacaville, CA | Development Code Update
• Woodland, CA | Comprehensive Zoning Code Update

PAST WORK EXPERIENCE

EDUCATION
Geddes Ulinskas Architects
Project Designer | San Francisco, CA
September 2019 – January 2021
Urban Planning Concepts
Planning Intern | Santa Maria, CA
June 2018 – August 2018
California Polytechnic State University
B.S., City & Regional Planning | San Luis Obispo, CA
Minor in Landscape Architecture
28 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 29

EXPERIENCE
Carla has ten years of experience in land use planning and environmental review services. She has managed several large projects with community outreach and engagement efforts customized to address specific project objectives, anticipated challenges and opportunities, and community concerns. She is skilled at effectively evolving community engagement strategies, as needed, to ensure responsiveness to project issues that arise during the planning process and to ensure an appropriately representative cross-section of the community and/or stakeholders are engaged. Carla has been a key player in Urban Planning Partners’ success in gaining an informed and more aligned citizenry that supports change once the change is better understood.

Carla previously managed the entitlements assistance and community engagement process for the El Cerrito Plaza TOD project. This includes strategizing with the developer team, the City of El Cerrito, and BART on an entitlements process for securing project entitlements under Assembly Bill 2923 and the San Pablo Avenue Specific Plan as well as facilitating focused stakeholder meetings and both virtual and pop-up community meetings. She co-led the community engagement efforts for the Irvington BART Station Site Plan and Area Plan, collaborating closely with the City of Fremont and BART, ultimately evolving significant community opposition to valuable input and support. She also played a key part in supporting Urban Planning Partners role in leading all the City of Richmond’s community outreach and engagement efforts related to its review and ultimate approval of the Chevron Refinery Modernization project, which involved a series of educational sessions and many stakeholder and community workshops, including a final series related to prioritizing community benefits.

PROJECT EXPERIENCE HIGHLIGHTS
• Link21 BART East Bay Relationship Manager
• Portola Valley Housing and Safety Elements Update and Community Engagement • MTC/ABAG, Alameda County Housing Collaborative Technical Assistance, CA – Project Manager • El Cerrito Plaza BART TOD Entitlements and Community Engagement, El Cerrito and BART • Downtown and Brentwood Boulevard Specific Plan Updates • Irvington BART Station Site Plan and Area Plan Community Engagement, City of Fremont and BART • Chevron Refinery Modernization Project Outreach, Richmond, CA • Eastline Project at 2100 Telegraph Avenue Entitlements and EIR, Oakland, CA • Alameda Point Main Street Neighborhood Specific Plan CAREER
Houseal Lavigne Associates Associate Intern
Texas Low Income Housing Information Services Policy Analyst Intern Energy Solutions Contracts Manager

CERTIFICATION
IAP2 Foundations in Public Participation

EDUCATION
Master of Science, Community and Regional Planning, University of Texas at Austin Bachelor of Arts, Sociology, University of California, Davis

CARLA VIOLET
A s s o c i A t e P r i n c i P A l A n d P l A n n i n g M A n A g e r Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
30 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

CURTIS BANKS, AICP
A s s o c i A t e P r i n c i P A l

EXPERIENCE
Curtis has over 30 years of experience with expertise in planning and community development, including planning, building, affordable housing, and code enforcement. He has served as a Community Development Director and has worked in a variety of capacities. Curtis has experience interacting closely with elected officials, senior management, commissioners, city departments, state and local agencies, and members of the public. He is skilled at leading staff, preparing budgets, and managing complex planning projects. He has managed comprehensive General Plan updates, Downtown Development Plan updates, Neighborhood Plans, and the preparation of ordinances. Curtis has worked on a wide variety of residential and nonresidential projects, included mixed-use projects, and has overseen the management of affordable housing programs.

Curtis was the project manager for the redevelopment of a 20-acre industrial site for the City of Redwood City.

Curtis was also the Project Director for the Saratoga Housing Element Update and EIR, the Portola Valley Housing and Safety Element Updates IS/MND, and the Antioch Housing and Safety Element Updates and EIR.

PROJECT EXPERIENCE HIGHLIGHTS
• Harbor View Redevelopment Project, Contract Planning, Redwood City, CA • 505 East Bayshore Townhouse Project, Contract Planning Redwood City, CA • Roselli Park Expansion IS/MND, Contract Planning, Redwood City, CA • 6781 Thorton Avenue Mixed Use Project, Contract Planning, Newark, CA • Affordable Housing Program Management, Foster City, CA • Land Use/Circulation, Housing, and Recreation Elements of the General Plan, Foster City, CA • Foster Square Mixed Use Senior Development, Foster City, CA • Pilgrim Triton Master Plan, Foster City, CA
• Levee Protection Planning and Improvements Project, Foster City, CA • Gilead Sciences Master Plan, Foster City, CA
• Lincoln Centre Life Sciences Research Campus Project, Foster City, CA CAREER
City of Foster City Community Development Director/Planning Manager/Senior Planner City of Los Gatos Planning Consultant
City of Los Altos Senior Planner
City of Mountain View Senior Planner
City of Morgan Hill Senior Planner
City of Menlo Park Associate Planner
City of Campbell Planner II/I/Intern

EDUCATION
Master of Urban & Regional Planning, San Jose State University Bachelor of Arts, Public Administration/Political Science, Hayward State University Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 31

EXPERIENCE
Grant’s background in long-range planning, policy development, and program implementation allows him to support Urban Planning Partners with long-range planning efforts, entitlements assistance, and development application review. In his previous work with Dudek, Grant provided support with existing conditions analyses, public workshops and outreach events, and policy writing. He has experience working in a variety of communities on issues related to land use, transportation, climate resilience, and environmental justice.

Moreover, he has helped manage both large and small long-range planning projects.

Drawing upon his strong technical experience, Grant effectively analyzes data and create maps and graphics to convey research findings, design and facilitate community outreach activities, and develop actionable policies to address issues and achieve project goals. He is currently assisting to develop tools to advance affordable housing development in jurisdictions throughout Alameda County via the Alameda County Housing Collaborative.

PROJECT EXPERIENCE HIGHLIGHTS
• MTC/ABAG, Alameda County Housing Collaborative Technical Assistance, CA • Newport Beach Comprehensive General Plan Update, Newport Beach, CA* • Fresno Climate Adaptation Plan and Environmental Justice Element, Fresno, CA* • Concord Housing Element Update, Concord, CA*
• Rialto General Plan Update, Rialto, CA*
• Eureka Waterfront Specific Plan, Eureka, CA*
• Clark County Aging Readiness Plan, Clark County, WA*
• Ventura County ADU Ordinance Update, Ventura County, CA* CAREER
Dudek Planner II
County of Ventura CivicSpark Fellow
Institute of Transportation Studies Advanced Research Aid

EDUCATION
Bachelor of Science, Environmental Policy Analysis and Planning, University of California, Davis * Work with previous employer

GRANT SLES

ASSOCIATE PLANNER
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

TIMELINE

JAN FEB MAR APR MAY JUN JUL AUG SEPT OCT NOV DEC JAN FEB Task 1:

Project Initiation,
Analysis, and
Recommendations
Task 2:

Community
Engagement
Task 3:

Administrative Draft
Objective Design
Standards
Task 4:

Public Review Draft
Objective Design
Standards
Task 5:

Review and Adoption
2025 2026
Town of Los Gatos
Updated/Additional Objective Design Standards
Project Schedule | October 26, 2024
Analysis and Site
Evaluation
Project Initiation
Meeting
TC Hearing
PC Hearing
Working Meetings
Consultant Effort Meeting Community Workshop Product Public Hearing Public Review
Draft ODS
Recommendations
Memo
Engagement
Program
Focus Group
Meetings
Community
Workshop Admin Draft
ODS
Working Meetings
32 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

SAMPLES
City Name Project (Link to)
City of Piedmont Multi-Family and Mixed-Use Design Standards City of Saratoga Article 15-58 - Mixed-Use and Multi-Family Design and Development Standards
City of Redwood City Residential Design Guide

DISCLOSURE OF LITIGATION/DISCIPLINE
As the President and CEO of Lisa Wise Consulting, Inc., I attest that the firm has not been disciplined or censured by a regulatory body within the last 5 years nor has the firm been involved in litigation or other legal proceedings relating to the provision of services.

Lisa Wise, AICP
President, CEO
[email protected]
(805) 595-1345
LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 33 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

REFERENCES
34 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 35 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

INSURANCE COVERAGE

ANY PROPRIETOR/PARTNER/EXECUTIVE
OFFICER/MEMBER EXCLUDED?

INSR ADDL SUBR LTR INSD WVD

PRODUCER CONTACT
NAME:

PHONE FAX (A/C, No, Ext): (A/C, No):

E-MAIL
ADDRESS:

INSURER A :

INSURED INSURER B :

INSURER C :

INSURER D :

INSURER E :

INSURER F :

POLICY NUMBER POLICY EFF POLICY EXP TYPE OF INSURANCE LIMITS (MM/DD/YYYY) (MM/DD/YYYY)

AUTOMOBILE LIABILITY

UMBRELLA LIAB

EXCESS LIAB

WORKERS COMPENSATION

AND EMPLOYERS' LIABILITY
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)

AUTHORIZED REPRESENTATIVE
EACH OCCURRENCE $
DAMAGE TO RENTED CLAIMS-MADE OCCUR PREMISES (Ea occurrence) $ MED EXP (Any one person) $
PERSONAL & ADV INJURY $
GEN'L AGGREGATE LIMIT APPLIES PER: GENERAL AGGREGATE $

PRO- POLICY JECT LOC PRODUCTS - COMP/OP AGG
OTHER: $

COMBINED SINGLE LIMIT
(Ea accident) $
ANY AUTO BODILY INJURY (Per person) $
OWNED SCHEDULED BODILY INJURY (Per accident) $ AUTOS ONLY AUTOS HIRED NON-OWNED PROPERTY DAMAGE $ AUTOS ONLY AUTOS ONLY (Per accident) $

OCCUR EACH OCCURRENCE
CLAIMS-MADE AGGREGATE $
DED RETENTION $

PER OTH- STATUTE ER
E.L. EACH ACCIDENT
E.L. DISEASE - EA EMPLOYEE $
If yes, describe under
DESCRIPTION OF OPERATIONS below E.L. DISEASE - POLICY LIMIT INSURER(S) AFFORDING COVERAGE NAIC #

COMMERCIAL GENERAL LIABILITY
Y / N
N / A
(Mandatory in NH)

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:

CERTIFICATE HOLDER CANCELLATION

CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
$
$
$
$
$
3/28/2024
License # 0305584
(805) 543-6887 341 (805) 543-3064
11000
Lisa Wise Consulting, Inc.
983 Osos Street
San Luis Obispo, CA 93401
24082
34630
29459
A 2,000,000
51SBABA5314 4/1/2024 4/1/2025 1,000,000
10,000
2,000,000
4,000,000
4,000,000
B 1,000,000
BAS56524792 4/1/2024 4/1/2025
C
LIWC524575 4/1/2024 4/1/2025 1,000,000
1,000,000
1,000,000
D Professional Liab. 51PG028245723 4/1/2024 Per Claim & Agg. 2,000,000 D Professional Liab. 51PG028245723 4/1/2024 4/1/2025 Deductible 5,000 Re: Proof of Insurance.

Proof of Insurance
LISAWIS-01 BOTCERTS
Morris & Garritano Insurance Agency, Inc.

PO Drawer 1189
San Luis Obispo, CA 93406
Megan Chew
[email protected]
Sentinel Insurance Company
Ohio Security Insurance Company
Oak River Insurance Company
Twin City Fire Insurance Company
X
4/1/2025
X
X
X
X

ANY PROPRIETOR/PARTNER/EXECUTIVE
OFFICER/MEMBER EXCLUDED?

INSR ADDL SUBR LTR INSD WVD

PRODUCER CONTACT
NAME:

PHONE FAX (A/C, No, Ext): (A/C, No):

E-MAIL
ADDRESS:

INSURER A :

INSURED INSURER B :

INSURER C :

INSURER D :

INSURER E :

INSURER F :

POLICY NUMBER POLICY EFF POLICY EXP TYPE OF INSURANCE LIMITS (MM/DD/YYYY) (MM/DD/YYYY)

AUTOMOBILE LIABILITY

UMBRELLA LIAB

EXCESS LIAB

WORKERS COMPENSATION

AND EMPLOYERS' LIABILITY
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)

AUTHORIZED REPRESENTATIVE
EACH OCCURRENCE $
DAMAGE TO RENTED CLAIMS-MADE OCCUR PREMISES (Ea occurrence) $ MED EXP (Any one person) $
PERSONAL & ADV INJURY $
GEN'L AGGREGATE LIMIT APPLIES PER: GENERAL AGGREGATE $

PRO- POLICY JECT LOC PRODUCTS - COMP/OP AGG
OTHER: $

COMBINED SINGLE LIMIT
(Ea accident) $
ANY AUTO BODILY INJURY (Per person) $
OWNED SCHEDULED BODILY INJURY (Per accident) $ AUTOS ONLY AUTOS HIRED NON-OWNED PROPERTY DAMAGE $ AUTOS ONLY AUTOS ONLY (Per accident) $

OCCUR EACH OCCURRENCE
CLAIMS-MADE AGGREGATE $
DED RETENTION $

PER OTH- STATUTE ER
E.L. EACH ACCIDENT
E.L. DISEASE - EA EMPLOYEE $
If yes, describe under
DESCRIPTION OF OPERATIONS below E.L. DISEASE - POLICY LIMIT INSURER(S) AFFORDING COVERAGE NAIC #

COMMERCIAL GENERAL LIABILITY
Y / N
N / A (Mandatory in NH)

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:

CERTIFICATE HOLDER CANCELLATION
ACORD 25 (2016/03) © 1988-2015 ACORD CORPORATION. All rights reserved.

CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
$
$
$
$
$
The ACORD name and logo are registered marks of ACORD
3/28/2024
License # 0305584
(805) 543-6887 341 (805) 543-3064
11000
Lisa Wise Consulting, Inc.
983 Osos Street
San Luis Obispo, CA 93401
24082
34630
29459
A 2,000,000
51SBABA5314 4/1/2024 4/1/2025 1,000,000
10,000
2,000,000
4,000,000
4,000,000
B 1,000,000
BAS56524792 4/1/2024 4/1/2025
C
LIWC524575 4/1/2024 4/1/2025 1,000,000
1,000,000
1,000,000
D Professional Liab. 51PG028245723 4/1/2024 Per Claim & Agg. 2,000,000 D Professional Liab. 51PG028245723 4/1/2024 4/1/2025 Deductible 5,000 Re: Proof of Insurance.

Proof of Insurance
LISAWIS-01 BOTCERTS
Morris & Garritano Insurance Agency, Inc.

PO Drawer 1189
San Luis Obispo, CA 93406
Megan Chew
[email protected]
Sentinel Insurance Company
Ohio Security Insurance Company
Oak River Insurance Company
Twin City Fire Insurance Company
X
4/1/2025
X
X
X
X
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

PRELIMINARY FEE SCHEDULE
Town of Los Gatos
Updated/Additional Objective Design Standards
Budget Worksheet | October 26, 2024
Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee 1A Project Initiation Meeting and Site Tour 2 $ 594 4 $ 1,000 8 $ 1,560 8 $ 1,280 22 4,434 6 $ 1,500 6 $ 1,380 6 $ 930 18 $ 3,810 40 $ 8,244 1B Analyses and Evaluation - $ - 4 $ 1,000 20 $ 3,900 20 $ 3,200 44 8,100 2 $ 500 4 $ 920 6 $ 930 12 $ 2,350 56 $ 10,450 1C Recommendations Memo 2 $ 594 4 $ 1,000 20 $ 3,900 20 $ 3,200 46 8,694 - $ - - $ - - $ - - $ - 46 $ 8,694 4 $ 1,188 12 $ 3,000 48 $ 9,360 48 $ 7,680 112 $ 21,228 8 $ 2,000 10 $ 2,300 12 $ 1,860 30 $ 6,160 142 $ 27,388 2A Community Engagement Program $ - 2 $ 500 6 $ 1,170 6 $ 960 14 2,630 - $ - - $ - - $ - - $ - 14 $ 2,630 2B Focus Group Meetings (2) - $ - 4 $ 1,000 12 $ 2,340 12 $ 1,920 28 5,260 8 $ 2,000 12 $ 2,760 16 $ 2,480 36 $ 7,240 64 $ 12,500 2C Community Workshop - $ - 8 $ 2,000 32 $ 6,240 32 $ 5,120 72 13,360 8 $ 2,000 24 $ 5,520 40 $ 6,200 72 $ 13,720 144 $ 27,080 - $ - 14 $ 3,500 50 $ 9,750 50 $ 8,000 114 $ 21,250 16 $ 4,000 36 $ 8,280 56 $ 8,680 108 $ 20,960 222 $ 42,210 3A Working Meetings with Town Staff (2) - $ - 2 $ 500 8 $ 1,560 8 $ 1,280 18 3,340 6 $ 1,500 8 $ 1,840 8 $ 1,240 22 $ 4,580 40 $ 7,920 3B Administrative Draft ODS - $ - 4 $ 1,000 36 $ 7,020 36 $ 5,760 76 13,780 2 $ 500 6 $ 1,380 8 $ 1,240 16 $ 3,120 92 $ 16,900 - $ - 6 $ 1,500 44 $ 8,580 44 $ 7,040 94 $ 17,120 8 $ 2,000 14 $ 3,220 16 $ 2,480 38 $ 7,700 132 $ 24,820 4A Working Meetings with Town Staff (2) - $ - 2 $ 500 6 $ 1,170 6 $ 960 14 2,630 6 $ 1,500 8 $ 1,840 8 $ 1,240 22 $ 4,580 36 $ 7,210 4B Public Review Draft ODS 2 $ 594 4 $ 1,000 16 $ 3,120 16 $ 2,560 38 7,274 2 $ 500 6 $ 1,380 8 $ 1,240 16 $ 3,120 54 $ 10,394 2 $ 594 6 $ 1,500 22 $ 4,290 22 $ 3,520 52 $ 9,904 8 $ 2,000 14 $ 3,220 16 $ 2,480 38 $ 7,700 90 $ 17,604 5A Planning Commission Hearing (1) $ - 4 $ 1,000 12 $ 2,340 12 $ 1,920 28 5,260 - $ - - $ - - $ - - $ - 28 $ 5,260 5B Town Council Hearing (1) - $ - 4 $ 1,000 10 $ 1,950 10 $ 1,600 24 4,550 - $ - - $ - - $ - - $ - 24 $ 4,550 - $ - 8 $ 2,000 22 $ 4,290 22 $ 3,520 52 $ 9,810 - $ - - $ - - $ - - $ - 52 $ 9,810 1,500 $ - $ - $ - $ 1,500 - $ 3,000
6 $ 1,782 46 $ 11,500 186 $ 36,270 186 $ 29,760 424 $ 80,812 40 $ 10,000 74 $ 17,020 100 $ 15,500 214 $ 44,020 638 $ 124,832 6A Additional Focus Groups (per meeting) - $ - 4 $ 1,000 8 $ 1,560 8 $ 1,280 20 3,840 4 $ 1,000 6 $ 1,380 8 $ 1,240 18 $ 3,620 38 $ 7,460 6B Educational Story Map and Survey - $ - - $ - - $ - - $ - - - 6 $ 1,500 8 $ 1,840 24 $ 3,720 38 $ 7,060 38 $ 7,060 6C Test Site Feasibility Analysis/Proforma 8 $ 2,376 24 $ 6,000 24 $ 4,680 16 $ 2,560 72 15,616 - $ - - $ - - $ - - $ - 72 $ 15,616 6D Community Open House on PRD - $ - 8 $ 2,000 24 $ 4,680 24 $ 3,840 56 10,520 8 $ 2,000 24 $ 5,520 24 $ 3,720 56 $ 11,240 112 $ 21,760 6E PC/TC Study Session (per meeting) 2 $ 594 6 $ 1,500 16 $ 3,120 16 $ 2,560 40 7,774 - $ - - $ - - $ - - $ - 40 $ 7,774 6F PC/TC Hearing (per hearing) 2 $ 594 4 $ 1,000 10 $ 1,950 10 $ 1,600 26 5,144 - $ - - $ - - $ - - $ - 26 $ 5,144

OPTIONAL TASKS
TASK 5 REVIEW AND ADOPTION
TASK 3 ADMINISTRATIVE DRAFT
Project Total
Task 4 Subtotal
Task 5 Subtotal
Task 1 Subtotal
Task 2 Subtotal
Task 3 Subtotal
Direct Costs (Not to Exceed)
TASK 1 PROJECT INITIATION AND ANALYSIS
Senior
TASK 2 COMMUNITY ENGAGEMENT
UPP Total
TASK 4 PUBLIC REVIEW DRAFT
$230
TOTAL
LWC
Principal Project Manager Project Planner
UPP
Associate LWC Total
$297 $250 $195 $160
Director
$250
Principal
$155
LISA WISE CONSULTING, INC. OBJECTIVE DESIGN STANDARDS | TOWN OF LOS GATOS | 37 Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.
38 | TOWN OF LOS GATOS | OBJECTIVE DESIGN STANDARDS LISA WISE CONSULTING, INC.

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Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

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Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

SAN LUIS OBISPO SAN FRANCISCO LOS ANGELES
LISAWISECONSULTING.COM | 805-595-1345
Docusign Envelope ID: DCBAF5EA-5651-4430-AF6A-57E5AEA67357

ITEM NO. 6.

AMENDMENT TO AGREEMENT FOR CONSULTANT SERVICES

PREAMBLE
This First Amendment to Agreement for Services is dated for identification on this ____ day of December 2025, and amends that certain Agreement for Consultant Services dated February 26, 2025, made by and between the Town of Los Gatos (“Town”) and Lisa Wise Consulting, Inc. (“Consultant”), identified as a C Corporation and whose address is 870 Market Street, Suite 977, San Francisco, CA 94102.

I. RECITALS
A. Town and Consultant entered into Agreement for Consultant Services on February 26, 2025 (“Agreement”).

B. Town desires to amend the Agreement to revise the scope of services without increasing the compensation of the Agreement.

II. AMENDMENT

1. Task 6 - Optional Tasks in the “Scope of Services” attached to the original Agreement is amended as follows and the remainder of the tasks remain unchanged:
a. Task 6A - Increase the total number of Task 6A Additional Focus Group Meetings to six. This is an increase by five meetings, from one additional focus group meeting to six additional focus group meetings.
b. Delete Task 6B – Educational Story Map/Survey.
c. Delete Task 6C – Test Site Feasibility Analysis/Proforma. d. Delete Task 6D – Open House on the Public Review Draft. e. Add Contingency. The unallocated funds remaining from the four changes above are put in a new Contingency line.

2. All other terms and conditions of the Agreement remain in full force and effect.

ATTACHMENT 2

ITEM NO. 6.

IN WITNESS WHEREOF, the Town and Service Provider have executed this Amendment.

Town of Los Gatos by:
_________________________________________________
Chris Constantin, Town Manager
Lisa Wise Consulting, Inc. by:
_________________________________________________
Lisa Wise, AICP, President, CEO Lisa Wise Consulting, Inc.

Recommended by:
_________________________________________________
Joel Paulson, Community Development Director
Approved as to Form:
_________________________________________________
Gabrielle Whelan, Town Attorney

ITEM NO. 6.

PREPARED BY: Robert Gray
Chief Building Official
Reviewed by: Town Manager, Assistant Town Manager, and Town Attorney 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832 www.losgatosca.gov

TOWN OF LOS GATOS

COUNCIL AGENDA REPORT
MEETING DATE: 12/02/2025
ITEM NO: 7
DATE: November 26, 2025
TO: Mayor and Town Council
FROM: Chris Constantin, Town Manager
SUBJECT: Adopt an Ordinance of the Town Council of the Town of Los Gatos Repealing Chapter 6, “Building Regulations,” and Chapter 9, “Fire Prevention and Protection,” of the Town of Los Gatos Municipal Code, and Replacing Them with a New Chapter 6, “Building Codes and Regulations,” that Includes the New 2025 California Building, Fire, and Reach Codes as Amended. Amendments Include Updated Fire Safety Requirements in Wildland Urban Interface Areas for New, Renovated, or Repaired Structures, as well as Reach Codes Affecting Air Conditioning Replacement and Electrical Readiness in Renovations/Alterations. Town Code Amendment Application A25-005. Project Locations: Town Wide. Applicant:

Town of Los Gatos.

Ordinance Title: An ordinance of the Town Council of the Town of Los Gatos Repealing Chapter 6, “Building Regulations,” and Chapter 9, “Fire Prevention and Protection,” and Replacing Them with a New Chapter 6, “Building Codes and Regulations,” that Includes the New 2025 California Building, Fire, and Reach Codes, as Amended. Amendments Include Updated Fire Safety Requirements in Wildland Urban Interface Areas for New, Renovated, or Repaired Structures.

RECOMMENDATION: Adopt an Ordinance, repealing Chapter 6, Building Regulations, and Chapter 9, Fire Prevention and Protection, of the Town Code, and replacing them with a new Chapter 6, Building Codes and Regulations, that includes the new 2025 California Building, Fire, and Reach Codes as amended. Amendments include updated fire safety requirements in Wildland Urban Interface (WUI) areas for new, renovated, or repaired structures, as well as Reach Codes addressing Air Conditioning replacement (AC to Heat Pump) and Electrical Readiness.

ITEM NO. 7.

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SUBJECT: Town of Los Gatos Amendments to the Building and Fire Codes DATE: November 26, 2025
FISCAL IMPACT:

There is no fiscal impact associated with the adoption of this ordinance. Any minor implementation costs can be accommodated within existing Building Division resources and permit fee structures.

STRATEGIC PRIORITY:

This project supports the Town’s Core Goal of Public Safety and the Strategic Priority to enhance emergency preparedness, resiliency, and response capabilities, particularly with respect to wildfire risk and climate adaptation.

BACKGROUND:

On November 4, 2025, the Town Council considered and voted unanimously to introduce an Ordinance repealing Chapter 6, Building Regulations, and Chapter 9, Fire Prevention and Protection, of the Town Code, and replacing them with a new Chapter 6, Building Codes and Regulations, that includes the new 2025 California Building, Fire, and Reach Codes as amended.

Amendments include updated fire safety requirements in Wildland Urban Interface (WUI) areas for new, renovated, or repaired structures, as well as Reach Codes addressing Air Conditioning replacement (AC to Heat Pump) and Electrical Readiness.

PUBLIC COMMENTS:

Public Comments received between 11:01 a.m., November 4, 2025, and 11:00 a.m., November 26, 2025, are included as Attachment 2.

CONCLUSION:

Adoption of the Ordinance (Attachment 1) would finalize the action taken by the Town Council on November 4, 2025. The Ordinance will become effective on January 1, 2026, and shall apply to building permit applications submitted on or after January 1, 2026, consistent with the State’s effective date for the 2025 California Building Standards Code.

ENVIRONMENTAL ASSESSMENT:

This action is not a project under the California Environmental Quality Act (CEQA) because it can be seen with certainty that adoption of these code amendments will not cause a direct or reasonably foreseeable indirect physical change in the environment (CEQA Guidelines § 15378).

If considered a project, the Ordinance is Categorically Exempt under CEQA Guidelines §§ 15307 (Actions for the Protection of Natural Resources) and 15308 (Actions for the Protection of the Environment).

ITEM NO. 7.

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SUBJECT: Town of Los Gatos Amendments to the Building and Fire Codes DATE: November 26, 2025
COORDINATION:

The Community Development Department coordinated with the offices of the Town Manager, Town Attorney, and the Santa Clara County Fire Department in preparation of this report and proposed ordinance.

ATTACHMENTS:

1. Draft Ordinance with Reach Codes (Sections 6.70.020 and 6.120.050)

2. Public Comments received between 11:01 a.m., November 4, 2025, and 11:00 a.m., November 26, 2025

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ATTACHMENT 1

ORDINANCE

AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS REPEALING CHAPTER 6, “BUILDING REGULATIONS,” AND
CHAPTER 9, “FIRE PREVENTION AND PROTECTION,” AND
REPLACING THEM WITH A NEW CHAPTER 6, “BUILDING CODES AND REGULATIONS,” THAT INCLUDES THE NEW 2025 CALIFORNIA BUILDING, FIRE, AND REACH CODES AS AMENDED. AMENDMENTS INCLUDE UPDATED FIRE SAFETY REQUIREMENTS IN

WILDLAND URBAN INTERFACE AREAS FOR NEW, RENOVATED, OR REPAIRED

STRUCTURES, AS WELL AS REACH CODES AFFECTING AIR CONDITIONING REPLACEMENT AND ELECTRICAL READINESS IN RENOVATIONS/ALTERATIONS.

WHEREAS, the California Building Standards Commission (CBSC) is responsible for administering the proposal, review, adoption, and implementation of the codes and regulations that establish building standards throughout California contained in Title 24 of the California Code of Regulations, commonly referred to as the California Buildings Standards Code; and WHEREAS, the 2025 California Building Standards Code was published July 1, 2025, and will go into effect on January 1, 2026; and
WHEREAS, local jurisdictions are required to adopt and enforce the triennial California Building Standards Code published by the CBSC with any local amendments by January 1 of their effective year, or be mandated to accept, by default, the version published by the State; and
WHEREAS, California Health and Safety Code Section 17958 requires cities to adopt building regulations that are substantially the same as those adopted by the CBSC and contained in the California Building Standards Code; and WHEREAS, California Health and Safety Code Sections 17958.5, 17958.7, and 18941.5 allow cities to enact more stringent standards to the California Building Standards Code, including but not limited to green building standards, based on express findings that such standards 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 more than 4.5 million acres; and WHEREAS, the Town of Los Gatos is situated along a wildland-urban interface and as a result is extremely vulnerable to wildfires and firestorms; and

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WHEREAS, Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code as modified by AB 130 allow local jurisdictions to make changes to state building standards affecting residential units so long as those changes are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy; and
WHEREAS, pursuant to Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code as modified by AB 130, the Town’s proposed AC to heat pump and electric-readiness changes to building standards affecting residential units in the 2025 California Energy Code and 2025 California Green Building Standards Code are necessary to implement the Town’s local code amendment; and
WHEREAS, pursuant to Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code as modified by AB 130, the Town’s local code amendment is adopted to align with the Town’s General Plan while permitting mixed-fuel residential construction and incentivizing electric construction as part of the Town’s adopted greenhouse gas emission reduction strategy stated in its Sustainability Plan; and
WHEREAS, the Town’s General Plan Environment and Sustainability Element, which was adopted on June 30, 2022, includes relevant Town goals and policies including “[s]upport initiatives, legislation, and actions to respond to climate change“; “[p]romote energy conservation in . . . residential uses by encouraging installation of fixture and appliance upgrades, . . . and other retrofits to existing structures”; and WHEREAS, the Town’s adopted greenhouse gas reduction strategy in its 2012 Sustainability Plan calls for “green building measures” to reduce greenhouse gas emissions, including by requiring energy-efficient design; “identify[ing] and remov[ing] regulatory or procedural barriers to implementing green building practices in the town, by updating codes, guidelines, and zoning”; and “develop[ing] green building policies and programs that are optimized on a regional scale”; and “encourage adoption of green building practices that include the design and development of environmentally responsible . . . residential development and retrofits”; and
WHEREAS the Town’s adopted greenhouse gas reduction strategy in its 2012 Sustainability Plan also calls for “energy conservation measures” to reduce greenhouse gas emissions; and
WHEREAS, consistent with the Town’s adopted greenhouse gas reduction strategy in its 2012 Sustainability Plan and the Town’s General Plan, adopted on June 30, 2022, the proposed AC to heat pump and electric-readiness changes to the 2025 California Energy Code and 2025 California Green Building Standards Code establish requirements for existing single-family structures which will reduce demands for local energy resources, reduce regional pollution, and reduce the Town’s collective contribution to greenhouse gas emissions; and

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WHEREAS, consistent with the requirements of AB 130, the proposed AC to heat pump and electric-readiness changes imposed by this ordinance permits mixed-fuel residential construction; and
WHEREAS, consistent with the requirements of AB 130, the proposed AC to heat pump and electric-readiness changes imposed by this ordinance incentivize all-electric construction by encouraging the cost-effective installation of electric space conditioning appliances and reducing barriers to future electrification of various appliances types; and WHEREAS, the most cost-effective time to improve the energy efficiency and encourage electrification of existing structures is during significant alterations and additions, when electrical infrastructure may be installed alongside other significant improvements; and WHEREAS, Section 101.7.1 of the California Green Building Standards Code provides that local climatic, geological or topographical conditions include environmental conditions established by a city, county, or city and county through findings; and WHEREAS, following adoption of this Ordinance, the Town will submit the local amendments to the 2025 California Building Standards Code and required findings to the CBSC for filing, in accordance with Health & Safety Code Section 17958.7(a); and WHEREAS, Public Resources Code section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code allow a local government to modify the state energy standards when the government finds that its modifications are cost-effective and the California Energy Commission finds that the modifications will require the diminution of energy consumption levels permitted by the Energy Code; and
WHEREAS, staff has reviewed the cost-effectiveness studies prepared by the California Statewide Codes and Standards Reach Code Program and finds them sufficient to show that the local AC to heat pump modifications will comply with the requirements of Public Resources Code section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code; and WHEREAS, based on these studies, the Town Council finds that the local AC to heat pump modifications are cost-effective and will required buildings to be designed to consume no more energy than permitted by the California Energy Code; and WHEREAS, following adoption of this Ordinance, the Town will submit the local amendments to the energy standards in the 2025 California Green Building Standards Code along with the required findings to the California Energy Commission, in accordance with Public Resources Code Section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code (Cal. Code Regs. Title 24, Part 1);

NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES HEREBY ORDAIN AS FOLLOWS:

Section 1.

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LEGISLATIVE FINDINGS
A. The recitals set forth above are true and correct and are incorporated into this ordinance by reference as if fully set forth herein.

B. In accordance with Health and Safety Code Sections 17958 and following, the Town Council finds that local amendments are reasonably necessary because of the following local climatic, geological, or topographical conditions:

1. Climatic: The Town of Los Gatos experiences low humidity, high wind, and warm temperatures during the summer months, creating conditions that are particularly conducive to the ignition and spread of grass, brush, and structure fires.

2. Geologic: The Town of Los Gatos is situated adjacent to active earthquake faults capable of producing substantial seismic events.

3. Topographic: The Town of Los Gatos is partially located in rugged, steep, and heavily vegetated hillsides accessible over limited roadways that are steep, narrow, and circuitous.

4. Topographic: The Town of Los Gatos is divided by a creek, freeways, and other traffic corridors, and is partially located in hillside areas with limited access. The occurrence of a major earthquake would significantly impact the ability of fire crews to respond to emergencies should one or more bridges collapse or be substantially damaged. Additionally, fire suppression capabilities will be severely limited should the water system be extensively damaged during a seismic event.

5. Climatic: Climate change exacerbates fire risk in the Town. Greenhouse gas emissions contribute to climate change. The State of California has outlined specific steps to reduce greenhouse gas emissions to prevent these negative impacts of a changing climate. This allows local governments to achieve greenhouse gas emission reductions with a climate-positive impact by powering buildings from clean electricity. The proposed Reach Code would reduce the amount of greenhouse gas emissions produced by the Town’s existing housing and encourage the use of cleaner sources of energy that are in line with Mitigation Measure GHG-1 of the General Plan Environmental Impact Report. These climatic conditions along with the greenhouse emissions generated from existing structures require exceeding the energy standards for construction established in the 2025 California Buildings Standards Code.

6. Due to the Town’s local climatic, geological, geographical, and topographical conditions, mitigation measures are necessary, such as automatic fire suppression systems, communications systems, access to buildings, seismic protection, safety controls for hazardous materials, and other safeguards to minimize the risks to citizens, firefighters, and property resulting from the severity of a fire threat and potential delays in responding to such threats.

C. In accordance with Health and Safety Code Sections 17958, 17958.5, and 17958.7, the Town Council finds that the AC to heat pump and electric-readiness changes to

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building standards affecting residential units in the 2025 California Energy Code and 2025 California Green Building Standards Code are necessary to implement the Town’s local code amendment adding an AC to heat pump and electric-readiness requirement, and that the local code amendment:
a. Is adopted to align with the Town’s General Plan, specifically Section 8.5, “Climate Change/Greenhouse Gas Emissions,” of Chapter 8, “Environment and Sustainability Element,” and Policy 9.6, “Energy Conservation and Renewable Energy Use,” adopted on June 30, 2022; and
b. Permits mixed-fuel residential construction consistent with federal law; and c. Incentivize all-electric construction, as part of the Town’s adopted greenhouse gas emissions reduction strategy in its 2012 Sustainability Plan.

In accordance with Public Resources Code Section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code (Cal. Code Regs. Title 24, Part 1), the Town Council finds that the Town’s AC to heat pump reach code modifications to the energy standards in the California Green Building Standards Code (Cal. Code Regs. Title 24, Part 11) (“CALGreen”) are costeffective, and that the modifications will require the diminution of energy consumption levels permitted by the Energy Code.

7. The Town Council finds that all codes adopted herein related to residential structures are substantially equivalent to prior local amendments, or are related to home hardening and wildfire safety, consistent with the requirements of Assembly Bill 130.

Section 2.

CHAPTER 6, “Buildings and Building Regulations,” and CHAPTER 9 “Fire Prevention and Protection,” of the Los Gatos Town Code ARE REPEALED IN THEIR ENTIRETY AND REPLACED WITH A NEW CHAPTER 6. “Building Codes and Regulations,” to read as follows:

Chapter 6 BUILDING CODES and REGULATIONS
Table of Contents
ARTICLE I. CALIFORNIA ADMINISTRATIVE CODE
Sec. 6.10.010 Adopted.

Sec. 6.10.020 Conflicting Provisions.

Sec. 6.10.030 Qualifying Alterations.

ARTICLE II. CALIFORNIA BUILDING CODE
Sec. 6.20.010 Adopted.

Sec. 6.20.020 IBC Oversight.

Sec. 6.20.030 Schedule of Permit Fees.

Sec. 6.20.040 Automatic Sprinkler Systems.

Sec. 6.20.050 Smoke Control Systems.

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Sec. 6.20.060 Roof Drainage.

Sec. 6.20.070 Roof Covering Requirements in a Wildland-Urban Interface Fire Area and other areas.

Sec. 6.20.080 Concrete Strength.

Sec. 6.20.090 Limits on methods using Gypsum Board and Cement Plaster ARTICLE III. CALIFORNIA RESIDENTIAL CODE
Sec. 6.30.010 Adopted.

Sec. 6.30.020 Automatic Sprinkler Systems.

Sec. 6.30.030 Energy Storage Systems.

Sec. 6.30.040 Limits on methods using Gypsum Board and Cement Plaster.

ARTICLE IV. CALIFORNIA ELECTRIC CODE
Sec. 6.40.010 Adopted.

ARTICLE V. CALIFORNIA MECHANICAL CODE
Sec. 6.50.010 Adopted.

ARTICLE VI. CALIFORNIA PLUMBING CODE
Sec. 6.60.010 Adopted.

Sec. 6.60.020 Backflow protection.

ARTICLE VII. CALIFORNIA ENERGY CODE
Sec. 6.70.010 Adopted.

Sec. 6.70.020 Electric Readiness Reach Code.

ARTICLE VIII. CALIFORNIA WILDLAND URBAN INTERFACE CODE
Sec. 6.80.010 Adopted.

Sec. 6.80.020 Scope.

Sec. 6.80.030 Application.

Sec. 6.80.040 Additions and Alterations.

ARTICLE IX. CALIFORNIA HISTORICAL BUILDING CODE
Sec. 6.90.010 Adopted.

ARTICLE X. CALIFORNIA FIRE CODE
Sec. 6.100.010 Adopted.

Sec. 6.100.020 General.

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Sec. 6.100.030 Administration and Enforcement.

Sec. 6.100.040 CHAPTER 1, DIVISION II Administration.

Sec. 6.100.050 Chapter 2, Definitions.

Sec. 6.100.060 Fire Apparatus Access Roads.

Sec. 6.100.070 Access to Building Openings and Roofs.

Sec. 6.100.080 Premises Identification.

Sec. 6.100.090 Emergency Responder Communication Coverage.

Sec. 6.100.100 Fire and Smoke Protection Features.

Sec. 6.100.110 Fire Protection and Life Safety Systems.

Sec. 6.100.120 Automatic Sprinkler Systems.

Sec. 6.100.130 Fire Alarm and Detection Systems.

Sec. 6.100.140 Smoke Control Systems.

Sec. 6.100.150 Energy Systems.

Sec. 6.100.160 Electrical Energy Storage Systems (ESS).

Sec. 6.100.170 Fire Safety During Construction and Demolition.

Sec. 6.100.180 Fire Department Site Access and Water Supply.

Sec. 6.100.190 Completion Before Occupancy.

Sec. 6.100.200 Temporary Heating and Cooking Operations.

Sec. 6.100.210 Immersion Heaters.

Sec. 6.100.220 Hazardous Materials-General Provisions.

Sec. 6.100.230 Corrosive Materials.

Sec. 6.100.240 Explosives and Fireworks.

Sec. 6.100.250 Flammable and Combustible Liquids.

Sec. 6.100.260 On-Demand Mobile Fueling Operations.

Sec. 6.100.270 Flammable Gases and Flammable Cryogenic Fluids.

Sec. 6.100.280 Highly Toxic and Toxic Materials.

Sec. 6.100.290 Pyrophoric Materials.

Sec. 6.100.300 Appendix B-Fire Flow Requirements for Buildings.

Sec. 6.100.310 Appendix C-Fire Hydrant Locations and Distribution.

Sec. 6.100.320 Appendix D-Fire Apparatus Access Roads.

ARTICLE XI. CALIFORNIA EXISTING BUILDING CODE
Sec. 6.110.010 Adopted.

ARTICLE XII. CALIFORNIA GREEN BUILDING STANDARDS CODE
Sec. 6.120.010 Adopted.

Sec. 6.120.050 AC to Heat Pump Reach Code
ARTICLE XIII. CALIFORNIA REFERENCE STANDARDS CODE
Sec. 6.130.010 Adopted.

ARTICLE XIV. INTERNATIONAL PROPERTY MAINTENANCE CODE
Sec. 6.140.010 Adopted.

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Sec. 6.140.020 Application of other codes.

ARTICLE XV. EXPEDITED PERMIT PROCESS FOR SMALL RESIDENTIAL ROOFTOP SOLAR SYSTEMS Sec. 6.150.010 Purpose and intent.

Sec. 6.150.020 Definitions.

Sec. 6.150.030 Applicability.

Sec. 6.150.040 Solar energy system requirements.

Sec. 6.150.050 Applications and documents.

Sec. 6.150.060 Permit review and inspection requirements.

ARTICLE XVI. BUILDING RELOCATION CODE OF THE TOWN
DIVISION 1. GENERALLY
Sec. 6.140.010 Title.

Sec. 6.140.020 Interference with demolition or removal of building.

DIVISION 2. PERMIT
Sec. 6.140.030 Required, exceptions.

Sec. 6.140.040 Application.

Sec. 6.140.050 Review of application, duty of applicant.

Sec. 6.140.060 Issuance, fees.

Sec. 6.140.070 When issuance prohibited.

Sec. 6.140.080 Conditions of issuance.

Sec. 6.140.090 Bond required.

Sec. 6.140.100 Conditions of bond.

Sec. 6.140.110 Default on bond.

Sec. 6.140.120 Bond other than surety bond—Default.

Sec. 6.140.130 Same—Release.

ARTICLE I. CALIFORNIA ADMINISTRATIVE CODE
Sec 6.10.010. – Adopted.

The 2025 California Administrative Code, California Code of Regulations, Title 24, Part 1, is adopted by reference.

Sec. 6.10.020. – Conflicting Provisions.

When any provisions of the administrative sections of the codes adopted in Chapter 6 conflict with the administrative provisions found in the California Administrative and Building Codes, the California Administrative and Building Codes shall apply. If any code

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adopted in this Chapter does not include administrative provisions, the administrative provisions of the California Administrative and Building Codes shall apply.

Sec 6.10.030. – Qualifying alterations.

Substantial renovations/alterations that include replacement of over fifty (50) percent of the existing foundation for purposes other than a repair or reinforcement, as defined in California Existing Building Code, Section 202; or where over fifty (50) percent of the existing framing above the sill plate is removed or replaced for purposes other than repair, shall meet the new construction requirements of California Code of Regulations, Title 24 as modified by the Town of Los Gatos. If either of these criteria are met within three years, measured from the date of the most recent previously obtained permit final date, the project shall be subject to the new construction requirements.

ARTICLE II. CALIFORNIA BUILDING CODE
Sec. 6.20.010 – Adopted.

The 2024 International Building Code (IBC), as amended by the State of California Building Standards Commission and known as the 2025 California Building Code (CBC), California Code of Regulations Title 24, Part 2, Volumes 1 and 2, with Appendix I, is adopted by reference and amended as follows:

Sec. 6.20.020 – IBC Oversight.

The California adoption of the new 2024 International Building Code may have inadvertently eliminated some construction requirements by oversight or erroneous reference to another code. In cases where the code adoption has inadvertently deleted or mis-referenced necessary construction requirements, the Town of Los Gatos Building Official may authorize use of construction requirements from the last previously adopted International Codes.

Sec. 6.20.030 – Schedule of Permit Fees.

Section 109.2 is amended to read as follows:

Section 109.2 Schedule of permit fees. Where a permit is required, a fee for each permit shall be paid as required, in accordance with the schedule as established by the (Town Council).

Section 109.2.1 is added to read as follows:
109.2.1. Plan Review Fees. When submittal documents are required by Section 109, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. The plan review fee shall be 65 percent of the building permit fee. The plan

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review fees specified in this section are separate fees from the permit fees and are in addition to the permit fees.

When submittal documents are incomplete or changed so as to require additional plan review or when the project involves deferred submittal items as defined in Section 107.3.4.1, an additional plan review fee shall be charged at the per-hour plan review rate as adopted by the Town of Los Gatos.

Section 109.6.1 is added to read as follows:
109.6.1. Refunds. The building official may authorize refunds of Building Division fees which were erroneously paid or collected.

The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work or inspections have been done under an issued permit.

The building official may authorize refunding of not more than 80 percent of the collected plan review fee when the plan check application is withdrawn or cancelled prior to any plan review work being done.

The building official shall not authorize refunding of any collected fee until a written request for a refund by the original permittee or applicant is received. Requests must be received no later than 180 days after the date of the fee payment.

Sec. 6.20.040 – Automatic Sprinkler Systems.

Section 903.2 of the California Building Code adopted by this article is amended to read as follows:
903.2 Where required. Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in either this Section or in Sections 903.2.1 through 903.2.12.

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:

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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.

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 2022 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

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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 nonambulatory clients. 2 Fire Risks – Shall include but not be 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).

A Section 903.2.11.7 is added to read as follows:
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 907.8 is amended to read as follows:
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 California Fire Code Sections 907.8.1 through 907.8.4 and NFPA 72. Records of inspection, testing and maintenance shall be documented using NFPA 72 record of inspection and testing forms.

Sec. 6.20.050 – Smoke Control Systems
Section 909.22.1 is added to read as follows:
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.

Sec. 6.20.060 – Roof Drainage.

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Section 1502 is amended to add Section 1502.5 to read as follows:

Section 1502.5 Over Public Property.

Roof drainage water from a building shall not be permitted to flow over public property.

Exception(s):
1) Group R3, and Group U Occupancies
2) Other occupancies where the drainage plan and method of drainage have been approved by the “Building Official."
Sec. 6.20.070 – Roof Covering Requirements in a Wildland-Urban Interface Fire Area and other areas.

Section 1505.1.2 is amended to read as follows:
1505.1.2 Roof coverings within all other areas.

The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be fire-retardant roof covering that is at least Class A.

Sec. 6.20.080 – Concrete Strength.

Section 1705.3, Exception 1, is amended to read as follows:

Exception: Special inspections and tests shall not be required for:

1. Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock where the structural design of the footing is based on a specified compressive strength, f’c, not more than 2,500 pounds per square inch (psi) (17.2 Mpa) regardless of the compressive strength specified in the construction documents or used in the footing construction.

Sec. 6.20.090 – Limits on methods using Gypsum Board and Cement Plaster Table 2308.10.1 Wall Bracing Requirements is amended to read as follows:

The title of Table 2308.10.1 is amended to read:

TABLE 2308.10.1a, f, g
Footnotes “f” and “g” are added to Table 2308.6.1, to read as follows:
f. Methods PBS, HPS, and SFB are not permitted in Seismic Design Categories D or E.

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g. Methods GB, DWB, and PCP are not permitted in Seismic Design Category E.

ARTICLE III. CALIFORNIA RESIDENTIAL CODE
Sec. 6.30.010. – Adopted.

The 2024 International Residential Code (IRC) as amended by the State of California Building Standards Commission and known as the 2025 California Residential Code (CRC), California Code of Regulations, Title 24, Part 2.5, with Appendices BF, BG, BH, and CJ is adopted by reference and amended as follows:

Sec. 6.30.020 – Automatic Sprinkler Systems.

R309.2 One- and two-family dwellings automatic fire sprinkler systems is amended to read as follows:

R309.2 One- and two-family dwellings automatic sprinkler systems.

An automatic sprinkler system shall be installed in all new and existing one- and twofamily dwellings when additions are made that increase the fire area to more than 3,600 square feet.

Exceptions:

1. 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 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 2022 California Fire Code.

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.

2.2. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code.

Sec. 6.30.030 – Energy Storage Systems
Section 330.3.1 is amended to read as follows:

R330.3.1 Spacing. Individual ESS units shall be separated from each other by at least 3 feet (914 mm) except separation distances are documented to be adequate based on large-scale fire testing complying with Section 1207.1.7.

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Section R330.4 is amended to read as follows:

R330.4 Location. ESS shall be installed only in the following locations:

1. Detached garages and detached accessory structures.

2. Attached garages separated from the dwelling unit living space in accordance with Section R302.6.

3. Outdoors or on the exterior side of exterior walls located not less than 3 feet (914 mm) from doors and windows directly entering the dwelling unit, and shall not be located below or above any emergency escape and rescue openings.

4. Enclosed utility closets, basements, and storage or utility spaces within dwelling units and sleeping units with finished or noncombustible walls and ceilings. Walls and ceilings of unfinished wood-framed construction shall be provided with not less than 5/8 -inch (15.9 mm) Type X gypsum wallboard. Openings into the dwelling shall be equipped with solid wood doors not less than 1-3/8 inches (35 mm) in thickness, solid or honeycombcore steel doors not less than 1-3/8 inches (35 mm) in thickness, or doors with a 20- minute fire protection rating. Doors shall be self-latching and equipped with a selfclosing or an automatic-closing device. Penetrations through the required gypsum wallboard into the dwelling shall be protected as required by Section R302.11, Item 4.

ESS shall not be installed in sleeping rooms, or in closets or spaces opening directly into sleeping rooms. (Material based on NFPA 855 2023 Ed.)
Section R330.7 is amended to read as follows:

R330.7 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.

ESS installed in Group R-3 and townhomes 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 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.

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R902.1.2 is amended to read as follows:

R902.1.2 Roof coverings in all other areas. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any oneyear period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be fire-retardant roof covering that is at least Class A.

Sec. 6.30.040. – Limits on methods using Gypsum Board and Cement Plaster.

Table R602.10.3(3) Bracing Requirements Based On Seismic Design Category is amended to read as follows:

The title of Table R602.10.3(3) is amended to read:

TABLE R602.10.3(3)i, j
Footnotes “i” and “j” are added to Table R602.10.3(3), to read:
i. Methods PBS, HPS, SFB and CS-SFB are not permitted in Seismic Design Categories D0, D1, and D2.
j. Methods GB, DWB and PCP are not permitted in Seismic Design Categories D0, D1, and D2 where S1 is greater than or equal to 0.75.

ARTICLE IV. CALIFORNIA ELECTRICAL CODE
Sec. 6.40.010. – Adopted.

The 2023 National Electrical Code (NEC), as amended by the State of California Building Standards Commission, and known as the 2025 California Electric Code (CEC), California Code of Regulations, Title 24, Part 3, is adopted by reference.

ARTICLE V. CALIFORNIA MECHANICAL CODE
Sec. 6.50.010. – Adopted.

The 2024 Uniform Mechanical Code (UMC), as amended by the State of California Building Standards Commission, and known as the 2025 California Mechanical Code (CMC), California Code of Regulations, Title 24, Part 4, is adopted by reference.

ARTICLE VI. CALIFORNIA PLUMBING CODE
Sec. 6.60.010. – Adopted.

The 2024 Uniform Plumbing Code (UPC), as amended by the State of California Building Standards Commission, and known as the 2025 California Plumbing Code (CPC),

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California Code of Regulations, Title 24, Part 5, with appendices A, B, D, G, H, I, J, K, and L only, are adopted by reference and amended as follows:

Sec. 6.60.020. – Backflow protection.

Section 710.1 is amended to read as follows:
710.1. Backflow Protection. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative Authority. Cleanouts for drains that pass through a backwater valve shall be clearly identified with a permanent label stating, “backwater valve downstream.”
ARTICLE VII. CALIFORNIA ENERGY CODE
Sec. 6.70.010. – Adopted.

The 2025 California Energy Code (CEC), California Code of Regulations, Title 24, Part 6, is adopted by reference and amended as follows.

Sec. 6.70.020 – Electric Readiness Reach Code.

Section 100.0 is modified to add a new section (i) to read as follows:
(i) Single Family Building Remodel Energy Reach Code - Purpose and Intent.

In addition to all requirements of the California Energy Code applicable to Single Family building additions and alterations, the electric readiness measures specified in Sections 150.0(w) shall be required for certain single family additions and alterations.

Section 100.1(b) is modified by adding the following definitions:

LEVEL 2 ELECTRIC VEHICLE (EV) CHARGING RECEPTACLE is a 208/240-volt 40-ampere minimum branch circuit and a receptacle.

LOW POWER LEVEL 2 ELECTRIC VEHICLE (EV) CHARGING RECEPTACLE is a 208/240-volt 20-ampere minimum branch circuit and a receptacle
A new Section, (w), is added to Section 150.0 as follows:
(w) Electric Readiness for Alterations

1. Electric range. Where branch circuits or receptacles are added or altered in a kitchen and the work requires an electrical permit, install electrical components in

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accordance with the California Electrical Code. The electrical components shall include either of the following:

A. A 125-volt, 20-amp electrical receptacle that is connected to the electric panel with a 120/240-volt 3 conductor branch circuit rated at 50 amps minimum, within 3 feet from the appliance and accessible to the appliance with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future Use”.

B. A pathway for a future 240-volt 50-amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel.

The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future electric range installation. The reserved space shall be permanently marked as “For Future 240V use”. The raceway or conductors shall terminate at a junction box within 3 feet of the appliance. The blank cover shall be identified as “240V ready”.

2. Electric dryer. Where a branch circuit is added or altered within 3 feet of a gas or propane clothes dryer and the work requires an electrical permit, install electrical components in accordance with the California Electrical Code. The electrical components shall include either of the following:

A. A dedicated 125-volt, 20-amp electrical receptacle that is connected to the electric panel with a 120/240-volt 3 conductor branch circuit rated at 30 amps minimum, within 3 feet from the appliance and accessible to the appliance with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future Use”; or, B. A pathway for a future 240-volt 30-amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel.

The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future heat pump dryer installation. The reserved space shall be permanently marked as “For Future 240V use”. The raceway or conductors shall terminate at a junction box within 3 feet of the appliance. The blank cover shall be identified as “240V ready”.

3. Heat pump water heater.

A. If wall framing is removed or replaced within 3 feet of a gas or propane water heating appliance, space suitable for the future installation of a heat pump water heater (HPWH) shall be provided. The space shall be at least 2.5 feet by 2.5 feet wide and 7 feet tall and shall include a condensate drain that is no more than 2 inches higher than the base of an installed water heater and allows natural draining without pump assistance or installed piping or tubing within 3 feet of the water heater location to a condensate drain or exterior location. If pump assistance is needed, a receptacle on a 120 volt, minimum 15-amp branch circuit

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for a condensate pump must be available within 3 feet of the water heater location.

B. Where branch circuits are altered or added within 3 feet of an existing gas or propane water heater or within 10 feet of the designated future location of a heat pump water heater as required under Section 150.0(w)3A, and the work requires an electrical permit, install electrical components in accordance with the California Electrical Code. The electrical components shall include either of the following:
(i) A dedicated 125-volt, 20-amp electrical receptacle that is connected to the electric panel with a 120/240-volt 3 conductor, 10 AWG copper branch circuit rated at 30 amps minimum, within 3 feet from the water heater and accessible to the water heater with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future 240V Use”; or (ii) A pathway for a future 240-volt 30-amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel. The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future HPWH installation. The reserved space shall be permanently marked as “For Future 240V use”. The pathway shall terminate at a junction box within 3 feet of the appliance.

The blank cover shall be identified as “240V ready”.

4. Electrical Power Upgrades. Increases in the electrical power infrastructure capacity serving a building shall only be permitted when all the following are documented and submitted to the building official:

A. Calculations in accordance with California Electrical Code Article 220.83 determining future loads will exceed the capacity of the current electrical power infrastructure.

B. Where data is available, calculations in accordance with California Electrical Code Article 220.87 determining that future loads exceed the capacity of the current electrical service infrastructure.

C. Calculations for item (A) and item (B) above shall include at least one of the following:
i. At least one power management or circuit controlling device, serving electric-only appliances such as:
a. Water heater(s)
b. Clothes dryer(s)
c. Range(s)
d. Level 2 EV Charging Receptacle or
e. Low Power Level 2 EV Charging Receptacle
ii. At least one of the following electric-only appliances operating on 120V:
a. Water heater(s)

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b. Clothes dryers(s)
c. Range(s)
iii. Circuit control between whole home load and Level 2 EV Charging Receptacle or Low Power Level 2 EV Charging Receptacle
Exception 1 to Section 150.0(w)4: The upgrade is solely the result of a project proposing electrical improvements supporting loads related to devices and uses not regulated by 150.0(w).

Exception 1 to Section 150.0(w): The project is solely related to a repair as defined by Title 24 Part 2 Section 202.

Exception 2 to Section 150.0(w): If an electrical permit is not otherwise required for the project other than compliance with this section.

Exception 3 to Section 150.0(w): Where upgrades to the existing electrical panel or utility service are not proposed, electrical panel capacity shall not be required to exceed the existing utility electrical service to the building to meet compliance with this section.

Capacity and overcurrent protection spaces shall be reserved to the extent allowable under the existing electrical panel capacity using the methodology in Section 150(w)4.

Tandem overcurrent protection devices shall be used to the extent permissible under the California Electrical Code.

Exception 4 to Section 150.0(w): ): A Covered Single Family Project that consists solely of medically necessary improvements or solely of seismic safety improvements Exception 5 to Section 150.0(w): Mobile Homes, Manufactured Housing, or Factorybuilt Housing as defined in Division 13 of the California Health and Safety 12 Code (commencing with Section 17000 of the Health and Safety Code).

Exception 6 to Section 150.0(w): Emergency Housing pursuant to Appendix P of the California Building Code.

Exception 7 to Section 150.0(w): Creation of a new accessory dwelling unit or junior accessory dwelling unit that is within the existing space of a single family dwelling or accessory structure and includes an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. Or, if the project would not otherwise be a Covered Single Family Project were it not for the inclusion of an accessory dwelling unit or junior accessory dwelling unit that meets the criteria above.

Section 150.2(b) is modified to read:
(b) Alterations. Alterations to existing single-family residential buildings or alterations in conjunction with a change in building occupancy to a single-family residential occupancy shall meet either Item 1 or 2 below, in addition to the requirements of 150.0(w).

ARTICLE VIII. CALIFORNIA WILDLAND URBAN INTERFACE CODE
Sec. 6.80.010. – Adopted.

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The 2024 International Wildland Urban Interface Code (IWUI), as amended by the State of California Building Standards Commission and known as the 2025 California Wildland Urban Interface Code (CWUI), California Code of Regulations, Title 24, Part 7, is adopted by reference, and amended as follows.

Sec. 6.80.020. – Scope.

Section 101.2 Scope is amended to read as follows.
[A]101.2 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 (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.

Sec. 6.80.030. – Application.

Section 101.3.1 Application is amended as follows:
101.3.1 Application.

Exception 6: Land or water area acquired or managed for one or more of ht following purposes or uses:

6.1 Habitat for endangered or threatened species, or any species that is a candidate for listing as an endangered or threatened species by the state or federal government.

6.2 Lands kept in a predominantly natural state as habitat for wildlife, plant, or animal communities.

6.3 Open space lands that are environmentally sensitive parklands.

6.4 Other lands having scenic values, as declared by the local agency, or by state or federal law.

Section 101.3.1.1 Application date and, where required, is amended to read as follows. 101.3.1.1 Application date and where required. New buildings for which an application for a building permit is submitted on or after July 1, 2008, located in any Fire Hazard Severity Zone or Wildland-Urban Interface Area shall comply with this code, including all of the following areas:

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.

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Very High Fire Hazard Severity Zones.

All incorporated lands designated by the Town of Los Gatos as a Wildland-Urban Interface area, including Moderate, High, and Very High Fire Severity zones.

Sec. 6.80.040. – Additions and Alterations.

Section [A]101.5 Additions or alterations is adopted to read as follows. [A]101.5 Additions or alterations. Additions or alterations shall be permitted to be made to any building or structure without requiring the existing building or structure to comply with all of the requirements of this code, provided that the addition or alteration conforms to that required for a new building or structure.

ARTICLE IX. CALIFORNIA HISTORICAL BUILDING CODE
Sec. 6.90.010. – Adopted.

The 2025 California Historical Building Code (CHBC), California Code of Regulations, Title 24, Part 8, including Appendix A, is adopted by reference.

ARTICLE X. CALIFORNIA FIRE CODE
Sec. 6.100.010 – Adopted.

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.

Sec. 6.100.020 – General.

Inclusion in Central Fire District; Definitions.
(a) The Town is included in the Santa Clara County Central Fire Protection District. The Town's inclusion is provided for in Ordinance No. 997 of the Town. (b) As used in this Code, the following definitions shall apply:
(i) "Fire Department" means the Santa Clara County Central Fire Protection District.
(ii) "Fire Chief" means the Chief of the Fire Department.

Sec 6.100.030 – Administration and Enforcement.

Delegation of duties. Whenever a provision appears that requires or allows the Fire Chief to do some act or make certain inspections, it is to be construed to authorize the Fire Chief to designate, delegate, and authorize subordinates to perform the act or make the inspection unless the terms of the provision or section provide otherwise.

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Plan review. The Fire Department will review all plans submitted to the Town for the construction of all buildings except the interior of dwellings for the purpose of ascertaining and causing to be corrected any condition liable to cause fire, to endanger life from fire, or to create or perpetuate any violation of the provisions or intent of this Code or State law affecting fire safety.

Citations. Fire Department officers authorized by the Fire Chief and State law may issue citations for violations of this chapter pursuant to the Code.

Abatement of hazards by Fire Chief.
(a) If any person fails to comply with the orders of the Fire Chief, or in the event the Fire Chief is unable to locate the responsible person within a reasonable time, the Fire Chief may take such steps to abate the fire hazard as are necessary for the protection of the public health and safety. In no event is notice necessary before abatement when the fire hazard constitutes a clear and present danger to the public welfare.
(b) The cost of any such abatement is a debt to the Town of the owner of the premises or of any person who, by act or inaction, caused or permitted the fire hazard to exist. The cost of the abatement shall become a lien on the premises when the need for the abatement and the amount of the cost have been established in the manner provided in Article 8 of Chapter 6 of this Code.

Fees for checking, inspection services and permits. The Town Council may, by resolution, establish a schedule of fees to be charged and collected for checking and inspection services performed and for the issuance and enforcement of permits and requirements under this chapter.

Building Official to forward plans. The Building Official will provide the Fire Chief with one (1) copy of any plans and specifications required to be reviewed by the Fire Department.

Sec. 6.100.040 – CHAPTER 1, DIVISION II Administration.

Chapter 1, Division II, of the 2025 California Fire Code is amended as follows:

Table 105.5.9 is amended to read as follows:

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)

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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 as follows:

TABLE 105.5.22

PERMIT AMOUNTS FOR HAZARDOUS MATERIALS

TYPE OF MATERIAL AMOUNT
Combustible liquids See Section 105.5.18
Corrosive materials
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

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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
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

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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 as follows:
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.

Section 105.5.62 is added to read as follows:
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 as follows:
105.6.4 Cryogenic fluids. A construction permit is required for installation of or alteration to 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 108.2.1 is added to read as follows:
108.2.1 Construction permit fees. Construction permit fees and plan review fees for fire hydrantsystems,fire extinguishing systems, andfire alarmsystemsshall bepaidto theSanta Clara County FireDepartment in accordance with the followingtable based on valuation. The valuation shall be limited to the value of the system installation for which the permit is being issued. Plan review fees are 65 percent of the Permit Fee

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amount. For the purposes of determining the total fee amount for each permit, the plan review fee shall be added to the Permit Fee.

TOTAL VALUATIONS PERMIT FEE
$1.00 TO $500.00 $23.50
$501.00 TO $2,000.00 $23.50 for the first $500.00 plus $3.05 for each additional $100.00, or fraction thereof, to and including $2,000.00
$2001.00 TO $25,000.00 $69.25 for the first $2,000.00 plus $14.00 for each additional $1,000.00 or fraction thereof, to and including $25,000.00
$25,001.00 TO $50,000.00 $391.25 for the first $25,000.00 plus $4.00 for each additional $1,000.00, or fraction thereof, to and
including $50,000.00
$50,001.00 TO $100,000.00 $630.15 for the first $50,000.00 plus $13.60for each additional $1,000.00, or fraction thereof, to and
including $100,000.00
$100,001.00 to $500,000.00 $986.75 for the first $100,000.00 plus $7.00 for each additional $1,000.00, or fraction thereof, to and
including $500,000.00
$500,001 to $1,000,000.00 $3,228.15 for the first $500,000.00 plus $5.35 for each additional $1,000.00, or fraction thereof, to and
including $1,000,000.00
$1,000,001 and up $5,604.00 for the first $1,000,000.00 plus $4.75 for each additional $1,000.00, or fraction thereof
Additional re-inspections, in connection with the permits above, are to be paid at $120.00 for each occurrence at the discretion of the fire code official.

Cancelled inspections without advance notice are to be paid at $120.00 for each occurrence.

Section 108.2.2 is added to read as follows:
108.2.2 Operational permit fees. Operational permit fees shall be paid to the Santa Clara County Fire Department as follows:

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FACILITY TYPE PERMIT FEE

1. Institutional
A. More than 6 persons $75.00 - Annually
B. Over 50 persons $100.00 - Annually

2. Day Care Facilities
More than 6 clients $35.00 - Annually

3. Places of Assembly
A. 50-300 persons $50.00 - Annually
B. Over 300 persons $85.00 - Annually

4. Temporary Membrane Structures, Tents, and Canopies
(Only those requiring permits in accordance with Section 105.6.47).
$85.00 – Each
Occurrence
Section 109.5 is added to read as follows:
109.5 Final inspection. No final inspection asto all or any portion 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 accesswaysto theBuildingDepartment.

Section 113.4 is deleted.

Sec. 6.100.050 – Chapter 2, 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 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).

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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 fireresistance-rated 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 5000 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 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.

Sec. 6.100.060 – Fire Apparatus Access Roads.

Section 503.1 is amended to read as follows:
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 as follows:
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:

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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 as follows:
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. 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 as follows:
503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall be a minimum of 30 feet (9144 mm) inside, and a minimum of 50 feet (15240 mm) outside.

Section 503.2.7 is amended to read as follows:
503.2.7 Grade. 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 as follows:
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 as follows:

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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 single-family dwellings.

Sec. 6.100.070 – Access to Building Openings and Roofs.

Section 504.5 is added to read as follows:
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.

Sec. 6.100.080 – Premises Identification.

Section 505.1 is amended to read as follows:
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 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)

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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.

Sec. 6.100.090 – Emergency Responder Communication Coverage.

Section 510.1 is amended to read as follows:
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 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

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coverage system.

4. 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.

In-building ERCES within the building shall be based on the existing coverage levels of the public safety communications systems utilized by the jurisdiction, measured at the exterior of the 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 as follows:
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 as follows:
510.3.1 Permit required. A construction permit for the installation of or modification to in-building 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 as follows:
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 as follows:
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

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Enhancement Systems Details & Specification enforced by the Santa Clara County Fire Department.

Section 510.5 is amended to read as follows:
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 as follows:
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 the agency FCC license holder or systems administrator.

Section 510.5.4 is amended to read as follows:
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.

Sec. 6.100.100 – Fire And Smoke Protection Features
Section 703.3 is added to read as follows:
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 through-penetrations, 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.

Sec. 6.100.110 – Fire Protection and Life Safety Systems Section 901.6.2 is amended to read as follows:
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

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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 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 on the premises for a minimum of five years. See Sections 907.7 and 907.8 for fire alarm system inspection, testing and maintenance documentation requirements.

Sec. 6.100.120 – Automatic Sprinkler Systems
Section 903.2 is amended to read as follows:
903.2 Where required. Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in either 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:

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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.

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:

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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).

Section 903.2.11.7 is added to read as follows:
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.

Sec. 6.100.130 – Fire Alarm and Detection Systems.

Section 907.8 is amended to read as follows:
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

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through 907.8.4 and NFPA 72. Records of inspection, testing and maintenance shall be documented using NFPA 72 record of inspection and testing forms.

Sec. 6.100.140 – Smoke Control Systems.

Section 909.22.1 is amended to read as follows:
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.

Sec. 6.100.150 – Energy Systems.

Section 1202.1.1 is amended to read as follows:
1202.1 Definitions. The following terms are defined in Chapter 2:

BATTERY SYSTEM, STATIONARY STORAGE.

BATTERY TYPES.

CAPACITOR ENERGY STORAGE SYSTEM.

CRITICAL CIRCUIT.

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.

Sec. 6.100.160 – Electrical Energy Storage Systems (ESS).

Section 1207.1.7 is amended to read as follows:
1207.1.7 Large-scale fire test. Where required elsewhere in Section 1207, large-scale fire testing shall be conducted 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 equal to the fire-resistance rating of the room separation

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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 as follows:
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 as follows:
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:

1. Where approved by the fire code official, rooms, areas and walk-in units containing 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
25 50
1 2
3 2

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6 5
4 3
2 1
50 50
75 100
100
100
2 2
4 6
6 6
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 as follows:
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 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 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

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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 as follows:
1207.11.3 Location. ESS shall be installed only in the following locations:

1. Detached garages and detached accessory structures.

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 as follows:
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:

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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.

Sec. 6.100.170 – Fire Safety During Construction and Demolition.

Section 3303.5 is amended to read as follows:
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 as follows:
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).

Sec. 6.100.180 – Fire Department Site Access and Water Supply.

Section 3307.1.2 is amended to read as follows:
3307.1.2 Stairways Required. 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 as follows:
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 as follows:

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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 13 ft. 6 in. of vertical clearance. Dead end fire access roads in excess of 150 ft. in length shall be provided with approved turnarounds.

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.

Sec. 6.100.190 – Completion Before Occupancy.

Section 3313.1 is added to read as follows:

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.

Sec. 6.100.200 – Temporary Heating and Cooking Operations.

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Section 4103.1 is amended to read as follows:
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 as follows:
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.

Sec. 6.100.210 – Immersion Heaters.

Section 4106.1 is added to read as follows:
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.

Sec. 6.100.220 – Hazardous Materials-General Provisions.

Section 5001.2.2.2 is amended to read as follows:
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.

2. Corrosive materials.

3. Moderately toxic gas.

4. Health hazards - Other.

Section 5002.1 is amended to read as follows:
5002.1 Definitions. The following terms are defined in Chapter 2:

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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).

PESTICIDE.

PHYSICAL HAZARD.

PRESSURE VESSEL.

SAFETY CAN.

SAFETY DATA SHEET (SDS).

SECONDARY CONTAINMENT.

SEGREGATED.

SOLID.

SPILL CONTROL.

STORAGE, HAZARDOUS MATERIALS.

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SYSTEM.

TANK, ATMOSPHERIC.

TANK, PORTABLE.

TANK, STATIONARY.

TANK VEHICLE.

UNAUTHORIZED DISCHARGE.

USE (MATERIAL).

VAPOR PRESSURE.

Section 5003.1.3.1 is added to read as follows:
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 as follows:
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 as follows:
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.

Section 5003.2.2.1 is amended to read as follows:
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.

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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.

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.

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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 as follows:
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 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 throughout except for connections within an exhausted 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 as follows:
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.

Section 5003.5.3 is added to read as follows:
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 as follows:
5003.10.4 Elevators utilized to transport hazardous materials.

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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 5004.2.1 is amended to read as follows:
5004.2.1 Spill Control for Hazardous Material Liquids. Rooms, buildings or areas used for storage of hazardous material 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.

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 to read as follows:
5004.2.2.2 Incompatible Materials. Incompatible materials shall be separated from each other in independent secondary containment systems.

Sec. 6.100.230 – Corrosive Materials.

Section 5402.1 is amended to read as follows:
5402.1 Definition. The following terms are defined in Chapter 2:

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CORROSIVE.

CORROSIVE LIQUIDS.

Sec. 6.100.240 – Explosives and Fireworks.

Section 5601.1.3 is amended to read as follows:
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. The use of fireworks for fireworks displays pyrotechnics before a proximate audience and pyrotechnic special effects in motion pictures, television, theatrical 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.

Sec. 6.100.250 Flammable and Combustible Liquids.

Section 5704.2.7.5.8 is amended to read as follows:
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 as follows:
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

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tested on an annual basis and records of such testing shall be maintained on-site for a period of five (5) years.

Sec. 6.100.260 – On-Demand Mobile Fueling Operations.

Section 5707 is amended to read as follows:
5707.3.3 Site plan. A site plan shall be developed for each location or area at which mobile fueling occurs. The site plan shall be in sufficient detail to indicate the following:

1. All buildings and structures.

2. Lot lines or property lines.

3. Electric car chargers.

4. Solar photovoltaic parking lot canopies.

5. Appurtenances on-site and their use or function.

6. All uses adjacent to the lot lines of the site.

7. Fueling locations.

8. Locations of all storm drain openings and adjacent waterways or wetlands.

9. Information regarding slope, natural drainage, curbing and impounding.

10. How a spill will be kept on the site property.

11. Scale of the site plan.

Sec. 6.100.270 – Flammable Gases and Flammable Cryogenic Fluids.

Section 5809.3.4 is amended to read as follows:
5809.3.4 Site plan. For other than emergency roadside service, a site plan shall be developed for each location at which mobile gaseous hydrogen fueling occurs. The site plan shall be in sufficient detail to indicate: all buildings, structures, lot lines, property lines and appurtenances on site and their use and function, and the scale of the site plan.

Sec. 6.100.280 – Highly Toxic and Toxic Materials.

Chapter 60 title is amended to read as follows:

CHAPTER 60 HIGHLY TOXIC MATERIAL, TOXIC MATERIALS and MODERATELY TOXIC GASSES Section 6001.1 is amended to read as follows:
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:

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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 6002.1 is amended to read as follows:
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.

PHYSIOLOGICAL WARNING THRESHOLD.

REDUCED FLOW VALVE.

TOXIC.

Section 6004 title is amended to read as follows:

SECTION 6004 HIGHLY TOXIC, MODERATELY TOXIC, AND TOXIC COMPRESSED GASES Section 6004.1 is amended to read as follows:
6004.1 General. The storage and use of highly toxic, toxic, and moderately toxic compressed gases shall comply with this section.

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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 as follows:
6004.2 Indoor storage and use.

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 as follows:
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 as follows:
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

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Table 6004.2.1.4 is added to read as follows:

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 as follows:
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.
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.

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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 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

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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:

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:

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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.

Sec. 6.100.290 – Pyrophoric Materials.

Section 6405.3.1 is added to read as follows:
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.

Sec. 6.100.300 – Appendix B-Fire Flow Requirements for Buildings.

Section B105.2 is amended to read as follows:

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).

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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).

Sec. 6.100.310 – Appendix C-Fire Hydrant Locations and Distribution.

Section C102.1 is amended to read as follows:

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.

Sec. 6.100.320 – Appendix D-Fire Apparatus Access Roads.

Section D103.2 is amended to read 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 to read as follows:

D103.3 Turning radius. The required turning radius of 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 as follows:

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.

Section D103.6 is amended to read as follows:

D103.6 Signs. 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.

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ARTICLE XI. CALIFORNIA EXISTING BUILDING CODE
Sec. 6.110.010 – Adopted.

The 2024 International Existing Building Code (IEBC), as amended by the State of California Building Standards Commission and known as the 2025 California Existing Building Code (CEBC), California Code of Regulations, Title 24, Part 10, including Chapter 14, Appendices A1, A2, A3, A4, and A5, is adopted by reference.

ARTICLE XII. CALIFORNIA GREEN BUILDING STANDARDS CODE
Sec. 6.120.010. – Adopted.

The 2025 California Green Building Standards Code (CGBSC), California Code of Regulations, Title 24, Part 11, Chapters 1 through 8 only, are adopted by reference and amended as follows.

Sec. 6.120.050 – AC to Heat Pump Reach Code
Section A4.204.1 is adopted and amended to read as follows:

A4.204.1 Energy Efficiency. Alterations to existing residential buildings shall comply with Sections A4.204.1.1.

A4.204.1.1 Altered Space-Conditioning System Serving Existing Single-Family Dwelling Units – Mechanical Cooling. When a space-conditioning system serving an existing single-family dwelling unit is altered in climate zones 1 through 14 and 16 by installation or replacement of an air conditioner, the altered system shall comply with either a or b below in addition to the requirements for installation specified by Title 24, Part 6, Sections 150.2(b)1E and 150.2(b)1F:
a. A heat pump shall be the primary heating source and sized according to the system selection requirements specified by Title 24, Part 6 of Section 150.0(h)5. Supplemental heating may be provided by gas furnace or electric resistance heating as specified in Title 24, Part 6, Sections 150.0(h)7 and 150.0(i); or
b. An air conditioner shall meet all the requirements in either subsection I or II below:

I. Systems with Existing Duct Distribution Systems:

A. The duct system measured air leakage shall be equal to or less than 10 percent of the system air handler airflow as confirmed through field verification and diagnostic testing, per the requirements in Title 24, Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and Exception 1 to A4.204.1.1bIA. If it is not possible to meet the duct sealing requirements, all accessible leaks shall be sealed and verified

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through a visual inspection and a smoke test by a certified ECC-Rater utilizing the methods specified in Reference Residential Appendix Section RA3.1.4.3.5.

Exception 2 to A4.204.1.1bIA: Existing duct systems, constructed, insulated or sealed with asbestos.

B. Demonstrate, in every control mode, airflow greater than or equal to 300 CFM per ton of nominal cooling capacity through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.45 W/CFM. The airflow rate and fan efficacy requirements in this section shall be confirmed through field verification and diagnostic testing, following the procedures outlined in Title 24, Part 6, Reference Residential Appendix RA3.3; and
Exception 1 to A4.204.1.1bIB: Systems unable to comply with the minimum airflow rate and system efficacy requirements shall demonstrate compliance by satisfying all of the following:

1. Following the procedures in Section RA3.3.3.1.5;

2. Installing a system thermostat that conforms to the specifications in Section 110.12;

3. For standard ducted systems (without zoning dampers), meet the applicable minimum total return filter grille nominal area requirements in Table 150.0-B or 150.0-C as confirmed by field verification and diagnostic testing in accordance with the procedures in Reference Residential Appendix Sections RA3.1.4.4 and RA3.1.4.5. The design clean-filter pressure drop requirements specified by Section 150.0(m)12D for the system air filter(s) shall conform to the requirements given in Tables 150.0-B and 150.0-C.

Exception 2 to Section A4.204.1.1bIB: Multispeed compressor systems or variable speed compressor systems shall verify air flow (cfm/ton) and fan efficacy (Watt/cfm) for system operation at the maximum compressor speed and the maximum air handler fan speed.

Exception 3 to Section A4.204.1.1bIB: Gas furnace air-handling units manufactured prior to July 3, 2019, shall comply with a fan efficacy value less than or equal to 0.58 W/cfm as confirmed by field verification and diagnostic testing in accordance with the procedures given in Reference Residential Appendix RA3.3.

C. IV. In all climate zones, refrigerant charge verification requirements shall meet the requirements in Title 24, Part 6 Section 150.2(b)1Fiib, including the minimum airflow rate specified in Section 150.2(b)1Fiia; and
D. V. 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

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alone; luminaires not rated for insulation contact must be replaced or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and
Exception 1 to Section A4.204.1.1(b)ID: Dwelling units with at least R38 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1(b)ID: 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 A4.204.1.1(b)ID: Dwelling units with knob and tube wiring located in the vented attic.

Exception 4 to Section A4.204.1.1(b)ID: 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.

E. VI. Air seal all accessible areas of the ceiling plane between the attic and the conditioned space including all joints, penetrations and other openings that are potential sources of air leakage by caulking, gasketing, weather-stripping or otherwise sealing to limit infiltration and exfiltration.

Exception 1 to Section A4.204.1.1bIE: Dwelling units with at least R38 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1 bIE: 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 A4.204.1.1bIE: Dwelling units with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.

II. Entirely New or Complete Replacement Duct Systems:

A. R-8 duct insulation shall be installed for all new ducts located in unconditioned space; and
B. The total duct system measured air leakage shall be equal to or less than 5 percent of the system air handler airflow as confirmed through field verification and diagnostic testing, per the requirements in Title 24, Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and C. Demonstrate, in every control mode, airflow greater than or equal to 350 CFM per ton of nominal cooling capacity through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.35 W/CFM. The airflow rate and fan efficacy requirements in this section shall be confirmed through field verification and diagnostic testing,

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following the procedures outlined in Title 24, Part 6, Reference Residential Appendix RA3.3; and
D. In all climate zones, refrigerant charge verification requirements shall meet the requirements in Title 24, Part 6 Section 150.2(b)1Fiib; and E. In Climate Zones 1-4, 6, and 8-16 if the air handler and ducts are located within a vented attic, 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 or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and Exception 1 to Section A4.204.1.1bIIE: In Climate Zones 1, 3, and 6, dwelling units with at least R-19 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1bIIE: 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 A4.204.1.1bIIE: Dwelling units with knob and tube wiring located in the vented attic.

Exception 4 to Section A4.204.1.1bIIE: 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.

F. In Climate Zones 2, 4, and 8-16, air seal all accessible areas of the ceiling plane between the attic and the conditioned space including all joints, penetrations and other openings that are potential sources of air leakage by caulking, gasketing, weather-stripping or otherwise sealing to limit infiltration and exfiltration.

Exception 1 to Section A4.204.1.1bIIF: Dwelling units with at least R19 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1bIIF: 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 A4.204.1.1bIIF: Dwelling units with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.

Exception 1 to Section A4.204.1.1: 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

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conditioner, as calculated according to the requirements of California Electrical Code Article 220.83 or Article 220.87. 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 A4.204.1.1: 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.

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.

ARTICLE XIII. CALIFORNIA REFERENCE STANDARDS CODE
Sec. 6.130.010. – Adopted.

The 2025 California Referenced Standards Code, California Code of Regulations, Title 24, Part 12, is adopted by reference.

ARTICLE XIV. INTERNATIONAL PROPERTY MAINTENANCE CODE
Sec. 6.140.010. – Adopted.

The 2024 International Property Maintenance Code, as published by the International Code Council (ICC), is adopted by reference with Section 102.3 is amended to read as follows.

Sec. 6.140.020. – Application of other codes.

Sec. 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the California Building Code, California Residential Code, California Plumbing Code, California Electrical Code, California Mechanical Code, and California Wildland Urban Interface Code. Nothing in this code shall be construed to cancel, modify, or set aside any provisions of the Town of Los Gatos Zoning Code.

ARTICLE XV. – EXPEDITED PERMIT PROCESS FOR SMALL RESIDENTIAL ROOFTOP SOLAR

SYSTEMS
Sec. 6.150.010 – Purpose and intent.

These provisions are intended to establish an expedited, streamlined solar permitting process that complies with the Solar Rights Act and AB 2188 (Chapter 521, Statutes 2014, CA Govt. Code Section 65850.5) to achieve timely and cost-effective installations of small residential rooftop solar energy systems. These provisions are intended to encourage the use of solar systems by removing unreasonable barriers, minimizing costs

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to property owners and the Town, and expanding the ability of property owners to install solar energy systems. These provisions allow the Town to achieve these goals while protecting the public health and safety.

Sec. 6.150.020 – Definitions.

The following words, terms, and phrases, when used in this division, shall have the following meanings ascribed to them in this section:

Electronic signature means a digital signature or digital stamp that is issued by a certificate authority approved by the California Secretary of State, and which meets the requirements of Government Code Section 16.5.

Electronic submittal means the utilization of one (1) or more of the following:

1. Email;

2. The Internet;

3. Facsimile.

Reasonable restrictions on a solar energy system are those restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative system of comparable cost, efficiency, and energy conservation benefits.

Restrictions that do not significantly increase the cost of the system or decrease its efficiency or specified performance means:

2. For Water Heater Systems or Solar Swimming Pool Heating Systems: an amount exceeding ten (10) percent of the cost of the system, but in no case more than one thousand dollars ($1,000.00), or decreasing the efficiency of the solar energy system by an amount exceeding ten (10) percent, as originally specified and proposed.

3. For Photovoltaic Systems: an amount not to exceed one thousand dollars ($1,000.00) over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding ten (10) percent as originally specified and proposed.

Small residential rooftop solar energy system means all of the following:

1. A solar energy system that is no larger than ten (10) kilowatts alternating current nameplate rating or thirty (30) kilowatts thermal.

2. A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the Town and all state and Town health and safety standards.

3. A solar energy system that is installed on a single or duplex-family dwelling.

4. A solar panel or module array that does not exceed the maximum legal building height as defined by the Town.

Solar Energy System means either of the following:

1. Any solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating.

2. Any structural design feature of a building, whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating or cooling, or for water heating.

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Specific, adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

Sec. 6.150.030 – Applicability.
(a) These provisions apply to the permitting of all small residential rooftop solar energy systems in the Town.
(b) Small residential rooftop solar energy systems legally established or permitted prior to October 31, 2015, are not subject to the requirements of these provisions unless physical modifications or alterations are undertaken that materially change the size, type, or components of a small rooftop energy system in such a way as to require new permitting. Routine operation and maintenance or like-kind replacements shall not require a permit.

Sec. 6.150.040 – Solar energy system requirements.
(a) All solar energy systems shall meet applicable health and safety standards and requirements imposed by the state and the Town.
(b) Solar energy systems for heating water in single-family residences and for heating water in commercial buildings or swimming pool applications shall be certified by an accredited listing agency as defined by the California Plumbing and Mechanical Code. (c) Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.

Sec. 6.150.050 – Applications and documents.
(a) All documents required for the submission of an expedited solar energy system application shall be made available on the publicly accessible Town website. (b) Electronic submittal of the required permit application and documents by email, or the Internet, shall be made available to all small residential rooftop solar energy system permit applicants.
(c) An applicant's electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.
(d) The Town's Building Division shall adopt a standard plan and checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review.
(e) The small residential rooftop solar system permit process, standard plan(s), and checklist(s) shall substantially conform to recommendations for expedited permitting, including the checklist and standard plans contained in the most current version of the California Solar Permitting Guidebook adopted by the Governor's Office of Planning and Research.

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(f) All fees prescribed for the permitting of small residential rooftop solar energy system must comply with Government Code Section 65850.55, Government Code Section 66015, Government Code Section 66016, and State Health and Safety Code Section 17951.

Sec. 6.150.060 – Permit review and inspection requirements. (a) The Town's Building Division shall adopt an administrative, nondiscretionary review process to expedite approval of small residential rooftop solar energy systems. The Building Division shall issue a building permit, the issuance of which is nondiscretionary, on the same day for over-the-counter applications or within one (1) to three (3) business days for electronic applications upon receipt of a complete application that meets the requirements of the approved checklist and standard plan. The Building Official may require an applicant to apply for a minor residential permit if the official finds, based on substantial evidence, that the solar energy system could have a specific, adverse impact upon the public health and safety. Such decisions may be appealed to the Town Planning Commission.
(b) Review of the application shall be limited to the Building Official's review of whether the application meets local, state, and federal health and safety requirements. (c) If a minor residential permit is required, the Town may deny an application for the minor residential if it makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid, as defined, the adverse impact. Such findings shall include the basis for the rejection of the potential feasible alternative for preventing the adverse impact. Such decisions may be appealed to the Town Planning Commission.
(d) Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost. (e) A feasible method to satisfactorily mitigate or avoid the specific, adverse impact includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the Town on another similarly situated application in a prior successful application for a permit. The Town shall use its best efforts to ensure that the selected method, condition, or mitigation meets the conditions of subparagraphs (A) and (B) of paragraph (1) of subdivision (d) of Section 714 of the Civil Code defining restrictions that do not significantly increase the cost of the system or decrease its efficiency or specified performance.
(f) If an application is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance shall be sent to the applicant for resubmission.
(g) Only one (1) inspection shall be required and performed by the Town for small residential rooftop solar energy systems eligible for expedited review. (h) The inspection shall be done in a timely manner and should include consolidated inspections. An inspection will be scheduled within two (2) business days of a request and provide a two-hour inspection window.

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(i) If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of these provisions.

ARTICLE XVI. BUILDING RELOCATION CODE OF THE TOWN
DIVISION 1. GENERALLY
Sec. 6.160.010. – Title.

This article is the Building Relocation Code of the Town of Los Gatos.

Sec. 6.160.020. – Interference with demolition or removal of building.

It shall be unlawful for any person to interfere with or obstruct the Building Official, any person engaged by the Town, or any representative of any surety, engaged in inspection or in the work of completing, demolishing, or removing any building or structure for which a building relocation permit has been issued under Division 2 of this article, after a default has occurred in timely completion of the work or in the performance of the other terms or conditions of the permit.

DIVISION 2. PERMIT
Sec. 6.160.030 – Required, exceptions.

It shall be unlawful for any person to move any building or structure on any parcel of land in the Town (except a contractor's tool house, construction building or similar structure which is moved as construction work requires) without first obtaining a permit and posting a bond as provided in this article.

Sec. 6.160.040 – Application.

An application for a permit required by the provisions of this division shall be made in writing on the form provided by the Town. The application shall:
(1) Be signed by the permittee or the permittee's authorized agent (who may be required to submit evidence proving authority);
(2) Be accompanied by plans, photographs or other substantiating data as reasonably may be required by the Building Official; and
(3) Contain such information as reasonably may be required by the Building Official in order to carry out the purposes of this chapter.

Sec. 6.160.050 – Review of application, duty of applicant.

The application for a permit required by the provisions of this division, including the plans and other data filed with it, shall be checked by the Building Official, who is

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authorized to conduct any investigation in connection therewith may be deemed reasonably necessary. If, when the Building Official has completed such investigation and has notified the applicant that a permit will issue, the applicant fails for a period of sixty (60) days to post the bond and any other instrument required by this division, the application shall become void.

Sec. 6.160.060 – Issuance, fees.
(a) Subject to the requirements contained in this article, if in the judgment of the Building Official the conditions of the building or structure can be effectively and practically repaired or restored to comply with this Code, the Building Official shall issue a permit to the owner of the property where the building or structure is to be located. (b) A permit fee shall be paid at the time of issuance of the permit. The amount of the fee shall be fixed by resolution of the Town Council.

Sec. 6.160.070 – When issuance prohibited.

The Building Official shall not issue a permit under this division for any building or structure:
(1) Which does not or cannot be repaired or modified to comply with this code, as it presently exists or hereafter may be amended;
(2) Which is so constructed or in such condition as to be a substandard building; (3) Which is infested with pests or is unsanitary;
(4) Which is so dilapidated, defective, unsightly, or in such a condition of deterioration or disrepair that its relocation at the proposed site would cause appreciable harm to or be materially detrimental to the existing improvements on nearby property; (5) If the proposed use is prohibited by the zoning ordinance; (6) If the structure is of a type prohibited at the site of the proposed relocation by this code, or any other statute or ordinance; or
(7) If the structure or site has not received approval as prescribed in sections 29.20.140 through 29.20.155 of the Town Code. The body granting such approval shall first consider and determine that the proposed site and building are compatible in use, size and architecture with other buildings and structures in the area of the proposed relocation.

Sec. 6.160.080 – Conditions of issuance.

In connection with the issuance of any permit under this division, the Building Official or the body granting architecture and site approval or both may attach to the permit such conditions which are necessary to assure compliance with the purposes of this article and the zoning ordinance, and to assure that the building or structure when relocated will be compatible with and not detrimental or injurious to the buildings or structures in the area of the proposed relocation. Such conditions may include, but are not limited to:
(1) A limitation of the period of time required to complete the work of relocation; (2) Requirements for changes, alterations, additions or repairs;

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(3) The providing of all utility services by the time the building relocation is finished; (4) Provision for any improvement work or dedication provided for by the zoning ordinance;
(5) The applicant's written agreement to indemnify the Town for any and all damages or injury to Town property incurred in the course of the moving, including but not limited to damage or injury to streets, thoroughfares, pavements, curbs, gutters, sidewalks, sewers, public lighting equipment and plants.

Sec. 6.160.090 – Bond required.
(a) As a condition precedent to the issuance of any building relocation permit, the applicant shall post a surety bond, the form of which is subject to approval by the Town Attorney, issued by a surety company conducting business in the State. The penal sum of the bond shall be an amount equal to the estimated cost, plus ten (10) percent, of all the work required to perform the relocation to comply with all of the conditions of the permit. The cost estimate is made by the Building Official. (b) The applicant, in lieu of posting a surety bond, may deposit with the town an amount equal to the required bond amount, in cash.

Sec. 6.160.100 – Conditions of bond.

A surety bond shall contain, and any deposit shall be subject to, the following conditions:
(1) All work, including performance of conditions of the permit (except for performance of conditions such as street improvements when provision is made in a contract with the Town to do the work at a later time) shall be performed and completed within one hundred twenty (120) days after the date of issuance of the permit. After that time, the permit expires.
(2) The time limit and expiration date of the permit may be extended for good cause after written request of both the principal and the surety. The request may be made either during or after the one-hundred-twenty-day period. If the Building Official decides to grant the request the Building Official shall notify the principal and surety in writing stating the new deadline. The Building Official need not grant the request if the work is not being done continuously and diligently, or if reasonable progress has not been made.
(3) The term of each bond shall begin on the date the bond instrument is delivered to the town and shall end upon the acceptance by the Building Official of performance of all the terms and conditions of the permit as satisfactory and complete. (4) The Building Official, the surety and their representatives shall have access to the premises to inspect the progress of the work.
(5) Upon default by the principal, the surety shall be required to complete the work and to perform all conditions of the permit. The principal shall give the surety right-of-entry onto the site for those purposes.
(6) In the event of any default in the performance of any term or condition of the permit, or failure to complete the work before the permit expires, the surety or any

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person employed or engaged on its behalf, or the building official, or any person employed or engaged on behalf of the Town may go on the premises to complete the required work or to remove or demolish the building or structure, and clear, clean and restore the site.

Sec. 6.160.110 – Default on bond.
(a) If the permittee as principal on the bond defaults in the performance of the conditions required by the permit, or fails to complete the work before the permit expires, the Building Official shall give notice in writing to the principal and the surety, stating the conditions which have not been complied with and the period of time deemed by the Building Official to be reasonably necessary for the completion of the work.
(b) After receipt of the notice, the surety, within the time therein specified, shall finish the work. When the principal has defaulted in any way, the surety, at its option, in lieu of completing the work required, may remove or demolish the building or structure and clear, clean and restore the site.

Sec. 6.160.120 – Bond other than surety bond--Default.

If a deposit has been made as provided in Section 6.140.090, the Building Official shall give notice of default, as provided in section 6.140.110, to the permittee. If the permittee does not perform within the time specified in the notice, the Building Official shall proceed without delay and without further notice or proceeding whatever to use the deposit, or any portion of the deposit necessary to cause the required work to be done by contract or otherwise at the Building Official's discretion, upon the completion of the work. The balance, if any, of the deposit, shall be returned to the depositor or to the depositor's successors or assigns after deducting the cost of the work plus ten (10) percent of the cost, which is an amount to defray the Town's cost in enforcement and administration.

Sec. 6.160.130 – Same--Release.

When a deposit has been made as provided in Section 6.140.090 and all requirements of the permit have been completed, the Building Official shall return the deposit to the depositor or to the depositor's successors or assigns, except any portion thereof that may have been used or deducted as provided in this section.

Section 3. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of the ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this ordinance are severable. This Town Council hereby declares that it would have adopted this ordinance irrespective of the invalidity of any particular portion thereof and intends that the invalid portions should be severed, and the balance of the ordinance be enforced.

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Section 4. Effect of Ordinance. Except as expressly modified in this Ordinance, all other sections set forth in the Los Gatos Town Code shall remain unchanged and shall be in full force and effect. However, all prior resolutions, or portions thereof, that are inconsistent with this Ordinance are repealed and of no further force and effect.

Section 5. Effective Date. This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on November 4, 2025, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on December 2, 2025, and becomes effective January 1, 2026.

Section 6. Publication. The Town Clerk will publish this ordinance in a newspaper of general circulation within 15 days of its adoption. In lieu of publication of the full text of the ordinance within fifteen (15) days after its adoption, a summary of the ordinance may be published at least five (5) days prior to and fifteen (15) days after adoption by the Town Council and a certified copy shall be posted in the office of the Town Clerk, pursuant to GC 36933(c)(1).

Section 7. CEQA. Adoption of this ordinance is not a project subject to CEQA, because it can be seen with certainty that it will not impact the physical environment. (CEQA Guidelines Section 15378.) If adoption of this ordinance were a project, it would be categorically exempt from CEQA as an action by a regulatory agency for the protection of natural resources (CEQA Guidelines Section 15307) and the environment (CEQA Guidelines Section 15308).

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COUNCIL MEMBERS:

AYES:

NAYS:

ABSENT:

ABSTAIN:

SIGNED:
__________________________________

MAYOR OF THE TOWN OF LOS GATOS

LOS GATOS, CALIFORNIA
DATE: __________________
ATTEST:
____________________________________

WENDY WOOD

TOWN CLERK OF THE TOWN OF LOS GATOS

LOS GATOS, CALIFORNIA
DATE: __________________

ITEM NO. 7.

From: Navneet Parmar
Sent: Tuesday, November 4, 2025 11:59 AM
To: Council <[email protected]>
Subject: Re: No Mandatory Reach Code requirements
[EXTERNAL SENDER]
Dear Mayor and Council,
I write to urge you to approve Item 10 with No Mandatory Reach Code Requirements. These requirements only create unnecessary costs and complications for homeowners. I ask that you please consider:

1. Electrification, and electric service upgrades, that are unrelated to the project at hand only add more costs and delays that homeowners weren't expecting. This could even stop home hardening projects, or other efficiency projects, that would otherwise occur.

2. Delays working with PG&E are often two to three months and can easily add over $50,000 in costs if trenching or coordinating service shutoff is required. This should only occur, when necessary, not just because.

3. Regional and state agencies are already managing the transition of several appliances from gas to electric. This should be best left to those agencies with expertise and the ability to better evaluate how to do so. Los Gatos getting ahead of these timelines will complicate these updates for those who really need it or are ready for it now.

Respectfully, we know REACH codes are an important tool in addressing environmental safety, but they should be implemented when necessary, not in an arbitrary way that increases costs and complicates work for homeowners.

Thank you,
Navneet Parmar
District Chair Los Gatos/Saratoga SILVAR
ATTACHMENT 2 Page 254
ITEM NO. 7.

From: Zan Mendenhall
Sent: Tuesday, November 4, 2025 12:35 PM
To: Council <[email protected]>
Subject: VOTE NO ON ELECTRIFICATION REQUIREMENTS
[EXTERNAL SENDER]
Dear Mayor and Council,
I write to urge you to approve Item 10 with No Mandatory Reach Code Requirements. These requirements only create unnecessary costs and complications for homeowners. I ask that you please consider:

1. Electrification, and electric service upgrades, that are unrelated to the project at hand only add more costs and delays that homeowners weren't expecting. This could even stop home hardening projects, or other efficiency projects, that would otherwise occur.

2. Delays working with PG&E are often two to three months and can easily add over $50,000 in costs if trenching or coordinating service shutoff is required. This should only occur, when necessary, not just because.

3. Regional and state agencies are already managing the transition of several appliances from gas to electric. This should be best left to those agencies with expertise and the ability to better evaluate how to do so. Los Gatos getting ahead of these timelines will complicate these updates for those who really need it or are ready for it now.

Respectfully, we know REACH codes are an important tool in addressing environmental safety, but they should be implemented when necessary, not in an arbitrary way that increases costs and complicates work for homeowners.

Thank you,
Zan Mendenhall, BSEE
REALTOR® ABR® SRES® ASP®
This email communication, its contents and attachments may contain confidential and/or legally privileged information which is solely for the use of the intended recipient(s), and the information contained herein shall not be forwarded, copied, printed, or otherwise used without the permission of the sender. Additionally, unauthorized interception, review, dissemination, downloading, or disclosure is strictly prohibited and may violate applicable law, including the Electronic Communications Privacy Act. If you are not the intended recipient, please immediately notify the sender by reply email, delete the communication, and destroy all copies. I have not verified or investigated, nor will I verify or investigate, information supplied by third parties.

ITEM NO. 7.

ITEM NO. 7.

From: James Endo
Sent: Tuesday, November 4, 2025 12:54 PM
To: Council <[email protected]>
Subject: Electrification Mandatory Reach Code Requirements [EXTERNAL SENDER]
Dear Mayor and Council,
I write to urge you to approve Item 10 with No Mandatory Reach Code Requirements. These requirements only create unnecessary costs and complications for homeowners. I ask that you please consider:

1. Electrification, and electric service upgrades, that are unrelated to the project at hand only add more costs and delays that homeowners weren't expecting. This could even stop home hardening projects, or other efficiency projects, that would otherwise occur.

2. Delays working with PG&E are often two to three months and can easily add over $50,000 in costs if trenching or coordinating service shutoff is required. This should only occur, when necessary, not just because.

3. Regional and state agencies are already managing the transition of several appliances from gas to electric. This should be best left to those agencies with expertise and the ability to better evaluate how to do so. Los Gatos getting ahead of these timelines will complicate these updates for those who really need it or are ready for it now.

4. As an agent that serves this community, I have a client who wanted to sell but could not afford all the costs, time delays, and being forced to do this, that she is postponing her remodeling and selling. This will be a major impediment to homeowners.

Respectfully, we know REACH codes are an important tool in addressing environmental safety, but they should be implemented when necessary, not in an arbitrary way that increases costs and complicates work for homeowners.

Thank you
James Endo
Broker Associate
Keller Williams Bay Area Estates

ITEM NO. 7.

From: Bina Roy Desai
Sent: Tuesday, November 4, 2025 12:43 PM
To: Council <[email protected]>
Subject: Please Vote NO on Mandatory Reach Code Requirements [EXTERNAL SENDER]
Dear Mayor and Council,
I’m writing to respectfully urge you to approve Item 10 without Mandatory Reach Code requirements. Please Vote NO on Mandatory Reach Code Requirements. These added requirements create unnecessary costs and complications for everyday homeowners...people simply trying to improve or maintain their properties responsibly.

As someone who’s been through the process of upgrading electrical service, I can tell you firsthand how difficult and expensive it can be. Just increasing panel space or coordinating an upgrade with PG&E can take months, and that’s before you factor in the thousands of dollars for trenching, permits, and required inspections. In some cases, projects are delayed or abandoned entirely because of unexpected electrical upgrade requirements that aren’t even related to the original work.

These delays and expenses don’t just slow progress; they discourage homeowners from pursuing much-needed safety, hardening, and efficiency projects. What starts as a simple remodel or improvement can easily spiral into a $50,000+ electrical upgrade and months of waiting for PG&E scheduling, something most Bay Area families can’t afford or plan for.

Regional and state agencies are already managing the transition to electrification and are better equipped to guide this change thoughtfully and equitably. By moving faster than those agencies, Los Gatos risks creating confusion and hardship for residents who want to comply but simply aren’t ready for the financial or logistical burden.

I care deeply about our town’s commitment to sustainability and safety... but please, let’s do it in a way that supports homeowners, not penalizes them. Electrification should happen when it’s necessary and practical, not as a blanket mandate.

Thank you for considering this perspective and for your service to our community.

Warm regards,
Bina Roy Desai ~

ITEM NO. 7.

ITEM NO. 7.

ITEM NO. 7.

From: Pamela Berg
Sent: Tuesday, November 4, 2025 4:52 PM
To: Council <[email protected]>; Pamela Berg
Subject: No on Electrification Requirements
[EXTERNAL SENDER]
Dear Mayor & Council,
I urge you to approve item 10 with No Mandatory Reach Code Requirements. These requirements only create unnecessary costs and complications for homeowners, who are already burdened by the high costs of living here in an uncertain environment.

I'm concerned about more costs and delays, and impact home hardening projects.

PG&E is a total pain to deal with already, and this could create more delays and costs.

Los Gatos should not get ahead of the region and state agencies that have more expertise and ability to evaluate this.

Thank you,
Pamela Berg
--

PAMELA BERG
REALTOR® |
#1 REAL ESTATE COMPANY in the country for
Agent Count | Closed Units | Sales Volume

ITEM NO. 7.

PREPARED BY: Alexa Nolder
Administrative Technician
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832 www.losgatosca.gov

TOWN OF LOS GATOS

COUNCIL AGENDA REPORT
MEETING DATE: 12/02/2025
ITEM NO: 8
DATE: November 25, 2025
TO: Mayor and Town Council
FROM: Chris Constantin, Town Manager
SUBJECT: Authorize the Town Manager to Execute Agreements for Environmental Consultant Services with David J. Powers and Associates, EMC Planning Group, Inc., and Raney Planning and Management, Inc.

RECOMMENDATION: Authorize the Town Manager to execute agreements for environmental consultant services with David J. Powers and Associates, EMC Planning Group, Inc., and Raney Planning and Management, Inc.

FISCAL IMPACT:

There is no fiscal impact as the cost for consulting environmental services is paid by the applicant for a development proposal.

STRATEGIC PRIORITY:

This action is not associated with a strategic priority.

BACKGROUND:

The Town’s environmental consultants provide services and expertise to support staff in the review of development projects. These services include recommendations on the level of environmental review required for compliance with the California Environmental Quality Act (CEQA) and preparation of the required documentation, including initial studies, exemptions, negative declarations, and environmental impact reports.

On September 8, 2025, the Town issued a Request for Proposals (RFP) for environmental consulting services, with proposals due on October 3, 2025.

ITEM NO. 8.

PAGE 2 OF 2
SUBJECT: Environmental Consulting Services
DATE: November 25, 2025
DISCUSSION:

Staff sent the RFP to 22 consultants with known qualifications associated with environmental consulting services. Staff received proposals from ten (10) firms. At the conclusion of the RFP review process, staff determined that David J. Powers and Associates (DJP&A), EMC Planning Group, Inc. (EMC), and Raney Planning and Management, Inc. (Raney) provide the best fit, capacity, and professional expertise for environmental consulting services for the Town.

DJP&A has provided environmental planning services for over 50 years. Some past and current clients include the City of Palo Alto and the City of Los Altos.

EMC has been providing environmental review services for 48 years and has served as a consultant to the Town for the past 15 years. EMC has prepared numerous environmental documents for the Town.

Raney has extensive experience preparing environmental documents for agencies within California over the last 26 years. Raney has prepared many environmental documents for the Town over the past 5 years.

CONCLUSION:

Staff recommends that the Town Council authorize the Town Manager to enter into agreements (Attachments 1, 2, and 3) with DJP&A, EMC, and Raney for the reasons stated in this report.

COORDINATION:

This report has been coordinated with the Town Manager’s Office, Town Attorney’s Office, and the Finance Department.

ENVIRONMENTAL ASSESSMENT:

This is not a project defined under CEQA, and no further action is required.

Attachments:

1. Draft DJP&A Agreement with Exhibit A - Proposal

2. Draft EMC Agreement, with Exhibit A - Proposal

3. Draft Raney Agreement with Exhibit A - Proposal

ITEM NO. 8.

AGREEMENT FOR CONSULTANT SERVICES
THIS AGREEMENT is made and entered into on ____________, by and between TOWN OF LOS GATOS, a California municipal corporation, (“Town”) and David J. Powers & Associates, Inc. (“Consultant”), identified as a C Corporation and whose address is 1871 The Alameda, Suite 200, San Jose, CA 95126. This Agreement is made with reference to the following facts.

I. RECITALS

1.1 The Town desire to engage Consultant to conduct environmental assessments and prepare environmental documents for Town projects.

1.2 The Consultant represents and affirms that it is willing to perform the desired work pursuant to this Agreement.

1.3 Consultant warrants it possesses the distinct professional skills, qualifications, experience, and resources necessary to timely perform the services described in this Agreement.

Consultant acknowledges Town has relied upon these warranties to retain Consultant.

II. AGREEMENTS

2.1 Scope of Services. Consultant shall provide services as described in that certain proposal sent to the Town on October 3, 2025, which is hereby incorporated by reference and attached as Exhibit A.

2.2 Term and Time of Performance. This contract will remain in effect from January 1, 2026, to December 31, 2030. Consultant shall perform the services described in this agreement as follows: Environmental Consulting Services.

2.3 Compliance with Laws. The Consultant shall comply with all applicable laws, codes, ordinances, and regulations. Consultant represents and warrants to Town that it has all licenses, permits, qualifications, and approvals of whatsoever nature which are legally required for Consultant to practice its profession. Consultant shall maintain a Town of Los Gatos business license pursuant to Chapter 14 of the Code of the Town of Los Gatos.

2.4 Sole Responsibility. Consultant shall be responsible for employing or engaging all persons necessary to perform the services under this Agreement.

2.5 Information/Report Handling. All documents furnished to Consultant by the Town and all reports and supportive data prepared by the Consultant under this Agreement are the Town’s property and shall be delivered to the Town upon the completion of Consultant's services or at the Town's written request. All reports, information, data, and exhibits prepared or assembled by Consultant in connection with the performance of its services pursuant to this Agreement are confidential until released by the Town to the public, and ATTACHMENT 1 Page 264
ITEM NO. 8.

the Consultant shall not make any of these documents or information available to any individual or organization not employed by the Consultant or the Town without the written consent of the Town before such release. The Town acknowledges that the reports to be prepared by the Consultant pursuant to this Agreement are for the purpose of evaluating a defined project, and Town's use of the information contained in the reports prepared by the Consultant in connection with other projects shall be solely at Town's risk, unless Consultant expressly consents to such use in writing. Town further agrees that it will not appropriate any methodology or technique of Consultant which is and has been confirmed in writing by Consultant to be a trade secret of Consultant.

2.6 Compensation. Prior to the Town authorizing the preparation of an Initial Study, the Community Development Director will send the consultant an “Authorization to Proceed” letter. The Consultant shall sign the authorization and return it to the Town. Upon receipt of this letter, the Town of Los Gatos shall compensate the firm on the following basis:
a. Cost for the preparation of an Initial Study, Negative or Mitigated Negative Declaration, and/or Mitigation Monitoring Plan shall be determined by a scope of work developed by the Consultant. This shall include attendance at the meetings noted above, the specified number of draft, final, and electronic file copies, and follow up clarification letters or documentation regarding the preparation of these documents. b. Costs incurred by the consultant for additional tasks beyond the scope of work of the original Initial Study or Negative or Mitigated Declaration that are not specifically required to clarify information within the documents or clarify issues relating to the preparation of the environmental assessment shall be authorized by the Town prior to the preparation of the analysis or supplementary documents.
c. Cost for the preparation for an EIR shall be determined by a scope of work developed by the Consultant on a project specific basis. The full cost of preparing the EIR shall be borne by the project applicant.
d. Cost for preparation of special studies or reports shall be based on a scope of work developed by the Consultant on a project specific basis.

2.7 Billing. Billing shall be monthly by invoice within thirty (30) days of the rendering of the service and shall be accompanied by a detailed explanation of the work performed by whom at what rate and on what date. Also, plans, specifications, documents, or other pertinent materials shall be submitted for Town review, even if only in partial or draft form.

ITEM NO. 8.

Payment shall be net thirty (30) days. All invoices and statements to the Town shall be addressed as follows:

Invoices:

Town of Los Gatos
Attn: Accounts Payable
P.O. Box 655
Los Gatos, CA 95031-0655

2.8 Availability of Records. Consultant shall maintain the records supporting this billing for not less than three years following completion of the work under this Agreement. Consultant shall make these records available to authorized personnel of the Town at the Consultant's offices during business hours upon written request of the Town.

2.9 Assignability and Subcontracting. The services to be performed under this Agreement are unique and personal to the Consultant. No portion of these services shall be assigned or subcontracted without the written consent of the Town.

2.10 Independent Contractor. It is understood that the Consultant, in the performance of the work and services agreed to be performed, shall act as and be an independent contractor and not an agent or employee of the Town. As an independent contractor, he/she shall not obtain any rights to retirement benefits or other benefits which accrue to Town employee(s). With prior written consent, the Consultant may perform some obligations under this Agreement by subcontracting, but may not delegate ultimate responsibility for performance or assign or transfer interests under this Agreement. Consultant agrees to testify in any litigation brought regarding the subject of the work to be performed under this Agreement. Consultant shall be compensated for its costs and expenses in preparing for, traveling to, and testifying in such matters at its then current hourly rates of compensation, unless such litigation is brought by Consultant or is based on allegations of Consultant's negligent performance or wrongdoing.

2.11 Conflict of Interest. Consultant understands that its professional responsibilities are solely to the Town. The Consultant has and shall not obtain any holding or interest within the Town of Los Gatos. Consultant has no business holdings or agreements with any individual member of the Staff or management of the Town or its representatives nor shall it enter into any such holdings or agreements. In addition, Consultant warrants that it does not presently and shall not acquire any direct or indirect interest adverse to those of the Town in the subject of this Agreement, and it shall immediately disassociate itself from such an interest, should it discover it has done so and shall, at the Town's sole discretion, divest itself of such interest. Consultant shall not knowingly and shall take reasonable steps to ensure that it does not employ a person having such an interest in this performance of this Agreement. If after employment of a person, Consultant discovers it has employed a person with a direct or indirect interest that would conflict with its performance of this

ITEM NO. 8.

Agreement, Consultant shall promptly notify Town of this employment relationship, and shall, at the Town's sole discretion, sever any such employment relationship.

2.12 Equal Employment Opportunity. Consultant warrants that it is an equal opportunity employer and shall comply with applicable regulations governing equal employment opportunity. Neither Consultant nor its subcontractors do and neither shall discriminate against persons employed or seeking employment with them on the basis of age, sex, color, race, marital status, sexual orientation, ancestry, physical or mental disability, national origin, religion, or medical condition, unless based upon a bona fide occupational qualification pursuant to the California Fair Employment & Housing Act.

III. INSURANCE AND INDEMNIFICATION

3.1 Minimum Scope of Insurance:
i. Consultant agrees to have and maintain, for the duration of the contract, General Liability insurance policies insuring him/her and his/her firm to an amount not less than: two million dollars ($2,000,000) combined single limit per occurrence for bodily injury, personal injury, and property damage. ii. Consultant agrees to have and maintain for the duration of the contract, an Automobile Liability insurance policy ensuring him/her and his/her staff to an amount not less than one million dollars ($1,000,000) combined single limit per accident for bodily injury and property damage. iii. Consultant shall provide to the Town all certificates of insurance, with original endorsements affecting coverage. Consultant agrees that all certificates and endorsements are to be received and approved by the Town before work commences.
iv. Consultant agrees to have and maintain, for the duration of the contract, professional liability insurance in amounts not less than $1,000,000 which is sufficient to insure Consultant for professional errors or omissions in the performance of the particular scope of work under this agreement.

General Liability:
i. The Town, its officers, officials, employees, and volunteers are to be covered as insured as respects: liability arising out of activities performed by or on behalf of the Consultant; products and completed operations of Consultant, premises owned or used by the Consultant. This requirement does not apply to the professional liability insurance required for professional errors and omissions.

ITEM NO. 8.

ii. The Consultant's insurance coverage shall be primary insurance as respects the Town, its officers, officials, employees, and volunteers. Any insurance or self-insurances maintained by the Town, its officers, officials, employees, or volunteers shall be excess of the Consultant's insurance and shall not contribute with it.
iii. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the Town, its officers, officials, employees, or volunteers.
iv. The Consultant's insurance shall apply separately to each insured against whom a claim is made or suit is brought, except with respect to the limits of the insurer's liability.

3.2 All Coverages. Each insurance policy required in this item shall be endorsed to state that coverage shall not be suspended, voided, cancelled, or reduced in coverage or in limits except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the Town. Current certification of such insurance shall be kept on file at all times during the term of this agreement with the Town Clerk.

3.3 Workers’ Compensation. In addition to these policies, Consultant shall have and maintain Workers' Compensation insurance as required by California law and shall provide evidence of such policy to the Town before beginning services under this Agreement. Further, Consultant shall ensure that all subcontractors employed by Consultant provide the required Workers' Compensation insurance for their respective employees.

3.4 Indemnification. The Consultant indemnify the Town its elected and appointed officials, employees and volunteers from all damages, liabilities, penalties, costs, or expenses in law or equity that may at any time arise or be set up because of damages to property or personal injury received by reason of, or in the course of performing work which may be occasioned by any act or omissions of the Consultant, or any of the Consultant's officers, employees, agents, or any subconsultant. Consultant shall defend the Town against any such claims.

IV. GENERAL TERMS

4.1 Waiver. No failure on the part of either party to exercise any right or remedy hereunder shall operate as a waiver of any other right or remedy that party may have hereunder, nor does waiver of a breach or default under this Agreement constitute a continuing waiver of a subsequent breach of the same or any other provision of this Agreement.

4.2 Governing Law. This Agreement, regardless of where executed, shall be governed by and construed to the laws of the State of California. Venue for any action regarding this Agreement shall be in the Superior Court of the County of Santa Clara.

ITEM NO. 8.

4.3 Termination of Agreement. The Town and the Consultant shall have the right to terminate this agreement with or without cause by giving not less than thirty (30) days written notice of termination. In the event of termination, the Consultant shall deliver to the Town all plans, files, documents, reports, performed to date by the Consultant. In the event of such termination, Town shall pay Consultant an amount that bears the same ratio to the maximum contract price as the work delivered to the Town bears to completed services contemplated under this Agreement, unless such termination is made for cause, in which event, compensation, if any, shall be adjusted in light of the particular facts and circumstances involved in such termination.

4.4 Amendment. No modification, waiver, mutual termination, or amendment of this Agreement is effective unless made in writing and signed by the Town and the Consultant.

4.5 Disputes. In any dispute over any aspect of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees, including costs of appeal.

4.6 Notices. Any notice required to be given shall be deemed to be duly and properly given if mailed postage prepaid, and addressed to:

Town of Los Gatos
Attn: Joel Paulson
Community Development Director
110 E. Main Street
Los Gatos, CA 95030
David J. Powers & Associates, Inc.

Attn: Shannon George
1871 The Alameda, Ste 200
San Jose, CA 95126
or personally delivered to Consultant to such address or such other address as Consultant designates in writing to Town.

4.7 Order of Precedence. In the event of any conflict, contradiction, or ambiguity between the terms and conditions of this Agreement with respect to the Products or Services and any attachments to this Agreement, then the terms and conditions of this Agreement shall prevail over attachments or other writings.

4.8 Entire Agreement. This Agreement, including all Exhibits, constitutes the complete and exclusive statement of the Agreement between the Town and Consultant. No terms, conditions, understandings or agreements purporting to modify or vary this Agreement, unless hereafter made in writing and signed by the party to be bound, shall be binding on either party.

ITEM NO. 8.

IN WITNESS WHEREOF, the Town and Consultant have executed this Agreement.

Town of Los Gatos by:

Chris Constantin, Town Manager Date

Recommended by:

Joel Paulson, Community Date
Development Director
Consultant, by:

Shannon George, Vice President/ Date
Principal Project Manager
David J. Powers & Associates, Inc.

Approved as to Form:

Gabrielle Whelan, Town Attorney Date
Attest:

Wendy Wood, CMC, Town Clerk Date
November 19, 2025

ITEM NO. 8.

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ITEM NO. 8.












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