DATE:
August 26, 2025
CATEGORY:
Public Hearing
DEPT.:
Community Development, Fire
TITLE: 2025 Building Codes Update
RECOMMENDATION
1. Introduce an Ordinance of the City of Mountain View Amending the Mountain View City Code to Delete Chapter 8, Article VIII (Floodplain Management), in its Entirety and Adopt a New Chapter 48 (Floodplain Management), and Finding that the Amendments are Exempt from Review Under the California Environmental Quality Act, to be read in title only, further reading waived, and set a second reading for September 9, 2025 (Attachment 1 to the Council report).
2. Introduce an Ordinance of the City of Mountain View Adopting the 2024 International Property Maintenance Code with Local Amendments, Amending the Mountain View City Code to Delete Chapter 8, Article V (2021 International Property Maintenance Code) in its Entirety and Adopt a New Article VI (Property Maintenance Code) in Chapter 25 (Neighborhood Preservation) to Locate with Other Similar City Regulations, and Finding that the Amendments are Exempt from Review Under the California Environmental Quality Act, to be read in title only, further reading waived, and set a second reading for September 9, 2025 (Attachment 2 to the Council report).
3. Introduce an Ordinance of the City of Mountain View Amending Chapter 24 (Hazardous Materials) of the Mountain View City Code to Streamline Content and Make Other Clarifying Amendments, and Finding that the Amendments are Exempt from Review Under the California Environmental Quality Act, to be read in title only, further reading waived, and set a second reading for September 9, 2025 (Attachment 3 to the Council report).
4. Introduce an Ordinance of the City of Mountain View: (1) Repealing Local Amendments to the 2022 California Building Standards Code ; (2) Adopting Local Amendments to the 2025 California Building Standards Code , Including the 2025 California Energy Code ; (3) Amending Chapter 8 (Buildings) and Chapter 14 (Fire Prevention) of the Mountain View City Code to Comply with Changes to State Law; (4) Adopting Findings to Support the Local Amendments; and (5) Finding this Ordinance is Exempt from Review Under the Ca lifornia
2025 Building Codes Update
August 26, 2025
Environmental Quality Act, to be read in title only, further reading waived, and set a second reading for September 9, 2025 (Attachment 4 to the Council report).
BACKGROUND
California Building Standards Code
The California Building Standards Commission (CBSC) adopts a new California Building Standards Code (Title 24 of the California Code of Regulations, “State Code” or “Title 24”) every three years, which all cities in California are required to enforce . The new 2025 State Code was released to cities in July and goes into effect on January 1, 2026. Under the provisions of Title 24, cities are allowed to locally amend the State Code to be more restrictive, provided required findings are made. Amendments to the State Code must be reasonably necessary to address local climatic, geologic, or topographic conditions (including environmental) that affect the health, safety, and welfare of residents and visitors . Amendments related to administrative procedures do not require explicit findings.
To adopt local findings, cities must hold a public hearing on the new local amendments.
Following adoption of the amendments by the City Council, staff must file the approved amendments with the CBSC and, if amending energy efficiency standards related to or located in the California Energy Code, also file with the California Energy Commission (CEC). The local amendments are considered accepted by the state once the CBSC provides written notification to the City of the filing acceptance and, if submitted to the CEC, upon their written approval.
Typically in a code adoption year, City staff has approximately four months (July to October) to prepare local amendments, conduct public outreach, hold the necessary Council public hearings to adopt the new State Code regulations, including any local amendments, and file the amendments with the CBSC in order to be effective by January 1 of the following year. Due to newly enacted State law that was adopted on June 30, 2025 and went into effect immediately, City staff significantly accelerated the preparation and adoption of the 2025 State Code to bring it forward within 60 days to Council.
Assembly Bills 306 and 130
Assembly Bill (AB) 306
was introduced in January 2025 in response to the recent Southern California wildfires . The bill sought to “pause” changes in the S tate C ode that may make rebuilding efforts more challenging. The bill proposed a temporary pause on additional changes in the S tate C ode affecting residential construction to bring more certainty to the home 2025 Building Codes Update
August 26, 2025
construction industry and help limit construction cost increases, further addressing the statewide housing crisis. Some of the key provisions of the bill include:
• A prohibition on the CBSC and cities from adopting amendments to the State Code that apply to residential development for six years (from October 1, 2025 to June 1, 2031). This is effectively two, three-year cycles of the State Code; and
• There are limited exceptions for CBSC and cities to be able to make amendments after October 1, 2025 and during the six year prohibition. For cities, these exceptions are limited to new proposed amendments that are:
1. Substantially equivalent to local amendments previously adopted by a city and in effect as of September 30, 2025;
2. Necessary as emergency standards to protect health and safety;
3. Relate to home hardening (e.g., making a structure more resistant to wildfire damage through construction techniques and material selection);
4. Related to home hardening proposed by a fire protection district;
5. Necessary to implement a local code in alignment with a general plan approved prior to June 10, 2025 that continues to permit mixed- fuel residential construction consistent with federal law, while also incentivizing all -electric construction, as part of an adopted greenhouse gas emissions reduction strategy; and
6. Related to administrative practices that exclusively result in: reductions in time to issue a postentitlement permit (e.g., all permits issued after a planning permit is approved); postentitlement fee schedule; new permitting platforms and software; reduction in cost of internal City operations; or establish, alter, or remove a local program related to the enforcement of building code violations.
On June 30, 2025, Governor Newsom signed into law AB 130 (a budget trailer bill) as part of the
statewide budget approval, which included the provisions of AB 306 . Among numerous other provisions, AB 130 amended in relevant part Health and Safety Code Sections 17958, 17958.5, and 17958.7. The bill became effective immediately.
As a result , City staff has accelerated preparation of new local amendments to the 2025 State Code to align with Exception 1 noted above. Specifically, staff is presenting ordinances for Council adoption of new 2025 local amendments to the State Code in order to allow staff to file with the CBSC in advance of the September 30 deadline for CBSC acceptance . Submitting adopted ordinances with local amendments to the State Code as far in advance as possible of 2025 Building Codes Update
August 26, 2025
the September 30, 2025 deadline will give the City the best chance t o comply with the exception. Despite these diligent efforts, staff cannot guarantee CBSC acceptance will occur by the statutory deadline. It should be noted, however, that local amendments that bring the City Code into compliance with minimum State Code requirements are allowed to be accepted by the CBSC at any time, irrespective of the September deadline.
Council Sustainability Committee and Potential 2025 Reach Codes
On June 26, 2025, Community Development Department staff provided a verbal update to the Council Sustainability Committee (CSC) on new Reach Code regulations being considered for the 2025 State Code (see Item 5.2
presentation). A “Reach Code” is a set of local amendments to building regulations that exceed State Code minimums to meet the City’s sustainability goals.
While these regulations are often focused on energy efficiency and greenhouse gas emission reductions, they can include other green building or environmental measures.
Under the coordination of Silicon Valley Clean Energy (SVCE) and their consultant, TRC Companies Inc., the City of Mountain View participates in a regional group of South Bay cities each State Code cycle to discuss new Reach Codes. For 2025, there are three new SVCE-identified Reach Code items focused primarily on furthering electrification or energy improvements in existing single-family residential building renovations or appliance replacements, including:
1. AC to Heat Pump: The replacement or installation of a new air conditioning (AC) unit at an existing single-family residential home must either be a heat pump system (which is capable of both heating and cooling) or, if retaining an air conditioner unit (only capable of cooling), would require other energy improvements to the home (e.g. , greater attic insulation, air duct sealing, etc.).
2. Electric-Readiness: T he installation of electric infrastructure would be required when installing a gas or propane appliance in a single-family residential home (including reserving circuit breaker space in the main electrical service panel, run ning a conduit line from the main service panel to within three feet of the appliance, and installing an outlet or upgrading an existing outlet). This could apply to kitchen remodels or the installation (new or replacement) of water heaters, clothes dryers, space heaters, or outdoor appliances.
3. Flex Path : A flexible option for single -family residential home renovations that allow, through a point or percentage system, a menu of energy improvements to be installed that exceed the minimum requirements of the 2025 California Energy Code. This option is similar to an “Energy Performance” approach used for new construction. For example, if a home is required to obtain 19 points, a project could either cho ose to install a heat pump water heater and a heat pump space heater to comply , or maintain a gas furnace and, instead, install new attic and wall insulation, new windows, and new sealed ducting to comply. In order to adopt this requirement, a City must submit a Cost Effectiveness Study 2025 Building Codes Update
August 26, 2025
to demonstrate the cost of the improvement can be recouped over a reasonable time frame compared to the ongoing operational cost. This Study must be submitted and accepted by the California Energy Commission since the code requirements enacted by the local amendments exceed the California Energy Code. ( Note: the Statewide Investor -Owned Utilities Codes and Standards Program has prepared a Cost Effectiveness Study that cities can use for the Flex Path.) Additionally, the best practice to develop a Flex Path program is to analyze h istorical construction/permitting trends of the City in order to appropriately design the parameters, including threshold triggers and exceptions.
In addition to these potential Reach Code items, City staff also shared with the CSC the idea of a voluntary zoning incentive for single-family home additions and new construction. The incentive could provide relief to single -family residential development standards in exchange for all - electric construction, such as allowing additional floor area beyond the maximum allowed and/or relief from lot coverage, building setbacks, etc. This idea was previously raised at Council hearings in 2024 during the adoption of electric prewiring requirements to Chapter 8 (Buildings) of the City Code. The City of Sunnyvale currently has a program in place, which staff has begun to research.
Based on staff’s update, CSC provided the following feedback in the context of timing concerns of AB 306:
• Prefer staff focus on pursing the AC to Heat Pump and Electric-Readiness requirements in the 2025 Building Codes Update. There was not an interest to pursue a Flex Path program due to concerns with how complicated implementation could be for applicants and the necessary time it would take to develop the program; and
• Continue to pursue a zoning incentive for all- electric single -family home construction , understanding it will be prepared by staff after the 2025 Building Codes Update and located in Chapter 36 (Zoning) of the City Code. This incentive would not be part of the local amendments to the State Code and, thus, would not be subject to the CBSC acceptance deadline.
The proposed 2025 local amendments to the State Code included in this report incorporate the new Reach Code requirements recommended by the CSC.
Proposed Code Adoption
The triennial building code adoption process requires extensive coordination with City staff and other technical agencies/consultants, including SVCE and TRC Companies (SVCE’s technical consultant). These technical codes are reviewed by various City departments and divisions, including Community Development (Building), Fire ( Environmental Safety and Hazardous Materials), Public Works (Public Services and Land Development), and the City Attorney’s Office. 2025 Building Codes Update
August 26, 2025
The City has historically adopted local amendments to the State Code each cycle. For the last three State Code cycles, th e City has also adopted Reach Codes, including in 2016, 2019, and 2022. The City’s Reach Codes began with implementing provisions for new construction, such as electric-vehicle parking in 2016 , and has expanded over the years to add photovoltaic (solar) requirements, bird -safe glass design requirements , and electric -readiness (or prewiring) requirements for both new construction and renovations in existing buildings. Each State Code cycle, staff has to review the new State Code and compare it with currently adopted local codes to ensure our building and life safety regulations are current, meet S tate Code minimums, align with current City administrative procedures, maintain our previously adopted Reach Code requirements (if still applicable) , and a dvance the City’s sustainability objectives with incorporation of any new Reach Code requirements.
Unfortunately, the compressed timeline for code adoption this year has limited staff’s ability to conduct extensive community engagement. SVCE and Peninsula Clean Energy ( a similiar organization to SVCE for cities in San Mateo County ) held a virtual meeting with City staff, contractors, architects, and other members of the public on the new Reach Code items on July 31, 2025, to introduce the new Reach Code materials and discuss implementation, which Mountain View constituents attended. Staff also posted announcements on the City website and distributed email notifications regarding the proposed new Reach Code requirements to parties interested in building code updates.
From nearby jurisdictions who recently held public hearings on the new 2025 Reach Code provisions, City staff heard concerns raised about whether the AC to Heat Pump and Electric - Readiness provisions proposed will require electrical panel upgrades. To clarify, t he proposed amendments for the 2025 code update include allowable exceptions addressing this concern and no staff discretion is required. As the code provisions are drafted, an applicant would be exempt from complying with these provisions if the installation of a heat pump system alone, for example, would exceed the current electrical panel capacity of their dwelling unit (an alternative option for compliance is also in the code) , or if prewiring for a gas or propane appliance would, in itself, require the upgrading of an electrical panel. Staff has also posted information on the City website with frequently asked questions to provide additional clarification.
Additionally, in preparing for the 2025 State Code, City staff identified a number of code clean- up, streamlining , and reorganization improvements to bring the City C ode up- to-date and be more user-friendly, which have also been incorporated in the proposed ordinances and are discussed later in this report.
2025 Building Codes Update
August 26, 2025
ANALYSIS
Major 2025 State Code Updates
City staff is recommending Council adopt the 2025 State Code in Chapter 8 (Buildings) and Chapter 14 (Fire Prevention) of Attachment 4 to this report . Some noteworthy changes in the 2025 State Code include:
• The 2025 California Energy Code (Part 6 of Title 24) is more stringent with tougher requirements for residential construction. For example, heat pump space conditioning and heat pump water heating, without the use of gas heating, is required for all new single - family residential construction. It also requires lower U -factor ratings for windows (e.g. , higher insulated) in single-family homes to improve energy efficiency.
• The 2025 California Fire Code (Part 9 of Title 24) has new requirements for life safety , including two -way emergency response communication systems required at exits in buildings that do not include an elevator lobby, and new additional fire -rated wall requirements for stairways near roofs and along exterior building walls, based on occupancy types.
• The 2025 State Code includes a new California Wildland-Urban Interface Code (Part 7) , which aims to reduce the risk of wildfires in California by incorporating more fire resilience building practices and requirements. (Note, Mountain View is not located within a designated wildland-urban interface area).
• The 2025 California Green Building Code (Part 11 of Title 24) includes greater photovoltaic (solar) requirements, greater electric vehicle (EV) charging requirements, and new voluntary measures located in appendices that cities can voluntarily chose to adopt for the first time – including new AC to Heat P ump requirements for single -family residential alterations and new bird- safe glass design requirements for new nonresidential development.
Based on the increasingly more stringent 2025 State Code requirements and the time limitations of AB 130, City staff is proposing to carry forward existing building and fire regulations from the City’s 2022 code adoption that continue to exceed 2025 State Code minimums while incorporating a small list of new local Reach Code amendments that advance the City’s environmental goals.
2025 Building Codes Update
August 26, 2025
New Proposed Local Reach Code Amendments
Specifically, staff is proposing the following local amendments in Table 1 to the 2025 California Green Building Standards Code (Part 11 of Title 24, or “CalGreen”), where the City’s Reach Code provisions reside. Table 1 summarizes the Reach Code changes from the 2022 code versus the proposed 2025 code. For clarity, staff has indicated SVCE-identified provisions for the 2025 code cycle (where applicable) and any proposed new 2025 Reach Code requirements.
Table 1: Proposed Local Reach Code Amendments
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
Photovoltaic (PV) requirements
Single-Family, Duplexes,
ADUs: PV installation per
California Energy Code
(CEC) and prewired to
expand system to
accommodate an all-
electric building to 100%
annual kWh
consumption offset.
• Requires PV
installation per CEC
prescriptive
requirement.
1 • NEW: Requires
installing
infrastructure to be
battery energy storage
system (BESS) ready
per CEC prescriptive
requirement.
Refer to
prescriptive
requirements in
2025 CEC.
(Local Amendment)
UPDATED
REQUIREMENT. State
introduced BESS
requirement.
Multifamily Residential:
PV installation on roof
area to accommodate an
all-electric building to
100% kWh consumption
offset.
• NEW: Requires PV
installation based on
available roof area and
minimum capacity per
CEC prescriptive
requirement.
• N
EW : Requires install
of battery energy
storage system (BESS)
per CEC prescriptive
requirement.
Refer to
prescriptive
requirements in
2025 CEC.
(Local Amendment)
UPDATED
REQUIREMENT. State
introduced a
standardized formula
to calculate PV output
based on occupancy
and available roof
area, which are
improvements over
the 2022 code and
City’s prior Reach
Code requirement.
Mixed-Use, Hotel/Motel,
and Nonresidential: PV
installation on roof area
to accommodate an all-
electric building to 100%
kWh consumption offset.
Electric Vehicle Charging requirements
Single-Family, Duplexes,
ADUs: Install (1) Electric
Vehicle Charging Station
(EVCS) Level 2 and, for
each additional parking
space, must be EV Level 1
Ready.2
2025 California Green
Building Standards Code
(CalGreen) Tier 1/23 aligns
with current 2022 City
Reach Code requirements.
Adopt CalGreen
Tier 1/2 as
mandatory
measure.
(Local Amendment)
SAME
REQUIREMENTS. Staff
recommends
continuing EVCS and
EV Ready
requirements from
2022 code.
2025 Building Codes Update
August 26, 2025
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
Electric Vehicle Charging requirements (continued):
Multi-Family Residential
20 Units or less:
• Install 40% of spaces
as EVCS Level 2 and
60% of spaces as EV
Level 1 Ready
Multi-Family Residential
21 Units or More:
• Install 15% of spaces
as EVCS Level 2 and
85% as Level 1 EV
Ready
• At least (1) EVCS
must be located in
common-use parking
All Sites: Install (1) EVCS
Level 3 (DC Fast Charger)
for every 100 spaces and
all remaining parking to
be EV Ready Level 1.
• NEW: Install (1) EV
Level 2 Ready per
dwelling unit per
CalGreen min.
requirement.
• N EW: Install 25% of
unassigned or
common use parking
as EVCS Level 2 per
CalGreen min.
requirement.
• Refer to 2025
CalGreen min.
requirements
• Add Level 2
EVCS install of
40% of total
spaces for 20
units or less
and 15% of
total spaces for
21 units or
more, 25% of
which must be
located in
unassigned or
common use
parking area.
(Local
Amendment)
• Add DC Fast
Charger
requirement
and all
remaining
parking to be
EV Ready Level
1 (Local
Amendment)
UPDATED
REQUIREMENT. State
introduced higher EV
Ready and EVCS
requirements for
common use areas
than 2022 Code.
SAME
REQUIREMENTS. Staff
recommends carrying
forward min. EVCS
install for 20 units or
less and 21 units or
more, DC Fast
Charger, and EV
Ready Level 1
requirements from
2022 Reach Code.
2025 Building Codes Update
August 26, 2025
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
Nonresidential:
• Install EVCS Level 2
for approx. 10 to
33% of spaces,
depending on total
number of spaces.
• Install EV-Capable
Level 2 for approx.
33% to 45% of
spaces, depending
on total number of
spaces.
• Install (1) EVCS Level
3 (DC Fast Charger)
for every 100 spaces.
• Any remaining
spaces must be EV
Level 1 Ready.
• NEW: Increased EVCS
install requirements,
especially for projects
with over 200 parking
spaces.
• N
EW : Added specific
requirements for the
receptacles for EV
Capable spaces.
• Adopt CalGreen
min.
requirement
and update to
match
minimum EVCS
and EV-Capable
parking from
2022 City
Reach code.
(Local
Amendment)
• Add DC Fast
Charger
requirement
(Local
Amendment)
• Add EV Level 1
Ready
requirement.
(Local
Amendment)
UPDATED
REQUIREMENT. State
introduced higher
EVCS requirement for
properties with 200+
parking spaces.
SAME
REQUIREMENTS. Staff
recommends carrying
forward min. EVCS,
EV-Capable, DC Fast
Charger, EV Ready
and requirements
from City’s 2022
Reach Code.
Hotel and Motel:
• Same as
nonresidential
• Same EV Ready
requirement as 2022
code.
• NEW: Increased EVCS
install requirements.
• Adopt the
CalGreen min.
requirements.
• Add DC Fast
Charger
requirement
(Local
Amendment)
• Add EV Ready
Level 1
requirement
(Local
Amendment)
UPDATED
REQUIREMENT. State
introduced higher
EVCS requirement.
SAME
REQUIREMENTS. Staff
recommends carrying
forward DC Fast
Charger and EV Ready
and requirements
from City’s 2022
Reach Code.
Electric-Readiness (Pre-wiring) and Heat Pump
Single-Family, Duplexes,
ADUs: (adopted in 2024
for new construction)
• If installing a gas
furnace, must show
location for future
• NEW: Heat pump
heating and cooling
and water heater
systems required in
new construction per
CEC requirements.
• Refer to 2025
CEC
requirements
for new
construction.
• Adopt
voluntary
SAME
REQUIREMENTS. Staff
recommends carrying
forward City’s 2024
pre-wiring
requirements.
2025 Building Codes Update
August 26, 2025
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
heat pump space
heater with drainage.
• Must pre-wire for
any indoor or
outdoor gas or
propane appliance
installed.
• NEW: 2025 CalGreen
voluntary measure to
either install a heat
pump system when
replacing or installing
a new AC unit or
complete other energy
efficiency
improvements (SVCE
& CSC Recommended)
measure for AC
to heat pump
in additions
and remodels.
(Local
Amendment)
• Maintain City’s
2024 pre-wiring
requirements.
(Local
Amendment)
• Add pre-wiring
requirement
for any gas or
propane
appliance
installed in
additions,
remodels or
when require a
building permit.
(Local
Amendment)
NEW REACH CODE
REQUIREMENTS:
1. Add new AC to
heat pump
requirement for
AC replacements.
(SVCE & CSC
Recommended)
2. Add pre-wiring
requirement for
any gas or
propane
appliance
installed in
addition, remodel
or when a
building permit is
required.
(Similar to SVCE-
Identified Electric-
Readiness, CSC
Recommended)
2025 Building Codes Update
August 26, 2025
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
Electric-Readiness (Pre-wiring) and Heat Pump (continued) Multifamily Residential
and Hotel/Motels:
(adopted in 2024 for new
construction)
• Install minimum
building electrical
panel size to meet
future electric
requirements for
space conditioning,
cooking, and clothes
dryers.
• Design to be ready
for individual
unit/room and
central area heat
pump water-heater
systems.
• Pre-wire when
installing any gas or
propane appliance to
accommodate future
electric appliance.
NEW: Requires min. panel
size and to be heat pump
water heater system ready
in new construction per
CEC (replaces City’s 2024
amendments for panel size
and heat pump water
heaters).
• Defer to 2025
CEC
requirements.
• Maintain 2024
pre-wiring
requirement
for any gas or
propane
appliance in
new
construction.
(Local
Amendment)
• Add prewiring
when installing
any gas or
propane
appliance in
building
additions,
remodels, or
work requiring
a building
permit.
(Local
Amendment &
CSC
Recommended)
UPDATED
REQUIREMENT. State
introduced pre-wiring
for multifamily
electrical panel size
and heat pump water
heaters for new
construction.
SAME
REQUIREMENT. Staff
recommends carrying
forward 2024
prewiring
requirements for any
gas or propane
appliance installed in
new construction.
NEW REACH CODE
REQUIREMENT. Add
electric prewiring
requirements for any
gas or propane
equipment installed
in additions,
remodels, or when a
building permit is
required.
(Exceeds SVCE-
Identified Electric
Readiness & CSC
Recommended)
Nonresidential:
• Prewire for new
commercial kitchens
• Prewire when
installing any gas or
propane appliance to
accommodate future
electric appliance
NEW: CEC requires
commercial kitchens to
pre-wire when installing
gas or propane equipment
(replaces City’s 2024
amendment).
• Defer to 2025
CEC
requirements
for commercial
kitchens.
• Maintain 2024
pre-wiring for
new
construction.
UPDATED
REQUIREMENT. State
introduced pre-wiring
requirements for
commercial kitchens.
SAME
REQUIREMENT. Staff
recommends carrying
forward 2024
2025 Building Codes Update
August 26, 2025
Current 2022 Reach
Code Requirement
2025 State Code
Changes
Proposed 2025
Code Amendment
Alignment with 2022
Reach Code
(Local
Amendment)
• Add pre-wiring
when installing
any gas or
propane
appliance in
building
additions,
remodels, or
work requiring
a building
permit.
(Local
Amendment)
prewiring
requirement for any
gas or propane
installed in new
construction.
NEW REACH CODE
REQUIREMENT: Add
electric prewiring
requirement for any
gas or propane
equipment installed
in additions,
remodels, or when a
building permit is
required. (Exceeds
SVCE-Identified
Electric Readiness &
CSC Recommended)
Bird-Friendly Glass requirements:
Mixed-Use, Hotel, and
Nonresidential:
New construction of
10,000 square feet or
more requires bird-safe
glass to be installed on
exterior of structure.
NEW: 2025 CalGreen
includes a voluntary
Appendix A54 with bird-
safe glass design
guidelines.
Adopt Appendix A5
as mandatory
measures for new
construction of
10,000 square feet
or more and if
applicable by
zoning (e.g. Precise
Plan). (Local
Amendment)
UPDATED
REQUIREMENT. State
adopted standards for
bird-friendly glass
design requirements
which provide greater
clarity and definition
to requirements than
2022 code and City’s
prior Reach Code.
Also expands to
include major
alterations (50% of
exterior glazing
modified) for existing
multifamily
residential, mixed-
use, and
nonresidential
buildings.
____________________________
1. California Energy Code (CEC) requires an applicant to comply with mandatory requirements and either prescriptive requirements or performance-based requirements.
2025 Building Codes Update
August 26, 2025
2. “EVCS” refers to fully installed EV charger available for use; “EV Capable” refers to installing electrical conduit to parking space and having electrical service capacity to serve a future EVCS, but no charger installed; “EV Ready” refers to having electrical capacity and conduit line, but no receptacle installed at parking space.
3. Tier 1 or Tier 2 are voluntary requirements that a local agency can choose to adopt within the State Code.
4. Attachment 5 includes the new bird-friendly glass design requirements from 2025 CalGreen Appendix A5 for reference.
Cost Effectiveness Study
The California Energy Commission (CEC) requires any local amendments to the California Energy Code (Part 6 of the State Code), or any other Parts of the State Code that affect energy use in regulated buildings, to be cost effective and to use less energy than the standard requirements in Part 6. A Cost Effectiveness Study must demonstrate that local amendments to the State Code are financially responsible and do not represent an unreasonable burden to building owners and occupants; specifically, that the cost to implement the improvement is recouped over a reasonable time based on operational savings. Furthermore, the CEC requires the local agency to adopt a determination that the energy standards are cost effective at a public meeting, and, once adopted, the determination must subsequently be submitted for CEC approval.
In support of advancing local Reach Codes, the California Energy Codes and Standards Statewide Utility Program, which includes the State’s Investor -Owned Utilities (e.g. PG&E), developed and published the 2025 Cost -Effectiveness Study: Single Family AC to Heat Pump Replacement . The study supports the findings required for CEC approval and is the basis for the City findings for local amendments in Attachment 4 to this Report (the Study is Exhibit A in Attachment 4). Based on this study, staff finds the propo sed local amendment related to AC to heat pump space conditioning in existing single -family residential buildings in Part 11 (2025 California Green Building Standards Code) to be cost- effective and consume less energy than otherwise permitted by Part 6 (2025 California Energy Code).
Other Code Reorganization and Cleanup
In addition to the 2025 State Code and local amendments, City staff has coordinated other code cleanup and reorganization to improve ease of public use , streamline content, and collocate similar provisions. Specifically, this reorganization includes:
• Establishing a new Chapter 48 for existing floodplain management regulations. These regulations are frequently used by applicants (or licensed professionals) who are constructing in flood zone areas of the City. It is currently located in the middle of Chapter 8 (Buildings). Considering the frequency of its use, City staff is recommending removal from Chapter 8 entirely and locating the existing regulations in to a new Chapter 48 so it can be more readily visible in the online menu of the City Code chapters.
2025 Building Codes Update
August 26, 2025
• Relocate (and adopt the 2024 version of) the International Property Maintenance Code (IPMC) from Chapter 8 (Buildings) to Chapter 25 (Neighborhood Preservation).
Chapter 25 of the City Code focuses on regulations that pertain to the regular maintenance and proper habitability/use of structures and properties with code provisions related to graffiti, code compliance inspections, multi- family housing inspections, etc. Along with being similar in context, c ollocating IPMC regulations in Chapter 25 also pro vides easy functional access by the various City teams that enforce these related provisions, such as Multi-Family Housing Inspection, Code Enforcement, and Building Inspection staff.
• Remove duplicative or outdated code language in Chapter 24 (Hazardous Materials). The majority of deletion proposed from Chapter 24 is due to the removal of Toxic Gas regulations, which was adopted by the City over 30 years ago when state and federal codes did not adequately regulate highly toxic, toxic, and moderately toxic gases. Current codes regulate highly toxic and toxic gases. Moderately gases are not include d, but instead are regulated via other means of hazards (not toxicity). Additionally, the 2025 California Fire Code currently has regulations for these gases. Therefore, it is no longer necessary to retain numerous requirements, provisions, and standards in Chapter 24.
• Delete outdated regulations in Chapter 8 (Buildings) that are functionally no longer necessary or enforceable, such as:
— Building security standards originally adopted in the 1970s to support crime prevention by requiring door locks, secured gates, bars on windows, and landscape maintenance to deter burglaries. These regulations are no longer necessary based on current building security standards and are not functionally enforceable by the City as no City permits are required to install them;
— Earthquake hazard-reduction requirements for existing buildings, which were originally adopted after the 1989 Loma Prieta earthquake to encourage seismic retrofits for building s constructed prior to 1933 . All buildings that qualified for this program have been repaired. Therefore, it is no longer necessary to retain these provisions in the City Code; and
— Repair and reconstruction of buildings, which was related to the earthquake hazard program and adopted to streamline rebuilding efforts for residents and property owners to qualify for Federal Emergency Management Agency (FEMA) funding after the 1989 Loma Prieta earthquake. These provisions for emergency repairs are no t necessary for the City to retain in our code as current provisions are in the current State Code (e.g. , California Existing Building Code, California Residential Code, or California Building Code).
2025 Building Codes Update
August 26, 2025
Attachment 6 summarizes the relocation and reorganization of the current Chapter 8 (Buildings) code provisions into the proposed new locations in the City Code.
ENVIRONMENTAL REVIEW
Adoption of local amendments to the California Building Standards Code and amendments to the Mountain View City Code are not a project under the California Environmental Quality Act (CEQA) and the CEQA Guidelines, pursuant to Public Resources Codes Section 21065 and CEQA Guidelines Section 15378, because it does not approve a project or result in a direct physical impact on the environment, or contemplate known future projects, and as such, there are no known environmental impacts at this time. As a separate and independent basis, adoption of the local amendments is exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3), because it can be shown with certainty that there is no possibility that the activity in question will have a significant effect on the environment.
FISCAL IMPACT—None.
LEVINE ACT
California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website:
www.fppc.ca.gov/learn/pay-to-
play-limits-and-prohibitions.html
Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.
EXEMPT FROM THE LEVINE ACT
☒ General policy and legislative actions
For more information about the Levine Act, please see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html .
CONCLUSION
To maintain consistency with other cities in the region and state and advance the City’s Reach Codes, staff recommends the Council adopt the enclosed ordinances implementing the following:
2025 Building Codes Update
August 26, 2025
• 2025 California Building Standards Code, which consists of Building, Fire, Residential, Electrical, Plumbing, Mechanical, Energy, Green Building, Historical, Existing Building, and other international and uniform referenced standards and codes (located in Chapters 8 and 14) as provided in Attachment 4;
• The 1997 Uniform Code for the Abatement of Dangerous Buildings (located in Chapter 8), as provided in Attachment 4, and the 2024 International Property Maintenance Code (located in Chapter 25), as provided in Attachment 2;
• New 2025 Reach Code provisions related to heat pump space conditioning for single-family residential, new electric prewiring requirements for all gas or propane appliances installed (new or replacements) in all development, and new bird- safe glass requirements (located in Chapter 8), as provided in Attachment 4; and
• Reorganization and other code cleanups to Chapter 8 (Buildings) in Attachment 4, Chapter 24 (Hazardous Materials) in Attachment 3, and a new Chapter 48 (Floodplain Management) in Attachment 1.
ALTERNATIVES
1. Modify the proposed local amendments in Chapter 8 (Buildings), Chapter 14 (Fire Prevention), Chapter 24 (Hazardous Materials), Chapter 25 (Neighborhood Preservation) and/or Chapter 48 (Floodplain Management) of the City Code.
2. Do not adopt local amendments to the California Building Standards Code and be mandated, by default, to enforce the version of the State Code published by the California Building Standards Commission effective January 1, 2026. If selected, the City would no longer have an adopted Reach Code.
3. Provide other direction.
PUBLIC NOTICING
The Agenda posting and ordinances were published at least two days prior to adoption in accordance with City Cha rter Section 522. Notification of this public hearing was circulated in the newspaper each week for two weeks prior to the hearing date. An email notification was sent through the City’s email subscription list for members of the public interested in building code amendments and members of the development community , and notification was posted on the City’s website.
2025 Building Codes Update
August 26, 2025
Prepared by:
Nena Bizjak
Chief Building Official
Carrie Sandahl
Fire Marshal
Lindsay Hagan
Assistant Community Development Director
Approved by:
Juan F. Diaz
Fire Chief
Christian Murdock
Community Development Director
Kimbra McCarthy
City Manager
CDD/LH-08-26-25CR
Attachments: 1. Ordinance for Chapter 48 (Floodplain Management)
2. Ordinance for Chapter 25 (Neighborhood Preservation)
3. Ordinance for Chapter 24 (Hazardous Materials)
4. Ordinance for Chapter 8 (Buildings) and Chapter 14 (Fire Prevention)
5. Bird-Friendly Building Design Requirements
6. City Code Reorganization for 2025 Building Codes Update