Exhibit A
Findings to Support Local Amendments to the
2025 Edition of the California Building Standards Code and Related Codes Pursuant to California Health & Safety Code sections 17958.5, 17958.7, and 18941.5, this Exhibit A to Ordinance No. ---- of the City of San Clemente sets forth the City Council’s express findings and determinations justifying the City’s local amendments to the 2025 Edition of the California Building Standards Code as reasonably necessary because of local climatic, geologic, and/or topographic conditions.
Chapter 15.08 Amendments to California Building Code (CBC) Municipal Code Section
CBC Section Added or Amended
Substance of Amendment
(full text in Ordinance No.----)
Justification (see key below)
15.08.020
101.1
Title updated
Admin
101.2
Scope updated
Admin
101.2.1
Adopt by reference Appendix I, Patio Covers.
Admin
101.4.9
Adoption of Green Building Standards Code
Admin
105.2
Amendment of “Building” list and associated items for which permits are not required Admin
105.3.2
Time limitation of application
Admin
105.5
Expiration of permits
Admin
105.8
Completion of construction
Admin
105.9
Maintenance of Property During Construction
Admin
107.2.9
Requirement to submit soil report
Admin & II
107.3
Requirement to pay plan review fee at time of document submittal Admin
107.5
Requirement to image plans
Admin
109.2
Fee for permits
Admin
109.3
Building Official determination of value or valuation
Admin
109.4
Investigation fee
Admin
109.6
Building Official authorized to establish refund policy Admin
109.7
Deposit or bond requirement for final inspection approvals Admin
110.7
Re-inspections
Admin
15.08.025
202
Add definitions for Bedroom, Kitchen or Kitchenette, Spark Arrester, and Swimming Pool to general definitions Admin
15.08.030
406.2.4
Floor surfaces; exception #1 deleted
II & III
15.08.040
901.2
Fire protection systems
I, II, & III
903.2
New sprinklers, where required
I, II, & III
903.2.8
Group R, sprinkler installation
I, II, & III
15.08.050
1502.4
Water accumulating on roof must be effectively drained
II & III
T1505.1
All roofs must be Class A
I
1505.1.1
Roof coverings
I
15.08.060
1807.1.6
Prescriptive design of concrete and masonry foundation walls
II & III
15.08.070
3109.2
Amend definition of Enclosure, amend Exception #1 of 115922(a), add section 115928 related to Sound Attenuation
II & III
Chapter 15.12 Amendments to California Electrical Code (CEC) Municipal Code
CEC Section
Substance of Amendment
Justification
Section
Added or Amended
(full text in Ordinance No.----)
(see key
below)
15.12.020
90 Administration and Fees
Admin
300.5(L)
Overhead writing not to be installed outside on private property Admin, I
Chapter 15.13 Amendments to California Wildland-Urban Interface Code (CWUIC) Municipal Code
CWUI Section
Substance of Amendment
Justification
Section
Added or Amended
(full text in Ordinance No.----)
(see key
below)
15.13.020
501.1
Exceptions deleted
I&II
602.4
Fuel modification plans added
I&II
Chapter 15.16 Amendments to California Mechanical Code (CMC) Municipal Code Section
CMC Section Added or Amended
Substance of Amendment
(full text in Ordinance No.----)
Justification (see key below)
15.16.020
104.4.3,104.4.4& 104.5
Administration and Fees
Admin
504.3
Domestic Range Hoods and Vents
I, II, & III
1308.4
Requirement of approved PE pipe and fittings for exterior buried gas piping, prohibition on ferrous piping absent soil analysis
I, II, & III
Chapter 15.20 Amendments to California Plumbing Code (CPC) Municipal Code Section
CPC Section Added or Amended
Substance of Amendment
(full text in Ordinance No.----)
Justification (see key below)
15.20.020
104.4 & 104.5
Administration and Fees
Admin
604.1
Prohibition on ferrous materials in water pipe
I, II, & III
604.3
Copper tube piping, weight not less than Type K
I, II, & III
609.3
Amend Item #2
I, II, & III
610.8
Add prohibition on building supply pipes less than 1” in diameter
I, II, & III
701.2
Prohibition on cast iron for drainage and waste piping
I, II, & III
1208.5
Requirement of approved PE pipe and fittings for exterior buried gas piping, prohibition on ferrous piping absent soil analysis
I, II, & III
Chapter 15.22 Amendments to California Residential Code (CRC) Municipal Code Section
CRC Section Added or Amended
Substance of Amendment
(full text in Ordinance No. ----)
Justification (see key below)
15.22.020
R101.1
Title
Admin
R101.2
Scope
Admin
R105.2
Amend Items 1–10 of “Building” heading re projects not requiring a permit Admin
R105.3.2
Time limitation of application
Admin
R105.5
Expiration
Admin
R105.10
Completion of construction limitation
Admin
R105.11
Maintenance of property during construction
Admin
R106.1.7
Soil report required
Admin, II, & III
R106.3
Plan review fee
Admin
R106.5
Plan imaging requirement
Admin
R108.2
Fee set by Council resolution
Admin
R108.3
Building Official determination as to value and valuation Admin
R108.5
Refunds
Admin
R108.6
Investigation Fee
Admin
R108.7
Deposit
Admin
R109.5
Re-Inspections
Admin
15.22.030
TR301.2(1)
Amend Table R301.2(1) re wind design, seismic design, winter design, etc.
I, II, & III
R301.9
Fuel Modification Requirements for New Construction
I, II, & III
TR302.1(2)
Delete footnote “a” from Table
I, II, & III
R309.1
Townhouse automatic fire sprinklers
I, II, & III
R309.1.1
New buildings
I, II, & III
R309.1.2
Existing buildings
I, II, & III
R309.2
One- and two-family dwellings automatic fire sprinklers systems
I, II, & III
R309.3.6.2.2
Calculation procedure re size for water distribution piping
I, II, & III
R306.1
General construction in flood hazard areas, floodways, corresponding tables
I, II, & III
15.22.040
R402.2
Concrete, corrosive soils, reinforcement against
II & III
R405.1
Exception deleted
II & III
15.22.050
R602.10.4.1
Mixing Methods
II & III
15.22.060
R902.1
Roofing covering materials
I, II, & III
R902.1.1, R902.1.2, R902.1.3 deleted and replaced with R902.1.1 Roof Coverings requirements, flame retardant properties, surface area re-roofing requirements
I, II, & III
R902.2
Fire-retardant-treated shingles and shakes
I, II, & III
R903.4
Roof Drainage
II & III
15.22.065
R1001.14
Outdoor gas fireplaces, fire pits, fire rings, or similar devices
I, II, & III
R1001.14.1
Gas-fueled devices
I, II, & III
R1001.14.2
Devices using wood or fuels other than natural gas or liquefied-petroleum gas
I, II, & III
R1001.14.3
Where prohibited
I, II, & III
15.22.070
NFPA 13D:
7.1.2 Fire Department Connections & Sprinkler System Installations
I, II, & III
Chapter 15.23 Amendments to California Existing Building Code (CEBC) Municipal Code
CEBC Section
Substance of Amendment
Justification
Section
Added or Amended
(full text in Ordinance No. ----)
(see key
below)
15.23.020
302.6 & 302.7
Requirements to move structure
I, II, & III
302.7
Relocation permit fee
Admin
Chapter 8.16 Amendments to California Fire Code (CFC)
Municipal Code
CFC Section
Substance of Amendment
Justification
Section
Added or Amended
(full text in Ordinance No. ----)
(see key
below)
8.16.020
N/A
OCFA designated as enforcement and inspection authority Admin
8.16.030
112.4
Violation penalties
Admin
112.4.2
Infraction and misdemeanor
Admin
8.16.040
202
General definitions
Admin
8.16.050
304.1.2
OCFA vegetation management
I
305.6
Hazardous conditions (outdoor fires)
I & II
305.7
Disposal of rubbish
I & II
307
Open burning, recreational fires, fire pits, fire rings, and outdoor fireplaces Admin
307.6
Outdoor fireplaces, fire pits, fire rings
Admin
307.6.1
Gas-fueled devices (outdoor fire)
I & II
307.6.2
Devices using wood or fuels other than natural gas or LPG I & II
307.6.2.1
Where prohibited (burning of solid fuels)
I & II
324.1
Fuel modification requirements for new construction
I
325.1
Clearance of brush or vegetation growth from roadways
I
326.1
Unusual circumstances (vegetation management)
Admin
327.1
Use of equipment (IC engines and spark arresters)
I
327.2
Use of equipment and devices generating heat, sparks or open flames I
327.3
Spark arresters
I
8.16.060
407.5
Hazardous material inventory statement
I & II
8.16.070
501.1
Scope (fire service features)
Admin, I, II & III
510.1
Emergency responder radio coverage
Admin
8.16.080
903.2
Where required (sprinklers)
I, II & III
903.2.8
Group R (sprinklers)
I, II & III
903.3.5.3
Hydraulically calculated systems
I, II, & III
8.16.102
2801.2
Permit (biomass storage and handling)
Admin
2808.2
Storage site
I
2808.3
Size of piles
I
2808.4
Pile separation
I
2808.7
Pile fire protection
I
2808.9
Material-handling equipment
I
2808.11
Temperature control
I
2808.11.1
Pile temperature control
I
2808.11.2
New material temperature control
I
2808.12
Water availability (for piles)
I
2808.13
Tipping area
I
2808.14
Emergency contact information
Admin
2808.15
Maximum grid of piles and rows
Admin, I
2808.16
Push-out / clear area
Admin, I
8.16.104
5001.5.2
Hazardous materials inventory statement
Admin
5003.1.1.1
Extremely hazardous substances
I, II, & III
8.16.105
5608.2
Firing (commercial fireworks)
Admin
5608.3
Application for permit (commercial fireworks)
Admin
8.16.106
Chapter 80
Reference Standards
N/A
2025 NFPA 13 (commercial sprinkler systems)
Admin, II & III
2025 NFPA 13D (single family sprinkler systems)
I & II
2025 NFPA 24 (underground water supply systems)
Admin & III
Justifications KEY:
Admin – This is an administrative amendment, which does not modify a building standard as defined in California Health & Safety Code section 18909. The amendment establishes administrative procedures for the effective enforcement of the building standards in the City of San Clemente that would reduce cost in internal operations.
I – Climatic Conditions
The jurisdiction of San Clemente is located in a semi-arid Mediterranean type climate. It annually experiences extended periods of high temperatures with little or no precipitation. Hot, dry (Santa Ana) winds, which may reach speeds of 70 m.p.h. or greater are also common to the area. These climatic conditions cause extreme drying of vegetation and common building materials. Frequent periods of drought and low humidity add to the fire danger. This predisposes the area to large destructive fires (conflagration). In addition to directly damaging or destroying buildings, these fires are also prone to disrupt utility services throughout the City. Obstacles generated by a strong wind, such as fallen trees, street lights and utility poles will greatly impact the response time to reach an incident scene.
The climate alternates between extended periods of drought and brief flooding conditions. Flood conditions may affect the Orange County Fire authority’s ability to respond to a fire or emergency condition. Floods also disrupt utility services to buildings and facilities within the City.
Water demand in this densely populated area far exceeds the quantity supplied by natural precipitation; and although the population continues to grow, the already-taxed water supply does not. Due to storage capacities and consumption, and a limited amount of rainfall future water allocation is not fully dependable. This necessitates the need for additional and on-site fire protection features.
These dry climatic conditions and winds contribute to the rapid spread of even small fires originating in high-density housing or vegetation. These fires spread very quickly and create a need for increased levels of fire protection. The added protection of fire sprinkler systems and other fire protection features will supplement normal fire department response by providing immediate protection for the building occupants and by containing and controlling the fire spread to the area of origin. Fire sprinkler systems will also reduce the use of water for firefighting by as much as 50 to 75 percent.
These climatic conditions are applicable to amendments of the 2025 California Building Code Sections 901.2, 903.2, 903.2.8, 1505.1, and to the 2025 California Fire Code Sections 903, 2808.
II – Topographical Conditions:
Natural; slopes of 15 percent or greater generally occur throughout the City. The elevation change caused by the hills creates the geological foundation on which communities within the City are built and will continue to build. With much of the populated flatlands already built upon, future growth will occur on steeper slopes and greater constraints in terrain.
Traffic and circulation congestion is an artificially created, obstructive topographical condition, which is common throughout the City.
These topographical conditions combine to create a situation, which places fire department response time to fire occurrences at risk and makes it necessary to provide automatic on-site fire-extinguishing systems and other protection measures to protect occupants and property.
These topographical conditions are applicable to amendments of the 2025 California Building Code Sections 3109.2, the 2025 California Residential Code Sections R309.1, R309.1.1, R309.1.2, R309.2, R309.2.1, R402.2, R602.10.4.1, R1001, and to the 2025 California Fire Code Sections 305, 307, 903, 2808.
III – Geological Conditions:
The City is a densely populated area that has buildings constructed over and/or near a vast and complex network of faults that are believed to be capable of producing future earthquakes similar or greater in size than the 1994 Northridge and the 1971 Sylmar earthquakes. Earthquake faults run along the northeast and southwest boundaries of Orange County. The Newport-Inglewood Fault, located within Orange County was the source of the destructive 1933 Long Beach earthquake (6.3 magnitude) which took 120 lives and damaged buildings in an area that ran from Laguna Beach to Marina Del Rey to Whittier. In December 1989, another earthquake occurred in the jurisdiction of Irvine at an unknown fault line. Regional planning for reoccurrence of earthquakes is recommended by the State of California, Department of Conservation.
Previous earthquakes have been accompanied by disruption of traffic flow and fires. A severe seismic event has the potential to negatively impact any rescue or fire suppression activities because it is likely to create obstacles similar to those indicated under the high wind section above. The October 17, 1989, Santa Cruz earthquake resulted in one major fire in the Marina District (San Francisco). When combined with the 34 other fires locally and over 500 responses, the department was taxed to its fullest capabilities. The Marina fire was difficult to contain because mains supplying water to the district burst during the earthquake. This situation creates the need for both additional fire protection and automatic on-site fire protection for building occupants. State Department of Conservation noted in their 1988 report (Planning Scenario on a Major Earthquake on the Newport-Inglewood Fault Zone, page 59), “unfortunately, barely meeting the minimum earthquake standards of building codes places a building on the verge of being legally unsafe.” Road circulation features located throughout the City also make amendments reasonably necessary. There are major roadways, highways and flood control channels that create barriers and slow response times. Hills, slopes, street and storm drain design, accompanied by occasional heavy rainfall, causes roadway flooding and landslides and at times may make an emergency access route impassable. There are areas in Orange County that naturally have extended emergency response times that exceed the 5-minute goal.
Soils throughout the City possess corrosive properties that reduce the expected usable life of water services when metallic pipes come in contact with these soils.
Expansive soils throughout the City combined with predominant hillside conditions, groundwater and occasional flooding raise the potential for ground slippage, ground erosion, slope failure and building damage.
Portions of Orange County contain active or former oil production fields. These areas contain a variety of naturally occurring gases, liquids and vapors. These compounds present toxicity or flammability hazards to building occupants. Evaluation of these hazards and the risks they pose to development is necessary implement for appropriate mitigation.
Due to the topographical conditions of sprawling development separated by waterways and narrow and congested streets and the expected infrastructure damage inherent in seismic zone described above, it is prudent to rely on automatic fire sprinkler systems to mitigate extended fire department response time and keep fires manageable with reduced fire flow (water) resources available for a given structures. Additional fire protection is also justified to match the current resources of firefighting equipment and personnel within the Orange County Fire Authority.
H. These geological conditions are applicable to amendments of the 2025 California Building Code Sections 1502.4, 1505.1.1, tbl 1807.1.6, 3109.2, the 2025 California Electrical Code Section 300.5 the 2025 California Mechanical Code Sections 504.3, 1308.4, the 2025 California Plumbing Code Sections 604.1,604.3, 609.3, 610.8, 701.2, 1208.5, the 2025 California Residential Code Sections R402.2, R405.1, R602.10.4.1.
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