November 18, 2025
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: 2025 California Building Standards Code and 2025 California Fire Code Public Hearing
RECOMMENDATION:
Staff recommends that the City Council:
1. HOLD A PUBLIC HEARING pursuant to Government Code Section § 50022 et seq. to consider adoption of the 2025 California Building Standards Code and the 2025 California Fire Code, together with local amendments and findings based on local climatic, geological, and topographical conditions..
2. DETERMINE that the adoption of Ordinance No. 25-08 and Ordinance No. 25-09 are not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly.
3. ADOPT Ordinance No. 25-08 approving the 2025 California Building Standards updates entitled:
AN ORDINANCE OF THE CITY OF SAN JACINTO,
CALIFORNIA, AMENDING AND ADDING CERTAIN
SECTIONS AND SUBSECTIONS IN TITLE 15 (BUILDINGS
AND CONSTRUCTION) OF THE SAN JACINTO
MUNICIPAL CODE PERTAINING TO THE
CONSTRUCTION, ALTERATION, AND MAINTENANCE
OF BUILDINGS AND STRUCTURES, AND ADOPTING BY
REFERENCE THE 2025 EDITION OF THE CALIFORNIA
BUILDING STANDARDS CODE, KNOWN AS TITLE 24 OF
THE CALIFORNIA CODE OF REGULATIONS,
INCLUDING THE 2025 CALIFORNIA BUILDING CODE
(INCORPORATING AND AMENDING THE 2024
INTERNATIONAL BUILDING CODE), THE 2025
CALIFORNIA ELECTRICAL CODE (INCORPORATING
AND AMENDING THE 2023 NATIONAL ELECTRICAL
CODE), THE 2025 CALIFORNIA MECHANICAL CODE
(INCORPORATING AND AMENDING THE 2024
UNIFORM MECHANICAL CODE), THE 2025
CALIFORNIA PLUMBING CODE (INCORPORATING
AND AMENDING THE 2024 UNIFORM PLUMBING
CODE), THE 2025 CALIFORNIA ADMINISTRATIVE
CODE, THE 2025 CALIFORNIA ENERGY CODE, THE 2025
CALIFORNIA GREEN BUILDING STANDARDS CODE,
THE 2025 REFERENCED STANDARDS CODE, AND THE
2024 UNIFORM SWIMMING POOL, SPA AND HOT TUB
CODE, TOGETHER WITH LOCAL AMENDMENTS,
ADDITIONS, AND DELETIONS BASED ON LOCAL
CLIMATIC, GEOLOGICAL, AND TOPOGRAPHICAL
CONDITIONS, AND REPEALING OBSOLETE
PROVISIONS RELATING TO THE 1997 UNIFORM
ADMINISTRATIVE CODE.
4. ADOPT Ordinance No. 25-09 approving the 2025 Fire Code updates entitled:
AN ORDINANCE OF THE CITY OF SAN JACINTO,
CALIFORNIA, REPEALING AND REPLACING CHAPTER
8.16 OF THE SAN JACINTO MUNICIPAL CODE,
ADOPTING BY REFERENCE RIVERSIDE COUNTY
ORDINANCE NO. 787.11 WHICH ADOPTS THE 2025
EDITION OF THE CALIFORNIA FIRE CODE (TITLE 24,
PART 9) AND THE 2025 EDITION OF THE CALIFORNIA
WILDLAND-URBAN INTERFACE CODE (TITLE 24, PART
7), INCLUDING LOCAL AMENDMENTS BASED ON
LOCAL CLIMATIC, GEOLOGICAL, AND
TOPOGRAPHICAL CONDITIONS, AND ESTABLISHING
ADMINISTRATIVE SUBSTITUTIONS, FEES, AND
PENALTIES.
BACKGROUND:
The California Building Standards Code (Title 24 of the California Code of Regulations) (“Code”) establishes uniform minimum standards for the construction, alteration, repair, and maintenance of buildings and structures throughout the State. Its purpose is to safeguard life, health, property, and public welfare by ensuring that all construction meets consistent, sciencebased safety and performance criteria.
The Code is a compilation of model codes developed by national standards organizations, such as the International Code Council (ICC) and the National Fire Protection Association (NFPA), and amended by various California agencies, including the Department of Housing and Community Development (HCD), California Building Standards Commission (CBSC), Department of State Architect (DSA), and Office of the State Fire Marshal (OSFM). These agencies review and modify national model codes to address California’s unique environmental, seismic, and fire conditions.
Every three years, the CBSC publishes a new edition of Title 24 following a public rulemaking process that includes agency submittals, technical review, and public hearings. The 2025 edition was published in July 2025 and becomes effective statewide January 1, 2026.
Local jurisdictions are required under Health and Safety Code Section 17958 to adopt the California Building Standards Code by reference. Jurisdictions may also make amendments to address local conditions under Health and Safety Code Sections 17958.5, 17958.7, and 18941.5, provided such amendments are supported by express findings describing the local climatic, geological, or topographical circumstances that make the changes reasonably necessary.
Once adopted, the Code and any local amendments become part of the San Jacinto Municipal Code and are enforced through the City’s Building & Safety Division (for building regulations) and the Riverside County Fire Department / Cal Fire (for fire prevention and life safety provisions). Enforcement occurs through plan check, building inspection, and fire inspection processes to ensure compliance with adopted standards during both construction and occupancy.
The City’s adoption of the 2025 Codes maintains alignment with statewide regulations and regional standards used by other jurisdictions in Riverside County, which promotes consistency for builders, contractors, and property owners operating across multiple cities.
These codes serve as the foundation of the City’s building safety program and are the principal means by which the City enforces State-mandated standards for structural integrity, fire resistance, energy efficiency, and accessibility in all new construction and major alterations.
PROCEDURAL HISTORY AND PUBLIC HEARING REQUIREMENTS:
On October 21, 2025, the City Council conducted the first reading and introduction of Ordinance No. 25-08 (Building Code) and Ordinance No. 25-09 (Fire Code).
Unlike most City ordinances, adoption of the Building and Fire Codes follows a special two-step process prescribed by Government Code § 50022 et seq. This process requires that the ordinances be introduced first, followed by a separate, duly noticed public hearing before final adoption. The purpose of this sequence is to ensure that copies of the codes to be adopted by reference are made available for public review for at least fifteen (15) days before the public hearing.
Notices of the public hearing were published in accordance with Government Code § 6066 on October 24th, 2025, and October 31, 2025, satisfying the requirement that the first notice be published at least fourteen (14) days before the hearing and the second notice more than five (5) days after the first.
This public hearing represents the final step in the statutory process for adoption of the 2025 California Building Standards Code and 2025 California Fire Code, together with the City’s local amendments.
DISCUSSION:
The 2025 California Building Standards were published by the State Building Standards Commission in July 2025 and apply statewide beginning January 1, 2026. Local jurisdictions may adopt amendments provided such amendments are supported by express findings demonstrating that they are reasonably necessary because of local climatic, geological, or topographical conditions (Health & Saf. Code §§ 18941.5, 17958.7).
In addition to adopting the new Codes, the proposed ordinances include technical and administrative revisions to Titles 8 and 15 of the San Jacinto Municipal Code to remove outdated references, streamline processes, and align local provisions with State law and current City practices.
Building Code Amendments
The proposed ordinance makes the following key updates and clarifications:
• Section 15.04.010 – Amendment to CBC Administrative Provisions. The existing section references the 1997 Uniform Administrative Code, which has been superseded by Chapter 1 of the California Building Code (CBC). The proposed amendment repeals this section in its entirety to eliminate redundancy and potential conflict, clarifying that the administration of construction codes shall be governed by the 2025 CBC, as locally amended. This update simplifies enforcement and aligns the City’s administrative provisions with the current State framework.
• Section 15.04.020 – Amendment to CBC Adoption Provisions. This section is amended to adopt the 2025 California Building Code (CBC) and replace all references to the 2022 edition. The amendment also includes several localized updates to reflect City-specific conditions and practices, as follows:
o Fence and Wall Permits (Section 15.04.020(A) – Amendment to CBC §105.2, Item 2). The proposed amendment modifies California Building Code Section 105.2, Item 2 to allow fences and walls accessory to single-family (R-3) residential uses to be constructed without a building permit where the height does not exceed six (6) feet, provided they comply with all applicable Municipal Code, Development Code, and California Building Standards Code requirements for height, location, and materials.
Although a building permit and inspection would no longer be required, property owners remain responsible for ensuring that all fences and walls comply with applicable standards. This change is intended to make it quicker, easier, and less costly for homeowners to improve or secure their properties while maintaining safety and neighborhood consistency.
In most cases, fences qualifying for this exemption will be constructed of wood or vinyl (where permitted under the Development Code). Retaining walls over eighteen (18) inches in height, and any fence or wall that includes a retaining wall over eighteen (18) inches with a freestanding fence on top, will continue to require a building permit. Permits will also remain required for all non-residential (commercial, industrial, institutional) fences and walls, and for any subdivision improvements where fences are proposed or required as a condition of approval. o Wind Design Standards (Section 15.04.020 – Amendment to CBC Chapter 16).
The proposed amendment retains the City’s 100 MPH wind design requirement for block walls, consistent with prior local amendments based on regional wind exposure. This standard exceeds the baseline regional design speed of 70 MPH and remains justified by local climatic and topographical conditions historically observed in the San Jacinto Valley.
o Permit Expiration (Section 15.04.020(B) – Amendment to CBC §105.5). The proposed amendment adds local language to California Building Code Section 105.5 clarifying that building permits expire if work does not commence within one hundred eighty (180) days of issuance or if work is suspended or abandoned for one hundred eighty (180) days. The Building Official may grant a single extension, not to exceed one hundred eighty (180) days, for good cause.
Additional extensions require a written request and approval by the Building Official.
This amendment ensures that inactive permits are closed in a timely manner, improving record accuracy and preventing incomplete projects from remaining indefinitely open.
o Plan Review Fees (Section 15.04.020(D) – Amendment to CBC §109.1). The proposed amendment revises California Building Code Section 109.1 to reference the City’s Master Fee Schedule, as adopted and amended by City Council resolution. This change eliminates fixed fee percentages from the Municipal Code, allowing for administrative fee adjustments by resolution and maintaining compliance with the City’s cost-recovery policies.
• Section 15.08.010 – Amendment to CBC Administrative Provisions. This section is amended to require that applications for building permits, plans, calculations, and supporting documents be submitted electronically in a format approved by the Building Official. The update reflects current practice, facilitates digital recordkeeping, and aligns with the City’s records retention policy.
• Sections 15.08.020 through 15.08.070 – Amendment to CBC Administrative Provisions.
These sections are proposed for repeal because they duplicate administrative procedures already contained in Chapter 1 of the California Building Code, as locally amended by Section 15.04.020. Their removal simplifies the Municipal Code and avoids conflicting administrative provisions.
• Sections 15.08.080 through 15.08.110 – Amendment to CBC Administrative Provisions.
These sections are replaced with a single provision authorizing the City Council to establish fees by resolution for plan storage, digital archiving, and energy compliance review as required by State law. This change removes outdated references to the Uniform Building Code and allows fees to be updated administratively as necessary. • Section 15.08.150 – Amendment to CBC Administrative Provisions. This new section requires that all non-residential building permits be issued only to licensed contractors holding an active City of San Jacinto business license, while limiting owner-builder permits to single-family dwellings and accessory structures. The amendment addresses recurring compliance issues arising from unlicensed individuals obtaining commercial permits and reinforces accountability during construction. • Section 15.04.110 – Amendment to CBC Administrative Provisions. This section is amended to expressly authorize the Building Official to issue stop-work orders where construction is occurring without a valid permit or in violation of permit conditions.
Work may not resume until the violation has been corrected, applicable fees have been paid, and the stop-work order has been rescinded by the Building Official. This amendment enhances the City’s ability to enforce code compliance and protect public safety.
Together, these amendments modernize the City’s construction code administration, eliminate redundancy, and align local provisions with current building safety practices.
Fire Code Amendments
The amendments to the Fire Code, contained in Chapter 8.16 of the Municipal Code, have been prepared by Riverside County Fire Department / Cal Fire and are consistent with Riverside County Ordinance No. 787.11. The Fire Department has provided separate findings and justifications identifying the local climatic, geological, and topographical conditions that warrant these amendments.
These conditions include the County’s arid climate, extended high winds, steep topography, and proximity to multiple seismic faults (San Andreas and San Jacinto). These factors influence fire behavior and emergency response times, supporting the need for enhanced local fire safety provisions.
Major amendments include:
• Requirement for automatic fire sprinkler systems in new buildings 3,600 square feet or larger and in certain remodeled or expanded structures; • Prohibition of sky lanterns and similar devices;
• Minimum fire apparatus access and hydrant spacing standards for Wildland-Urban Interface areas;
• Fire command center requirements for buildings exceeding 300,000 square feet; and • New standards for mobile food preparation vehicles and fireworks display safety zones.
These updates ensure consistency between the City and the County, supporting cooperative fire protection and enforcement across jurisdictional boundaries.
FISCAL IMPACT:
When fully implemented, the accompanying Ordinance will have a positive fiscal impact, in that it will enable the City to recover the costs associated with enforcement of the various city codes and regulations.
ATTACHMENTS:
Ordinance No. 25-08 - 2025 California Building Standards Ordinance No. 25-09 - 2025 California Fire Code
Fire Code Update - Findings and Justifications
Ordinance No. 787.11 - For Reference