City Council
AGENDA
Tuesday, December 2, 2025, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
THE AGENDA HAS BEEN AMENDED TO PROVIDE THE FOLLOWING:
Council Members Mike Boswell and Jan Marx will be participating remotely due to illness.
Zoom participation will be available for this meeting at the following link:
https://slocity.zoomgov.com/j/1600549853
Council meetings may be viewed remotely on Channel 20, the City’s YouTube Channel, and on the City’s website under the Public Meeting Agendas web page. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of complimentary parking; restrictions apply, visit Parking for Public Meetings for more details.
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to [email protected]. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to councilmembers, however, submissions received after the deadline may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you may be present at the meeting location or can attend via Zoom using the link https://slocity.zoomgov.com/j/1600549853.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation must provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at [email protected] or (805) 781-7114.
Pages
1. CALL TO ORDER
Mayor Erica A. Stewart will call the Regular Meeting of the San Luis Obispo City Council to order.
2. PLEDGE OF ALLEGIANCE
Vice Mayor Michelle Shoresman will lead the Council in the Pledge of Allegiance.
3. PRESENTATIONS
3.a CITY MANAGER REPORT
Receive a brief report from City Manager Whitney McDonald.
4. PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA
Not to exceed 15 minutes. The Council welcomes your input. State law does not allow the Council to discuss or take action on issues not on the agenda, except that members of the Council or staff may briefly respond to statements made or questions posed by persons exercising their public testimony rights (Gov. Code sec. 54954.2). Staff may be asked to follow up on such items.
5. CONSENT AGENDA
Not to exceed 15 minutes. Matters appearing on the Consent Calendar are expected to be non-controversial and will be acted upon at one time. A member of the public may request the Council to pull an item for discussion. Pulled items shall be heard at the close of the Consent Agenda unless a majority of the Council chooses another time. The public may comment on any and all items on the Consent Agenda within the three-minute time limit.
Recommendation:
To approve Consent Calendar Items 5a to 5m.
5.a WAIVE READING IN FULL OF ALL RESOLUTIONS AND
ORDINANCES
Recommendation:
Waive reading of all resolutions and ordinances as appropriate.
5.b MINUTES REVIEW - NOVEMBER 18, 2025 COUNCIL MINUTES 15 Recommendation:
Approve the minutes of the City Council meeting held on November 18, 2025.
5.c SECOND READING OF O-1751 (2025 Series) AND O-1752 (2025 SERIES) ADOPTING BY REFERENCE THE 2025 CALIFORNIA
BUILDING AND FIRE CODES WITH LOCAL AMENDMENTS
23 Recommendation:
Adopt Ordinance No. 1751 (2025 Series) entitled, “An
Ordinance of the City of San Luis Obispo, California, amending Title 15 of the Municipal Code to adopt by reference and amend the latest edition of the California Building Standards Code and adopting findings of fact to support the amendments”
(Attachment A) amending Chapters 15.02 and 15.04 of the Municipal Code adopting, by reference, the 2025 editions of the California Code of Regulations Title 24, the 1997 editions of the Uniform Housing Code and the Uniform Code for the
Abatement of Dangerous Buildings, and the 2024 edition of the International Property Maintenance Code, with amendments.
This ordinance also includes adoption of the WUI Code.
1. Adopt Ordinance No. 1752 (2025 Series) entitled, “An Ordinance of the City of San Luis Obispo, California, Adopting Local Amendments to Part 6 of the Building Construction and Fire Prevention Code 2026” (Attachment B) providing local energy efficiency amendments to the California Energy Code.
2. 5.d VICE MAYOR APPOINTMENT FOR 2026 109
Recommendation:
Appoint Council Member Emily Francis to serve as Vice Mayor for a one-year term commencing on December 3, 2025.
5.e AUTHORIZATION TO ADVERTISE BROADBAND IMPLEMENTATION PROJECT - FFA, SPECIFICATION 2001063
111
Recommendation:
Approve the project plans and special provisions for the Broadband Implementation Project – FFA (project),
Specification 2001063; and
1. 2. Authorize staff to advertise for bids; and
Authorize the City Manager to award the Construction Contract pursuant to Section 3.24.190 of the Municipal Code, if the lowest responsible bid is within the publicly disclosed funding amount of $2,200,000; and
3. Authorize the City Engineer to approve Contract Change Orders up to the available project budget (Account 2001063), including any amendments authorized by the City Manager; and
4. Authorize the City Manager to execute pole lease agreements with PG&E and AT&T in a form approved by the City Attorney.
5. 5.f AWARD OF CONSTRUCTION CONTRACT FOR RIGHETTI
COMMUNITY PARK
123
Recommendation:
Award a construction contract to Brough Construction, Inc. (Attachment A) in the amount of $12,110,517 for the Righetti Community Park Project, inclusive of the Base Bid and Additive Alternate 1 (Pickleball); and,
1. Authorize the City Engineer to approve Contract Change Orders up to the available project budget (Account 2000054), including any amendments authorized by the City Manager; and,
2. Authorize the Finance Director to transfer funds to the Righetti Community Park Project from the following Capital Project Accounts:
3. $615,000 in Capital Outlay (LRM) from the Storm Drain Project Account (2090742); and,
a.
$144,684 in Completed Projects/Undesignated Capital
Account (LRM); and,
b.
Appropriate $1,900,000 from the Capital Projects Reserve Fund to support the cost of the Righetti Community Park Project; and,
4. Adopt a Resolution (Attachment B) entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, Authorizing Appropriation of $1,900,000 from the Capital Projects Reserve Fund to support the Righetti Community Park Project, Specification Number 2000054.”
5. 5.g AUTHORIZE ADVERTISEMENT OF WATER RESOURCE RECOVERY
FACILITY BIOSOLIDS HAULING REQUEST FOR PROPOSALS
197
Recommendation:
Authorize the advertisement of a Request for Proposals for Biosolids Hauling Services, Specification WRRF1225; and
1. Authorize the City Manager to award an agreement if the selected proposal is within the Water Resource Recovery Facility’s approved operating budget line item for biosolids hauling and management of $500,000 for fiscal year 2025-26 and $525,000 for fiscal year 2026-27; and
2. Find the action exempt from the California Environmental Quality Act (CEQA).
3. 5.h AUTHORIZATION TO AWARD BATTERY ELECTRIC BUS CHARGING INFRASTRUCTURE, SPECIFICATION NO. 2000403
235
Recommendation:
Approve the project plans and specifications for the Battery Electric Bus Charging Infrastructure, Specification No. 2000403; and
1. Award a construction contract to Newton Construction and Management in the amount of $290,135 for the Battery Electric Bus Charging Infrastructure, Specification No. 2000403; and
2. Authorize the City Engineer to approve Contract Change Orders up to the available project budget (Account 2000403), including any amendments authorized by the City Manager; and
3. Authorize the City Engineer to execute a contract with PG&E for replacement and upgrading of the existing transformer servicing the bus chargers; and
4. Authorize staff to purchase ChargePoint chargers and power blocks from a SourceWell agreement #042221-CPI at the final price within the available project budget; and
5. Authorize the Finance Director to transfer $370,800 from the Fleet Replacement – Bus Replacement (Account No. 2000614), to the Battery Electric Bus Charging Infrastructure (Account No. 2000403).
6. 5.i AUTHORIZATION TO REPLACE COMPUTER-AIDED DISPATCH AND
AUTOMATED VEHICLE LOCATION SYSTEM FOR SLO TRANSIT
BUSES VIA COOPERATIVE AGREEMENT
245
Recommendation:
Authorize the Replacement of Computer-Aided Dispatch and Automated Vehicle Location System via Cooperative Agreement between Connexionz, Ltd. and The Interlocal Purchasing System (TIPS).
5.j AWARD CONTRACT TO RE(DESIGN) FOR HOST SERVER
EQUIPMENT
383
Recommendation:
Authorize the City Manager to award a contract to Re(Design) for Dell replacement server infrastructure and support (Project Number 2000604-07); and,
1. Waive formal bids and authorize the use of NASPO Agreement Number 23026 Participating Addendum No. 7-23-70-55-01, as allowed under 03.24.060E of the City of San Luis Obispo Municipal Code.
2. 5.k ADOPT A TEMPORARY EMPLOYEE SALARY SCHEDULE
REFLECTING 2026 MINIMUM WAGE INCREASE
403
Recommendation:
Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, adopting a Revised Temporary Employee Salary Schedule” to comply with California State law, requiring a minimum wage of $16.90 per hour effective January 1, 2026.
5.l 2025 UPDATE TO CITY STANDARD SPECIFICATIONS AND
ENGINEERING STANDARDS
421
Recommendation:
Adopt a Draft Resolution entitled “A Resolution of the Council of the City of San Luis Obispo, California, approving 2025 Standard Specifications and Engineering Standards for
Construction”; and
1. Authorize the City Engineer to allow projects currently in design or approved by Council for construction under the 2020 City Standard Specifications to continue referencing the 2020 City Standard Specifications on a case-by-case basis.
2. 5.m FY 2025-26 CULTURAL ARTS AND COMMUNITY PROMOTIONS
GRANT AWARD MODIFICATIONS
429
Recommendation:
Authorize the City Manager or her designee to modify allowed uses of grant funding when executing contracts for the FY 2025-26 Cultural Arts and Community Promotions (CACP)
grant recipients; and
1. Authorize the City Manager or her designee to use discretion in accepting or rejecting submitted receipts from the FY 2025-26 grant recipients, up to the approved grant amount for each recipient, while ensuring overall purpose and intent remains consistent with recommendations from the Promotional
Coordinating Committee and approval by City Council.
Grantees must notify staff of any requested deviation in the use of funds in advance of the expenditure, and staff will bring any substantial deviations back to the PCC for consideration.
2. 6. PUBLIC HEARING AND BUSINESS ITEMS
6.a CONSIDERATION OF AN ORDINANCE AND RESOLUTION TO
ADOPT UPDATES TO THE HISTORIC PRESERVATION ORDINANCE
AND HISTORIC CONTEXT STATEMENT (CODE 0758-2025)
437
Recommendation:
Introduce an Ordinance entitled, “An Ordinance of the City Council of the City of San Luis Obispo, California, repealing Chapter 14.01 (Historic Preservation Ordinance) of the
Municipal Code in its entirety and introducing and adopting a replacement Chapter 14.01 to include recommended updates and amendments as reflected in Attachment B - Exhibit A”; and finding that the project is categorically exempt from
environmental review under Section 15308, Actions by
Regulatory Agencies for the Protection of the Environment; and
1. Adopt a Resolution entitled, “Resolution of the City Council of the City of San Luis Obispo, California, adopting updates to the Historic Context Statement as reflected in the attached Attachment E - Exhibit A”; and finding that the project is categorically exempt from environmental review under Section 15308, Actions by Regulatory Agencies for the Protection of the Environment.
2. 6.b GENERAL PLAN AMENDMENT FOR WASTEWATER COLLECTION
SYSTEM CAPACITY CONSTRAINED MAP AND ADOPTION OF
LATERAL REBATE PROGRAMS
687
Recommendation:
Adopt a Draft Resolution entitled, "A Resolution of the City Council of the City of San Luis Obispo, California Approving Amendments to the Water and Wastewater Element of the
General Plan (GENP-0762-2025)"; and
1. Adopt a Draft Resolution entitled, "A Resolution of the City Council of the City of San Luis Obispo, California, Amending the Private Sewer Lateral Replacement Rebate Program and Establishing a Private Sewer Lateral Inspection Rebate
Program"; and
2. Find the actions exempt from the California Environmental Quality Act.
3. 6.c ABANDONMENT OF A PORTION OF CHURCH STREET RIGHT-OFWAY AT 1804 OSOS STREET723 Recommendation:
Conduct a public hearing pursuant to California Streets and Highways Code (CSHC) § 8320 et seq.
1. Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, abandoning a 6-foot-wide portion of Church Street public right-of-way adjacent to 1804 Osos Street” and authorize recordation once conditions of abandonment have been met.
2. 7. LIAISON REPORTS AND COMMUNICATIONS
Not to exceed 15 minutes. Council Members report on subcommittee assignments, listed below, and other City activities. At this time, any Council Member or the City Manager may ask a question for clarification, make an announcement, or report briefly on their activities. In addition, subject to Council Policies and Procedures, they may provide a reference to staff or other resources for factual information, request staff to report back to the Council at a subsequent meeting concerning any matter or take action to direct staff to place a matter of business on a future agenda. (Gov. Code Sec. 54954.2) Mayor
Stewart
Vice Mayor
Shoresman
Council Member
Boswell
Council Member
Francis
Council
Member Marx
SLO Council of
Governments
Zone 9 Advisory
Committee
Airport Land Use Nacimiento Water
Project
Air Pollution
Control District
Regional
Economic Action
Coalition
Downtown
Association
Board
SLO Climate
Coalition
Community
Action
Partnership
Integrated
Waste
Management
Authority
CA Men’s
Colony Advisory
Committee
Homeless
Services
Oversight
Committee
Local Agency
Formation
Commission
County Water
Resources
Advisory
Committee
Performing Arts
Center
Commission
CP Campus
Planning
Committee
SLO Regional
Transit Authority
Visit SLO
County Advisory
Committee
Central Coast
Clean Energy
8. ADJOURNMENT
The Regular Meeting of the City Council on December 16, 2025 has been cancelled. Instead, the City Council will hold a Special Meeting on December 15, 2025 at 1 p.m. in the Council Hearing Room at City Hall, 990 Palm Street, San Luis Obispo.
The next rescheduled Regular Meeting of the City Council will be held on January 13, 2026 at 5:30 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES for the hearing impaired - see the Clerk.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410.
City Council meetings are televised live on Charter Channel 20 and the City's YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda related writings or documents provided to the City Council are available for public inspection in the City Clerk’s Office located at 990 Palm Street, San Luis Obispo, California during normal business hours, and on the City’s website https://www.slocity.org/government/mayor-and-city-council/agendas-andminutes. Persons with questions concerning any agenda item may call the City Clerk’s Office at (805) 781-7114.
1 Council Minutes
November 18, 2025, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Council Members
Present:
Council Member Mike Boswell, Council Member Emily Francis, Council Member Jan Marx, Vice Mayor Michelle Shoresman, Mayor Erica A. Stewart
City Staff Present: City Manager Whitney McDonald, Christine Dietrick, City Attorney, Teresa Purrington, City Clerk
_____________________________________________________________________
1. CLOSED SESSION (5:00 PM to 5:30 PM)
1.a CALL TO ORDER
Mayor Erica A. Stewart called the Closed Session of the San Luis Obispo City Council to order at 5:00 p.m. in the Council Hearing Room at City Hall,990 Palm Street, San Luis Obispo with all members present.
1.b CONFERENCE WITH REAL PROPERTY NEGOTIATORS
ACTION: City Attorney Christine Dietrick indicated the Council provided staff with negotiating parameters, but no further reportable action was taken.
1.c ADJOURNMENT
Closed Session was adjourned at 5:26 PM.
2. CALL TO ORDER
A Regular Meeting of the San Luis Obispo City Council was called to order on November 18, 2025 at 5:30 p.m. in the Council Chambers, 990 Palm Street, San Luis Obispo, by Mayor Stewart with all Council Members present.
3. PLEDGE OF ALLEGIANCE
Council Member Marx led the Council in the Pledge of Allegiance.
4. PRESENTATIONS
Mayor Stewart presented a proclamation declaring November 16 through November 22, 2025 as Restorative Justice Week to Sister Theresa.Harpin.
2 4.a RESTORATIVE JUSTICE WEEK
Mayor Stewart presented a proclamation declaring November 16 through November 22, 2025 as Restorative Justice Week to Sister Theresa Harpin.
4.b TRANSGENDER DAY OF REMEMBERANCE
Mayor Stewart presented a proclamation declaring November 20, 2025 as Transgender Day of Remembrance to Linnea Valdivia, Program Manager for GALA.
4.c CITY MANAGER REPORT
City Manager Whitney McDonald provided a report on upcoming projects.
5. PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA
Public Comment:
John Rohner - So Cal Gas
Mike Loew
--End of Public Comment--
6. CONSENT AGENDA
Public Comment:
None
--End of Public Comment--
Motion By Vice Mayor Shoresman
Second By Council Member Francis
To approve Consent Calendar Items 6a to 6h.
Ayes (5): Council Member Boswell, Council Member Francis, Council Member Marx, Vice Mayor Shoresman, and Mayor Stewart
CARRIED (5 to 0)
6.a WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES Waive reading of all resolutions and ordinances as appropriate.
6.b MINUTES REVIEW - OCTOBER 28, 2025 AND NOVEMBER 4, 2025
COUNCIL MINUTES
3 Approve the minutes of the City Council meeting held on October 28, 2025 and November 4, 2025.
6.c SECOND READING AND ADOPTION OF ORDINANCE NO. 1750 (2025 Series) AMENDING TITLE 17 OF THE CITY’S MUNICIPAL CODE
(ZONING REGULATIONS) SECTION 17.02.020 TO INCLUDE AN
APPLICABILITY SUBSECTION AND TO EXEMPT CERTAIN PUBLIC
SAFETY FEATURES IN CITY PROJECTS FROM
Adopt Ordinance No. 1750 (2025 Series) entitled “An Ordinance of the City Council of the City of San Luis Obispo, California, amending Title 17 of the City’s Municipal Code (Zoning Regulations) Section 17.02.020, “Purpose and Authority of the Zoning Regulations” to include an “applicability” subsection and to exempt certain public safety features in City projects from the Zoning Regulations.”
6.d ADVISORY BODY APPOINTMENT FOR AN UNSCHEDULED VACANCY
ON THE AREA AGENCY ON AGING COMMISSION
Confirm the appointment of Corene Canaan to the Area Agency on Aging Commission (AAA) for the remainder of the vacated term expiring June 30, 2026, and a consecutive 2-year term expiring June 30, 2028.
6.e AUTHORIZATION TO CREATE A NEW CAPITAL IMPROVEMENT
PROJECT AND APPROPRIATE SENATE BILL (SB) 125 FUNDS FOR
THE OPEN-LOOP PAYMENT SYSTEM PROJECT
Adopt Resolution No. 11609 (2025 Series) of the City Council of the City of San Luis Obispo, California, to:
1. Approve the creation of a new Capital Improvement Project for the Open-Loop Payment System (Project Number 2000406); and
2. Authorize the Finance Director to appropriate $271,000 in Senate Bill (SB) 125 grant funds to the Open-Loop Payment System Project Account (Project Number 2000406).
6.f CONSOLIDATION OF THE PUBLIC WORKS AND UTILITIES
DEPARTMENTS AND ESTABLISHMENT OF NEW DIRECTOR
POSITION
Adopt Resolution No. 11610 (2025 Series):
1. Combining the Public Works Department and the Utilities Department into a single Department of Public Works and Utilities.
4 2. Establishing a new Director of Public Works and Utilities classification to oversee the City’s Public Works and Utilities functions; and
3. Reclassifying the existing Public Works Director and Utilities Director positions into Assistant Director positions, one overseeing the Public Works operational branch and one overseeing the Utilities operational branch; and
4. Confirming that the Director of Public Works and Utilities shall assume all responsibilities and authorities individually referenced in the San Luis Obispo Municipal Code for the Public Works Director, Utilities Director, and department head; and
5. Establishing an updated regular employee salary schedule effective November 20, 2025, as required by California Public Employees’ Retirement System.
6.g AUTHORIZATION TO ADVERTISE REQUEST FOR PROPOSALS FOR
TRANSIT OPERATION AND MAINTENANCE SERVICES
Authorize advertisement of a Requests for Proposals (RFP) for qualified vendors to provide transit operation and maintenance services for San Luis Obispo (SLO) Transit.
6.h FISCAL YEAR 2024-25 DEVELOPMENT IMPACT FEE ANNUAL
REPORT (AB1600)
Adopt Resolution No. 11611 (2025 Series) entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, accepting the Fiscal Year 2024-25 Annual Report on Development Impact Fees and make findings related to Development Impact Fees held longer than five years.”
7. PUBLIC HEARING AND BUSINESS ITEMS
7.a INTRODUCE TWO ORDINANCES TO ADOPT BY REFERENCE THE
2025 CALIFORNIA BUILDING AND FIRE CODES WITH LOCAL
AMENDMENTS (60 MINUTES)
Community Development Director Timmi Tway and Fire Marshall Josh Daniels provided an in-depth staff report and responded to Council questions.
5 Public Comments:
Spencer Brandt
Justin Bradshaw
Eric Veium
---End of Public Comment---
Motion By Vice Mayor Shoresman
Second By Council Member Francis
1. Introduce Ordinance No 1751 (2025) entitled, “An Ordinance of the City Council of the City of San Luis Obispo, California, Amending Title 15 of the Municipal Code to adopt by reference and amend the latest edition of the California Building Standards Code and adopting findings of fact to support the amendments” (Attachment A) amending Chapters 15.02 and 15.04 of the Municipal Code adopting, by reference, the 2025 editions of the California Code of Regulations Title 24, the 1997 editions of the Uniform Housing Code and the Uniform Code for the Abatement of Dangerous Buildings, and the 2024 edition of the International Property Maintenance Code, with amendments. This Ordinance also
includes adoption of the Wildland Urban Interface (WUI) Code.
2. Introduce Ordinance No. 1752 (2025 Series) entitled, “An Ordinance of the City Council of the City of San Luis Obispo, California, Adopting Local Amendments to Part 6 of the Building Construction and Fire Prevention Code, 2026” (Attachment B) providing local energy efficiency amendments to the California Energy Code.
Ayes (5): Council Member Boswell, Council Member Francis, Council Member Marx, Vice Mayor Shoresman, and Mayor Stewart
CARRIED (5 to 0)
8. LIAISON REPORTS AND COMMUNICATIONS
Mayor Stewart
Reported on the November 5th SLO Regional Transit Authority (SLORTA) meeting.
Attended Groundbreaking ceremony for the new Student Center on the Cal Poly Campus
6 Attended the NAACP reopening press conference
Was a Panelist at the BIPOC Voices in Civic Leadership event Attended the County Mayor's meeting where Senator Limon and Congress presented.
Attended the Central Coast Economic Forecast
Vice Mayor Shoresman
Attended the Central Coast Economic Forecast
Made a presentation with the Girl Scouts
Council Member Boswell
Attended the Central Coast Economic Forecast
Attended the Veterans Day Celebration at the Veterans Hall Museum Monthly meeting with Laura Albers from SLO Climate Coalition Attended the Building Better SLO film festival
Council Member Francis
Attended the Community Action Partnership (CAP) Board meeting Attended the Central Coast Economic Forecast
Attended the Visit SLO CAL conference
Attended the Lumina Alliance Ribbon Cutting for their new Thrift Store Council Member Marx
Reported on the November 12th Integrated Waste Management Authority (IWMA) Board meeting.
Attended the Central Coast Economic Forecast
Presented to the Girl Scouts
Attended the Veterans Day Celebration at the Veterans Hall Museum Attended the Council Candidate Election forum
Presented a Proclamation at the 150th Anniversary for the First Presbyterian Church of San Luis Obispo
7 Attended the Lumina Alliance Ribbon Cutting for their new Thrift Store
9. ADJOURNMENT
The meeting was adjourned at 7:14 p.m. The next Regular City Council Meeting is scheduled for December 2, 2025 at 5:30 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
APPROVED BY COUNCIL: XX/XX/202X
Item 5c
Department: Community Development
Cost Center: 4006, 8305
For Agenda of: 12/2/2025
Placement: Consent
Estimated Time: NA
FROM: Timmi Tway, Community Development Director
Todd Tuggle, Fire Chief
Prepared By: Timmi Tway, Community Development Director SUBJECT: SECOND READING OF O-1751 (2025 SERIES) AND O-1752 (2025 SERIES) ADOPTING BY REFERENCE THE 2025 CALIFORNIA
BUILDING AND FIRE CODES WITH LOCAL AMENDMENTS
RECOMMENDATION
1. Adopt Ordinance No. 1751 (2025 Series) entitled, “An Ordinance of the City of San Luis Obispo, California, amending Title 15 of the Municipal Code to adopt by reference and amend the latest edition of the California Building Standards Code and adopting findings of fact to support the amendments” (Attachment A) amending Chapters 15.02 and 15.04 of the Municipal Code adopting, by reference, the 2025 editions of the California Code of Regulations Title 24, the 1997 editions of the Uniform Housing Code and the Uniform Code for the Abatement of Dangerous Buildings, and the 2024 edition of the International Property Maintenance Code, with amendments. This ordinance also includes adoption of the WUI Code.
2. Adopt Ordinance No. 1752 (2025 Series) entitled, “An Ordinance of the City of San Luis Obispo, California, Adopting Local Amendments to Part 6 of the Building Construction and Fire Prevention Code 2026” (Attachment B) providing local energy efficiency amendments to the California Energy Code.
POLICY CONTEXT
Updated building codes ensure the safety of the built environment. This is mandated by State law and adoption and implementation of the codes is supported by goals and policies in the City’s Housing Element and Safety Element.
Item 5c
DISCUSSION
The City is required to periodically adopt and enforce the updated California Building Standards Code to ensure safety of the built environment. On November 18, 2025, the City Council voted to introduce two Ordinances, No. 1751 (2025 Series) and No. 1752 (2025 Series). Ordinance No. 1752 amends Chapters 15.02 and 15.04 of the Municipal Code and also includes adoption of the new Wildland Urban Interface (WUI) Code (which was amended under an emergency rulemaking procedure by the California Building Standards Commission on October 15th1). Ordinance No. 1751 adopts local amendments to Part 6 of the Building Construction and Fire Prevention Code to provide local energy efficiency amendments to the California Energy Code. The local amendments to the Energy Code are intended to continue the City’s progress towards its climate action goals by carrying forward the existing “Energy Efficient Alterations” program, which includes a requirement for major additions and alterations in certain single-family homes to include cost-effective energy efficiency upgrades in the existing building. The local amendments include updated compliance thresholds (moving from a square footage metric to a project valuation metric), and a simpler standard for requiring electric-readiness measures.
All local amendments to the California Building Standards Code must be approved and filed by the Building Standards Commission prior to enforcement. In addition, the proposed local amendments to the Energy Code are also required to be approved by the California Energy Commission at a regularly scheduled business meeting. The state approval process would proceed as follows:
1. Upon Council’s approval of the second reading, staff will:
a. Submit all non-energy local amendments (Attachment A) to the California Building Standards Commission; and
b. Submit energy local amendments (Attachment B) to the California Energy Commission.
Upon the California Energy Commission’s approval of the local amendments, staff will submit the local energy amendments to the Building Standards Commission.
As a result of this staggered approval process, the entirety of the building code and nonenergy local amendments would go into effect on January 1, 2026, and the local energy amendments would go into effect shortly thereafter, likely in February or March of 2026.
CONCURRENCE
The Public Works Department supports the proposed Ordinances. The Community Development, Fire, and Administration Departments prepared and support the proposed ordinances. The City Attorney’s office reviewed and approved the proposed ordinances as to form and legal effect.
1 The previously-communicated exception to the building hardening requirements found in Chapter 5 of the WUI Code for additions and remodels of buildings constructed prior to July 1, 2008, has been removed, meaning that all new construction and remodels Citywide will be subject to those requirements upon adoption of the WUI Code.
Item 5c
ENVIRONMENTAL REVIEW
The project is exempt from environmental review per California Environmental Quality Act (CEQA) Guidelines under the General Rule (Section 15061(b)(3)). The project involves updates and revisions to existing regulations. The proposed code amendments are consistent with California Law, specifically the CA Health & Safety Code Sections 17958.7 and 18941.5. It can be seen with certainty that the proposed Municipal Code text amendments will have no significant effect on the environment. Adoption of the California Wildland-Urban Interface Code is statutorily exempt from CEQA under Public Resources Code §21080.49 (wildfire risk reduction projects). Adoption of the local amendments to the California Energy Code is also exempt from CEQA under categorical exemptions in Section 15308 of the CEQA Guidelines in the proposed ordinance would institute regulatory requirements intended to protect the environment and natural resources. To the extent a component of the Building Standards Code is adopted as-is, the recommended actions are exempt from CEQA as ministerial acts under CEQA Guidelines 15268, since the City must locally adopt and enforce the Building Standards Code (see Health and Safety Code Section 18938 et seq.).
FISCAL IMPACT
Budgeted: NA Budget Year: 2025-26
Funding Identified: NA
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ $ $ $
State
Federal
Fees
Other:
Total $NA $NA $NA $NA
Item 5c
The Fire Department will need additional resources to educate current staff on the new 2025 California WUI Code in order to conduct Fire Protection Plan review, Vegetation Plan (Landscape plan) review, and to conduct additional site inspections for projects that trigger this need in the VHFHSZ. Given past patterns of development, it is estimated that at least 25-40 permits a year would trigger the need for additional Fire Department plan review process and inspection following adoption of the updated codes. The Fire Department already has two miscellaneous fees established to assist with cost recovery - Fee #44 (as noted in the current Comprehensive City Fee Schedule) Supplemental Fire Plan Review and Fee #45 Supplemental Fire Inspection. The additional training will include remote learning opportunities through the National Fire Protection Association (NFPA) and through the local SLO County FireSafe Council who coordinating Defensible Space Inspections with the local government Fire Departments in the County. Both training opportunities are at no cost, but will involve staff time.
The Fire Prevention and Safety Grant, accepted by this Council on October 21 2025, will also help offset upfront costs in the amount of $60,240.00 for the next two years. Staff will continue to pursue external funding to support and subsidize the inspection costs for the property owners.
ALTERNATIVES
1. The Council may elect to adopt the CA Building Standards Code without some or all the proposed or carried-over local amendments. Under this alternative, Title 24 will become the minimum mandated building and construction standards statewide on January 1, 2026. Choosing not to adopt local amendments will result in a decreased level of elements that are necessary to maintain a safe and healthy built environment with the unique topographical, climatic, and geological conditions that exist in the City of San Luis Obispo.
2. The Council may elect to change some of the proposed and/or carried-over local amendments and adopt the CA Building Standards Code with these changed local amendments. This alternative would allow the City Council to make changes to the local amendments as currently proposed by City Staff prior to adoption of the Code. If the changes are significant, the ordinance will need to be re-introduced at a future public hearing, which may delay local adoption of the code past the January 1, 2026, date of statewide implementation.
3. The Council may elect to change some of the proposed updates to the local amendments to the California Energy Code. This alternative would allow Council to make changes to the proposed local amendments to the California Energy Code and could include (but is not limited to):
a. Changing the compliance thresholds to different project valuation amounts. b. Directing staff to revert to a project square footage threshold.
If the changes are significant, the ordinance will need to be re-introduced at a future public hearing, which may delay local adoption of the code past the January 1, 2026, date of statewide implementation.
Item 5c
4. The Council may elect to direct staff to return with more information prior to adoption of the proposed Codes with Amendments. This would provide time for the Council to receive and consider any additional information prior to adopting the Code. This would delay the ultimate adoption of the code, which would make the local municipal code inconsistent with the State adopted Code. However, the City must still enforce the state standards that go into effect January 1, 2026. Without adoption of local amendments (including carried-over and new amendments), the City would be required to enforce the state standards as written, and failure to incorporate the standards into the municipal code would limit the City’s ability to enforce the standards to only those enforcement pathways provided by state law.
ATTACHMENTS
A - Ordinance No. 1751 (2025 Series)
B - Ordinance No. 1752 (2025 Series)
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ORDINANCE NO. 1751 (2025 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING TITLE 15 OF THE MUNICIPAL
CODE TO ADOPT BY REFERENCE AND AMEND THE LATEST EDITION
OF THE CALIFORNIA BUILDING STANDARDS CODE AND ADOPTING
FINDINGS OF FACT TO SUPPORT THE AMENDMENTS
WHEREAS, the State of California adopts and updates the California Building Standards Code on a triennial basis, which constitutes the building and fire code regulations applicable to all occupancies throughout the State; and WHEREAS, the State has published the 2025 Edition of the California Building Standards Code, comprised of various model codes and State amendments, which will become effective on January 1, 2026; and
WHEREAS, the 2025 Edition of the California Building Standards Code includes, for the first time, the California Wildland-Urban Interface Code, which contains provisions addressing fire spread, accessibility, defensible space, water supply and more for buildings constructed near wildland areas; and
WHEREAS, the City adopted updated fire hazard severity zone (FHSZ) maps on June 17, 2025, identifying areas within the City that have been designated as Moderate, High, and Very High FHSZs by the State Fire Marshal; and WHEREAS, the City is listed as “Community at Risk from Wild Fires” by the California Department of Forestry and Fire Protection, Fire and Resource Assessment Program (Health & Safety Code §13108.5); and
WHEREAS, pursuant to California Health and Safety Code Section 17958.5, local jurisdictions are permitted to amend the California Building Standards Code as reasonably necessary based on local climatic, geological or topographical conditions, provided such amendments are not less restrictive than the requirements found in the State codes; and
WHEREAS, California Health and Safety Code Sections 17958.7 and 18941.5 require the City Council to make express findings that each such amendments are reasonably necessary; and
WHEREAS, such findings must be made available as a public record and a copy thereof, with each such amendment, shall be filed with the California Building Standards Commission and/or the Department of Housing and Community Development; and
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WHEREAS, California Health and Safety Code Sections 17958, 17958.5, and 17958.7 prohibit a City from making a change or modification that is applicable to residential units unless certain findings are made; and the proposed amendment is substantially equivalent with previously filed amendments, emergency standards for health and safety, for home hardening, consistent with previously approved general plan direction, or administrative practices.
WHEREAS, it is the desire and intent of the City Council of the City of San Luis Obispo to provide citizens with the greatest degree of fire, life, and structural safety in buildings in the most cost effective manner by adopting that body of regulations referred to as the California Building Standards Code with amendments specific to the City of San Luis Obispo.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The project is exempt from environmental review per CEQA Guidelines under the General Rule (Section 15061(b)(3)). The project involves updates and revisions to existing regulations. The proposed code amendments are consistent with California Law, specifically the California Health & Safety Code Sections 17958.7 and 18941.5. It can be seen with certainty that the proposed Municipal Code text amendments will have no significant effect on the environment. Adoption of the California Wildland-Urban Interface Code is statutorily exempt from CEQA under Public Resources Code §21080.49 (wildfire risk reduction projects).
SECTION 2. Findings.
1. The findings justifying previous changes and modifications to the adopted construction and fire codes as contained in Ordinance No. 1033 (1985 Series), Ordinance No. 1105 (1987 Series), Ordinance No. 1169 (1990 Series), Ordinance No. 1170 (1990 Series), Ordinance No. 1213 (1992 Series), Ordinance No. 1287 (1995 Series), Ordinance No. 1288 (1995 Series), Ordinance No. 1336 (1998 Series), Ordinance No. 1353 (1999 Series), Ordinance No 1423 (2002 Series), Ordinance No. 1453 (2004 Series), Ordinance 1510 (2007 Series), Ordinance 1555 (2010 Series), Ordinance 1595 (2013 Series), Ordinance 1630 (2016 Series), Ordinance 1670 (2019 Series), Ordinance No. 1723 (2022 Series) are hereby reaffirmed, but are otherwise hereby superseded by this ordinance to the extent inconsistent herewith.
2. The City Council further finds that each amendment referred to in the ordinance are reasonably necessary because of local climatic, geological, or topographical conditions in the area encompassed by the boundaries of the City of San Luis Obispo.
3. The City Council further finds that the changes or modifications that affect a residential unit are substantially equivalent to changes or modifications that were
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previously filed by the City and were in effect as of September 30, 2025. This Ordinance carries forward local amendments from previously filed ordinances with no material change in the regulatory effect to the existing standards.
SECTION 3. The provisions of the State Building Standards Code are hereby modified, changed, and amended as provided for in this ordinance based upon the foregoing findings and those set forth herein and said Council takes said action because of the public interest in protecting life and preserving public safety and property.
SECTION 4. Special findings for Adoption of the California Wildland-Urban Interface Code.
1. As a designated “Community at Risk,” the entire City is considered an “urban wildland interface community,” meaning that the building standards adopted in Chapter 5 of the WUI Code and incorporated herein by this Ordinance apply to all non-exempt development within the City for as long as the City remains so designated pursuant to Health & Safety Code §13108.5(d).
2. The standards adopted in Chapter 6 of the WUI Code and incorporated herein by this Ordinance apply to non-exempt new and existing buildings, structures, and premises located within a Very High Fire Hazard Severity Zone.
3. In addition to any other available remedy, violations of the WUI Code as adopted herein by this Ordinance may, at the City’s election, be enforced administratively by the City pursuant to the administrative enforcement procedures set forth in Chapter 1.24 of the municipal code.
4. “Code official,” as used in the WUI Code and as defined therein as “the official designated by the jurisdiction to interpret and enforce this code, or the code’s official authorized representative,” shall mean, for the City of San Luis Obispo, the Fire Chief or their designee.
SECTION 5. Chapter 15.02 of the San Luis Obispo Municipal Code is hereby amended in its entirety to read as follows:
SECTION 15.02.010 ADOPTION OF CODES
The City of San Luis Obispo hereby adopts a Building Construction and Fire Prevention Code of the City of San Luis Obispo, 2026, hereinafter designated as the "San Luis Obispo Building Construction and Fire Prevention Code, 2026." SECTION 15.02.020. BUILDING STANDARDS.
The City of San Luis Obispo hereby adopts the 2025 California Building Code as Part 2 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.020, Part 2 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Building Code Volumes 1 and 2, 2025 edition, and as copyrighted in 2023 by the International Code Council, Inc. and the California Building Standards
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Commission, California Code of Regulations, Title 24, Part 2, Volumes 1 and 2, including all of its tables, indices, addenda, footnotes, and the following appendices:
Appendix C – Group U – Agricultural Buildings
Appendix F – Rodent Proofing
Appendix G – Flood-Resistant Construction
Appendix I – Patio Covers
Appendix J – Grading
Appendix L – Earthquake Recording Instrumentation
Appendix N – Replicable Buildings
Appendix Q – Emergency Housing
Said California Building Code is hereby referred to and by such references are incorporated herein as if fully set forth.
SECTION 15.02.025. RESIDENTIAL STANDARDS.
The City of San Luis Obispo hereby adopts the 2025 California Residential Code as Part
2.5 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.025, Part 2.5 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Residential Code, 2025 edition, and as copyrighted in 2023 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 2.5, including all of its tables, indices, addenda, footnotes, and appendices adopted by the State of California. Said California Residential Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.030. ELECTRICAL STANDARDS.
The City of San Luis Obispo hereby adopts the 2025 California Electrical Code as Part 3 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.030, Part 3 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Electrical Code, 2025 edition, and as copyrighted in 2023 to the National Fire Protection Association, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 3, including all of its tables, indices, appendices, addenda, annexes and footnotes. Said California Electrical Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.040. MECHANICAL STANDARDS.
The City of San Luis Obispo hereby adopts the 2025 California Mechanical Code as Part 4 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.040, Part 4 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Mechanical Code, 2025 edition, and as copyrighted in 2024 by the
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International Association of Plumbing and Mechanical Officials and the California Building Standards Commission, California Code of Regulations, Title 24, Part 4, including all of its tables, indices, addenda, footnotes, and the following appendices:
Appendix A – Residential Plans Examiner Review Form for HVAC System Design Appendix B – Procedures to be Followed to Place Gas Equipment in Operation Appendix C – Installation and Testing of Oil (Liquid) Fuel-Fired Equipment Appendix D – Fuel Supply: Manufactured/Mobile Home Parks and Recreational Vehicle Parks
Appendix F –Sizing of Venting Systems and Outdoor Combustion and Ventilation Opening Design
Appendix G – Example Calculation of Outdoor Air Rate
Said California Mechanical Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.050. PLUMBING STANDARDS.
The City of San Luis Obispo hereby adopts the 2025 California Plumbing Code as Part 5 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.050, Part 5 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Plumbing Code 2025 edition, and as copyrighted in 2024 by the International Association of Plumbing and Mechanical Officials and the California Building Standards Commission, California Code of Regulations, Title 24, Part 5, including all of its tables, indices, addenda, footnotes, and the following appendices:
Appendix A – Recommended Rules for Sizing the Water Supply System Appendix B – Explanatory Notes on Combination Waste and Vent Systems Appendix C – Alternate Plumbing Systems
Appendix D – Sizing Storm Water Drainage Systems
Appendix E – Manufactured/Mobile Home Parks and Recreational Vehicle Parks Appendix G – Sizing of Venting Systems
Appendix H – Private Sewage Disposal Systems
Appendix I – Installation Standards
Appendix J – Combination of Indoor and Outdoor Combustion and Ventilation Opening Design
Appendix K – Potable Rainwater Catchment Systems
Appendix M – Peak Water Demand Calculator
Appendix N – Impact of Water Temperature on The Potential for Scalding and Legionella Growth
Said California Plumbing Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
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SECTION 15.02.060. ENERGY STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Energy Code as Part 6 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.060, or affected by San Luis Obispo Health and Safety Code Chapter 8.11, Part 6 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Energy Code 2025 edition, and as copyrighted by the California Building Standards Commission, California Code of Regulations, Title 24, Part 6, including all of its tables, indices, appendices, addenda and footnotes. Said California Energy Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.070. Wildland-Urban Interface Standards
The City of San Luis Obispo hereby adopts the 2025 California Wildland-Urban Interface Code as part 7 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.070, Part 7 of the San Luis Obispo Construction and Fire Prevention Code, 2026, shall be as published in the California Wildland-Urban Interface Code 2025 edition, and as copyrighted in 2024 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 7 including all of its tables, indices, addenda, and footnotes. Said California Wildland-Urban Interface Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.080. HISTORICAL BUILDING STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Historical Building Code as Part 8 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026.
Except as otherwise provided herein, or as later amended in Section 15.04.080, Part 8 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Historical Building Code 2025 edition, and as copyrighted by the California Building Standards Commission, California Code of Regulations, Title 24, Part 8, including all of its tables, indices, appendices, addenda and footnotes. Said California Historical Building Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.090. FIRE PREVENTION STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Fire Code as Part 9 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.090, Part 9 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Fire Code, 2025 edition, and as copyrighted in 2024 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 9, including all of its tables, indices, addenda, footnotes, and the following appendices:
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Appendix Chapter 4 – Special Detailed Requirements Based on Use and Occupancy
Appendix B – Fire-flow Requirements for Buildings
Appendix BB – Fire-flow Requirements for Buildings
Appendix C – Fire Hydrant Locations and Distribution
Appendix CC – Fire Hydrant Locations and Distribution Appendix D – Fire Apparatus Access Roads
Appendix E – Hazard Categories
Appendix F – Hazard Ranking
Appendix G – Cryogenic Fluids-Weight and Volume Equivalents Appendix H – Hazardous Materials Management Plans and Hazardous Materials Inventory Statements
Appendix I – Fire Protection Systems-Noncompliant Conditions Appendix J – Building Information Sign
Appendix K – Construction Requirements for Existing Ambulatory Care Facilities Appendix M – High-Rise Buildings-Retroactive Automatic Sprinkler Requirement Appendix N – Indoor Trade Shows and Exhibitions
Appendix P – Temporary Haunted Houses, Ghost Walks and Similar Amusement Uses
Appendix Q – Community Wildland-Urban Interface (WUI) Fire Hazard Evaluation Framework
Said California Fire Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.100. EXISTING BUILDING STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Existing Building Code as Part 10 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026.
Except as otherwise provided herein, or as later amended in Section 15.04.100, Part 10 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Existing Building Code 2025 edition, and as copyrighted in 2024 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 10, including all of its tables, indices, appendices, addenda and footnotes. Said California Existing Building Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.110. GREEN BUILDING STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Green Building Standards Code as Part 11 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.110, Part 11 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Green Building Standards Code, 2025 edition, and as published in 2025 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 11, including all of
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its tables, indices, addenda, footnotes, and appendices adopted by the State of California.
Said California Green Building Standards Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.120. REFERENCED STANDARDS
The City of San Luis Obispo hereby adopts the 2025 California Referenced Standards Code as Part 12 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.120, Part 12 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the California Referenced Standards Code, 2025 edition, and as published in 2025 by the International Code Council, Inc. and the California Building Standards Commission, California Code of Regulations, Title 24, Part 12, including all of its tables, indices, appendices, addenda and footnotes. Said California Referenced Standards Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.130. PROPERTY MAINTENANCE STANDARDS
The City of San Luis Obispo hereby adopts the 2024 International Property Maintenance Code as Part 13 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.130, Part 13 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the International Property Maintenance Code, 2021 edition, and as published in 2024 by the International Code Council, Inc., including all of its tables, indices, appendices, addenda and footnotes. Said International Property Maintenance Code is hereby referred to and by such reference is incorporated herein as if fully set forth.
SECTION 15.02.140. HEALTH AND SAFETY STANDARDS
The City of San Luis Obispo hereby adopts the 1997 Editions of the Uniform Housing Code and the Uniform Code for the Abatement of Dangerous Buildings as Part 14 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026. Except as otherwise provided herein, or as later amended in Section 15.04.140, Part 14 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, shall be as published in the Uniform Housing Code and the Uniform Code for the Abatement of Dangerous Buildings, 1997 edition, and as published by the International Conference of Building Officials including all of its tables, indices, appendices, addenda and footnotes. Said Uniform Housing Code and the Uniform Code for the Abatement of Dangerous are hereby referred to and by such reference are incorporated herein as if fully set forth.
SECTION 15.02.150 VIOLATION PENALTIES
Persons who shall violate a provision of the California Fire Code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in
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violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not more than one thousand dollars or by imprisonment not exceeding one year, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense
SECTION 6. Chapter 15.04 of the San Luis Obispo Municipal Code is hereby amended in its entirety to read as follows:
CHAPTER 15.04 AMENDMENTS TO THE BUILDING CONSTRUCTION AND FIRE
PREVENTION CODE
SECTION 15.04.010 BUILDING OFFICIAL AND FIRE CODE OFFICIAL DESIGNATED The Chief Building Official is hereby designated as the building official and code official for the City of San Luis Obispo. The Fire Chief is hereby designated as the fire code official for the City of San Luis Obispo. Where the “authority having jurisdiction” is used in the adopted codes, it shall mean the building official or fire code official, as applicable.
SECTION 15.04.020 AMENDMENTS; BUILDING STANDARDS
A. Amend Chapter 1, Division II, Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Building Code of The City of San Luis Obispo, hereinafter referred to as “this code.” B. Amend Chapter 1, Division II, Section 103.1 to read as follows:
103.1 Creation of enforcement agency. The Building and Safety Division is hereby created and the official in charge thereof shall be known as the building official. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
C. Add Chapter 1, Division II, Section 104.9.2 to read as follows 104.9.2 Alternate Means and Methods Fee. When a request for approval of an Alternate Means and Methods is proposed under Section 104.9, an Alternate Means and Methods fee shall be paid at the time of submitting the documents for review. Said fee shall be in accordance with the schedule as established by the applicable governing authority.
D. Add Chapter 1, Division II, Section 104.10 to read as follows:
104.10 Airspace subdivisions. The building official shall have the authority to apply the building ordinances of the City of San Luis Obispo and those building regulations mandated by State law to be enforced by the local agency to buildings and structures containing one or more airspace lots as defined in this code so as
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to treat the entirety of such buildings or structures as if they were on or within a single lot, provided:
1. That such buildings or structures or portions thereof would otherwise conform to such ordinances and regulations, but for the creation of such airspace lots; and
2. That a covenant agreement, in a form designed to run with the land and satisfactory to the Community Development Director, be recorded with the Office of County Recorder and a copy filed with the Community Development Department by the owners binding themselves and future owners and assigns to keep, preserve and maintain all portions of such buildings or structures in accordance with and pursuant to such building ordinances and regulations.
E. Amend Chapter 1, Division II, Section 105.2 Building items 1, 2 and 5 to read as follows:
Work exempt from permit.
Building:
1. One –story detached accessory structures associated with an R-3 occupancy building used as tool and storage sheds, playhouses and similar uses, provided the floor area is not greater than 120 square feet (11 m2).
Maximum building height shall be 12 ft. above grade to highest point of structure. Such structure must comply with all provision of Title 17 of the Municipal Code. It is permissible that these structures still be regulated by Section 504.11 of the California Wildland-Urban Interface Code, despite exemption from permit.
2. Fences not over 6 feet high constructed of conventional lightweight materials including wood, vinyl, and wrought iron.
5. A water tank or a group of water tanks intended for storage of irrigation water only supported directly on grade if the capacity does not exceed 600 gallons in total on a parcel, the height does not exceed seven feet, and the ratio of height to width does not exceed 2:1 (provided that water tanks with minor ratio deviances may be allowed under this section in the discretion of the Chief Building Official, subject to review of the deviation by the Chief Building Official and verification that such minor deviations do not adversely impact structural stability), and it is not visible from the public right-of way that abuts the front yard.
F. Amend Chapter 1, Division II, Section 105.3.2 to read as follows:
105.3.2 Time limitation of application. An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the building official is authorized to grant one or more extensions of time for additional periods not exceeding 180 days. The extension
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shall be requested in writing and justifiable cause demonstrated. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee if additional review by the City is necessary. An application for a permit that is abandoned after adoption of new mandatory building codes by the State may not be extended and must comply with the new regulations.
G. Add Chapter 1, Division II, Section 105.3.3 to read as follows:
105.3.3 Plan review fees. When submittal documents are required by Section 107.1, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. Said plan review fee shall be in accordance with the schedule as established by the applicable governing authority. 105.3.3.1 Retaining Walls. Separate plan review fees shall apply to permits for retaining walls and major drainage structures in conjunction with grading.
For excavation and fill on the same site, the plan review fee for grading shall be based on the volume of excavation or fill, whichever is greater. 105.3.3.2 Separate Fees. The plan review fees specified in this section are separate fees from the permit fees specified in Section 109.2 and are in addition to the permit fees.
105.3.3.3 Incomplete Submittals. Where submittal documents are incomplete or changed so as to require additional plan review, or where the project involves deferred submittal items as defined in Section 107.3.4.1, an additional plan review fee may be charged at a rate established by the applicable governing authority.
H. Amend Chapter 1, Division II, Section 105.5.1 to read as follows:
105.5.1 Expiration. Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 12 months after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 12 months after the time the work is commenced. Work shall be deemed abandoned if an inspection required to be performed under the work authorized by the permit is not approved within 12 months of the most recent prior approved inspection. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. A permit that is abandoned after adoption of new mandatory building codes by the State may not be extended and must be submitted for review to comply with the new regulations.
105.5.2 Code Violations Expiration. Permits issued to correct code violations pursuant to a code enforcement case shall be valid for a period of 90 days. Extensions to the permit may be granted at the discretion of the building official. Performance or approval of a required inspection will not automatically extend the permit.
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I. Amend Chapter 1, Division II, Section 105.7 to read as follows:
105.7 Placement and Posting of Permit. A copy of the issued job posting card shall be displayed on the construction site within 20 feet of the curb and shall be visible and accessible to the public from the public right of way until completion of the project.
J. Amend Chapter 1, Division II, Section 109.4 to read as follows:
109.4 Work Commencing Before Permit Issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a special investigation fee. Special Investigation fees are equal to 100% of the normally established permit fee and are in addition thereto, unless a lessor amount is determined to be appropriate by the building official. The building official may waive all or a portion of the special investigation fee in the following cases:
1. Where a property owner inherits unpermitted construction through the purchase of a property and voluntarily seeks a permit following initial discovery or notification of the violation.
2. When a property owner commences emergency repairs to protect life or property without first obtaining a permit during an emergency situation such as a natural disaster or severe weather conditions, provided that the property owner obtains a permit for such repairs as soon as practicable thereafter and no enforcement action is required.
3. In other cases where the building official determines that unpermitted work did not result from an intent to avoid compliance with building codes or permit requirements.
K. Add Chapter 1, Division II, Sections 109.4.1 to read as follows:
109.4.1 Code Enforcement Investigation Fee. When work requiring a permit is discovered and through the investigation of the Code Enforcement Division a person obtains the necessary permits to correct the work performed, a Code Enforcement Fee will be required at a rate established by the applicable governing authority. This fee is in addition to the Special Investigation Fee.
L. Add Chapter 1, Division II, Sections 111.3.1 to read as follows:
111.3.1 Temporary Certificate of Occupancy Fee. When an applicant wishes to receive permission to occupy a structure and they have not completed the work required under their permit and they request a temporary certificate of occupancy for limited use of the building, a fee shall be required for preparation of the agreement and certificate for the limited use of the building. Such fee shall be set at a rate established by the applicable governing authority. Additional inspections required to verify
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compliance with the temporary occupancy shall be required to be paid in advance at the current hourly inspection rate.
M. Add Chapter 1, Division II, Sections 112.4 and 112.5 to read as follows:
112.4 Underground utility services. All new electric, telephone, television, and other communication service connections, for all new, altered, or enlarged buildings shall be provided by underground wiring. Extension of electric or communication distribution lines to serve such projects shall be by underground wiring.
Exceptions:
1. A building located in residential or conservation/open space zone established by the jurisdiction's zoning regulations, provided that there are existing buildings on the property that are served by overhead connection lines.
2. Replacement or relocation of electric service equipment served by existing overhead wiring.
3. Where determined by the building official to be impractical or infeasible within the standards and practices of the utility or other companies providing such services.
Where the utility or other company's distribution system is underground, the service lines shall terminate at a connection point designated by the utility company. Where the utility or other company's distribution is overhead, the service lines shall terminate as a pole riser on a pole designated by the utility company.
112.5 Storage of solid waste containers. All new Group R, Division 3 occupancies shall provide a space adequate in size to store and screen all solid waste (trash, recycling and green waste) containers when viewed from the public right-of-way. The storage area shall have minimum dimensions of 3 feet (914 mm) by 8 feet (2438 mm) or 6 feet (1829 mm) by 6 feet (1829 mm) and shall not conflict with required parking spaces. If the storage area is located in the front yard setback established by other ordinances, the storage area shall be screened by a fence, partition or other enclosure in compliance with maximum height limitations. In no case shall a partition or enclosure required by this section be less than 48 inches (1219 mm) above adjacent grade.
N. Amend Chapter 1, Division II, Section 113 to read as follows:
113.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the building official, code official or fire code official relative to the application and interpretations of the California Building Standards Code, the Uniform Housing Code, the Uniform Code for the Abatement of Dangerous Buildings, and the International Property Maintenance Code, there shall be and is hereby created a Board of Appeals.
Said Board shall also serve as the Housing Appeals Board and the Local
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Accessibility Appeals Board referenced in the California Building Standards Code. The building official or fire code official shall be an ex officio member and shall act as secretary to said board but shall have no vote upon any matter before the board. The Board of Appeals shall be appointed by the applicable governing authority and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business and shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official.
113.2 Limitations on authority. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply or an equally good or better form or construction is proposed. The board shall have no authority to waive requirements of this code. For appeals relating to accommodations for the disabled, the authority of the board shall include the ability authorize reasonable alternatives to disabled access requirements imposed by the California Building Standards Code.
113.3 Qualifications. The board of appeals shall consist of seven members, five of which who are qualified by experience and training to pass on matters pertaining to building construction and building service equipment, hazards of fire, explosions, hazardous conditions or fire protection systems and are not employees of the jurisdiction. For matters subject to the appeal process referenced in H & S Code 19957.5 paragraph (b) regarding accommodations for persons with physical disabilities, the board of appeals shall include two additional members who shall be persons with disabilities as defined in the California Building Code.
O. Add Chapter 1, Division II, Section 113.5 of to read as follows:
113.5 Fees. A fee titled “Appeal of Building Official Decision”, or “Access Board of Appeals” shall be collected for appeal of a decision of the building official, code official or fire code official to the appropriate board of appeals.
P. Amend Chapter 1, Division II, Section 116.1 of to read as follows:
116.1 Unsafe Conditions. Structures or existing equipment that are or hereafter become unsafe, unsanitary or deficient because of inadequate means of egress facilities, inadequate light and ventilation, or which constitute a fire hazard, or are otherwise dangerous to human life or public welfare, or that involve illegal or improper occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section and the Uniform Housing Code, the Uniform Code for the Abatement of Dangerous Buildings, and the International Property Maintenance Code, as adopted. A vacant structure that is not secured against entry shall be deemed unsafe.
Q. Add the following definitions to Section 202:
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Boarding House. A building arranged or used for lodging for compensation, with or without meals, and not occupied as a single-family unit. A boarding house may have only one kitchen or facility for eating and cooking and such facility must be accessible to all residents or guests. See also definition of Congregate Residence.
Lot, Airspace. A division of the space above or below a lot with finite width, length and upper and lower elevation occupied or to be occupied by a use, building or portion thereof, group of buildings or portions thereof, and accessory buildings or portions thereof, or accessory uses. An Airspace lot shall be identified on a final map or a parcel map in the office of the County Recorder with a separate and distinct number or letter. An Airspace lot shall have access to appropriate public rights of way by means of one or more easements or other entitlements to use in a form satisfactory to the Chief Building Official and the City Engineer.
Rainwater Harvesting System. A storm drainage collection system that collects rainwater from the roof area of a structure or structures as recommended by the American Rainwater Catchment System Association (ARCSA) guidelines or an equivalent standard as approved by the Building Official and the San Luis Obispo County Environmental Health Department.
See also definition of Rainwater Catchment System.
Subdivision, Airspace. An airspace subdivision shall be as defined in Chapter 16 of the San Luis Obispo Municipal Code.
R. Add Section 602.1.2 to read as follows:
602.1.2 Commercial fire zone. Construction of interior walls, floors, ceilings and partitions as a part of additions or alterations to any existing building or structure located within the commercial fire zone shown in Figure 6- A shall be constructed with 5/8" Type "X" gypsum wallboard or its equivalent regardless of all other lesser minimum requirements to the contrary.
Exception: Buildings protected throughout by an approved automatic fire sprinkler system.
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FIGURE 6-A – COMMERCIAL FIRE ZONE
S. Amend Section 705.12 by addition of item 7 to the Exceptions to read as follows:
7. The building is protected throughout by an approved automatic fire sprinkler system.
T. Amend Section 903.1.1 to read as follows:
903.1.1 Minimum Sprinkler Coverage. Unless the fire official approves an alternative automatic fire-extinguishing system complying with section 904, an approved automatic fire sprinkler system shall be installed in accordance with sections 903.1.1.1 through 903.1.1.6:
U. Add Sections 903.1.1.1 through 903.1.1.6 to read as follows 903.1.1.1 New Buildings. An approved automatic fire sprinkler system shall be installed throughout new buildings.
Exceptions:
1. Buildings containing Groups A, B, E, F, H-4, M, S, and U occupancies where floor area is not more than 1000 square feet (92.9 m2), unless located in the commercial fire zone shown in Figure 6-A.
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2. Buildings of non-combustible construction located in the commercial fire zone shown in Figure 6-A containing Groups A, B, E, F, H-4, M, S, and U occupancies where floor area is not more than 1000 square feet (92.9 m2).
3. Buildings located in the commercial fire zone shown in Figure 6-A containing Groups A, B, E, F, H-4, M, S, and U
occupancies where floor area is not more than 1000 square feet (92.9 m2) and the building is entirely surrounded by yards or public ways not less than 20 feet (6096 mm) in width. 903.1.1.2 Existing Buildings. An approved automatic fire sprinkler system shall be installed throughout an existing building whenever alterations or additions result in an increase of more than 1000 square feet (92.9 m2) of floor area, including mezzanines or additional stories, or whenever the cost of alterations to an existing building having a floor area of more than 1000 square feet (92.9m2) exceeds 50 percent of the replacement cost of the building as determined by the building official. The cost of alteration and increase in floor area shall include all corresponding data from permits issued to the building for the previous five years.
Exception: Group R, Division 3 and Group U occupancies. 903.1.1.3 Additions. An approved automatic fire sprinkler system shall be installed throughout additions to existing buildings equipped with an automatic fire sprinkler system.
903.1.1.4 Change of Use. An approved automatic fire sprinkler system shall be installed throughout an existing building where there is an occupancy classification change for floor area exceeding 1000 square feet (92.9m2). The provisions of Section 101.4.2 of the California Existing Building Code shall not eliminate the requirement for an automatic fire sprinkler system.
Exceptions:
1. An attached Group U occupancy changed to a Group R,
Division 3 occupancy, provided the building was constructed before July 7, 1990 and there is no increase in floor area.
2. Occupancy classification changes to Groups F, M, S, and U from an equivalent category as defined in previous editions of this code.
903.1.1.5 Buildings with Plastics. An approved automatic fire sprinkler system shall be installed throughout in buildings where cellulose nitrate film or pyroxylin plastics are manufactured, stored or handled. 903.1.1.6 Floor Area Calculation. For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the floor area
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within the surrounding exterior walls together with the floor area within the horizontal projection of the roof shall be considered as one building.
V. Amend Sections 903.3.1.1 and 903.3.1.1.1 with all locations identified in this section to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require that a building or portion thereof be equipped throughout with an automatic sprinkler system in accordance with this section or where a building is considered as mixed occupancy due to the presence of two or more uses that are classified into different occupancy groups, sprinklers shall be installed throughout in accordance with NFPA 13 as amended in Chapter 35 except as provided in Section 903.3.1.1.1 through 903.3.1.1.3. Sprinkler system designs referenced in Sections 903.3.5.2 and 903.3.8 shall require special approval by the fire code official.
903.3.1.1.1 Exempt locations. In other than Group I-2, I-2.1 and I-3 occupancies, automatic sprinklers shall not be required in the following rooms or areas where such rooms or areas are protected with an approved alternative automatic fire extinguishing system in accordance with Section 904. Sprinklers shall not be omitted from any room merely because it is damp, of fire-resistancerated construction or contains electrical equipment.
W. Amend Section 903.3.9 and add Exception to read as follows:
903.3.9 Isolation control valves. Approved supervised indicating control valves shall be provided at the point of connection to the riser on each floor in all buildings two or more stories in height or in single-story buildings having a gross floor area of 10,000 square feet or more zoned into no more than 5,000 square- foot areas for the purpose of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in buildings equipped with an automatic fire extinguishing system installed in accordance with Section 903.3.1.3.
X. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system supervision and alarms. All valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures, and water-flow switches on all sprinkler systems shall be electrically supervised by a central station service listed by Underwriters Laboratories for receiving fire alarms in accordance with NFPA
72. The central station shall contact and notify the police/fire dispatch center immediately on notification of an alarm and prior to making contact with the protected premises.
Y. Amend Section 905.3.1 to read as follows, with Exceptions to remain:
905.3.1 Building Height. Class III standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more
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than 30 feet (9144 mm) above the lowest level of the fire department vehicle access, or where the floor level of the lowest story is located more than 30 feet (9144 mm) below the highest level of fire department vehicle access and in any parking structure exceeding one level above or one level below grade.
Z. Amend Section 907.6.6 to read as follows:
907.6.6 Monitoring. Fire alarm systems required by this chapter or by the California Building Code or the California Fire Code shall be monitored by an approved central station service listed by Underwriters Laboratory for receiving fire alarms in accordance with NFPA 72. The central station shall contact and notify the police/fire dispatch center immediately on notification of an alarm and prior to making contact with the protected premises.
Exception: Supervisory service is not required for:
1. Single and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section 907.2.6.3.
3. Automatic sprinkler systems in one and two-family dwellings.
AA. Add Section 910.3.2.1 to read as follows:
910.3.2.1 Sprinklered buildings. Where installed in buildings equipped with an approved automatic sprinkler system, smoke and heat vents shall be designed to operate automatically by actuation of a heat responsive device rated at least 100 degrees above the operating temperature of the sprinkler heads.
BB. Add Section 1506.3.1 to read as follows:
1506.3.1 Wood shake and shingle roof covering limitations. Wood shake or shingle roof coverings shall not be installed on any building.
Exception: A wood shake or wood shingle system listed as a Class Arated roof covering.
CC. Amend Section 1612.3 to read:
1612.3 Establishment of flood hazard areas. To establish flood hazard areas, the applicable governing authority shall adopt a flood hazard map and supporting data. The flood hazard map shall include, at a minimum, areas of special flood hazard as identified by the Federal Emergency Management Agency in an engineering report entitled “The Flood Insurance Study for the City of San Luis Obispo” dated May 16, 2017 (Revised), as amended or revised with the accompanying Flood Insurance Rate Map (FIRM) and Flood Boundary and Floodway Map (FBFM) and related supporting data along with any revisions thereto. The adopted flood hazard map and supporting data are hereby adopted by reference and declared to be part of this section.
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DD.Add Section 1804.4.2 to read as follows:
1804.4.2 Drainage. Provisions shall be made for the control and drainage of surface water around buildings. Drainage systems necessary shall be adequate to prevent water from entering and accumulating under the building.
Drainage water from improvements and land contour changes shall not drain onto or across adjacent properties except in recorded drainage easements or natural waterways.
EE. Add Section 1809.7.1 to read as follows:
1809.7.1 Depth of isolated footings. Isolated footings and piers, exterior of perimeter foundation, shall have a minimum depth of 24 inches (609.6 mm) below the lowest adjacent natural undisturbed grade.
FF. Modify Table 1809.7 to read as follows:
TABLE 1809.7
FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a b c d e h
NUMBER
OF FLOORS
SUPPORTED BY
THE FOOTING f
WIDTH OF
FOOTING
(inches)
THICKNESS
OF
FOOTING
(inches)
DEPTH BELOW
GRADE
(inches)
Perimeter
Interior
1 12 6 21 12
2 15 8 24 18
3 18 8
g 30 24
a
Depth of footings shall be in accordance with Section 1809.4. b The ground under the floor shall be permitted to be excavated to the elevation of the top of the footing.
c
Interior stud bearing walls shall be permitted to be supported by isolated footings. The footing width and length shall be twice the width shown in this table and the footings shall be spaced not more than 6 feet on center. d See section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F. e For thickness of foundation walls see section 1807.1.6.
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f Footings shall be permitted to support a roof in addition to the stipulated number of floors. Footings supporting roofs only shall be as required for supporting one floor. Slabs supported on grade need not be considered a floor for purposes of footing depths and widths.
g Plain concrete footings for Group R-3 occupancies shall be permitted to be 6 inches thick.
h A grade beam 12" in width shall be provided at garage openings. Depth shall be as specified in this table.
GG. Amend Section 1907 to read as follows:
1907.1 General. The thickness of concrete floor slabs supported directly on the ground shall be not less than 4 inches (101.6 mm). Concrete floor slabs shall be underlain with a minimum of 4 inches (101.6 mm) of clean granular material. A 6-mil (0.006 inch; 0.15 mm) polyethylene vapor retarder with joints lapped not less than 6 inches (152 mm) shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab.
Exception: A vapor retarder is not required:
1. For detached structures accessory to occupancies in Group R-3, such as garages, utility buildings or other unheated facilities.
2. For unheated storage rooms having an area of less than 70 square feet (6.5 m2) and carports attached to occupancies in Group R-3.
3. For buildings or other occupancies where migration of moisture through the slab from below will not be detrimental to the intended occupancy of the building.
4. For driveways, walks, patios and other flatwork which will not be enclosed at a later date.
5. Where approved based on local site conditions.
1907.2 Minimum reinforcing. Minimum reinforcing for slabs on grade shall be No. 3 bars at 24 inches (609.6 mm) on center each way placed at midpoint of slab thickness. Slab reinforcement shall extend to within 2 inches (50.8 mm) of the exterior edge of slabs.
1907.3 Slab to foundation connection. Tie bar reinforcing between slabs on grade and foundation stem walls shall be No. 3 bars at 24 inches (609.6 mm) on center, placed in foundation walls and bent at least 24 inches (609.6 mm) into the slabs and tied to the slab reinforcing.
Exception: Floating slabs justified by an engineered design.
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1907.4 Moisture content. Moisture content for expansive soils shall be 100 percent of optimum to a depth of 18 inches (609.6 mm) below slab bottoms and shall be maintained until slabs are poured. Soils under slabs shall be tested for moisture content and slabs shall be poured within 24 hours of obtaining the required moisture content. The area under raised floors need not be premoistened.
1907.5 Penetrations. Openings in slabs on grade for bathtub piping and traps, planters or other similar uses shall be sealed with concrete not less than 2 inches (50.8 mm) in thickness.
Exception: Plastic tub boxes may be used in lieu of concrete if properly sealed around all edges and pipe penetrations.
HH. Add Sections 3109.3 through 3109.5 to read as follows:
3109.3 Access to pool. Pools shall be accessible by means of ladders or steps. There shall be not less than one such access for each 300 square feet (27.87 m2) of pool area equally distributed around the perimeter. 3109.4 Lighting. Pools shall be equipped with artificial lighting adequate to illuminate all underwater areas.
3109.5 Abandoned pools. A pool that is not used, is neglected, and is a hazard to health and safety, shall be filled to the satisfaction of the building official. Before filling, holes shall be made in the bottom of the pool to insure proper drainage. Abandoned pools determined to be unsafe by the building official shall be abated in accordance with the International Property Maintenance Code.
II. Amend Appendix Section G103.2 to read as follows:
G103.2 Establishment of flood hazard areas. Flood hazard areas are established in the current edition of the City of San Luis Obispo’s Flood Insurance Rate Maps. All construction work within designated flood hazard areas shall comply with the Floodplain Management Regulations contained in San Luis Obispo Municipal Code Section 17.78.
For the enforcement provisions of this appendix for flood resistant construction under the purview of the City Engineer, Building Official may mean City Engineer.
JJ. Amend the title of Appendix Section G109 to read as:
“BUILDINGS AND MANUFACTURED HOMES”
KK. Amend Appendix Section G109.1 to read as follows:
G109.1 Elevation. All new and replacement buildings and/or manufactured homes to be built, placed or substantially improved within a flood hazard area
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shall comply with the Floodplain Management Regulations contained in San Luis Obispo Municipal Code Section 17.78.
LL. Amend Appendix Section G114.3 to read as follows:
G114.3 Elevation. Utility and miscellaneous Group U buildings and structures, including substantial improvement of such buildings or structures, shall comply with the Floodplain Management Regulations contained in San Luis Obispo Municipal Code Section 17.78.
MM. Amend Appendix Section G114.6 to read as follows:
G114.6 Protection of mechanical and electrical systems. New or replacement electrical equipment, heating, ventilating, air conditioning, and other service facilities shall be either protected or elevated to at least 1 foot above base flood elevation in conformance to San Luis Obispo Municipal Code Section 17.78. Sewer laterals shall be protected with backwater valves where the finish floor of the structure is located less than 1’ above the BFE at the next upstream sewer manhole.
NN. Amend Appendix Section J101.1 to read as follows:
J101.1 Scope. The provisions of this chapter apply to grading, excavation and earthwork construction, including fills, embankments, and work within waterways. Where conflicts occur between the technical requirements of this chapter and the geotechnical report, the geotechnical report shall govern. This appendix recognizes the importance of the waterways of the city and the need to regulate all changes to these waterways.
For the enforcement provisions of this appendix for grading in new subdivisions under the purview of the City Engineer, building official shall mean city engineer.
OO. Add Appendix Sections J101.3 through J101.7 to read as follows:
J101.3 Hazardous conditions. Whenever the building official determines that any existing excavation or embankment or fill on private property has become a hazard to life and limb, or endangers property, or adversely affects the safety, use or stability of a public way or drainage channel, the owner of the property upon which the excavation or fill is located, or other person or agent in control of said property, upon receipt of notice in writing from the building official, shall within the period specified therein repair or eliminate such excavation or embankment so as to eliminate the hazard and be in conformance with the requirements of this code.
J101.4 Dust control. All graded surfaces shall be wetted, protected or contained in such manner as to prevent dust or spill upon any adjoining property or street.
J101.5 Emergency grading. The building official may authorize emergency grading operations upon any site when necessary for the protection of the
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public health, safety and welfare. Other city departments may take emergency action necessary to protect public facilities.
J101.6 Special grading standards. The topography of a site proposed for development shall remain substantially in its natural state. Mass recontouring shall not be allowed. In all cases the average cross slope of a site shall be determined prior to any grading operations or approval of any grading plan.
Where a site does not slope uniformly, the building official or city engineer shall determine average cross slope by proportional weighting of the cross slopes of uniformly sloping subareas. The percentage of the site, exclusive of building area, to remain in its natural state shall be in accordance with Table J101.6.
All graded planes shall be rounded on all edges to blend with natural slopes.
The rounded edges shall have a radius equal to one-half the height of the cut or fill slope.
Exception: Grading specifically approved and/or conditioned in conjunction with a tentative subdivision map, development proposal, or similar entitlement consistent with General Plan policies and other hillside standards is not subject to the specific grading limitations noted in this section.
J101.7 Approval for building construction. Prior to commencement of any building construction, pursuant to a building permit for the graded site, a benchmark shall be provided to verify that the building site is graded in conformance with the approved grading plan. No building construction shall be started until the building official, or city engineer has verified that the rough grading conforms to the approved plan, including any interim or permanent erosion control measures deemed necessary.
PP. Amend Appendix Section J102 by addition of the following definitions:
AVERAGE CROSS SLOPE shall mean the ratio, expressed as a percentage, of the vertical difference in elevation to the horizontal distance between two points on the perimeter of the area, with the line connecting the two points being essentially perpendicular to the contours between the two points. Different portions of any area may have different average cross slopes.
WATERWAY shall mean a well-defined natural or manmade channel, creek, river, lake or swale that conveys surface water, storm runoff, or other natural drainage either year-round or intermittently.
QQ. Amend Appendix Section J103 to read as follows:
J103.1 Permits required. Except as exempted in Section J103.2, no grading shall be performed without first having obtained a permit therefore from the building official. A grading permit does not include the construction of retaining walls or other structures. A grading permit shall be required for all work within any waterway, including, but not limited to, earthwork, construction of drainage devices or erosion control devices, removal of vegetation and modifications of
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banks and the bottom of the waterway which may in the natural course of events lead to changes in flow characteristics. A grading permit shall be required for all work that will create a stockpile of any earth material, subject to the surety bond required by Section J103.4 to guarantee restoration of the site to a natural or other condition acceptable to the building official.
J103.2 Exempted Work. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties.
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing, or stockpiling of rock, sand, gravel, aggregate, or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties.
7. Exploratory excavations performed under the direction of a registered design professional.
8. An excavation which does not exceed fifty cubic yards and (1) is less than 2 feet (610 mm) in depth or (2) does not create a cut slope greater than 5 feet (1524 mm) in height and steeper than 1 unit vertical to 2 units horizontal.
9. A fill less than 1 foot (305 mm) in depth and placed on natural terrain with a slope flatter than 1 unit vertical to 5 units horizontal, or less than 3 feet (914 mm) in depth, not intended to support structures, that does not exceed 50 cubic yards (38.3 m3) on any one lot and does not obstruct a drainage course.
10.Routine streambed silt removal and vegetation control approved by the City Engineer.
Exemption from the permit requirements of this appendix shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.
J103.3 Early grading. A grading permit shall not be issued prior to issuance of a building permit for the project unless:
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1. A tentative minor subdivision or tract map, use permit, architectural review commission project approval or similar authorization has been granted; and
2. Related street and utility grades have been established; and
3. A surety bond in accordance with Section J103.4 is deposited to guarantee restoration of the site to a natural or other condition acceptable to the building official should the project not proceed to completion.
J103.4 Bonds. The building official may require bonds in such form and amounts as may be deemed necessary to ensure that the work, if not completed in accordance with the approved plans and specifications, will be corrected to eliminate hazardous conditions or restore a graded site to the original condition. In lieu of a surety bond, the applicant may file a cash bond or instrument of credit with the building official in an amount equal to that which would be required in the surety bond.
The city engineer may require that bonds be posted to recover the full costs of any damage to public right-of-way which may occur because of the peculiar nature or large scope of the project, such as transportation of fill or heavy equipment on local streets not designed to accommodate the traffic.
RR.Amend Appendix Section J104.2 to read as follows:
J104.2 Site plan requirements. In addition to the provisions of Appendix Section 107, a grading plan shall show the existing grade and finished grade in contour intervals of sufficient clarity to indicate the nature and extent of the work and show in detail that it complies with the requirements of this code. The plans shall show the existing grade on adjoining properties in sufficient detail to identify how grade changes will conform to the requirements of this code. The plans shall show existing drainage conditions and drainage devices and all proposed changes thereto. The plans shall include the location and dimension of all trees on the site which are 3 inches (76.2 mm) in diameter or larger at the trunk, measured at 4.5 feet (1.37 m) above ground level, trees to be removed and trees to remain. A preservation plan shall be submitted for all trees to remain. The plans shall indicate where excess material, rocks, or rubble will be disposed of.
SS. Amend Appendix Section J110.1 to read as follows:
J110.1 General. All disturbed surfaces shall be prepared and maintained to control erosion.
Exception: Erosion control measures need not be provided on cut slopes not subject to erosion due to the erosion-resistant character of the materials.
Erosion control shall be installed as soon as practicable and prior to calling for final inspection. Erosion control plantings shall be established in accordance
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with City Engineering Standards and/or to the satisfaction of the Building Official.
TT. Add Appendix Table J101.6 as follows:
TABLE J101.6
GRADING TO REMAIN IN NATURAL STATE
Percent Average Cross
Slope
Percent of Site to Remain in
Natural State
0-5 0
6-10 25
11-15 40
16-20 60
21-25 80
26-30 90
Above 30 100
SECTION 15.04.025 AMENDMENTS; RESIDENTIAL STANDARDS
A. Amend Section R109.1.2 Exception to read as follows:
Exception: Back-filling of ground-source heat pump loop systems tested in accordance with ASTM Standards prior to inspection shall be permitted.
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B. Amend Table R301.2(1) to read as follows:
GROUND
SNOW
LOADo
WIND DESIGN SEISMIC
DESIGN
CATEGORYf
SUBJECT TO DAMAGE FROM ICE BARRIER
UNDERLAYMENT
REQUIREDh
FLOOD
HAZARDSg
AIR
FREEZING
INDEXi
MEAN
ANNUAL
TEMPj
Speedd
(mph)
Topographic
effectsk
Special
wind
regionl
Windborne
debris
zonem
Weatheringa
Frost
line
depthb
Termitec
0 95 YES NO NO D Negligible 0
Very
high No
Refer to
Chapter
17.78 of
the SLO
Municipal
Code
0 59(oF)
MANUAL J DESIGN CRITERIA
Elevation
Altitude
correction
factor
Coincident
wet bulb
Indoor
winter
design drybulb
temperature
Indoor winter design
dry-bulb temperature
Outdoor winter design
dry-bulb temperature
Heating temperature
difference
250 0.993 63 70 70 35 35
Latitude Daily
range
Indoor
summer
design
relative
humidity
Indoor
summer
design
relative
humidity
Indoor summer design
dry-bulb temperature
Outdoor summer design
dry-bulb temperature
Cooling temperature
difference
35 MEDIUM 50% 50% 75 88 13
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C. Add Section R309.3.3.5 to read as follows:
R309.3.3.5 Sprinkler Activation Alarm. An alarm audible from all sleeping rooms shall be provided.
D. Amend Section R306.1 to read as follows:
R306.1 General. Buildings and structures constructed in whole or in part in flood hazard areas (including A or V Zones) identified in the current edition of the City of San Luis Obispo’s Flood Insurance Rating Map shall be designed and constructed in accordance with the provisions contained in this section and the flood plain management regulations contained in San Luis Obispo Municipal Code Section
17.78, whichever is more stringent. Buildings and structures located in whole or in part in identified floodways shall be designed and constructed in accordance with ASCE 24.
E. Delete Sections R403 and R404 and add R403.1 to read as follows:
R403.1 Foundations. The design of foundations to support structures regulated under the Part 2.5 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026 shall be per Part 2 of the San Luis Obispo Building Construction and Fire Prevention Code, 2026, Section 1809 or 1810.
SECTION 15.04.030 AMENDMENTS; ELECTRICAL STANDARDS
A. Amend Section 230.70 (A)(1) to read as follows:
230.70 (A)(1) Readily Accessible Location. The service disconnecting means shall be installed at a readily accessible location either outside the building or other structure, or inside nearest the point of entrance of the service conductors. The disconnecting means shall be accessible to emergency personnel, either directly or by a remote actuating device, without requiring transit of the building interior. Dedicated electrical equipment rooms located at the building perimeter and providing direct access to the outside shall satisfy accessibility for emergency personnel.
SECTION 15.04.040 AMENDMENTS; MECHANICAL STANDARDS
A. Amend Section 104.3.2 to read as follows:
104.3.2 Plan Review Fees. Where a plan or other data is required to be submitted in accordance with Section 104.3.1, a plan review fee shall be paid at the time of submitting construction documents for review.
The plan review fees for mechanical system work shall be determined and adopted by this jurisdiction.
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The plan review fees specific in this subsection are separate fees from the permit fees specified in the fee schedule adopted by this jurisdiction Where plans are incomplete or changed so as to require additional review, a fee shall be charged on an hourly basis at the rate established by this jurisdiction’s fee schedule.
B. Amend Section 104.4 to read as follows:
104.4 Permit Issuance. The application, construction documents, and other data filed by an applicant for a permit shall be reviewed by the Authority Having Jurisdiction. Such plans shall be permitted to be reviewed by other departments of this jurisdiction to verify compliance with applicable laws under their jurisdiction. Where the Authority Having Jurisdiction finds that the work described in an application for permit and the plans, specifications, and other data filled therewith are in accordance with the requirements of the code and other pertinent laws and ordinances and that all required fees have been paid, the Authority Having Jurisdiction shall issue a permit therefore to the applicant.
C. Delete Table 104.5 and amend section 104.5 to read as follows:
104.5 Fees. Fees shall be assessed in accordance with the provisions of this section and as set for in the applicable fee schedule adopted by this jurisdiction D. Amend section 105.2.6 to read as follows:
105.2.6 Reinspections. A reinspection fee shall be permitted to be assessed for each inspection or reinspection where such portion of work for which inspection is called is not complete or where required corrections have not been made.
This provision shall not be interpreted as requiring reinspection fees the first time a job is rejected for failure to be in accordance with the requirements of this code, but as controlling the practice for calling for inspections before the job is ready for inspection or reinspection.
Reinspection fees shall be permitted to be assessed where the approved plans are not readily available to the inspector, for failure to provide access on the date for which the inspection is requested, or for deviating from plans requiring the approval of the Authority Having Jurisdiction.
In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.
SECTION 15.04.050 AMENDMENTS; PLUMBING STANDARDS.
A. Amend Section 104.3.2 to read as follows:
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104.3.2 Plan Review Fees. Where a plan or other data is required to be submitted in accordance with Section 104.3.1, a plan review fee shall be paid at the time of submitting construction documents for review.
The plan review fees for mechanical system work shall be determined and adopted by this jurisdiction.
The plan review fees specific in this subsection are separate fees from the permit fees specified in the fee schedule adopted by this jurisdiction Where plans are incomplete or changed so as to require additional review, a fee shall be charged on an hourly basis at the rate established by this jurisdiction’s fee schedule
B. Amend Section 104.4 to read as follows:
104.4 Permit Issuance. The application, construction documents, and other data filed by an applicant for a permit shall be reviewed by the Authority Having Jurisdiction. Such plans shall be permitted to be reviewed by other departments of this jurisdiction to verify compliance with applicable laws under their jurisdiction. Where the Authority Having Jurisdiction finds that the work described in an application for permit and the plans, specifications, and other data filled therewith are in accordance with the requirements of the code and other pertinent laws and ordinances and that all required fees have been paid, the Authority Having Jurisdiction shall issue a permit therefore to the applicant.
C. Delete Table 104.5 and amend Section 104.5 to read as follows:
104.5 Fees. Fees shall be assessed in accordance with the provisions of this section and as set for in the applicable fee schedule adopted by this jurisdiction D. Amend Section 105.2.6 to read as follows:
105.2.6 Reinspections. A reinspection fee shall be permitted to be assessed for each inspection or reinspection where such portion of work for which inspection is called is not complete or where required corrections have not been made.
This provision shall not be interpreted as requiring reinspection fees the first time a job is rejected for failure to be in accordance with the requirements of this code, but as controlling the practice for calling for inspections before the job is ready for inspection or reinspection.
Reinspection fees shall be permitted to be assessed where the approved plans are not readily available to the inspector, for failure to provide access on the date for which the inspection is requested, or for deviating from plans requiring the approval of the Authority Having Jurisdiction.
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In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.
E. Amend Section 314.4 to read as follows:
314.4 Excavations. All excavations shall be completely backfilled as soon after inspection as practicable. A layer of sand or fine gravel shall be placed in all sewer trenches to provide a leveling and laying bed for pipe. Adequate precaution shall be taken to ensure proper compactness of backfill around piping without damage to such piping. Trenches shall be backfilled in thin layers to twelve (12) inches (.3 m) above the top of the piping with clean earth which shall not contain stones, boulders, cinder fill, frozen earth, construction debris or other materials which would damage or break the piping or cause corrosive action. Mechanical devices such as bulldozers, graders, etc., may then be used to complete backfill to grade. Fill shall be properly compacted.
Suitable precautions shall be taken to ensure permanent stability for pipe laid in filled or made ground.
F. Amend Section 715.2 to read as follows:
715.2 Joining Methods and Materials. Joining methods and materials for building sewers shall be as prescribed in this code and shall only have joints that are glued, solvent cemented, heat fused or welded.
Exception: “Strongback” type couplings may be used when connecting new or replaced pipe to existing materials.
G. Add Section 1101.3.1 to read as follows:
1101.3.1 Rainwater Harvesting. Storm water drainage may be directed to an approved rainwater harvesting system and used as an alternate source of water for non-potable uses as approved by the Building Official and the San Luis Obispo County Environmental Health Department. The installation and use of such a system or systems must be designed to not interact with the potable water system, the building sanitary sewer or drainage systems that flow to any creek. Rainwater harvesting systems must be maintained in such manner as to not cause damage to neighboring properties.
H. Amend Section 1601.3, Exceptions: to read as follows:
Exceptions:
(1) A permit is not required for exterior rainwater catchment systems used for outdoor non-spray irrigation with a maximum storage capacity of 600 gallons where the tank is supported directly upon grade, the ratio of height to diameter or width does not exceed 2 to 1 (except as exempted by the
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Chief Building Official upon confirmation of structural stability), and it does not require electrical power or a makeup water supply connection, the height does not exceed seven feet, and it is not visible from the public rightof-way that abuts the front yard. (2) A permit is not required for exterior rainwater catchment systems used for spray irrigation with a maximum storage capacity of 360 gallons SECTION 15.04.060 AMENDMENTS; ENERGY STANDARDS (RESERVED).
SECTION 15.04.065 AMENDMENTS; ENERGY STANDARDS – ADDITIONS AND
ALTERATIONS
SECTION 15.04.070 AMENDMENTS; WILDLAND-URBAN INTERFACE STANDARDS (RESERVED)
SECTION 15.04.080 AMENDMENTS; HISTORICAL BUILDING STANDARDS (RESERVED)
SECTION 15.04.090 AMENDMENTS; FIRE PREVENTION STANDARDS A. Amend Chapter 1, Division II, Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the City of San Luis Obispo, may be cited as such and will be referred to herein as “this code”.
B. Amend Chapter 1, Division II, Section 103.1 to read as follows:
103.1 Creation of agency. The City of San Luis Obispo Fire Department is hereby created and the official in charge thereof shall be known as the fire code official. The function of the agency shall include the implementation, administration and enforcement of the provisions of this code.
C. Amend Chapter 1, Division II, Section 112 to read as follows:
112 Board of appeals established. In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be established as set forth in Chapter 1, Division II Section 113 of Part 2 of The City of San Luis Obispo Building Construction and Fire Prevention Code, as amended in Section
15.04.020 of the San Luis Obispo Municipal Code. The fire code official shall
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be an ex officio member of said board but shall have no vote on any matter before the board. The board shall adopt rules of procedure for conducting its business and shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official.
D. Amend Chapter 1, Division II, Section 113.4 to read as follows:
113.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not more than 1,000 dollars or by imprisonment not exceeding one year, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
E. Amend Chapter 1, Division II, Section 114.4 to read as follows:
114.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than that established by Municipal Code Section 1.12.040.
F. Amend the definition of Sky Lantern in Section 202 to read as follows:
SKY LANTERN. An Airborne lantern typically made of paper with a wood frame containing a candle, fuel cell composed of waxy flammable material or other open flame which serves as a heat source to heat the air inside the lantern to cause it to lift into the air. Sky candles, fire balloons and airborne paper lanterns mean the same as sky lanterns.
G. Add Section 302.2 to read as follows:
HAZARDOUS FIRE AREA. As used in this Chapter: “Hazardous fire area” means any area which is designated as a hazardous fire area by the fire chief pursuant to Section 305.6.
H. Add Section 305.6 to read as follows:
305.6 Designation of territory as hazardous fire area by the Fire Chief.
Whenever the Fire Chief determines that a fire hazard exists in any area due to the presence of flammable material or cover, they may by regulation designate such area to be a hazardous fire area. The regulation shall declare the period of time during which the area shall be so designated.
305.6.1 Posting of notices.
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Notice of the designation of each hazardous fire area shall be given by the posting of notices at intervals of not greater than 500 feet along the exterior boundaries of the area or along roads and official trails passing through the area.
305.6.2 Limitation on smoking or building campfires.
A person shall not smoke or build a campfire or other open fire within a hazardous fire area.
305.6.3 Order closing area to entry; Exceptions; Enforcement.
Whenever it is necessary in the interest of public peace or safety, the Fire Chief, with the consent of the owner of any lands designated as a hazardous fire area, may declare such lands closed to entry by any person. Any public highway traversing such a hazardous fire area, shall, however, be excluded from the order of closure, and the closure to entry does not prohibit or curtail the entry or use of the lands by the owner of the lands or his agent, nor the entry by any federal, state, county of city officer upon the closed area in the performance of their official duties. City law enforcement officers shall enforce the order of closure. The Fire Chief shall promulgate written findings supporting the declaration to close an area and setting forth the projected duration of the closure. The findings shall articulate with specificity the basis for the action, considering factors including, but not limited to: weather conditions (wind, temperatures, relative humidity); fuel loading; topography; and community threat. The continuation of any order issued pursuant to this section lasting longer than 5-days (120 hours) shall be reviewed with and approved in writing by the City Manager until the order is rescinded.
I. Amend Section 307.1.1 and 307.2 to read as follows:
307.1.1 Prohibited open burning. No waste matter, combustible material or refuse shall be burned in the open air within the city. Agricultural, ceremonial or similar types of fires may be approved when authorized by the fire code official.
Open burning, cooking or warming fires are prohibited on brush-covered public lands within the city.
307.2 Permit required. A permit shall be obtained from the fire code official in accordance with Section 105.6 prior to kindling a fire for recognized silvicultural or range or wildlife management practices, prevention or control of disease or pests. Application for such approval shall only be presented by and permits issued to the owner of the land upon which the fire is to be kindled.
J. Amend Sections 307.4.1 and 307.4.2 to read as follows:
307.4.1 Bonfires. Bonfires shall be prohibited.
307.4.2 Recreational fires. Recreational fires shall be prohibited.
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Exception: Recreational fires may be permitted in approved, noncombustible commercially built containers, measuring no more than 3 feet in diameter and 2 feet tall, raised at least 6 inches off the ground with noncombustible legs and having a non-combustible spark arrester screen with holes no larger than ¼ inch. The ground beneath this container shall be clear of combustible material for 10 feet in diameter, and 10 feet away from combustible construction. The material being burned shall be wood only and shall not include pressure treated lumber. A pre-connected garden hose shall be accessible.
K. Amend Section 308.1.7 to read as follows:
308.1.7 Sky lanterns. The ignition and launching of sky lanterns are prohibited.
Exception: Sky Lanterns may be used when all the following exist:
1) Approval is granted by the fire code official.
2) The sky lantern(s) is necessary for a religious or cultural ceremony 3) Adequate safeguards have been taken at the discretion of the fire code official.
4) The Sky lantern(s) is tethered in a safe manner to prevent them from leaving the area and must be constantly attended until extinguished.
L. Amend Section 405.8 to read as follows:
405.8Initiation. Where a fire alarm system is provided, emergency evacuation drills shall be initiated by activating the fire alarm system. Prior to initiating an alarm, the person initiating the alarm shall contact the fire alarm monitoring company and advise the company’s dispatcher of the fire drill. In cases where the fire alarm system is not monitored by a central station, notification shall be provided to the fire department dispatch center.
M. Amend Section 503.1.1 and 503.1.2 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 of 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: The fire code official is authorized to increase the dimension of 150 feet (45720 mm) to 300 feet (91440 mm) where:
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1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
3. There is not more than two Group R-3 or Group U Occupancies, provided, in the opinion of the fire code official, fire-fighting or rescue operations would not be impaired.
503.1.2 Additional access. The fire code official is authorized to require more than one fire apparatus access/egress road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access/egress.
N. Amend Section 503.2.2 to read as follows:
503.2.2 Authority. The fire code official shall have the authority to require or permit modifications to the required access widths where they are inadequate for fire or rescue operations or where necessary to meet the public safety objectives of the jurisdiction. Modifications shall include, but are not limited to, a temporary prohibition of vehicle parking along access roads when conditions are present or forecasted that would increase the risk to the community O. Amend Section 503.2.5 to read as follows:
503.2.5 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus.
Exception: Where buildings along the dead-end road are protected by an approved fire sprinkler system throughout, the distance may be increased to 300 feet (91 440 mm).
P. Amend Section 503.4.1 as follows:
503.4.1. Traffic calming devices. Traffic calming devices may be installed provided they obtain acceptance of the design and approval of the construction by the fire code official.
Q. Amend Section 505.1 to read as follows:
505.1 Address numbers. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers
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shall be Arabic numerals or alphabetical letters. Numbers shall not be spelled out.
Numbers shall be a minimum of 5 inches (102 mm) high with a minimum stroke width of 0.5 inch (12.7 mm) or as otherwise determined necessary by the fire code official. 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.
R. Amend Section 507.2 to read as follows:
507.2 Type of water supply. A water supply shall consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems connected to the municipal water system and capable of providing the required fire-flow.
S. Amend Section 507.5.1 and delete Exceptions 1 to read as follows:
507.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet (91440 mm) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official.
T. Add Section 507.5.4.1 to read as follows:
507.5.4.1 Authority to remove obstruction. The fire code official and his authorized representatives shall have the power and authority to remove or cause to be removed, without notice, any vehicle, or object parked or placed in violation of the California Fire Code. The owner of any item so removed shall be responsible for all towing, storage and other charges incurred.
U. Amend Section 605.1.3 to read as follows:
605.1.3 Fuel Oil. The grade of fuel oil used in a burner shall be that for which the burner is approved and as stipulated by the burner manufacturer. Oil containing gasoline shall not be used.
V. Amend Section 605.8 to read as follows:
605.8 Gas meters. Above-ground gas meters, regulators and piping subject to damage shall be protected by a barrier complying with Section 312 or otherwise protected in an approved manner. Gas meters shall be permanently marked and identified as to the building or system served.
W. Amend Section 901.4.2 and Section 901.4.5 to read as follows:
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901.4.2 Nonrequired fire protection systems. When approved by the fire code official, fire protection and life safety systems or portion thereof not required by this code, or the California Building Code shall be allowed to be furnished for partial or complete protection provided that such installed systems meet the applicable requirements of this code and the California Building Code. 901.4.5 Additional fire protection systems. In occupancies of a hazardous nature, where special hazards exist in addition to the normal hazards of the occupancy, or where the fire code official determines that access for fire apparatus is unduly difficult, or the location is beyond the four-minute response time of the fire department, the fire code official shall have the authority to require additional safeguards. Such safeguards include, but shall not be limited to, the following:
automatic fire detection systems, fire alarm systems, automatic fire extinguishing systems, standpipe systems, or portable or fixed extinguishers. Fire protection and life safety systems required under this section shall be installed in accordance with this code and applicable referenced standards.
X. Amend Section 901.6 to read as follows:
Section 901.6 Inspection, testing and maintenance. Fire protection and life safety systems shall be maintained in an operative condition at all times and shall be replaced or repaired where defective. Non-required fire protection systems and equipment shall be inspected, tested and maintained or removed in accordance with Section 901.8. No person shall cause a response of emergency personnel due to failure of notifying police/fire dispatch of any drill, testing, maintenance, installation of, repair or alteration to any fire protection system.
Y. Amend Section 903.2 to read as follows:
Where Required. Approved automatic sprinkler systems in new buildings and structures shall be provided in locations as described in Section 903 of the San Luis Obispo Municipal Code Chapter 15.04.020.
Z. Amend Section 903.2.10 to read as follows:
Section 903.2.10.3 Sprinkler Protection Requirements for Parking Garages Associated with Electric Vehicle Charging Stations. Specific San Luis Obispo Fire Department (SLOFD) requirements:
1. For New Buildings: Where a fire sprinkler system is required by code, the fire sprinkler system shall be designed per NFPA 13-2022 Extra Hazard Group II (EH2) with 0.40 GPM/SF over the parking space(s) associated with EV charging station(s). For area(s) less than 2,500 SF, the EH2 design area(s) are required to extend minimum 3-feet beyond the perimeter of the parking space(s). In this case,
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the design area(s) are not required to extend 15-feet beyond the permitted of the parking space(s) as it is currently required by 2022 NFPA 13 Section 19.1.2(1).
2. For Existing Buildings with an existing sprinkler system which is required to protect NEW parking space(s) associated with EV charging station(s), the existing sprinkler system shall be required to be augmented to EH2 with 0.40 GPM/SF sprinkler design density over the parking space(s) associated with EV charging station(s) on a separate sprinkler permit. For area(s) less than 2,500 SF, the EH2 sprinkler design area(s) are required to extend minimum 3-feet beyond the perimeter of the parking space(s). In this case, the design area(s) are not required to extend 15-feet beyond the permitted of the parking space(s) as it is currently required by 2022 NFPA 13 Section 19.1.2(1).
3. Where an existing, previously approved, fire sprinkler system cannot be augmented to meet the sprinkler design requirements noted in item (2) above (without upgrading the fire service and water supply), the sprinkler designer shall demonstrate to SLOFD, the highest capability of the existing sprinkler system in terms of sprinkler water density and sprinkler spacing that is available for protection of the parking space(s) associated with EV charging station(s). This existing system would be acceptable in addition to providing one-hour fire-rated walls separation. The maximum continuous (single) fire-area to be separated by one-hour fire-rated walls, shall not exceed 1500 SF or seven (7) EV charging stations, whichever area is lesser.
4. The hydraulic calculation design criteria of an existing sprinkler system shall include all sprinklers within a minimum 2,500 square feet area of sprinkler operation, or the maximum area containing parking space(s) associated with EV charging station(s) extending 3 feet beyond the perimeter of the parking space(s), whichever is less, but not less than 1,500 SF that is required for Ordinary Hazard design density. (OH2 Per 2022 NFPA 13 Section and Table 19.2.3.1.1 with
0.2/1500 density, or OH1 per the previous 2016 NFPA 13 Section 5.3.1 and A.5.3.1(1) and 11.2.3.1.1 with 0.15/1500 density). The EH2 design area can be reduced from 2,500SF to NOT LESS THAN 2,000 SF if high-temp sprinklers or K11.2 sprinklers are used at the ceiling per 2022 NFPA 13 Sections 19.2.3.2.6 or
19.2.3.2.7. 5. New buildings with parking space(s) associated with EV charging station(s) having a continuous (single) area that is equal or greater than 1,500 SF shall be required to be provided with hose allowance of 500 GPM. while those with a parking space area that is less than 1,500 SF shall be required to be provided with hose allowance of 250 GPM, per EH2 Per 2022 NFPA 13 Section and Table
19.2.3.1.2. The total required hose stream of either 500-gpm or 250-gpm shall be taken from the point of connection with the city water main per Section 19.1.6.2 of 2022 NFPA 13. An inside hose stream is not required unless Class II hose stations are connected to the fire sprinkler system.
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6. In new buildings that are equipped with a fire pump system, fire water storage tank, or both, calculations shall be provided to demonstrate that both the fire pump system and water storage tank are adequately sized to supply the required pressure, flow, and duration/quantity. See 2022 NFPA 13, Sections 19.1.5 and
19.1.6. 7. Sprinklered buildings (fully or partially) with Level-3 charger(s) shall have a sprinkler waterflow switch connected to the building fire alarm system or to a sprinkler monitoring system. Upon the installation of new Level-3 charger(s) in existing sprinklered buildings without an existing sprinkler waterflow switch, and without a building fire alarm or a sprinkler monitoring system, shall be required to install a new sprinkler waterflow switch and a sprinkler monitoring system per the applicable codes. The sprinkler waterflow switch associated with the charger(s) area, upon activation, shall generate a signal to shut down the power for all charger(s) in the affected area.
8. If the specific requirements above cannot be met, the SLOFD may allow for a performance-based design that meets or exceeds the intent outlined in this amendment, to be submitted for SLOFD review and approval on a case-by-case basis. The applicant may request a Pre-Application meeting to discuss specific projects on a case-by-case basis.
AA. Add Sections 903.2.22 and 903.2.23 to read as follows:
903.2.22 Existing buildings in commercial fire zone. Existing buildings located in the commercial fire zone shown in Figure 9-A that are provided with an underground fire sprinkler lateral, shall have an automatic fire sprinkler system installed and operational within 24 months of the approval and acceptance of the lateral by the City.
Exceptions:
1. The installation of an automatic fire sprinkler system required by Section 903.2.1 in a building of unreinforced masonry construction not strengthened by July 1, 2007 shall coincide with the strengthening dates established by Resolution #9890 (2007). City Council established dates range from 2008 to 2010 based on the relative hazard of the building.
2. An automatic fire sprinkler system required by Section 903.2.1 in a building of unreinforced masonry construction strengthened as required by Appendix Chapter 1 of the 1997 Uniform Code for Building Conservation, as amended, prior to July 1, 2007, shall be completed and operational by July 1, 2012.
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3. An automatic fire sprinkler system required by Section 903.2.1 in a building of unreinforced masonry construction strengthened as required by Appendix Chapter 1 of the 1997 Uniform Code for Building Conservation, as amended, prior to October 1, 2004, shall be completed and operational by January 1, 2017.
FIGURE 9-A – COMMERCIAL FIRE ZONE
903.2.23 Notification. Whenever the fire code official determines that a building is subject to the minimum requirements of Section 903.2.22, the building owner shall be notified in writing that an automatic fire-sprinkler system shall be installed in the building.
The notice shall specify in what manner the building fails to meet the minimum requirements of Section 903.2.22. It shall direct that plans be submitted, that necessary permits be obtained, and that installation be completed by the specified date. The fire department shall serve the notice, either personally or by certified or registered mail, upon the owner as shown on the last-equalized assessment roll and upon the person, if any, in real or apparent charge or control of the building.
BB. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows, with all locations identified in section 903.3.1.1.1 to remain:
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903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require that a building or portion thereof be equipped throughout with an automatic sprinkler system in accordance with this section and where a building is considered as mixed occupancy due to the presence of two or more uses that are classified into different occupancy groups, sprinklers shall be installed throughout in accordance with NFPA 13 as amended in Chapter 80 except as provided in Section 903.3.1.1.1 through 903.1.1.3.
903.3.1.1.1 Exempt locations. In other than Group I-2, I-2.1 and I-3 occupancies, automatic sprinklers shall not be required in the following rooms or areas where such rooms or areas are protected with an approved alternative automatic fire extinguishing system in accordance with Section 904. Sprinklers shall not be omitted from any room merely because it is damp, of fire-resistancerated construction or contains electrical equipment.
CC. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system supervision and alarms. All valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures, and water-flow switches on all sprinkler systems shall be electrically supervised by a central station service listed by Underwriters Laboratories for receiving fire alarms in accordance with NFPA 72.
The central station shall contact and notify the police/fire dispatch center immediately on notification of an alarm and prior to making contact with the protected premises.
DD. Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Isolation Control Valves. Approved supervised indication control valves shall be provided at the point of connection to the riser on each floor in all buildings two or more stories in height or in single-story buildings having a gross floor area of 10,000 square feet or more zoned into no more than 5,000 square foot areas for the purpose of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in building equipped with an automatic fire extinguishing system installed in accordance with Section 903.3.1.3.
EE. Amend Section 905.3.1 to read as follows, with Exceptions to remain:
905.3.1 Height. In other than Group R-3 and R-3.1 occupancies, Class III standpipe systems shall be installed throughout at each floor where any of the following occur.
1. Buildings where the floor level of the highest story is located more than 30 feet (9144 mm) above the lowest level of fire department vehicle access.
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2. Buildings that are four or more stories in height.
3. Buildings where the floor level of the lowest story is located more than 30 feet (9144 mm) below the highest level of fire department vehicle access.
4. Buildings that are two or more stories below the highest level of fire department vehicle access.
5. In any parking structure exceeding one level above or one level below grade.
FF. Amend Section 907.6.6 to read as follows:
907.6.6 Monitoring. Fire alarm systems required by this chapter or by the California Building Code shall be monitored by an approved central station service listed by Underwriters Laboratory for receiving fire alarms in accordance with NFPA 72 and this section. The central station shall contact and notify the police/fire dispatch center immediately on notification of an alarm and prior to making contact with the protected premises.
Exception: Monitoring by a central station service is not required for:
1. Single- and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section 907.2.6.3.
3. Automatic sprinkler systems in one- and two-family dwellings.
GG. Add Section 910.3.2.1 to read as follows:
Section 910.3.2.1 Sprinklered buildings. Where installed in buildings equipped with an approved automatic sprinkler system, smoke and heat vents shall be designed to operate automatically by actuation of a heat responsive device rated at least 100 degrees above the operating temperature of the sprinkler heads.
HH. Add Section 1207.1.1.1 to read as follows:
1207.1.1.1 Hazardous electrolyte thresholds. Stationary battery systems having an electrolyte capacity of more than 50 gallons (189 L) for flooded lead acid, nickel cadmium (Ni-Cd) and valve-regulated lead acid (VRLA), or 1,000 pounds (454 kg) for lithium0ion and lithium metal polymer, used for facility standby power, emergency power, or uninterrupted power supplies or the indoor storage of electric carts, cars, fork-lifts and similar equipment, shall comply with this section and Table 1207.1.1.
II. Amend Section 2306.2 and delete 2306.2.6, to read as follows:
2306.2 Method of storage. Approved methods of storage for Class I, II and III liquid fuels at motor fuel-dispensing facilities shall be in accordance with Sections 2306.2.1 through 2306.2.6
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JJ. Amend Section 2306.2.3 (3) to read as follows:
3. Tanks containing fuels shall not exceed 8,000 gallons (30,274 L) in individual capacity or 16,000 gallons (60,549 L) in aggregate capacity.
Installations with the maximum allowable aggregate capacity shall be separated from other such installations by not less than 100 feet (30 480 mm).
KK. Amend Sections 2306.2.4 and 2306.2.4.1 to read as follows and delete Section 2306.2.4.2:
2306.2.4 Above-ground tanks located in above-grade vaults or below-grade vaults. Above-ground tanks used for storage of Class I, II, or III liquid motor fuels are allowed to be installed in vaults located above grade or below grade in accordance with Section 5704.2.8 and shall comply with Sections 2306.2.4.1 and 2306.2.4.2. Tanks in above-grade vaults shall also comply with Table 2306.2.3 and the fuel shall not be offered for resale.
2306.2.4.1 Tank capacity limits. Tanks storing Class I, II or III liquids at an individual site shall be limited to a maximum individual capacity of 8,000 gallons (30,274 L) and an aggregate capacity of 16,000 gallons (60,549 L).
LL. Amend Section 2306.2.6 items 1 and 6 to read as follows:
1. The special enclosure shall be liquid tight and vapor tight. A leak detectionmonitoring system capable of detecting liquid and providing an audible and visual alarm shall be installed and tested annually.
6. Tanks containing Class I, II, or III liquids inside a special enclosure shall not exceed 2,000 gallons (7569 L) in individual capacity or 6,000 gallons (22706 L) in aggregate capacity
MM. Amend Section 3307.1 to read as follows:
Section 3307.1 Required access. Approved vehicle access for firefighting shall be provided to within 100 feet of temporary or permanent fire department connections all construction or demolition sites. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions to within 150 feet of all combustible building materials or construction. Vehicle access roads shall be maintained until permanent fire apparatus access roads are available.
NN. Amend Section 5601.1 and add exceptions 11 and 12 to read as follows:
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5601.1 Scope. The provisions of this chapter shall govern the possession, manufacture, storage, handling, sale and use of explosives, explosive materials, fireworks, rockets, emergency signaling devices and small arms ammunition.
Manufacture, possession, storage, sale, transportation, handling or use of explosive materials and the manufacture of explosive material and/or all fireworks, including Safe and Sane as designated by the Office of the State Fire Marshal, is prohibited within the City.
Exceptions:
1. Through 10. To remain as written.
11.Use and handling of fireworks for display in accordance with Section 5601.1.3 exception (3) when authorized by the fire code official and in full compliance with Title 19, Division I, Chapter 6.
12.The transportation, handling or use of explosive materials in conjunction with a City permitted construction or demolition project, subject to approval of the fire code authority and conforming to the requirements of the California Code of Regulations, Title 19, Division 1, Chapter 10.
OO. Add the following definition to Section 5702:
TANK, PROTECTED ABOVE GROUND. A tank listed in accordance with UL 2085 consisting of a primary tank provided with protection from physical damage and fire-resistive protection from a high-intensity liquid pool fire exposure. The tank may provide protection elements as a unit or may be an assembly of components, or a combination thereof.
PP. Amend Section 5704.2.7 and Delete the Exception to Section 5704.2.7.5.8 to read as follows:
5704.2.7 Design, fabrication and construction requirements for tanks. All tanks shall be protected tanks as defined in Section 5702. The design, fabrication, and construction of tanks shall comply with NFPA 30. Tanks shall be of doublewalled construction and listed by Underwriters Laboratories (UL). Each tank shall bear a permanent nameplate or marking indicating the standard used as the basis of design.
5704.2.7.5.8 Over-fill prevention. An approved means or method in accordance with Section 5704.2.9.7.5 shall be provided to prevent the over-fill of all Class I, II and IIIA liquid storage tanks. Storage tanks in refineries, bulk plants or terminals regulated by Sections 5706.4 or 5706.7 shall have over-fill protection in accordance with API 2350.
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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
QQ. Amend 5704.2.8.3 to read as follows:
5704.2.8.3 Secondary containment. Vaults shall be liquid tight and there shall not be backfill around the tank or within the vault. The vault floor shall drain to a sump. For pre-manufactured vaults, liquid tightness shall be certified as part of the listing provided by a nationally recognized testing laboratory. For field-erected vaults, liquid tightness shall be certified in an approved manner.
RR. Add Section 5704.2.8.11.1 to read as follows:
5704.2.8.11.1 Monitoring and detection. Activation of vapor detection systems shall also shut off dispenser pumps. Monitoring and detection systems shall be inspected and tested annually.
SS. Amend Sections 5704.2.9 to read as follows:
5704.2.9 Above-ground tanks outside of buildings. Above-ground storage of flammable and combustible liquids in tanks outside of buildings shall comply with Section 5704.2 and Sections 5704.2.9.1 through 5704.2.9.7.9 and Section 2306.2.3, condition 3 as amended by this chapter.
TT. Amend Section 5704.2.13.1.4 to read as follows with items 1 through 6 to remain:
5704.2.13.1.4 Tanks abandoned in place. A tank owner/operator proposing to abandon a tank in place shall submit a permit application to the fire department for assessment of soil contamination around the tank and product, vent and vapor piping. If contamination is confirmed, a work plan for additional assessment or remediation shall be submitted to the fire department within 30 days. If a tank is approved for abandonment in place, the property owner will be required place a deed notice on the property. The deed notice shall be notarized and recorded with the San Luis Obispo County Clerk Recorder’s Office within 30 days of tank abandonment. Tanks abandoned in place shall be as follows:
UU. Amend 5706.2.4 and the Exception to Section 5706.2.4 to read as follows:
5706.2.4 Permanent and temporary tanks. The capacity of permanent aboveground tanks containing Class I, II or III liquids shall not exceed 1,100 gallons (4164L). The capacity of temporary aboveground tanks containing class I, II, or III liquids shall not exceed 8,000 gallons (30 274 L). Tanks shall be of the singlecompartment design, double-walled construction and shall be listed by Underwriters Laboratory (UL).
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Exception: Permanent aboveground tanks of greater capacity which meet the requirements of 5704.2, as amended, may be permitted when approved by the fire code official.
VV. Amend Section 5706.2.5 to read as follows:
5706.2.5 Type of tank. Tanks shall be listed for use by Underwriters Laboratory (UL), provided with top openings only, and overfill protection, and approved hoses/nozzles. Tanks shall be of double-walled construction or be provided with secondary containment. Elevated gravity discharge tanks shall be permitted only by approval of the fire code official.
WW. Amend Section 6104.2 to read as follows:
6104.2 Maximum capacity within established limits. The installation of any liquid petroleum gas (LPG) tank over 500 gallons (1892 L) water capacity is prohibited unless approved by the fire code official. In residential occupancies, LPG containers are limited to 5 gallons (19 L) for use in outdoor appliances.
XX. Amend Appendix Section B105.1 and the title of Table B105.1 (1) to read as follows:
B105.1One- and two-family dwellings. The minimum fire-flow and flow duration for one- and two-family dwellings shall be as specified in Tables B105.1 (1) and B105.1 (2).
Table B105.1(1)
REQUIRED FIRE-FLOW FOR ONE- AND TWO-FAMILY DWELLINGS
The remainder of the table is unchanged.
YY. Amend the Exception to Appendix Section B105.2 to read as follows:
B105.2 Buildings other than one- and two-family dwellings. The minimum fireflow and flow duration for buildings other than one- and two-family dwellings shall be as specified in Table B105.1 (2).
Exception: A reduction in required fire-flow of up to 50 percent, as approved by the fire code official, may be allowed when the building is provided with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. The resulting fire-flow shall not be less than 1,500 gallons per minute (5678 L/min) for the prescribed duration as specified in Table B105.1(2).
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ZZ. Amend Appendix Section D103.1 and Add Exception to Figure D103.1 to read as follows:
D103.1 Access Road width with a hydrant. Where a fire hydrant is located on a fire apparatus road, the minimum road width shall be 26 feet (7925 mm). See Figure D103.1.
Exceptions to Figure D103.1: Cul-de-sac diameter may be a minimum of 70 feet as approved by the fire code official. Parking in cul-de-sacs of less than 96 feet in diameter shall be approved by the fire code official.
AAA. Amend Appendix Section D103.4, Table D103.4 and Figure D103.1 to read as follows:
D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4, as amended.
Exception: Where buildings along the dead-end road are protected by an approved fire sprinkler system throughout, the distance may be increased to 300 feet (91 440 mm).
Table D103.4: The minimum fire apparatus turnaround cul-de-sac diameter shall be 70 feet, curb to curb, when posted “No Parking”.
BBB. Amend Appendix Section D103.6 through D103.6.2 to read as follows:
D103.6 Signs. Where required by the fire code official, fire apparatus roads shall be marked with permanent NO PARKING--FIRE LANE signs per city standards.
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.
D103.6.1 Roads less than 28 feet in width. Fire apparatus roads 20 to less than 28 feet wide shall be posted on both sides as a fire lane.
D103.6.2 Roads 28 or greater feet in width. Fire apparatus roads 28 to less than 36 feet wide shall be posted on one side of the road as a fire lane.
CCC. Amend Appendix Section D104.1 to read as follows:
D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have adequate means of fire department access for each structure as approved by the fire code official.
DDD. Amend the Exception to Appendix Section D104.2 to read as follows:
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D104.2 Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-A of this code may be provided with fire apparatus access roads having a minimum width of 20 feet when approved by the fire code official.
EEE. Amend Appendix Section D105.2 by adding an exception to read as follows:
D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm) in the immediate vicinity of any building or portion of a building more than 30 feet (9144 mm) in height.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-A of this code may be provided with fire apparatus access roads having a minimum width of 20 feet when approved by the fire code official.
FFF. Amend Section D106.1 to read as follows:
D106.1 Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads.
GGG. Delete Appendix Section D106.2.
HHH. Amend Appendix Section D107.1 and delete Exception 1 to read as follows:
D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire access roads and shall meet the requirements of D104.3. Where the number of dwelling units is less than 30, the fire code official may require additional access in accordance with Section 503.1.2.
Exception: The number of dwelling units accessed from a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official.
SECTION 15.04.100 AMENDMENTS; EXISTING BUILDING STANDARDS A. Amend Appendix Section A101.1 to read as follows:
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[BS] A101.1 Purpose. The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes on existing buildings of unreinforced masonry wall construction.
The provisions of this chapter are intended as minimum standards for structural seismic resistance established primarily to reduce the risk of life loss or injury.
Compliance with these standards will not necessarily prevent loss of life or injury or prevent earthquake damage to retrofitted buildings.
B. Amend Appendix Section A102.1 and add exceptions to read as follows:
[BS] A102.1 General. The provisions of this chapter shall apply to all existing buildings having at least one unreinforced masonry wall. The elements regulated by this chapter shall be determined in accordance with Table A102.1.
Except as provided herein, other structural provisions of the building code shall apply. This chapter does not apply to the alteration of existing electrical, plumbing, mechanical or fire safety systems.
Exceptions:
1. Warehouses or similar structures not used for human habitation unless housing emergency equipment or supplies.
2. A building having five living units or less.
C. Add the following definitions to Section A103:
LEVEL A STRENGTHENING of an unreinforced masonry building is compliance with the provisions of this chapter, limited to the removal of or bracing of parapets, installation of anchors between walls and roof, and installation of anchors between walls and floors.
LEVEL B STRENGTHENING of an unreinforced masonry building is compliance with all provisions of this chapter.
D. Amend Appendix Section A109.2 to read as follows:
[BS] A109.2 Selection of Procedure. Buildings shall be analyzed by the General Procedure of Section A110, which is based on Chapter 16 of the California Building Code, or when applicable, buildings may be analyzed by the Special Procedure of A111. Buildings with a substantially complete steel or concrete frame capable of supporting gravity dead and live loads and that utilize unreinforced masonry walls as non-bearing infill between frame members shall be analyzed by a procedure approved by the building official.
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Qualified historic structures may be analyzed per the California Building Standards Code, Part 8, California Historical Building Code.
E. Add new Section A115 entitled "Administrative Provisions" to read as follows:
SECTION A115
ADMINISTRATIVE PROVISIONS
A115.1 Compliance Requirements.
A115.1.1 Strengthening deadlines. The owner of a building within the scope of this chapter shall structurally alter the building to conform to Level B Strengthening within 24 months of receiving written notice from the building official.
A115.1.2 Permits. The owner of a building within the scope of this chapter shall submit a complete application for a building permit to strengthen the building to Level B requirements within 3 months of receiving written notification from the building official. The building permit shall be obtained within 6 months of receiving written notification from the building official and shall remain valid until required Level B strengthening work is completed per Section A115.1.1.
A115.1.3 Posting of sign. The owner of a building within the scope of this chapter shall post, at a conspicuous place near the primary entrances to the building, a sign provided by the building official stating “This is an unreinforced masonry building. Unreinforced masonry buildings may be unsafe in the event of a major earthquake”. The sign shall be posted within 30 days of receipt by the building owner per installation standards established by the building official.
A115.2 Notice and Order
A115.2.1 General. The building official shall, within 30 days of the determination that a building is of unreinforced masonry construction issue a notice and order as provided in this section to the owner of a building within the scope of this chapter.
A115.2.2 Service of notice and order. A notice or order issued pursuant to this section shall be in writing and shall be served either personally or by certified or registered mail upon the owner as shown on the last equalized assessment roll, and upon the person, if any, in apparent charge or control of the building. The failure of any such person to receive such notice or order shall not affect the validity of any proceedings taken
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under this chapter or relieve any such person from any duty or obligation imposed on him by the provisions of this chapter.
A115.2.3 Content of notice and order. The notice shall specify that the building has been determined by the building official to be within the scope of this chapter and, therefore, is subject to the minimum seismic standards of this chapter. The order shall direct the owner to obtain a building or demolition permit as required by this chapter and cause the building to be structurally altered to conform to the provisions of this chapter, or cause the building to be demolished. The notice or order shall be accompanied by a copy of Section A115.1, which sets forth the owner's responsibilities.
A115.3 Appeal. The owner of the building may appeal the building official's initial determination that the building is within the scope of this chapter to the Board of Appeals established by Chapter 1, Division II, Section 113 of the California Building Code, as adopted. Such appeal shall be filed with the Board within 60 days from the service date of the order described in Section A115.2.
Any appeal shall be decided by the Board no later than 90 days after filing and the grounds thereof shall be stated clearly and concisely. Appeals or requests for modifications from any other determinations, orders or actions by the building official pursuant to this chapter shall be made in accordance with the procedures established in Chapter 1, Division II, Section 104.10 of the California Building Code.
A115.4 Recordation. At the time that the building official serves the aforementioned notice, the building official shall also file and record with the office of the county recorder a certificate stating that the subject building is within the scope of this chapter and is a potentially earthquake hazardous building. The certificate shall also state that the owner thereof will be ordered to structurally analyze the building to determine compliance with this chapter.
If the building is either demolished, found not to be within the scope of this chapter, or is structurally capable of resisting minimum seismic forces required by this chapter as a result of structural alterations or an analysis, the building official shall file and record with the office of the county recorder a form terminating the status of the subject building as being classified within the scope of this chapter.
A115.5 Enforcement. If the owner in charge or control of the subject building fails to comply with any order issued by the building official pursuant to this chapter within the time limit set forth in Section A115.1, the building official shall verify that the record owner of this building has been properly served. If the order has been served on the record owner, then the following provisions apply:
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1. The building official may order that the entire building be vacated and that the building remain vacated until such order has been complied with. If compliance with such order has not been accomplished within 90 days after the date the building has been ordered vacated or such additional time as may have been granted by the Board of Appeals, the building official may order its demolition in accordance with the provisions of Sections 107, 108, and 109 of the International Property Maintenance Code.
2. Any person who violates any provision of this chapter is guilty of a misdemeanor, and is subject to the penalty as provided for in Chapter 1.12 of the City of San Luis Obispo Municipal Code. The City may also pursue alternative civil remedies as set forth in Section 1.12.090 of the Municipal Code.
A115.6 Program monitoring and annual report. If any unreinforced mason buildings are discovered, building official shall submit a report to the City Council outlining the progress to date concerning reduction of the hazards presented by the unreinforced masonry building inventory for the City. The report shall include:
1. The number of unreinforced masonry buildings strengthened, demolished, or otherwise eliminated from the inventory;
2. The number of unreinforced masonry buildings remaining on the inventory, including the status of orders issued pursuant to this Chapter that are not resolved.
A115.7 Automatic Fire Sprinkler Systems. Buildings within the scope of this chapter located in the commercial fire zone shown in Figure 9-A of the California Fire Code, as amended, shall install an automatic fire sprinkler system in conjunction with level B strengthening deadlines in accordance with Section 903.2.1 of the California Fire Code, as amended in Municipal Code Section 15.04.100, unless a later installation date is granted by both the building official and fire code official.
F. Add Appendix F to read as follows:
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Appendix F
DEMOLITION AND MOVING
OF BUILDINGS
SECTION F101
GENERAL
F101.1 Purpose. The purpose of this appendix is to establish minimum standards and procedures for the demolition and relocation (moving) of buildings and structures to safeguard life, property, health and public welfare.
It is also intended to ensure that moved buildings are structurally sound, sanitary, habitable, and that they will harmonize with existing development in the area to which they are to be moved.
F101.2 Scope. This appendix sets forth rules and regulations to control demolition and relocation operations, establishes the administrative procedures for review of an application to demolish or move a building, and provides for the issuance of permits.
F101.3 Appeals. Any person aggrieved by a decision made under the terms of this chapter may appeal such decision. For matters concerning the technical provisions of this code, such appeal shall be subject to the provisions of the Chapter 1, Division II Section 113 of the California Building Code; for all other matters, the appeal provisions of Chapter 1.20 of the Municipal Code shall apply.
SECTION F102
DEFINITIONS
Section F102 General. For the purposes of this appendix, certain terms, words and their derivatives shall be defined as specified in this section.
ARC means the Architectural Review Commission appointed by the City Council.
CHC means the Cultural Heritage Committee appointed by the City Council.
Demolition means the complete or partial removal of a structure.
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Foundation means the structure, usually of concrete, resting on or in the ground, including the footing, on which a building is erected.
Foundation wall means the walls of concrete or masonry that support a building.
Inventory of Historical Resources is the Master List of Historic Resources and the Listing of Contributing Properties within Historical Preservation Districts approved by the City Council.
Municipal Code means the San Luis Obispo Municipal Code.
Potential Historic Resource means a building which may meet the Criteria for Historic Listing found in the City of San Luis Obispo Historic Preservation Program, but which has not been evaluated or listed as an historic resource.
Slab means a flat piece of material, usually of concrete, placed on the ground for use as a building floor, patio, driveway, walk, ball court and/or similar uses.
Structure means any human made site feature, including signs, walls, fences, buildings, monuments, or similar features.
Substructure means the foundation of a building or structure including the piers and piles.
SECTION F103
PERMIT REQUIREMENTS
F103.1 Permit required. The demolition or relocation (moving) of any building or structure shall not commence until a permit has been issued by the building official in accordance with the provisions of this chapter and Chapter 1, Division II of the California Building Code.
Exception: Temporary construction offices.
A permit to move a building shall be a building permit when the building is relocated within the limits of the city. A permit to move a building shall be a demolition permit when the building is relocated to a site outside of the city limits.
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F103.2 Moving and Relocation of Buildings.
F103.2.1 Inspection of buildings to be moved. All buildings to be moved into or within the city shall be inspected by the building official to determine compliance with this code and suitability for moving prior to permit issuance.
F103.2.2 Transportation and building permits required. For moving projects, a transportation permit shall be obtained from the public works director subsequent to issuance of a moving permit. Building, plumbing, electrical, and mechanical permits shall be required for all work necessary for the placement of a moved or relocated building.
F103.3 Procedure for permit application processing. Prior to issuance of a permit to demolish or relocate a building or structure, the permit application shall be subject to the following:
1. Demolition or relocation of historical resource. For any structure located on a property listed on the Inventory of Historical Resources, an application for Architectural Review shall be submitted and require approval prior to issuance of a permit for building relocation or demolition. The application shall include plans for replacement structures, at the discretion of the Community Development Director.
2. Demolition or relocation of structure not designated historical. For any structure that is not located on a property listed on the Inventory of Historical Resources and that is over 50 years old, the Community Development Director shall determine if the structure or structures proposed for demolition are a potential historic resource. If the Community Development Director determines that the structure or structures is/are a potentially historic resource(s), the applicant shall submit an application for Architectural Review. If the Community Development Director determines the structure or structures not to be a potential historic resource, the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as available to any interested person to be moved; and submit historic documentation for the structure in accordance with criteria established by the Community Development Director and the Cultural Heritage Committee.
Exceptions for Structures Not Designated Historical:
1. A building or structure determined by the building official to be a dangerous building as defined in the International Property Maintenance Code which poses an imminent, serious threat to the
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health, safety or welfare of community residents or people living or working on or near the site, and for which historic documentation acceptable to the Community Development Director has been submitted.
2. Accessory buildings, sheds, garages, and similar structures, unless determined to be a potential historic resource by the Community Development Director.
F103.4 Guarantee. Prior to issuance of a permit to demolish or move a building or structure, the applicant shall provide the city with a guarantee in such form and amount as may be deemed necessary by the building official to assure completion of demolition or moving, removal of all debris, cleanup of the site, repair of damage to public improvements, erection of barricades when required and filling of depression below adjacent grade. The amount of the guarantee for demolition shall be not less than one thousand dollars or twenty percent of the value of the demolition contract price, whichever is greater. The amount of the guarantee for moving a building or structure shall be twenty percent of the total value of all work to be accomplished and associated with moving of the building, but not less than five thousand dollars. Work required to comply with this section may be completed by the city after the time limits stated have expired and shall be paid from the deposit. The deposit shall not be released until such work is completed.
Exceptions:
1. No guarantee will be required when the demolition permit is issued at the same time as a building permit for a redevelopment project.
2. When the structure to be moved is to be relocated outside the limits of the city, the amount of the guarantee may be reduced when approved by the building official, but in no case shall be less than one thousand dollars.
F103.5 Indemnity. Every person, firm or corporation to whom permission has been granted under the terms of this chapter and other ordinances to utilize public property for the demolition or moving of any building or structure shall at all times assume responsibility for any damage to public property. Such permission shall be further conditioned that any person, firm or corporation shall, as a consideration for the use of public property, at all times release, hold harmless and indemnify the city and all of its agents and employees from any and all responsibility, liability, loss or damage resulting to any persons or property caused by or incidental to the demolition or moving work. Written indemnification in a form acceptable to the city attorney shall be provided.
F103.6 Damage to public property. As a condition of obtaining a permit to demolish or move any building or structure, the permittee shall assume liability for any damage to public property occasioned by such moving, demolition, or
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removal operations. Applicants for demolition permits shall provide information and plans when requested for protection of public property. Information and plans shall be specific as to type of protection, structural adequacy and location. Approval to use or occupy public property shall be obtained before proceeding with demolition work.
F103.7 Insurance. Prior to the issuance of a permit to demolish or move any building or structure, the permit applicant shall deposit with the building official a certificate of liability insurance naming the city as an additional insured party on the insurance policy. Such insurance shall be valid at all times during demolition or moving operations. The liability insurance coverage shall be in an amount of at least five hundred thousand dollars per occurrence for injuries, including accidental death to any one person, and subject to the same limit for each additional person, in an amount at least one million dollars on account of any one accident: and property damage in an amount at least five hundred thousand dollars.
Exception: Demolition of a wood frame building not greater than two stories or twenty-five feet in height, measured to the top of the highest point of the roof, provided the building is not less than twenty feet from public property lines or, if less than twenty feet from public property lines, adequate protection is provided for pedestrians and public property to the satisfaction of the building official.
F103.8 Disconnecting service lines. Prior to the issuance of a permit to demolish or relocate a building or structure, the permit applicant shall complete the following to the satisfaction of the building official:
1. Electrical service. The power to all electric service lines shall be shutoff and all such lines cut or disconnected outside the property line. Prior to the cutting of such lines, the property owner or his agent shall notify and obtain the approval of the electric service agency.
2. Other service. All gas, water, steam, storm, sanitary sewers, and other service lines shall be shut-off and/or abandoned as required by the public works director, utilities director, or other agency SECTION F104
PUBLIC SAFETY REQUIREMENTS
F104.1 General. The demolition or moving of any building shall not commence until structures required for protection of persons and property are in place.
Such structures and the demolition work shall conform to the applicable provisions of Chapter 33 of the California Building Code. Prior to permit issuance, a schedule of operations shall be submitted to the building official for
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review and approval and shall set forth a sequence of work on the building, the need to barricade public streets, details of travel to and from the site for hauling operations, route of moving, estimated completion date, and any other significant work which may require inspection or coordination with city departments.
F104.2 Dust and debris. During demolition operations, all material removed shall be wet sufficiently or otherwise handled to control the dust incidental to removal.
All adjacent streets, alleys and other public ways and places shall be kept free and clear of all rubbish, refuse and loose material resulting from the moving, demolition or demolition removal operations, except as allowed by temporary encroachment permits approved by the public works director.
SECTION F105
REMOVAL OF MATERIALS
F105.1 General. All building rubble and debris shall be removed from the demolition site to an approved point of disposal.
F105.2 Foundations. All foundations, concrete slabs and building substructures shall be removed to the satisfaction of the building official.
Exception: Foundations, concrete slabs on grade and building substructures may remain if the site is fenced to the satisfaction of the building official.
F105.3 Completion. Upon completion of the removal of a building or structure by either demolition or moving, the ground shall be left in a smooth condition free of demolition debris. Holes in the ground, basements or cellars, shall be filled to existing grade.
Exception: The filling of such excavation may not be required when a building permit has been issued for a new building on the site and the construction thereof is to start within sixty days after the completion of demolition or moving operations and the permittee provides a temporary barricade protecting the excavation on all sides to the satisfaction of the building official.
SECTION 15.04.110 AMENDMENTS; GREEN BUILDING STANDARDS
(RESERVED).
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SECTION 15.04.120 AMENDMENTS; REFERENCED STANDARDS (RESERVED).
SECTION 15.04.130 AMENDMENTS; PROPERTY MAINTENANCE STANDARDS.
A. All references to "International" codes shall be replaced with "California" codes.
B. Amend Chapter 1, Part 1, Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Property Maintenance Code of The City of San Luis Obispo, hereinafter referred to as “this code.” C. Amend Chapter 1, Part 1, Section 102.3 to read as follows:
102.3. Application to other Codes. Nothing in this Code shall be construed to cancel, modify, or set aside any provision of the California Code of Regulations, Title 24 as amended and adopted by the City of San Luis Obispo.
D. Amend Chapter 1, Part 2, Section 103.1 to read as follows:
103.1 Creation of enforcement agency. The Building and Safety Division is hereby created and the official in charge thereof shall be known as the building official. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
E. Add Chapter 1, Part 2, Section 109.2.2 is added to read as follows:
109.2.2 Closed structures method and term. Structures ordered to be closed, shall be closed in accordance with Appendix A of this code.
F. Amend Chapter 1, Part 2, Section 109.4 and Delete Sections 109.4.1 & 109.4.2 to read as follows:
109.4 Notice. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in San Luis Obispo Municipal Code Sections 1.24.050 (F) & (G) to the owner or the owner’s authorized agent, for the violation as specified in this code. Notices for condemnation procedures shall comply with this section.
G. Amend Chapter 1, Part 2, Section 109.7 to read as follows:
109.7 Posting and placarding. Whenever a property, structure or piece of regulated equipment is found to be unsafe, unfit for occupancy, and/or dangerous,
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the Code Official shall post a placard stating such, and the penalties for removal of the placard without prior City approval. The placard shall be placed at a conspicuous location on the property, each entrance to the structure, or on the equipment.
H. Amend Chapter 2, Section 201.3 to read as follows:
201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the California Building Standards Code and referenced standards, such terms shall have the meanings ascribed to them as stated in those codes.
I. Amend Chapter 2, Section 202 definition of CODE OFFICIAL to read as follows:
CODE OFFICIAL. The Building Official and/or designee charged with the administration and enforcement of this code, or any duly authorized representative.
J. Amend Chapter 3, Section 302.1 to read as follows:
302.1 Sanitation. The property owner or authorized agent shall maintain the property exterior and premises in a clean, safe and sanitary condition. Such owner or authorized agent shall remain liable for violations thereof regardless of any contract or agreement with any third party regarding such property. The occupant may also be held jointly and severally liable for causing or contributing violations of this section.
K. Amend Chapter 3, Section 302.3 to read as follows:
302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in proper state of repair and maintained free from hazardous conditions.
The owner or owner's authorized agent of any building, lot or premises within the city shall maintain the sidewalks and/or walkways located upon such premises that are accessible to the general public and the public sidewalks between such premises and any adjacent public street or alley in a clean, safe sanitary, and in a proper state of repair, free from hazardous conditions. Maintenance shall include the removal and proper disposal of any unsightly or unsanitary conditions such as accumulations of garbage, refuse, rubbish, litter, dirt, gum or other sticky substances or items, which have been dropped or spilled upon the sidewalks.
L. Amend Chapter 3, Section 302.4 to read as follows:
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302.4 Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of 12 inches. Noxious weeds shall be prohibited.
Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens
M. Amend Chapter 3, Section 303.2 to read as follows:
303.2 Enclosures. Pool enclosures shall be in accordance with the States Swimming Pool Safety Act found in the State Health and Safety Code Sections 115920—115929.
N. Amend Chapter 3, Section 304.14 to read as follows:
304.14 Insect screens. Every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25mm), and every screen door used for insect control shall have a self-closing device in good working condition.
Exception: Screens shall not be required where other approved means, such as air curtains, are provided
O. Amend Chapter 3, Section 307.1 to read as follows:
307.1 General. Handrails and Guardrails shall be maintained in their most recently approved (by permit) state.
P. Amend Chapter 3, Section 309.1 and delete Sections 309.2 through 309.5 to read as follows:
309.1 Infestation. The property owner or authorized agent shall maintain all structures and premises on the property free from insect, rodent and vermin infestation. Upon visual confirmation of an insect, rodent or vermin infestation, the Code Official may require the owner or agent having charge or control of the building, lot or premise to hire a licensed pest control operator or other qualified professional to inspect the building, lot or premise and provide a written report verifying the presence and severity of such infestation including in the report, a recommendation for proper extermination of the infestation. Infestation may also be verified without a visual inspection upon receiving a recent written report from a qualified pest control operator verifying the presence of an infestation. All
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structures in which insect, rodent or vermin infestations are found shall be promptly exterminated by approved processes that will not be injurious to human health.
After the extermination of the infestation is complete, the Code Official may request a written notice from the licensed exterminator or other qualified professional attesting to the completion and success of the recommended extermination procedures. After the infestation is eliminated, proper precautions shall be taken to prevent re-infestation. Tenants that contribute to pest related health or sanitation nuisances may also be subject to the penalties found in Section 109.4 of this code.
Q. Amend Chapter 6, Section 602.2 to read as follows:
602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms as measured per IPMC Section 602.5. Cooking appliances shall not be used, nor shall portable unvented fuel-burning space heaters be used, as a means to provide required heating.
R. Amend Chapter 6, Section 602.3 to read as follows:
602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a minimum temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms.
S. Amend Chapter 6, Section 602.4 to read as follows:
602.4 Occupiable workspaces. Indoor occupiable workspaces shall be supplied with heat to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special temperature conditions.
2. Areas in which persons are primarily engaged in vigorous physical activity.
SECTION 15.04.140 AMENDMENTS; HEALTH AND SAFETY STANDARDS.
SECTION 15.04.150 PERMITS REQUIRED FOR WELL CONSTRUCTION A. No person shall construct, repair, modify, abandon or destroy any water well without first obtaining a permit from the City. As used herein, "water well" shall mean an artificial excavation constructed by any method for the purpose of extracting water from, or injecting water into, the underground.
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B. All work performed pursuant to each such permit shall be in conformance with all State laws and standards including applicable portions of Department of Water Resources Bulletin No. 74-81, all City ordinances, resolutions and policies relating thereto, and such permit conditions as may be imposed by the City.
C. Any water-well constructed, repaired, modified, destroyed, abandoned, or operated in violation of this section or the permit requirements shall constitute a public nuisance which may be abated by the City. A person who digs, drills, excavates, constructs, owns or controls any well and abandons such well and a person who owns, occupies, possesses or controls any premises on which an abandoned well exists shall cap or otherwise securely cover, cap or protect the entrance to the well. The capping or covering shall be so constructed and installed as will prevent any human being from suffering any bodily injury or death, through accident or inadvertence, by reason of the existence of the well.
SECTION 7. The Chief Building Official and Fire Code Official are hereby authorized and directed to transmit a copy of this ordinance to the California Building Standards Commission as required by California Health and Safety Code Section 17958.7. This Ordinance shall be effective as of January 1, 2026, and will be enforced upon approval by the Building Standards Commission.
SECTION 8. If any provision of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, the City of San Luis Obispo hereby declares that it would have passed each and every remaining provision irrespective of such holding in order to accomplish the intent of this ordinance.
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SECTION 9. A summary of this ordinance, approved by the City Attorney, together with the ayes and noes shall be published at least 5 days prior to its final passage in the New Times, a newspaper published and circulated in said City, and the same shall go into effect at the expiration of 30 days after its final passage, but not before January 1, 2026. A copy of the full text of this ordinance shall be on file in the Office of the City Clerk on and after the date following introduction and passage to print and shall be available to any member of the public
INTRODUCED on the 18th day of November, 2025, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the 2
nd day of December, 2025, on the
following vote:
AYES: Council Member Boswell, Francis, Marx, Vice Mayor Shoresman and Mayor Stewart
NOES: None
ABSENT: None
___________________________
Mayor Erica A. Stewart
ATTEST:
_______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________
Teresa Purrington
City Clerk
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ORDINANCE NO. 1752 (2025 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, ADOPTING LOCAL AMENDMENTS TO PART 6
OF THE BUILDING CONSTRUCTION AND FIRE PREVENTION CODE,
2026
WHEREAS, greenhouse gas accumulation in the atmosphere as the result of human activity is the primary cause of the global climate crisis; and WHEREAS, in California alone, the initial impacts of climate change have resulted in unprecedented disasters with tremendous human, economic, and environmental costs and;
WHEREAS, the State of California enacted Assembly Bill (AB) 1279 to require statewide carbon neutrality "as soon as possible," but no later than 2045; and WHEREAS, City of San Luis Obispo residents and businesses have repeatedly identified climate action as a top community priority; and WHEREAS, the City of San Luis Obispo’s Land Use Element of the General Plan directs the City to address energy use in buildings and to pursue a greenhouse gas emissions reduction strategy, and
WHEREAS, the City of San Luis Obispo’s Conservation and Open Sace Element (COSE) of the General Plan (adopted in 2006) includes policies related to minimizing greenhouse gas emissions (COSE Policy 2.2.1), and increasing the use of sustainable energy while decreasing the use of non-sustainable energy sources (COSE Goal 4.2); WHEREAS, Resolution 11159 (2020 Series) adopts the City of San Luis Obispo Climate Action Plan for Community Recovery (“Climate Action Plan”) that includes a communitywide goal of carbon neutrality by 2035 and sector specific goal of reducing greenhouse gas emissions from existing buildings by half by 2030; and WHEREAS, Resolution 11381 (2022 Series) reaffirmed these communitywide and sector specific goals; and
WHEREAS, the inventoried greenhouse gas emissions in the City of San Luis Obispo come from a variety of sources, primarily transportation and energy use in buildings and facilities; and
WHEREAS, in order to achieve carbon neutrality, existing sources of greenhouse gas emissions need to be substantially reduced or eliminated; and WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7 and 18941.5 provide that the city of San Luis Obispo may make changes or modifications
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to the building standards contained in the 2025 California Building Standards Code based upon express findings that such changes or modifications are reasonably necessary because of local climatic, geological or topographical conditions; and WHEREAS, Public Resources Code Section 25402.1 (h)(2) allows local agencies to adopt local amendments that are cost-effective and that result in buildings that use less energy than would otherwise be required by the California Energy Code; and WHEREAS, the California Energy Codes and Standards Statewide Utility Program, has determined specific modifications to the 2025 State Energy Code for each climate zone that are cost-effective; and that such modifications will result in designs that consume less energy than they would under the 2025 State Energy Code as required under California Administrative Code Chapter 10-106; and WHEREAS, based on the findings of these studies, the City finds the proposed local amendments to the 2025 California Energy Code to be cost-effective and consume less energy than permitted by Title 24, Part 6; and
WHEREAS, the 2025 California Energy Code offers compliance options that were established through the public rulemaking process of the code update; and WHEREAS, the Council expressly declares that the proposed amendments to the Energy Code are reasonably necessary because of local climatic, topological, and geological conditions; an
WHEREAS, the Council expressly declares that the proposed amendments 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, the requirements specified in this Ordinance were reviewed via public comment and through a publicly noticed public hearing process and were found to be cost-effective.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Purpose. It is the purpose and intent of this Ordinance to establish standards that exceed minimum 2025 Title 24 Part 6 requirements for single-family residential retrofits including major additions and alterations.
SECTION 2. Adoption. The local amendments to Part 6 of the City of San Luis Obispo Building Construction and Fire Prevention Code, 2023 (SLOMC Section
15.02.060) as specified in Exhibit A, are hereby adopted by the City of San Luis Obispo to be codified under Chapter 15.02.060 and Chapter 15.04.065. The Council hereby
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adopts the recitals herein as separate and additional findings of fact in support of adoption of the ordinance.
SECTION 3. Severability. If any word, phrase sentence part, section, subsection or other portion of this amendment or any application thereof to any person or circumstance is declared void, unconstitutional, or invalid for any reason, then such word, phrase, sentence, part, section, subsection, or other portion, or the prescribed application thereof, shall be severable, and the remaining provisions of this amendment, and all applications thereof, not having been declared void, unconstitutional or invalid, shall remain in full force and effect.
SECTION 4. Findings. The City Council finds that:
1. Each of the changes or modifications to measures referred to therein are reasonably necessary because of local climatic, geological, or topographical conditions in the area encompassed by the boundaries of the City of San Luis Obispo, and the City Council adopts the following findings in support of local necessity for the changes or modifications:
a. San Luis Obispo is situated along a wildland-urban interface and has been identified as a Community at Risk from wildfire and is extremely vulnerable to wildfires and firestorms, and human activities releasing greenhouse gases into the atmosphere cause increases in worldwide average temperature, drought conditions, vegetative fuel, and length of fire seasonscontributing to the likelihood and consequences of fire. b. The City of San Luis Obispo is situated at the base of a watershed of the Santa Lucia Mountains and flooding of San Luis, Chorro, Stenner, Old Garden, and Brizzolara Creeks results in conditions rendering fire department vehicular traffic unduly burdensome or impossible, as witnessed in major floods that occurred in 1952, 1961, 1969, 1973, 1978, 1982, 1995, and 2023. Furthermore, flood conditions described above create the potential for overcoming the ability of the fire department to aid or assist in fire control, evacuations, rescues and other emergency task demands inherent in such situations. The resulting overburdening of fire department personnel may cause a substantial or total lack of protection against fire for the buildings and structures located in the City of San Luis Obispo. The afore-described conditions support the imposition of fire protection requirements greater than those set forth in the California State Building Standards Code and support the imposition of more restrictive requirements than set forth in the California Energy Code for the purpose of reducing the City's contributions to Greenhouse Gas Emissions resulting in a warming climate and related severe weather events. c. The aforementioned flood and rain events result in conditions wherein stormwater can inundate the wastewater treatment system as witnessed in major floods that occurred in 1952, 1961, 1969, 1973, 1978, 1982, and 1995. Furthermore, rain events and flood conditions described above create a condition referred to as Inflow and Infiltration (I/I) that allow rain and flood
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waters to flow and/or seep into the wastewater system and overcome the ability of the wastewater collection system and Water Reclamation Facility (WRF) to convey and treat sewage. The resulting overburdening of the wastewater system can result in threats to public health, public and private property and water quality and violations and fines from the State of California, the Environmental Protection Agency (EPA) or others. To the extent that climate change has the potential to make these conditions worse, more restrictive Energy Code requirements to achieve reduced greenhouse gas emissions are necessary.
d. Seasonal climatic conditions during the late summer and fall create numerous serious difficulties in the control and protection against fire situations in the City of San Luis Obispo. The hot, dry weather in combination with Santa Lucia (offshore) winds has resulted in wildland fire history on the brush-covered slopes on the Santa Lucia Mountains, Cerro San Luis, Bishop Peak, and the High School Hill, and the South Hills areas of the City of San Luis Obispo. The aforementioned areas surround the City.
When a fire occurs in said areas, such as occurred in 1985 when the Los Pilitas Fire burned six days and entered the City and damaged many structures, the entirety of local fire department personnel is required to control, monitor, fight and protect against such fire situations in an effort to protect life and preserve property and watershed land. The same climatic conditions may result in the concurrent occurrence of one or more fires in the more populated areas of the City without adequate fire department personnel to protect against and control such a situation. Therefore, the above-described findings support the imposition of measures to increase the efficiency of existing buildings in the City to reduce greenhouse gas emissions.
e. Failure to address and substantially reduce greenhouse gas emissions creates an increased risk to the health, safety, and welfare of City residents.
2. The single-family residential energy standards imposed by this Ordinance are cost-effective, as supported by the "2022 Single Family Retrofit Statewide Cost Effectiveness Study" and the "2022 Applications to 2025 Energy Code Memo." cost effectiveness study and addendum prepared by the California Energy Codes and Standards Statewide Utility Program. Specifically, the City finds that there are at least four cost effective measure packages:
a. Package 1, installing the efficiency measure of R-30 Floor Insulation would save energy relative to the base code and would achieve a benefit to cost ratio of 2.3 on an on-bill basis.
b. Package 2, installing the efficiency measure of R-19 Floor Insulation would save energy relative to the base code and would achieve a benefit to cost ratio of 2.3 on an on-bill basis.
c. Package 3, installing a Heat Pump Water Heater (HPWH), would save energy relative to the base code and would achieve a benefit to cost ratio of 1.6 on a “Long-term System Cost” (LSC basis).
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d. Package 4, installing a Heat Pump Space Heater, would save energy relative to the base code and would achieve a benefit to cost ratio of 4.2 on an LSC basis.
3. The standards imposed by this ordinance are consistent with AB 130 (2025) because they 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. Specifically, the standards imposed by this ordinance are on:
a. The standards imposed by this ordinance align with a General Plan approved on or before June 10,2025 as follows:
i. Land Use Element of the General Plan Policy 9.4 (Climate Action Plan) - The City shall maintain and implement its Climate Action Plan to reduce community and municipal greenhouse gas (“GHG”) emissions consistent with State laws and objectives.
ii. Land Use Element of the General Plan Policy 9.7 (Sustainable Design) - The City shall promote and, where appropriate, require sustainable building practices that consume less energy, water and other resources, facilitate natural ventilation, use daylight effectively, and are healthy, safe, comfortable, and durable.
iii. Conservation and Open Space Element of the General Plan Policy
2.2.1 (Atmospheric Change) - City actions shall seek to minimize undesirable climate changes and deterioration of the atmosphere’s protective functions that result from the release of carbon dioxide and other substances.
iv. Conservation and Open Space Element of the General Plan Goal 4.2 (Sustainable energy use) - Increase use of sustainable energy sources such as solar, wind and thermal energy, and reduce reliance on non-sustainable energy sources to the extent possible with available technology and resources.
v. Climate Adaptation and Safety Element of the General Plan Policy HE-4.3 (Green and Healthy Buildings) - The City shall support fuel switching retrofits (from fossil fuel to high-efficiency electric appliances), energy efficiency retrofits, and distributed energy resources as low-carbon solutions to create safe, cool, and healthy buildings and consider programs and projects that support these retrofits as critical to maintaining community safety and to supporting disaster preparedness.
b. The standards imposed by this Ordinance permit mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction. The single family and non-residential standards include cost effective compliance pathways for mixed-fuel and residential construction
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and do not require equipment efficiencies greater than the federally mandated minimum efficiencies in accordance with the federal standards enacted under the Energy Policy and Conservation Act.
c. The standards imposed by this Ordinance implement an adopted Greenhouse Gas Emissions Reduction Strategy as follows:
i. The standards make progress towards the City’s Communitywide carbon neutrality by 2035 and a sub-goal of 50 percent reduction in emissions from existing buildings by 2030, as adopted in the Climate Action Plan for Community recovery (adopted 2020) and the 2023- 27 Climate Action Plan Work Program (adopted 2023).
ii. The standards implement the 2023-27 Climate Action Work Program Green Buildings Action 2.1.E, which directs staff to, “Develop an equitable framework for requiring electrification retrofits and develop cost effective building electrification policies for additions and alterations.”
SECTION 5. CEQA. This ordinance is categorically exempt from CEQA because it is an action taken by a regulatory agency for the purpose of protecting the environment (CEQA Guidelines Section 15308). In addition, this ordinance is exempt from CEQA under the general rule, 15061(b)(3), on the grounds that these standards are more stringent than the State energy standards, there are no reasonably foreseeable adverse impacts, and there is no possibility that the activity in question may have a significant effect on the environment. The following findings are made in support of these determinations:
1. The purpose of the implementation of a Reach Code is to reduce the amount of greenhouse gas emissions in the City of San Luis Obispo that are produced from buildings.
2. The Reach Code approval process requires that the City determines that the local standards will require buildings to use no more energy than current statewide requirements. Furthermore, the California Energy Commission approval process requires that the City make the findings as part of its approval process. Therefore, the Reach Code standards can only go into effect if they protect the environment by making buildings more efficient.
SECTION 6. The Chief Building Official is hereby authorized and directed to transmit a copy of this ordinance to the California Energy Commission and the California Building Standards Commission as required by California Health and Safety Code Section 17958.7.
SECTION 7. Violations. Violation of the requirements of this Ordinance shall be considered, at the City’s election, an infraction of the City of San Luis Obispo Municipal Code punishable by all sanctions prescribed in Chapter 1.12, or an administrative violation punishable as provided under Chapter 1.24.
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SECTION 8. Effective Date. This Ordinance shall be effective as of January 1, 2026 and will be enforced upon approval by the California Energy Commission and the Building Standards Commission.
SECTION 9. Ordinance Summary. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The New Times, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage, but not before January 1, 2026. A copy of the full text of this ordinance shall be on file in the Office of the City Clerk on and after the date following introduction and passage to print and shall be available to any member of the public INTRODUCED on the ____ day of _____ 2025, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ____ day of ____, 2025, on the following vote:
AYES:
NOES:
ABSENT:
___________________________
Mayor Erica A. Stewart
ATTEST:
_______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________
Teresa Purrington, City Clerk
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Exhibit A
Section 15.04.065
AMENDMENTS – ENERGY STANDARDS – ADDITIONS AND ALTERATIONS A. Adoption of Codes and Applicability
The effective date of this ordinance shall be January 1, 2026 and is applicable to existing single family residential buildings. The ordinance shall be enforceable upon approval from the California Energy Commission and the Building Standards Commission.
B. Add the following definitions to Subchapter 1, Section 100.1(b):
MAJOR ADDITION is any change to an existing building that increases conditioned floor area by 500 or more square feet in a one-year period.
TIER 1 MAJOR ALTERATION is any construction or renovation to an existing structure whose work valuation is $100,000 or more in a one-year period. A Tier 1 Major Alteration may include increased conditioned floor area in its work scope.
TIER 2 MAJOR ALTERATION is any construction or renovation to an existing structure whose work valuation is $200,000 or more in a one-year period. A Tier 2 Major Alteration may include increased conditioned floor area in its work scope.
C. Amend Section 150.0 SINGLE-FAMILY RESIDENTIAL BUILDINGS – MANDATORY FEATURES AND DEVICES to read as follows:
Single-family residential buildings shall comply with the applicable requirements of Sections 150.0(a) through 150.0(w).
D. Add new Section 150(w) to read as follows:
(w) Mandatory Requirements for Existing Building Additions and Alterations.
Existing Building Additions and Alterations shall meet the requirements of Items 1 through 3 below, as applicable:
1. Major Addition. Any Major Addition shall install a set of measures from the Measure Menu Table, Table 150.0-I to achieve a total score that is equal to or greater than 8. In addition, all mandatory measures listed in Table 150.0-I shall be installed. Measure verification shall be explicitly included as an addendum to the Certificate of Compliance to be filed pursuant to 2025 Title 24, Part 1, Section 10-103. Installed measures shall meet the specifications in Table 150.0-J.
2. Major Alteration. Any Tier 1 Major Alteration shall install a set of measures from the Measure Menu Table, Table 150.0-I to achieve a total score that is equal to or greater than 8. In addition, all mandatory
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measures listed in Table 150.0-I shall be installed. Measure verification shall be explicitly included as an addendum to the Certificate of Compliance to be filed pursuant to 2025, Part 1, Title 24 Section 10-103. Installed measures shall meet the specifications in Table 150.0-J.
3. Electric Readiness. Any Major Addition and/or Major Alteration (Tier 1 and Tier 2) shall include electric readiness scope per 150.0(n)1.A.i through 150.0(n)1.A.iii or 150.0(n)1.b.i through 150.0(n)1.B.ii at a designated space that is suitable for the future installation of a heat pump water heater (HPWH).
Exception 1 to Section 150.0(w): The project is the result of a repair as defined by Title 24 Part 2 Section 202.
Exception 2 to Section 150.0(w): If compliance costs exceed 10% of total project valuation, or due to conditions specific to the project, it is technically infeasible to achieve compliance through any available set of measures, the applicant may request an exemption as set forth below. In applying for an exemption, the burden is on the applicant to show hardship or infeasibility.
(1) Application. Based on the following, the applicant shall identify in writing the specific requirements of the standards for compliance that the project is unable to achieve and the circumstances that make it a hardship or infeasible for the project to comply with this chapter. The applicant may not petition for relief from any requirement of the 2025 California Energy Code (Title 24, Part 6) and referenced standards, or the 2025 California Green Building Standards (Title 24, Part 11) of the California Building Standards Code. Circumstances that constitute hardship or infeasibility shall include one of the following:
i. That the cost of achieving compliance is disproportionate to the overall cost of the project (i.e., compliance exceeds 10% of total project cost);
ii. That it is technically infeasible to achieve compliance through any available set of measures.
iii. That strict compliance with these standards would create or maintain a hazardous condition(s) and present a life safety risk to the occupants.
(2) Granting of exemption. If the chief building official determines that it is a hardship or infeasible for the applicant to fully meet the requirements of this chapter and that granting the requested exemption will not cause the building to fail to comply with the 2025 California Energy Code (Title 24, Part 6) and referenced standards, or the 2025 California Green Building Standards (Title 24, Part 11) of the California Building Standards Code, the
Ordinance No. 1752 (2025 Series) Page 10
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chief building official shall determine the minimum feasible threshold of compliance reasonably achievable for the project. If an exemption is granted, the applicant shall be required to comply with this chapter in all other respects and shall be required to achieve the threshold of compliance determined to be achievable by the chief building official. (3) Denial of exemption. If the chief building official determines that it is reasonably possible for the applicant to fully meet the requirements of this chapter, the request shall be denied, and the applicant shall be notified of the decision in writing. The project and compliance documentation shall be modified to comply with the standards for compliance.
(4) Appeal. Any aggrieved applicant or person may appeal the determination of the chief building official regarding the granting or denial of an exemption or compliance with any other provision of this chapter. An appeal of a determination of the chief building official shall be filed in writing.
Exception 3 to Section 150.0(w): If the dwelling unit has previously installed measures from the Measure Menu, Table 150.0-I, and compliance can be demonstrated to the building official, then these measures shall not be required to be newly installed. If the dwelling unit has previously installed Electric Readiness measures per 150.0(n)1.A.i through 150.0(n)1.A.iii or 150.0(n)1.b.i through 150.0(n)1.B.ii, and compliance can be demonstrated to the building official, then these measures shall also not be required to be newly installed.
Exception 4 to Section 150.0(w): The applicant may request an exemption to any requirements of this chapter which would impair the historic integrity of any building listed on a local, state, or federal register of historic structures, as determined by the chief building official and as regulated by the California Historic Building Code (Title 24, Part 8). In making a determination of exemption, the chief building official may require the submittal of an evaluation by an architectural historian or similar expert.
Exception 5 to Section 150.0(w): An alteration that consists solely of seismic safety improvements.
Exception 6 to Section 150.0(w): An alteration that consists solely of roof and/or window projects.
Exception 7 to Section 150.0(w): When an addition or alteration results in the creation of a new residential unit, the square footage or project scope value of that unit shall not be counted towards “Major” addition or alteration threshold.
Exception 8 to Section 150.0(w): A Major Addition or Major Alteration to a residential unit constructed in 1992 or later shall only be required to install the electric readiness measures per section 150.0 (w)3.
Ordinance No. 1752 (2025 Series) Page 11
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E. Add new Table 150.0-I to read as follows:
Table 150.0-I: Measure Menu
Measures
Target Score
8 E1 – Lighting Measures Mandatory
E2 - Water Heating Package 2
E3 - Air Sealing 1
E4 - R-49 Attic Insulation 2
E5 - Duct Sealing 2
E6 - New Ducts + Duct Sealing 4
E7 - Windows 3
E8 - R-19 Floor Insulation 8
E9 - R-30 Floor Insulation 10
E10 - Heat Pump Water Heater (HPWH) –
Replacing Gas
12 E11 - Heat Pump Water Heater (HPWH) –
Replacing Electric
5 E12 - Heat Pump Space Heater 11
ER1 - Solar PV + Electric Ready Pre-Wire 13
Note: the measures in the Measure Menu table shall conform to the specifications in Table 150.0-J
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F. Add new Table 150.0-J to read as follows:
Table 150.0-J: Measure Specifications
ID Measure Specification
Energy Efficiency Measures
E1 Lighting Measures – Install lighting with an efficiency of 45 lumens per watt or greater in all interior and exterior screw-in fixtures.
Install photocell controls or energy management systems on all exterior lighting luminaires consistent with current Title 24 section 150.0 (k)3 requirements for new single family residential buildings. Alternative means of exterior lighting timing controls, including smart home devices, may be approved.
E2 Water Heating Package: Add exterior insulation meeting a minimum of R-6 to existing storage water heaters. Insulate all accessible hot water pipes with pipe insulation a minimum of ¾ inch thick. This includes insulating the supply pipe leaving the water heater, piping to faucets underneath sinks, and accessible pipes in attic spaces or crawlspaces. Upgrade fittings in sinks and showers to meet current California Green Building Standards Code (Title 24, Part 11) Section 4.303 water efficiency requirements. Water heaters 20 gallons or less, or water heaters that are not able to add exterior insulation may not take credit for this measure.
E3 Air Sealing: Seal all accessible cracks, holes, and gaps in the building envelope at walls, floors, and ceilings. Pay special attention to penetrations including plumbing, electrical, and mechanical vents, recessed can light luminaires, and windows. Weather-strip doors if not already present. Compliance shall be demonstrated with blower door testing conducted by a certified Energy Code Compliance (ECC) Rater no more than three years prior to the permit application date that either: a) shows at least a 30 percent reduction from pre-retrofit conditions; or b) shows that the number of air changes per hour at 50 Pascals pressure difference (ACH50) does not exceed ten for Pre-1978 vintage buildings, seven for 1978 to 1991 vintage buildings and five for 1992-2010 vintage buildings. If combustion appliances are located within the pressure boundary of the building, conduct a combustion safety test by a professional certified by the Building Performance Institute in accordance with the ANSI/BPI-1200-S-2017 Standard Practice for Basic Analysis of Buildings, the Whole House Combustion Appliance Safety Test Procedure for the Comfortable Home Rebates Program 2020 or the California Community Services and Development Combustion Appliance Safety Testing Protocol.
E4 R-49 Attic Insulation: Attic insulation shall be installed to achieve a weighted assembly U-factor of 0.020 or insulation installed at the ceiling level shall have a thermal resistance of R-49 or greater for the insulation alone. Recessed downlight luminaires in the ceiling shall be covered with insulation to the same depth as the rest of the ceiling. Luminaires not rated for insulation contact must be replaced or fitted with a fire-proof cover that allows for insulation to be installed directly over the cover. In buildings where existing R30 is present and existing recessed downlight luminaires are not rated for insulation contact; insulation is not required to be installed over the luminaires.
E5 Duct Sealing: Air seal all space conditioning ductwork to meet the requirements of the 2022 Title 24 Section 150.2(b)1E. The duct system must be tested by an ECC Rater no more than three years prior to the alteration or addition permit application date to verify the duct sealing and confirm that the requirements have been met. This measure may not be combined with the New Ducts and Duct Sealing measure in this Table. Buildings without ductwork or where the ducts are in conditioned space may not take credit for this measure.
E6 New Ducts and Duct Sealing: Replace existing space conditioning ductwork with new R-8 ducts that meet the requirements of 2025 Title 24 Section 150.0(m)11. This measure may not be combined with the Duct Sealing measure in this Table. To qualify, a preexisting measure must have been installed no more than three years before the alteration or addition permit application date.
Ordinance No. 1752 (2025 Series) Page 13
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ID Measure Specification
E7 Windows: Replace at least 50% of existing windows with high performance windows with an area-weighted average U-factor no greater than 0.27.
E8 R-19 Floor Insulation: Raised-floors shall be insulated such that the floor assembly has an assembly U-factor equal to or less than U0.037, or shall be insulated between wood framing with insulation having an R-value equal to or greater than R-19.
E9 R-30 Floor Insulation: Raised-floors shall be insulated such that the floor assembly has an assembly U-factor equal to or less than U0.028, or shall be insulated between wood framing with insulation having an R-value equal to or greater than R-30.
E10 Heat Pump Water Heater (HPWH) Replacing Gas: Replace existing natural gas storage water heater with a heat pump water heater that meets the requirements of Section 110.3 and 150.2 (b) 1.H.iii.b.
E11 Heat Pump Water Heater (HPWH) Replacing Electric: Replace existing electric resistance storage water heater with a heat pump water heater that meets the requirements of Sections 110.3 and 150.2 (b)1.H.iii.b.
E12 Heat Pump Space Heater: Replace all existing gas and electric resistance space heating systems with an electric-only heat pump system that meets the requirements of Sections 110.2, 150.2(b)1.C, 150.2(b)1.E, 150.2(b)1.F, and 150.2(b)1.G.
Solar PV and Electric-Readiness Measures
ER1 PV and Electric Ready Pre-Wire: Install a solar PV system that meets the requirements of 2025 Title 24 Section 150.1(c)14.
In addition to the solar PV system, Include electric readiness components per:
A. One of:
a. 150.0(n)1.A.i through 150.0(n)1.A.iii, or
b. 150.0(n)1.B.i through 150.0(n)1.B.ii
B. 150.0(t)
C. One of
a. Energy Storage Systems (ESS) Ready, as specified in Section 150.0(s), or b. EV Charger Ready as specified in the California Green Building Code, Title 24, Part 11, Section A4.106.8.1,which otherwise applies to new construction.
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G. Modify Section 150.2(a) ENERGY EFFICIENCY STANDARDS FOR ADDITIONS AND ALTERATIONS TO EXISTING SINGLE FAMILY RESIDENTIAL BUILDINGS to read as follows:
Additions. Additions to existing single-family residential buildings shall meet the requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (n), (p), (q), (w) and either Section 150.2(a)1 or 2.
H. Modify Section 150.2(b) ENERGY EFFICIENCY STANDARDS FOR ADDITIONS AND ALTERATIONS TO EXISTING SINGLE FAMILY RESIDENTIAL BUILDINGS to read as follows:
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.
1. Prescriptive approach. The altered component and any newly installed equipment serving the alteration shall meet the applicable requirements of Sections 110.0 through 110.9 and all applicable requirements of Sections 150.0(a) through (l), 150.0(m)1 through 150.0 (m)10, 150.0(p) through (q), and 150.0(w); and
2. Performance approach. The Energy Budget for alterations is expressed in terms of Long-term System Cost (LSC), and the altered component(s) and any newly installed equipment serving the alteration shall meet the applicable requirements of Subsections A, B, and C below.
a. The altered components shall meet the applicable requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (l), Sections 150.0(m)1 through 150.0 (m)10, Sections 150.0(p) through (q), and Section 150.0(w). Entirely new or complete replacement mechanical ventilation systems as these terms are used in Section 150.2(b)1L, shall comply with the requirements in Section 150.2(b)1L. Altered mechanical ventilation systems shall comply with the requirements of Section 150.2(b)1M. Entirely new or complete replacement space-conditioning systems, and entirely new or complete replacement duct systems, as these terms are used in Sections 150.2(b)1C and 150.2(b)1Diia, shall comply with the requirements of Sections 150.0(m)12 and 150.0(m)13.
Item 5d
Department: Administration
Cost Center: 1021
For Agenda of: 12/2/2025
Placement: Consent
Estimated Time: N/A
FROM: Greg Hermann, Deputy City Manager
Prepared By: Teresa Purrington, City Clerk
SUBJECT: VICE MAYOR APPOINTMENT FOR 2026
RECOMMENDATION
Appoint Council Member Emily Francis to serve as Vice Mayor for a one-year term commencing on December 3, 2025.
POLICY CONTEXT
This action follows Section 408 of the City’s Charter and Council Policies and Procedures, Section 3.2 - Appointment of Vice Mayor.
DISCUSSION
Section 408 of the City’s Charter requires that the Council elect one of its members to serve in the position of Vice Mayor.
Section 3.2 - Appointment of Vice Mayor of the Council Policies and Procedures Manual provides that the appointment of the Vice Mayor shall be for a one-year term, that the appointment shall be made on a rotational basis, and that the appointment shall go to the next senior member. This practice ensures that each Council Member will have an opportunity to serve as Vice Mayor during their term.
Following the current Council policy of rotating the Vice Mayor position, and consistent with Council practice over the past 10 years, Council Member Francis is the next in line for the opportunity to serve as Vice Mayor. The appointment of Vice Mayor for the prior 10 years has been as follows:
1. Council Member Carpenter 2016
2. Council Member Rivoire 2017
3. Council Member Christianson 2018
4. Council Member Pease 2019
5. Council Member Gomez 2020
6. Council Member Stewart 2021
7. Council Member Christianson 2022
8. Council Member Marx 2023
9. Council Member Pease 2024
10.Council Member Shoresman 2025
Looking to the future, the rotation indicates Council Member Marx will serve in 2027.
Item 5d
Public Engagement
There was no public engagement for this item as it is an administrative action. However, the public has the opportunity to provide public comment in writing prior to the meeting or as public comment during the meeting.
ENVIRONMENTAL REVIEW
The California Environment Quality Act (CEQA) does not apply to the recommended action because the action does not constitute a “Project” under CEQA Guidelines Sec. 15378.
FISCAL IMPACT
Budgeted: N/A Budget Year: N/A
Funding Identified: N/A
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $N/A $ $ $
State
Federal
Fees
Other:
Total $N/A $ $ $
There are no fiscal impacts associated with this recommendation as this is an administrative item.
ALTERNATIVES
The Council could choose not to appoint Council Member Francis as Vice Mayor and would need to provide direction on another appointment.
City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Council Agenda Correspondence
DATE: December 2, 2025
TO: Mayor and Council
FROM: Aaron Floyd, Public Works and Utilities Director
Prepared By: Anthony Ramos, Senior Civil Engineer
VIA: Whitney McDonald, City Manager
SUBJECT: ITEM 5e – AUTHORIZATION TO ADVERTISE BROADBAND IMPLEMENTATION PROJECT – FFA, SPECIFICATION 2001063
Staff received the following questions regarding the service drops from Astound and future funding. The questions are below with staff’s response shown in italics:
1) Since the Last Mile Grant is $4.8 million and it is anticipated that the FFA Phase of this project will only cost $2.2 million, how many additional drops do we anticipate Astound will be able to install with the remaining grant funds once the initial phase of construction is complete? The Last Mile Grant award totals $4.8 million, and funding is sufficient to cover the estimated $2.2 million construction cost of the FFA Phase. The remaining grant funds will primarily be used for construction management, additional design fees, materials testing, archaeological monitoring, and Astound services, as outlined in the report and table below.
A 30% construction contingency (approximately $625,960) is included in the budget to address unforeseen costs during construction. Based on typical project experience, at least half of this contingency (about 15% of total project costs) is expected to be used to address unknowns such as unforeseen site conditions.
Example scenario: If half of the contingency remains available, this would leave roughly $312,980 potentially available for additional service drops. The cost of service drops vary by installation type:
Underground connections: approximately $1,000 per drop Aerial connections: approximately $300 per drop
Under this example scenario, the remaining funds could support roughly 313 underground drops or 1,043 aerial drops, depending on the mix of installation types.
Item 5e – Advertise Broadband Implementation Project - Correspondence Page 2 Broadband Implementation Project, Specification No. 2001063 Broadband Implementation
Project (2001063)
Project Total
Costs
Last Mile FFA Grant
Publicly Disclosed Limit $2,200,000 $2,200,000
Contingencies (30%) $625,960 $625,960
EN Engineering Permit Application Support $20,000 $20,000 Construction Management $400,000 $400,000
Materials Testing $30,000 $30,000
Archeological Monitoring Plan and Services $15,000 $15,000 Printing & Advertising $2,500 $2,500
Pole Lease Agreement Fees $150,000 $150,000
Service Drops to Unserved Locations (Astound) $1,245,339 $1,245,339 Major Equipment (Astound) $175,000 $175,000
Total Cost of Project $4,863,799 $4,863,799
Total Available Funding $4,863,799 $4,863,799
Remaining Balance $0 $0
2) When do we anticipate the initial construction to be completed? From that date, when can we estimate when potential customers might be able to obtain enhanced service not currently available from Astound? Initial construction is expected to be completed in September 2026. After the infrastructure is in place, potential customers can typically receive service within a few days of selecting Astound as their provider. In rare cases, depending on contractor availability and service order volume, it may take up to a few weeks. 3) How will families/residents know that they might be eligible because new service is available in their area?
As part of the City and Astound’s P3 agreement, as well as the grant requirements, Astound is responsible for marketing the new service. This outreach will include direct mail, emails, and in-person visits to residents in newly serviceable areas.
Item 5e – Advertise Broadband Implementation Project - Correspondence Page 3 4) Since this project does not have any additional budget identified in the 10- year CIP, do we have any hope of funding from other sources for the remaining phases of the plan?
As this is the first Broadband project being completed by the City, a focus was placed on delivering the Federal Fund Account (FFA) portion. Staff will continue working with federal and state legislators to continue seeking grant opportunities for Broadband expansion and pursue those opportunities within staffing resource availability. Successful completion of this phase and an increased understanding of the grant funding and reimbursement process would place the City in an advantageous position for future grants, as granting agencies look favorability on communities with a track record of fulfilling their prior grant obligations.
Item 5e
Department: Public Works
Cost Center: 9501
For Agenda of: 12/2/2025
Placement: Consent
Estimated Time: NA
FROM: Aaron Floyd, Public Works & Utilties Director
Prepared By: Anthony Ramos, Senior Civil Engineer
SUBJECT: AUTHORIZATION TO ADVERTISE BROADBAND IMPLEMENTATION PROJECT - FFA, SPECIFICATION 2001063
RECOMMENDATION
1. Approve the project plans and special provisions for the Broadband Implementation Project – FFA (project), Specification 2001063; and
2. Authorize staff to advertise for bids; and
3. Authorize the City Manager to award the Construction Contract pursuant to Section
3.24.190 of the Municipal Code, if the lowest responsible bid is within the publicly disclosed funding amount of $2,200,000; and
4. Authorize the City Engineer to approve Contract Change Orders up to the available project budget (Account 2001063), including any amendments authorized by the City Manager; and
5. Authorize the City Manager to execute pole lease agreements with PG&E and AT&T in a form approved by the City Attorney.
REPORT-IN-BRIEF
In April 2022, the City Council initiated efforts to expand broadband access and affordability in the City of San Luis Obispo, culminating in the adoption of the City’s Broadband Plan in June 2023. To implement the plan, the City partnered with Astound Broadband and secured a $4,863,799 grant from the California Public Utilities Commission’s (CPUC) Last Mile Federal Funding Account (FFA) to construct the first phase of the City’s broadband network.
The Broadband Implementation Project – FFA Phase will construct the initial portion of the City’s broadband network, including new aerial fiber installations on existing utility poles and underground fiber through trenching and boring, serving unserved areas within San Luis Obispo. The main network, or “backbone,” will be owned by the City, while Astound will provide the “last-mile” service connections—the final link that connects the City’s broadband network directly to homes and businesses.
Item 5e
This report seeks Council authorization to advertise the project for construction bids and authorization for the City Manager to execute pole lease agreements with PG&E and AT&T to advance the project into construction within the CPUC’s 24-month completion period.
POLICY CONTEXT
In April 2022, the City Council formed an ad-hoc committee to explore ways the City could improve access and affordability of broadband internet for residents and businesses.
Based on the findings of that committee, in June 2022, Council allocated $600,000 of State and Local Fiscal Recovery Funds to study the issue further and develop a broadband plan. In June 2023, the City Council adopted the City’s Broadband Plan.
The 2021-2023 Major City Goals included a specific task related to broadband:
Economic Recovery, Resiliency, and Fiscal Sustainability task o 1.2b-5 – Review and establish policies as required to support broadband to the home to take advantage of the opportunities to work from home to support the Climate Action Plan and Quality of life.
The 2023-2025 Major City Goals include tasks related to broadband:
Economic Recovery, Resiliency, and Fiscal Sustainability task o 1.2j – Represent the interests of the business community during the implementation of the broadband strategic plan.
Diversity, Equity, and Inclusion task
o 2.7a – Support the development and implementation of the Broadband Strategic Plan to ensure access is equitable and pursue funding to fill gaps.
The 2025-2027 Major City Goals call out specific tasks related to Broadband. Diversity, Equity, and Inclusion task
o 1e – Complete the portion of the Broadband Plan funded through the Last Mile FFA.
DISCUSSION
Background
The City’s Broadband Plan aims to bring affordable, equitable broadband access to all residents of the City of San Luis Obispo. Broadband refers to connecting residents to high-speed internet via fiber optic cables that enables reliable access to online services, education, healthcare, business opportunities, and communication. This will be achieved through a combination of new infrastructure and public-private partnerships that provide services through that network. As a part of adopting the Broadband Plan, City Council also authorized advertisement of a Request for Proposals (RFP) for design services to implement the conceptual network design.
Item 5e
To fund the Broadband Implementation project, as directed by Council, City staff looked into the Last Mile FFA Grant from the CPUC. One of the grant requirements was partnering with a qualified operator experienced in broadband deployment to both households and businesses, enabling coverage of residential and commercial locations lacking adequate service. After sending out requests for proposals for the this partnership, the City selected Astound Broadband and executed a Public-Private Partnership (P3) on June 18, 2024.
The project is expected to be completed within 24 months of approval as established by the terms of the grant with the CPUC that was approved on October 17, 2024. On December 10, 2024, the City accepted a Last Mile FFA Grant in the amount of $4,863,799 from the CPUC1.
Design
The Broadband Implementation Project – FFA brings broadband access to various unserved areas throughout the City of San Luis Obispo. The design plans prepared by EN Engineering, the City’s selected design consultant, include the installation of aerial fiber lines onto existing power poles as well as new underground fiber installed by horizontal drilling and open trenching.
Due to the scale of the Broadband network and funding provided through the CPUC grant, the project was separated into two phases: FFA Grant Funded phase and the Strategic Plan (SP) phase. The FFA Grant Funded phase will implement the portion of the Broadband Plan shown in Figure 1, installing new fiber to create the backbone for service to currently unserved areas. The larger SP phase, which is not part of the current project scope and not shown in Figure 1, would connect the remaining unserved areas within the City. Due to its scale and current funding constraints, the SP Phase is not included in the City’s 10-Year CIP. However, staff will continue to seek grant opportunities to support implementation of the SP Phase in the future which has a current conceptual cost estimate of $13 million.
1 Despite the name, the Last Mile Federal Funding Account Grant is administered by the state (the California Public Utilities Commission). In accepting the grant in 2024, the City agreed to the state’s requirements set forth in CPUC Resolution T-17852.
Item 5e
Figure 1 - FFA Project Location
From this backbone, Astound will provide service drops to residences and businesses that choose them as their network provider. All backbone infrastructure installed as part of the project will be owned by the City. Project plans show approximate locations of fiber and related infrastructure, as final alignment will depend on field conditions. The Contractor, with support from City staff and the City’s on-call Construction Management consultant, will finalize the alignment in the field after verifying existing utilities and infrastructure. Project Plans and Specifications are provided for reference, showing the locations of the proposed fiber infrastructure.
Pole Lease Agreements
As part of this project, the City will need to attach fiber lines to poles owned by PG&E and AT&T—10 poles are PG&E-owned, 12 are AT&T-owned, and 67 are jointly owned. To do this, the City must enter into Pole Lease Agreements with both utilities to share a portion of their poles. The executed agreements will be in substantially the same forms as provided here: PG&E and AT&T.
Item 5e
PG&E and AT&T, as regulated utilities under the CPUC, are required to provide access to their poles and have established Joint Pole Agreements to manage access. By entering the Pole Lease Agreements, the City will join these Joint Pole Agreements, which outline responsibilities for pole access, maintenance, and cost-sharing for pole replacements if needed. The City will pay the initial annual leasing fee, totaling approximately $1,500 per year for all the poles, using the grant money. The annual fee is based off an individual charge of $15.82 per pole per year for AT&T, $25.90 per pole per year for PG&E owned poles, and $15.82 per pole per year for Jointly owned poles. The subsequent annual pole fees are currently being negotiated to be paid by Astound through an amendment to the City’s existing Public, Private, Partnership (P3) Agreement. Staff will also be looking to transfer ownership of the installed infrastructure after 3 years of ownership to Astound through the same amendment as they will be operating the system.
Authorization for the City Manager to execute the Pole Lease Agreements is critical to the project schedule. These agreements must be executed before the City can award the construction contract to ensure the route of aerial lines is known to the City and contractor.
Temporary Pole Placement
As part of the Pole Lease Agreements, EN Engineering completed a pole loading analysis to confirm that the additional weight of City fiber lines would not overload existing poles or cause failure2.
The analysis identified thirteen poles that are currently or will be in a failed condition as a result of this project. To address this, the City must either replace the poles or install temporary poles next to them. Temporary poles allow fiber installation to proceed without waiting for replacement, which could otherwise take months or years depending on the pole owner’s availability and would jeopardize the grant timeline for project completion.
The City will not be responsible for replacing poles that fail after attachments are made, provided the City’s attachments did not cause the failure. In such cases, the pole replacement will be the responsibility of the attaching party that caused the failure or the pole owner.
Historically, the City has not allowed temporary poles due to the uncertain replacement timeframe. For this project, however, the City is working with Astound Broadband to amend the Public, Private, Partnership (P3) Agreement. Under the amended agreement, Astound will remove the temporary poles when the failed poles have been replaced after project completion.
Previous Council or Advisory Body Action
April 4, 2023 – City staff provided an update on Broadband Plan and City Council provided direction to complete a plan focused on a public-private partnership.
2 This is important because, under the pole lease agreement with PG&E, the City will be liable for claims if its attachments cause loading on the pole to be out of conformance with applicable regulations.
Item 5e
June 20, 2023 - City Council adopted the Broadband Plan to facilitate work to improve broadband access and affordability within the City and authorized the release of an RFP for a Broadband Private Partner to work with the City to improve broadband access.
June 18, 2024 – City Council authorized the City Manager to execute a Public-Private Partnership (P3) Agreement for Broadband Services between the City of San Luis Obispo and Astound Broadband, LLC.
December 10, 2024 - City Council and the Mayor Accepted the Last Mile FFA Grant and authorized the appropriation of funding ($4,863,799) to the Broadband Implementation Project account (2001063).
Public Engagement
This item is on the agenda for the December 2, 2025 City Council meeting and will follow all the required posting and notification. Public comment on the item can be provided to the City Council through written correspondence prior to the meeting and through public testimony at the meeting.
After project award, Public Works staff will conduct community outreach to present an overview of the project, answer questions, and discuss any potential impacts on the surrounding area. Leading into project construction commencement, staff will provide notification of upcoming construction and updates throughout construction.
CONCURRENCE
City Staff from the Public Works Department and Information Technology Division have worked collaboratively throughout the design and planning phases to ensure compliance with City Standards. In addition, City staff from the Public Works Department and City Attorney’s office are in the process of reviewing the Pole Lease Agreements.
ENVIRONMENTAL REVIEW
The project consists of installation of aerial and underground fiber along with replacement of existing asphalt, sidewalk, curb and gutter in various locations throughout the City. A portion of the Project is located within a potentially archeologically sensitive zone and appropriate monitoring will be in place in the event any sensitive archeological resources are encountered during the project. The final scope and location of the Project is consistent with the previously adopted Initial Study/Mitigated Negative Declaration (IS/MND) ER 10-07 that was approved by the City’s Community Development Director on February 23, 2007 with the Notice of Determination filed with the County of San Luis Obispo, which addressed trenching and improvements within archeologically sensitive areas. Mitigation measures approved through IS/MND ER 10-07 are included in the Project’s specifications and will be followed by the City’s contractor, consistent with the requirements of the California Environmental Quality Act (CEQA).
Item 5e
FISCAL IMPACT
Budgeted: Yes Budget Year: 2024-25
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ $ $ $
State (CPUC) $4,863,799 $4,863,799 $0
Federal
Fees
Other:
Total $4,863,799 $ $ $
The project has a total available balance of $4,863,799, which is fully funded through the CPUC grant. As the funding source is a dedicated grant, all available funds must be expended in support of the project. The City’s broadband partner, Astound Broadband, has also committed $1,211,011 in matching funds to be used for service drops. There are no matching funds required from the City.
The total project cost includes both direct construction costs and soft costs, as detailed in the table below. Direct costs include construction and construction contingency, while soft costs include archeological monitoring, construction management, pole lease agreement fees, and other related expenses necessary for project completion.
Since the total grant provides sufficient funding to support a higher-than-normal contingency, City staff is recommending awarding this contract up to the Publicly Disclosed amount of $2,200,000. This allows the City Manager to award a project with bids that potentially come in higher than the Engineer’s Estimate of $1,800,000. With the project being the first Broadband project executed by the City, a larger contingency allows the City to complete the project within the available budget. This contingency allows the City to account for potential risks associated with horizontal drilling operations, including possible conflicts with existing utilities and unforeseen subsurface conditions. In accordance with CPUC grant requirements, funds are restricted to the approved FFA phase scope. Any grant funds not expended during construction will then be allocated to Astound to provide additional service drops. If after completion of the project, any unused grant funds remain, they will be returned to the CPUC.
Item 5e
Broadband Implementation Project, Specification No. 2001063 Broadband Implementation
Project (2001063)
Project
Total Costs
Last Mile FFA Grant
Publicly Disclosed Limit $2,200,000 $2,200,000
Contingencies (30%) $625,960 $625,960
EN Engineering Permit Application Support $20,000 $20,000 Construction Management $400,000 $400,000
Materials Testing $30,000 $30,000
Archeological Monitoring Plan and Services $15,000 $15,000 Printing & Advertising $2,500 $2,500
Pole Lease Agreement Fees $150,000 $150,000
Service Drops to Unserved Locations (Astound) $1,245,339 $1,245,339 Major Equipment (Astound) $175,000 $175,000
Total Cost of Project $4,863,799 $4,863,799
Total Available Funding $4,863,799 $4,863,799
Remaining Balance $0 $0
ALTERNATIVES
1. Council could decide not to authorize advertisement and award at this time:
This alternative would delay construction of the Broadband Implementation Project. Construction must be completed by October 17, 2026, per CPUC grant requirements and delays may result in the loss of grant funding.
2. Council could decide not to authorize the City Manager to execute Pole Lease Agreements: This alternative would delay construction as multiple updates to City Council may be required to finalize the agreement causing delays in pole attachments.
City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Council Agenda Correspondence
DATE: December 2, 2025
TO: Mayor and Council
FROM: Aaron Floyd, Public Works and Utilities Director
Prepared By: Wyatt Banker-Hix, Supervising Civil Engineer VIA: Whitney McDonald, City Manager
SUBJECT: ITEM #5f – AUTHORIZATION TO AWARD THE RIGHETTI COMMUNITY PARK PROJECT, SPECIFICATION NO 2000054
Staff received the following questions regarding the Additive Alternates and options to award. The questions are below with staff’s response shown in italics:
1) Can you explain a little more about what is meant in the discussion of Alternates on Page 129 of the packet, where it states: “This Alternate (Base Bid and Additive Alternate #3) is the least expensive and is located east of the Base Bid where delayed construction could make future work more difficult?”
Additive Alternate #3 includes a bridge crossing the creek, a paved pump track, and an unpaved bicycle skills course. The pump track uses rubberized asphalt and is designed with horizontal and vertical curves to help riders practice skills needed for more challenging terrain. The skills course is an unpaved loop around the park that includes elements such as balance bridges and cobblestones. The bid for constructing Additive Alternate #3 was approximately $1.5 million, making it the least expensive of all the additive alternates (see Table 2 on Page 123 for Brough Construction’s bid prices for the Base Bid and each Additive Alternate.) The pump track area is located east of the base bid improvements (sports field and restroom) and is surrounded by private property to the north, residential homes to the south and east, and the future park improvements to the west. Because of this, delaying construction of Additive Alternate #3 until after completion of construction of the Base Bid would complicate future construction access. A contractor would need to transport materials and equipment (earthwork machinery, the prefabricated bridge and crane, and asphalt trucks) across the newly completed park, using the multi-use path along the south side for access (see Figure 1). Workspace preparation area would be limited, and the contractor would be responsible for repairing any damage caused to the completed park. This work would also likely require closure of the multi-use path for an approximately 6-month construction duration.
Item 5f – Award Righetti Community Park - Correspondence Page 2 For these reasons, constructing Additive Alternate #3 at the same time as the base bid would avoid future cost escalation and minimize disruption to park users.
Figure 1: Access to Additive Alternate #3 Exhibit
2) Can you provide more context about the RFP process and timing of the Higuera Complete Streets Project as it relates to timing of the Righetti Park Project?
Staff are currently scheduled to request City Council authorization to advertise the Higuera Complete Streets Project on February 3, 2026. As required under the Active Transportation Program (ATP) grant, the construction contract must be awarded prior to July 1, 2026. Based on the most recent cost estimate, staff anticipate a funding shortfall of approximately $2–$2.4 million for the Higuera Complete Streets Project.
If Council awards the Base Bid plus Additive Alternate #1 for the Righetti Community Park Project, the remaining FY 2025–26 CIP Reserve balance would be approximately $1.9 million. If Council chooses to award the Base Bid plus Additive Alternates #1 and #3, staff would need to rely more heavily on CIP Reserve funds appropriated on July 1, 2026, or would need to review potential allocations from Unreserved Working Capital to cover any additional shortfall. The CIP Reserve is budgeted to receive $4 million in FY 2026–27, consistent with the adopted 2025–27 Financial Plan. The amount available in Unreserved Working Capital is unaudited at this time; staff expect more information to be available in February 2026, at which time Council could assess funding needs for projects such as Higuera Complete Streets.
Item 5f – Award Righetti Community Park - Correspondence Page 3 Following Council authorization on February 3, 2026, the Higuera Complete Streets Project will still need to be advertised, awarded, and a construction start date set. This process generally takes approximately three months, so construction is expected to begin as early as May 2026. Because construction for Higuera Complete Streets is expected to last approximately 5–6 months, activity will extend into FY 2026–27. This timing allows the City to effectively obligate FY 2026–27 CIP Reserve funds to cover any remaining shortfall, since those dollars would be used to pay monthly construction invoices once work progresses into the next fiscal year. In other words, obligating future-year resources would provide the necessary cash flow for ongoing construction.
Additionally, project estimates may continue to evolve while design is being finalized; staff will return to Council with a refined funding recommendation as part of the February 3, 2026 request for Authorization to Advertise. 3) If Council chooses to award the Base Bid along with one or more additive alternates, what is the anticipated timeframe within the CIP for completing the remaining additive alternates that are not awarded at this time? All other additive alternates not awarded today would follow the timing identified in the 2025–27 Financial Plan.
Under the current CIP, the anticipated timeframes for the remaining alternates are as follows:
Additive Alternate #1 – Pickleball Courts: programmed for 2029 Additive Alternate #3 – Pump Track/Skills Course: programmed for 2031 Additive Alternate #2 – Basketball Courts: programmed for 2033 Additive Alternate #4 – Tennis Courts: programmed for 2034 If Council awards the Base Bid along with Additive Alternate #1 and/or Additive Alternate #3 at this time, staff would evaluate opportunities to advance the remaining alternates (Additive Alternate #2 and Additive Alternate #4) during the FY 2027–29 Financial Plan process, subject to available funding and citywide priorities.
Once construction funding is allocated for any of these alternates, staff estimate approximately one year would be required to award a contract and complete construction.
Item 5f
Department: Public Works
Cost Center: 9501
For Agenda of: 12/2/2025
Placement: Consent
Estimated Time: N/A
FROM: Aaron Floyd, Public Works & Utilities Director
Prepared By: Wyatt Banker-Hix, Supervising Civil Engineer SUBJECT: AWARD OF CONSTRUCTION CONTRACT FOR RIGHETTI
COMMUNITY PARK
RECOMMENDATION
1. Award a construction contract to Brough Construction, Inc. (Attachment A) in the amount of $12,110,517 for the Righetti Community Park Project, inclusive of the Base Bid and Additive Alternate 1 (Pickleball); and,
2. Authorize the City Engineer to approve Contract Change Orders up to the available project budget (Account 2000054), including any amendments authorized by the City Manager; and,
3. Authorize the Finance Director to transfer funds to the Righetti Community Park Project from the following Capital Project Accounts:
a. $615,000 in Capital Outlay (LRM) from the Storm Drain Project Account (2090742); and,
b. $144,684 in Completed Projects/Undesignated Capital Account (LRM); and,
4. Appropriate $1,900,000 from the Capital Projects Reserve Fund to support the cost of the Righetti Community Park Project; and,
5. Adopt a Resolution (Attachment B) entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, Authorizing Appropriation of $1,900,000 from the Capital Projects Reserve Fund to support the Righetti Community Park Project, Specification Number 2000054.”
REPORT-IN-BRIEF
The Righetti Community Park is a major new recreational facility identified in the Orcutt Area Specific Plan (OASP) that was shaped by extensive community input. The project has been advertised and requires Council approval to award the Base Bid and Additive Alternate 1 (the pickleball courts), which represent the community’s second-highest recreation priority1, to the low bidder.
As part of this request, funding is recommended to be transferred from completed projects as well as the CIP Reserve to fully fund the Base Bid and Additive Alternative 1.
1 See “Discussion” section for a more thorough review of community priorities.
Item 5f
POLICY CONTEXT
On May 17, 2022, City Council approved a Purchasing Policy Update to the Financial Management Manual that required Council approval for Public Projects that cost over $200,000.
The recommended actions to award the low bidder are consistent with City Council’s adopted Capital Improvement Plan (CIP) and Fund Balance and Reserve Policy. The Fund Balance and Reserve Policy, adopted in June 2021, provides guidelines for the Capital Projects Reserve Fund, which states:
The City will maintain a committed reserve of 20% of the capital improvement plan budget from the Local Revenue Measure for the purposes of offsetting unanticipated cost increases, unforeseen conditions, and urgent unanticipated projects to provide continued investment in infrastructure maintenance and enhancement. Use and allocations of funds from the Capital Projects Reserve Fund will be made to Capital Projects including Major Facility Replacement upon Council approval as necessary during any fiscal year.
The proposed use of the Capital Projects Reserve Fund to supplement the Righetti Community Park Project is consistent with this policy, as these funds would offset bid results that exceeded the Engineer’s Estimate. Furthermore, use of the Capital Project Reserve supports continued investment in infrastructure advancement by accelerating a portion of the community park that was previously not expected to be fundable until FY 2029-30.
DISCUSSION
Background
The Righetti Community Park is one of several public parks and open space improvements identified in the Orcutt Area Specific Plan (OASP), a long-range planning effort guiding development in one of the City’s primary residential expansion areas. The Orcutt Area has been recognized as a potential growth area since the 1970s. In 1998, property owners submitted a draft specific plan to the City, initiating a formal planning process that culminated in the City Council’s adoption of the OASP and certification of the Final Environmental Impact Report (FEIR). Righetti Community Park, referred to as the “Neighborhood Park” in the OASP, was identified early as a key public amenity intended to provide active recreation space for nearby neighborhoods and the broader San Luis Obispo community.
Item 5f
Righetti Community Park Project Design and Park Components The Righetti Community Park project will deliver high-priority amenities envisioned in the OASP that have been shaped by public input and Parks and Recreation Commission (PRC) feedback. During the design process, staff received an updated cost estimate of $27 million for the entire community park, exceeding previous cost estimates and the City’s annual capital budget. After this update, the project team worked to separate the park into phases to deliver over time, constructing the most logical and requested amenities first.
This phased approach was introduced to the PRC during the September 2024 meeting, and to the public during the January 2025 Community Forum in preparation for adoption of the 2025/2027 Financial Plan.
To provide flexibility to award additional components of the park, the project was structured with a Base Bid and four Additive Alternates (described below) to align with expected project costs and available funding at the time of adoption of the 2025–27 Financial Plan.
The 2025–27 Financial Plan includes funding in FY2025–26 as well as in the out-years for the Bid Alternates, anticipating that full funding may not be available at the time of award. Any alternates not awarded at this time will become future phases of the Community Park, with funding adjustments reflected in future Financial Plans based on bid results.
The Base Bid includes the primary park area and essential infrastructure, such as the multi-age playground, shaded seating areas, playing field, multi-use paths, parking lot, and main restroom.
The Additive Alternates, developed based on community input and the demonstrated demand for specific recreational amenities, include:
Bid Alternate #1: Dedicated pickleball court complex (identified as the community’s second-highest recreation priority)
Bid Alternate #2: Dual-purpose basketball/futsal courts, bocce courts, second restroom, and upper parking lot
Bid Alternate #3: Bike pump and skills track
Bid Alternate #4: Tennis courts, shaded picnic lawn, vehicle/pedestrian bridge, and additional parking
Item 5f
Figure 1 – Community Park Alternates Diagram
Project Advertisement and Construction Bids
After Council gave Staff Authorization to Advertise on May 20, the project team made final adjustments to the plans in preparation for advertising. Staff advertised the plans and specifications on July 31, 2025, with an initial bid opening date of September 11, 2025. During the advertising period, staff received and responded to more than one hundred Requests for Information (RFIs) from interested contractors. In response, four addenda were issued to clarify project documents and provide additional time for bidders to finalize their proposals, ultimately extending the bid opening to October 23, 2025. This extension benefited the City by allowing for more complete and competitive bids.
Bids were opened on October 23, 2025 at 11:00 a.m., with four bidders participating, with the following bid prices submitted for the Base Bid:
Table 1: Bidder Results – Base Bid Only
Engineer's Estimate $ 9,720,000.00
Brough Construction $ 10,322,611.50
Urban Habitat $ 10,457,519.10
Specialty Construction $ 11,444,549.99
Unified Field Services $ 11,647,013.40
Item 5f
All bids were above the Engineer’s Estimate of $9.7 million, with the low bid from Brough Construction (Brough) within 10% of the estimate. Staff reviewed Brough’s bid (Attachment A) and determined it to be responsive. Accordingly, staff recommends awarding the contract to Brough Construction.
On November 6, 2025, staff received a bid protest letter from Urban Habitat, the 2nd low bidder. The letter alleges Brough failed to list the percentage of total bid work completed by their subcontractors for specialty items (Attachment C). Brough responded with a letter stating that their bid was in substantial conformance with the bid requirements and that, if it was an error to not include the subcontractor percentages for specialty items (a point Brough disputed), such clerical error was immaterial to their bid, and therefore, could be waived. (Attachment D).
Staff intended to reject Urban’s protest as untimely (nearly a week late), and upon consultation with the City Attorney’s Office further concluded that the protest is without merit. A bid may be responsive even if there is a discrepancy in the bid so long as such discrepancy does not affect the total sum of the bid or provide the bidder with a competitive advantage. Brough’s clerical error does neither. Brough’s bid listed the cost of each of the 5 specialty line items, which, when compared to the total bid price, indicates the total base bid amount for the subcontracted specialty items. Moreover, while Brough did not explicitly list the percentage of work to be completed by subcontractors for the specialty items, such information was nonetheless calculable from the four corners of their bid, and therefore responsive.
Bid results for the entire project (Base + All Alternate Bids) are shown below:
Table 2: Bidder Results – Base + All Alternates
Brough Construction submitted the lowest bid for each additive alternate. Although costs exceeded the Engineer’s Estimate, this outcome aligns with current market trends and reflects the complexity and scope of the proposed improvements.
Base Bid Bid Alt 1 Bid Alt 2 Bid Alt 3 Bid Alt 4
Engineer's
Estimate $ 9,720,000 $ 1,388,000 $ 4,500,000 $ 890,000 $ 2,940,000 Brough
Construction $ 10,322,612 $ 1,787,905 $ 5,320,290 $ 1,493,295 $ 3,868,032 Urban Habitat $ 10,457,519 $ 2,201,500 $ 5,436,100 $ 1,702,152 $ 3,956,253 Specialty
Construction $ 11,444,550 $ 2,971,850 $ 7,351,668 $ 2,472,876 $ 5,340,204 Unified Field
Services $ 11,647,013 $ 1,847,252 $ 6,042,452 $ 1,645,360 $ 4,326,700
Item 5f
Recommendation to Award Base Bid + Additive Alternate 1 The PRC has been closely involved throughout the project’s development—from the initial conceptual design review in 2016 through ongoing updates and discussions regarding project phasing. PRC input has guided the refinement of amenities, site layout, and the prioritization of elements for construction. During public outreach and PRC meetings, the additive alternates were ranked according to community priorities and anticipated recreational benefit.
Pickleball courts emerged as the highest priority, following the playground and play fields, reflecting both the sport’s growing popularity and the limited number of available courts within the City. The proposed courts will include lighting to accommodate evening play.
With funding from the Completed Projects Account and CIP Reserve, staff believe adding Alternate #1 (pickleball courts) now will provide the lowest price of construction and deliver this highly anticipated amenity as soon as possible.
Construction is anticipated to begin in Spring 2026 following the rain season. The Base Bid portion of the project is expected to take approximately 18 months to complete, with Additive Alternate 1 extending the construction duration by an estimated two months, for a total anticipated construction period of 20 months.
Previous Council or Advisory Body Action
October 1, 2002 – City Council approved the project description for the Orcutt Area and authorized preparation of a Specific Plan and Environmental Impact Report (EIR).
February 12, 2008 – City Council received the Public Hearing Draft of the OASP and Draft Environmental Impact Report (DEIR), initiating formal public review by the Parks and Recreation Commission, Bicycle Advisory Committee, Cultural Heritage Committee, Architectural Review Commission, and Planning Commission.
March 2, 2010 – City Council adopted the OASP and certified the Final Environmental Impact Report (Resolution No. 10154, 2010 Series). This action included General Plan amendments and direction to initiate implementation steps, such as annexation and fee program development.
May 19, 2015 – City Council approved multiple amendments to the General Plan and OASP, including a Vesting Tentative Tract Map for the Righetti project (VTM #3063). Council also adopted a Mitigated Negative Declaration that tiered from the 2010 OASP FEIR and included site-specific mitigation measures related to parks. May 3, 2023 – The PRC reviewed the conceptual layouts developed by the City’s design consultant and provided feedback.
June 14, 2023 – The PRC received an updated status report based on public feedback and staff input on the Righetti Ranch Park System, including final conceptual layouts for the Community Park.
Item 5f
September 6, 2023 – The PRC reviewed two conceptual playground designs for the Community Park and selected the preferred theme. The commission also confirmed the final preferences for park amenities, including parking, seating, and play structures. This selection guided final playground construction document preparation.
May 20, 2025 – Council Authorizes Staff to proceed with Advertising the Community Park, as well as approve an Addendum to the OASP EIR and transfer funds into the project account.
Public Engagement
The design of the Righetti Community Park was developed through an extensive multiyear public engagement process, including community forums, online surveys, outreach to nearby residents and neighborhood groups, and regular PRC updates from 2021 through 2025.
During project development, staff worked to align the construction approach with expected funding availability, which included detailed discussion and prioritization of phased project elements. Community engagement related to phasing included:
December 6, 2023 – PRC received a Director’s Report introducing the need for project phasing.
January 23, 2025 – A visual phasing layout was presented at the City’s Community Forum for the 2025–27 Financial Plan, allowing the public to see the updated construction strategy and timeline.
February 5, 2025 – PRC received updates within the Directors Report confirming the phased elements and plan for Community Park phase 1 and Additive Alternates to be included in the City’s 2025-27 Financial Plan for Council review.
The intent of this engagement process was to ensure the phasing strategy reflects community expectations within the fiscal constraints of the City. It also provided multiple channels for input from stakeholders, including residents, the PRC, and neighborhood groups.
Public engagement and outreach will continue as the project progresses into construction and subsequent park phases. Following contract award, a media release and social media post will be issued, and as project is awarded, as well as at the start of construction, a webpage will be maintained with regular construction updates. Public Works staff will collaborate with Parks and Recreation staff to host an information session in response to local feedback and plan a groundbreaking ceremony in the New Year.
CONCURRENCE
The recommendations in this report are supported by City Administration, as well as the Public Works and Parks and Recreation Departments. The City Attorney has reviewed the bid protest letter and concurs with the recommendation to award.
Item 5f
ENVIRONMENTAL REVIEW
Environmental impacts associated with the Righetti Community Park project were previously programmatically evaluated in the Final Environmental Impact Report for the OASP (Final EIR; SCH #2004011059), which was certified by the City Council on March 2, 2010 (Resolution No. 10154 [2010 Series]). The planned parks were also considered in the context of residential development through the Initial Study – Mitigated Negative Declaration (IS-MND) adopted in May 2015 for the Righetti Ranch and Jones Ranch residential developments (Tract Maps 3063/3066), which anticipated the park site in a similar location with a slightly larger footprint.
The park improvements planned for construction substantially align with the improvements envisioned for the original neighborhood park in these prior environmental documents. An Addendum to the 2010 OASP Final EIR was approved by Council on May 20, 2025, summarizing the programmatic environmental review completed in the 2010 Final EIR and confirming the applicability of previously adopted mitigation measures. The Addendum also documents that none of the conditions requiring preparation of a Subsequent EIR or Negative Declaration, as described in CEQA Guidelines Section 15162, are triggered by the design and components of the proposed community park project.
The project is consistent with CEQA Guidelines Sections 15162 and 15164. Mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) for the OASP Final EIR continue to be tracked, enforced, and verified by City staff.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2025-2026
Funding Identified: Yes
Fiscal Analysis:
As part of the May 20, 2025 Council agenda item authorizing project advertisement, and 2025-2027 Financial Plan, both OASP Impact Fees and Local Revenue Measure funds were transferred to the project account.
After a review of recently completed projects and the balance of the Capital Project Reserve Account, staff recommend transferring additional funds to the project in order to fund the Base Bid and Additive Alternate #1 (Pickleball Courts) to match the low bid. This strategy allows the City to deliver desired amenities while maintaining the contractor’s bid price on the additive alternate.
Staff also proposes transferring $144,000 from the Completed Projects/Undesignated Capital account and reallocating $615,000 the Storm Drain Maintenance Account (2090742), which currently has a balance exceeding anticipated expenditures for the next fiscal year due to staffing constraints. Sufficient funds will remain in the storm drain account to address potential winter maintenance and repairs.
After the $1,900,000 transfer from the Capital Projects Reserve Fund, sufficient funds will remain to provide capacity for other priority projects anticipated to bid in FY 2025–26, including the Higuera Complete Streets Project and the California/Taft Roundabout.
Item 5f
Funding
Sources
Total
Budget
Available
Current
Funding
Request
(Transfers)
Account
Balance
(2000054)
Remaining
Account
Balance
(All)
Annual
Ongoing
Cost
Capital
Outlay
(LRM -
Account
2000054)
$11,575,288 $ - $11,575,288 $11,575,288 $230,0002
Fees
(OASP –
Account
2000054):
$2,093,623 $ - $2,093,623 $2,093,623 $
-
Storm Drain
2090742
$1,348,209 $ 615,000 $615,000 $733,209 $
-
Completed
Projects/Un
designated
Capital -
LRM
$468,467 $144,684 $144,684 $323,783 $ -
Capital
Reserve
$3,904,675 $1,900,000 $1,900,000 $2,004,675
Total $19,390,262 $2,644,684 $16,328,595 $16,730,578 $230,000
2 See “Fiscal Analysis” section, page 77 of the Council Agenda Report to Advertise for a discussion of Annual Ongoing Costs
Item 5f
Base Bid Construction $ 1,778,623 $ 8,553,989 $ 10,332,612 Add Alt #1 Construction $ - $ 1,787,905 $ 1,787,905
Contingency (15%) $ - $ 1,818,078 $ 1,818,078
Construction Total: $ 1,778,623 $ 12,159,972 $ 13,938,595 Construction Management $ - $ 1,600,000 $ 1,600,000
Construction Support $ 313,000 $ 75,000 $ 388,000
Water Meter Impact Fees $ - $ 400,000 $ 400,000
Total Project Cost: $ 2,091,623 $ 14,234,972 $ 16,326,595 Current Available Funds $ 2,093,623 $ 11,575,288 $ 13,668,911 Additional Funding Required: $ - $ 2,659,684 $ 2,659,684 $ 1,900,000
$ 615,000
$ 144,684
$ 0
Capital Projects Reserve
Storm Drain CIP Account (2090742)
Completed Projects/Undesignated Capital
Post Project Funds:
Fiscal Impact Summary - Base Bid + Add Alt #1 Award
OASP Park
Fund
Capital Outlay
Fund - LRM Total
AVAILABLE FUND TRANSFERS
Item 5f
ALTERNATIVES
1. Award Base Bid Only
Council could choose to award only the Base Bid and defer Additive Alternate 1 (pickleball courts) to a future phase. This option would reduce the immediate project cost and funding needed from the Capital Projects Reserve and other accounts.
This would result in a smaller project cost at the time of award and would require a smaller funding request ($800,000) from the CIP reserve, as well as no funding from the Storm Drain Account.
If this alternative is chosen, the following funding requests would be needed:
Base Bid Construction $ 1,778,623 $ 8,553,989 $ 10,332,612 Contingency (20%) $ - $ 2,066,522 $ 2,066,522
Construction Total: $ 1,778,623 $ 10,620,511 $ 12,399,134 Construction Management $ - $ 1,400,000 $ 1,400,000
Construction Support $ 313,000 $ 50,000 $ 363,000
Water Meter Impact Fees $ - $ 400,000 $ 400,000
Total Project Cost: $ 2,091,623 $ 12,470,511 $ 14,562,134 Current Available Funds $ 2,093,623 $ 11,575,288 $ 13,668,911 Additional Funding Required: $ - $ 895,223 $ 895,223
$ 800,000
$ 95,223
$ -
Capital Projects Reserve
Completed Projects/Undesignated Capital
Post Project Funds:
Fiscal Impact Summary - Base Bid Award
OASP Park
Fund
Capital Outlay
Fund - LRM Total
AVAILABLE FUND TRANSFERS
Capital Project Reserve Account
Current Balance $ 3,904,675
Proposed Request $ 800,000
Proposed Balance $ 3,104,675
2. Award Base Bid + Additive Alternate #3 (Pump Track)
Council could choose to award the Base Bid and Additive Alternate 3, which includes an asphalt bicycle track and an unimproved skills course with obstacles on a separate track. This alternate is the least expensive and is located east of the Base Bid area, where delaying construction could make future work more difficult. However, Additive Alternate 3 was not rated as highly as the Pickleball Courts by the community and PRC.
Item 5f
Should Council choose to award the Base Bid plus Alternative #3 now, $1.9 million from the Capital Reserve and $300,000 from the Storm Drain account would be required to fund this alternative, similar to Staff’s recommendation of Base + Additive Alternate #1:
Base Bid Construction $ 1,778,623 $ 8,553,989 $ 10,332,612 Add Alt #3 Construction $ - $ 1,493,295 $ 1,493,295
Contingency (15%) $ - $ 1,773,886 $ 1,773,886
Construction Total: $ 1,778,623 $ 11,821,170 $ 13,599,793 Construction Management $ - $ 1,600,000 $ 1,600,000
Construction Support $ 313,000 $ 75,000 $ 388,000
Water Meter Impact Fees $ - $ 400,000 $ 400,000
Total Project Cost: $ 2,091,623 $ 13,896,170 $ 15,987,793 Current Available Funds $ 2,093,623 $ 11,575,288 $ 13,668,911 Additional Funding Required: $ - $ 2,320,882 $ 2,320,882 $ 1,900,000
$ 300,000
$ 120,882
$ (0)
Capital Projects Reserve
Storm Drain CIP Account (2090742)
Completed Projects/Undesignated Capital
Post Project Funds:
Fiscal Impact Summary - Base Bid + Add Alt #3 Award
OASP Park
Fund
Capital Outlay
Fund - LRM Total
AVAILABLE FUND TRANSFERS
Staff recommends award of Additive Alternate 1 at this time in order to preserve the bid prices and deliver this highly valued amenity to the neighborhood in a single construction mobilization.
3. Award Base Bid, Additive Alternate #1 (Pickleball), and Additive Alternate #3 (Bike Pump Track)
If Council chooses to award the Base Bid, Bid Alternate #1, and Bid Alternate #3 at this time, the total project cost would require using the full balance of the CIP Reserve Fund ($3,904,675) and an additional $164,319 from the Storm Drain CIP Account.
Staff had intentionally preserved the CIP Reserve to address an anticipated funding need for the Higuera Complete Streets project. That project is planned for award in April or May 2026, which provides an opportunity at the Mid-Year Budget Review in February to evaluate the Unassigned Fund Balance and consider recommending funding for Higuera Complete Streets from that source instead of the CIP Reserve.
At the FY 2024–25 Year-End Budget Report presented to Council on November 4, staff reported an estimated $4.1 million in Unassigned Fund Balance based on unaudited figures. Staff will return to Council in February with updated audited numbers and recommendations. Of the $4.1 million, $500,000 has already been
Item 5f
assigned to the San Luis Museum of Art (subject to the completed audit and a grant agreement approval by Council).
Selecting this option would advance several of the community’s top priorities, including construction of the community park, new pickleball courts, and a pump track (Alternate #3). Delaying Alternate #3 to a future budget cycle could result in higher future costs and make future construction more challenging, particularly due to mobilization needs and ongoing cost escalation.
Should Council wish to move forward with awarding the Righetti Park Project (Base Bid and Additive Alternates #1 and #3) staff would return at Mid-Year to evaluate and potentially allocate a portion of the Unassigned Fund Balance to fund the Higuera Complete Streets project. This alternative presents some risk that at the time of MidYear there could be insufficient Unassigned Fund Balance available to fully fund unexpected cost escalation on that project.
Alternatively, Council could move forward with the Base Bid and Additive Alternative #1 at this time and request that staff evaluate the opportunity to fund Additive Alternative #3 (Pump Track) at Mid-Year. This option would minimize contractor mobilization and ongoing cost escalation impacts if Additive Alternate #3 was added at Mid-Year, and provide more certainty about the available funding to cover the cost of Additive Alternate #3.
Item 5f
Fiscal Impact Summary - Base Bid + Add Alt #1 + Add Alt #3 Righetti Community Park, Spec 2000054
OASP Park Fund
(2000054)
Capital Outlay
Fund - LRM
(2000054) Total
Base Bid Construction $1,778,623 $8,553,989 $10,332,612 Add Alt #1 Construction $- $1,787,905 $1,787,905
Add Alt #3 Construction $- $1,500,000 $1,493,295
Contingency (15%) $- $2,042,072 $2,042,072
Construction Total: $1,778,623 $13,883,966 $15,662,589
Construction Management $- $2,000,000 $2,000,000
Construction Support $313,000 $120,000 $433,000
Water Meter Impact Fees $- $400,000 $400,000
Total Project Cost: $2,091,623 $16,403,966 $18,495,589
Current Available Funds $2,093,623 $11,575,288 $13,668,911 Additional Funding
Required: $- $4,828,678 $4,828,678
AVAILABLE FUND TRANSFERS
Capital Projects Reserve $3,904,675
Storm Drain CIP Account (2090742) $779,319
Completed Projects/Undesignated Capital $144,684
Post Project Funds: $0
4. Reject all bids and re-advertise.
Council could direct staff to reject all bids and re-advertise the project. This would likely result in higher bid totals and significant project delays. Staff, in collaboration with the City Attorney’s office, have concluded that the low bid by Brough is responsive and recommend award.
ATTACHMENTS
A - Brough Bid Package
B - Draft Resolution to appropriate Capital Project Reserve funds C - Bid Protest Letter
D - Low Bidder’ Response Letter
,l
BID FORMS
Ail d forms must be completed and submitted with your bid. Failure to submit these forms and required bid bond is cause to reject the bid as nonresponsive. Staple all bid forms together.
THE UNDERSIGNED, agrees that they have carefully examined:
1. the location of the proposed work
2. the plans and specifications
3. read the accompanying instructions to bidders
and propose to furnish all:
1. materials
2. labor
to complete allthe required work satisfactorily in compliance with
3. plans
4. specifications
5. special provisions
for the prices set forth in the bid item list:
tsID ITEM LIST FOR RIGHETTI RANCH PARKS - COMMUNITY PARK, SPECTFTCAT|ON NO. 2000054
BASE BID ITEMS
Item
No. SSrrr
Item
Descriotion
Unit of
Measure
Estimated
Quantitv
Item Price
(in fiqures)
Total ltem
Price
(in fiqures)
1 8,12 MOBILIZATION &
DEMOBILIZATION LS 1
I $o.ooo 75o ,60 e
2 (F) 16 TEMPORARY FENCING LF 1,420 1
OO l qqa
3 13 WATER POLLUTION
CONTROL LS 1 6teo
4 8
COMPLIANCE W BUILDING
PERMITS REQUIREMENTS LS 1
/7,000
5 COMPLIANCE W/ GRADING
ORDINANCE & APCD
PERMITS
LS 1 tl6,fu0
6 5
SURVEYING &
CONSTRUCTION STAKING LS 1 {1,ooo
7 (F) 17-2 CLEARING AND GRUBBING SQFT 204,500 ,70 Bl, aoo 8 (F) 19 EARTHWORK - CUT CY 9,730 //'^ /o7,030
e (F) 19 EARTHWORK - FILL CY 9,815 ?'oo da,#f
10 19 EARTHWORK -
OVEREXCAVATION LS 1 SL/,0 dO
11 40 CONCRETE PAVING -
PEDESTRIAN SQFT 24,550 '1- 6 AVn
12 4o CONCRETE PAVING
VEHICULAR SQFT 15,820 LS J tS.Soo
SPECIAL PROVISIONS
Addendum #4 - 1