TO: Mayor and City Council
FROM: Philippe Eskandar, City Manager
BY: Isidro Figueroa, Community Development Director
DATE: September 10, 2025
SUBJECT: INTRODUCTION OF ORDINANCE NO. O-25-1421 (FIRST READING) ADOPTING THE 2025 EDITIONS OF THE
CALIFORNIA BUILDING STANDARDS CODES
STRATEGIC PLAN CRITICAL SUCCESS FACTORS
Efficient, Responsive, and Effective City Services
Well-Maintained Infrastructure
Safe Community
Beautiful, Preserved, Single-Family Neighborhoods
BACKGROUND
Section 17958 of the California Health and Safety Code requires that the latest California Codes apply to local jurisdictions 180 days after they become effective at the State level. California Building Standards Commission adopts and publishes the California Building Standards Code (Title 24 California Code of Regulations) every three (3) years. The State’s Health and Safety Code also requires local governments to adopt the most recent editions of these codes.
On July 1, 2025, The California Building Standards Commission (the Commission) published the 2025 Edition of the Building Standards Codes and they become effective at the local level on January 1, 2026. Local amendments are allowed, provided they are more restrictive and reasonably necessary due to the local climatic, geological, and topographical characteristics.
The Commission completed the adoption and approval of the following building standards that are applicable to the City:
2025 California Building Code
2025 California Residential Code
2025 California Plumbing Code
Gretchen Shepherd Romey, Mayor
Tony Chou, Vice Mayor
Hunter Chang, Council Member
John Chou, Council Member
Calvin Lo, Council Member
2025 California Mechanical Code
2025 California Electrical Code
2025 California Energy Code
2025 California Fire Code
2025 California Green Building Standards Code
2025 Referenced Standards Code
2025 Existing Buildings Code
2025 Historical Building Code
2025 Administrative Standards
A complete set of the 2025 California Building Standards Codes is available for review in the Community Development Department. The new codes are also available for viewing by visiting the Building Standards Commissions website at http://www.bsc.ca.gov/BSC/Codes.
In 2019, the Los Angeles County Appendix J Grading Standards Code was incorporated into the City’s Building Code in order to enhance the design and construction of both residential and commercial properties in order to control erosion and water run-off. At this time, staff is recommending adoption of the updated 2022 Edition of the Los Angeles County Appendix J Grading Standards Code without any technical amendments.
DISCUSSION
The Building Code updates do not necessitate any technical changes. The majority of the revisions are formatting adjustments, section relocations, and code number amendments to ensure consistency within the City’s Building Code and alignment with the 2025 California Building Standards Code.
Local Amendments
During this triannual Code Adoption process, the City is proposing to introduce the following technical amendments to the City’s Fire Code.
Article 12 “Fire Code”
Fire Code Amendments:
The most significant revisions to San Marino Fire Code include amendments concerning fire alarm system requirements for R-2 multi-unit dwellings; requirements to residential sprinkler systems to ensure protection of domestic water systems; and numbering changes to ensure consistency with the 2026 California Fire Code.
Fire Alarm Requirement for Multi-family Residential Occupancies:
The Fire Code does not currently address the requirement for a fire alarm for R-2 multi-unit residential dwellings. This revision ensures that any future development of multi-unit residential dwellings remains consistent with current fire protection standards in the city and maintains the highest degree of safety to residents.
Domestic Water Supply Protection for Residential Occupancies:
Fire sprinklers in single-family homes, including Accessory Dwelling Units (ADUs), are classified as low-risk hazards by the State Water Resources Control Board (SWRCB). However, these systems still pose a potential contamination hazard to the domestic water supply. Residential fire sprinkler systems throughout California are installed in accordance with the State’s currently adopted NFPA Standard 13D, which defers cross-connection (contamination) control to the local jurisdiction. In San Marino, multiple water districts serve different areas of the city, each with its own perspectives, policies, and enforcement methods. The proposed amendments establish a uniform minimum standard to be enforced citywide—regardless of the water district.
Chapter 3 California Residential Building Code
Following a review of the 2025 California Wildland-Urban Interface Code, staff determined that although the City of San Marino does not contain any Statedesignated high-risk areas for wildfires, three provisions of the new Code will strengthen local fire safety. These provisions apply to new buildings, additions, or remodels within the City’s designated Very High Fire Hazard Severity Zone and address vents, open eaves, and enclosed eaves.
• Vents: Research has shown that vents are one of the most common points of entry for wind-driven embers during wildfires. Requiring ember-resistant vent assemblies or vents protected with noncombustible mesh significantly reduces the likelihood of ember penetration into attics or crawlspaces.
• Open Eaves: Open eaves create horizontal surfaces and cavities where embers can accumulate, ignite combustible materials, and spread flames to the building. Properly constructed or enclosing open eaves with ignition-resistant materials greatly reduces this vulnerability. • Enclosed Eaves: Enclosed eaves limit ember intrusion, but their effectiveness depends on the use of noncombustible or ignition-resistant materials. Properly constructed enclosed eaves prevent ember entry into concealed spaces where smoldering can lead to delayed ignition and structural loss.
Adopting these provisions will improve community resilience, align with state best practices, and reduce the risk of fire spread within San Marino’s most vulnerable areas.
Process
The process for the adoption of this Ordinance is different than other ordinances. Typically, an ordinance is introduced for first reading at one meeting and then placed on the City Council’s consent calendar for adoption at a subsequent meeting. In this case, State law requires that a public hearing be conducted at the time of the second reading. This evening, the City Council is being asked to consider the Ordinance for introduction and first reading. If Council moves forward with introducing the Ordinance for first reading, then the public hearing and second reading of the Ordinance will take place at the September 26, 2025, City Council meeting.
Resolution No. R-25-23 adopting findings of necessity and need for amendments, deletions, and additions to the 2025 California Building Standards Code based on local conditions will be brought back with the second reading of the Ordinance for adoption, if Council approves the first reading of the Ordinance.
FISCAL IMPACT & PROCUREMENT REVIEW
None.
LEGAL REVIEW
The City Attorney's office has reviewed and approved as to form.
RECOMMENDATION
Staff recommends the Council introduce for first reading Ordinance No. O-25- 1421. Resolution No. R-25-23 will be brought back for adoption with the public hearing and second reading of the Ordinance at the September 26, 2025, City Council meeting. If the City Council concurs with staff’s recommendation, the appropriate motion would be:
“I move to waive full reading and introduce by title only, Ordinance No. O-25- 1421, an Ordinance of the City of San Marino Adopting by Reference the 2025 Editions of the California Administrative, Building, Mechanical, Plumbing, Electrical, Residential, Fire, Energy, Green Building Standards, Historical Building, Existing Building, Appendix J Los Angeles County Grading Standards and Referenced Standards Codes, with Certain Amendments, Deletions and Additions, and Amending Chapter 25 of the San Marino Municipal Code.”
ATTACHMENTS
1. Draft Ordinance No. O-25-1421
2. Draft Resolution No. R-25-23