1 City Council Meeting: September 30, 2025 Santa Monica, California ORDINANCE NUMBER _________ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA ADOPTING THE 2025 BUILDING STANDARDS CODE
WHEREAS, the California State Building Standards Commission approved and published the 2025 edition of the California Building Standards Code on July 1, 2025, and such code will be effective 180 days thereafter, which is January 1, 2026; and WHEREAS, the 2025 California Building Standards Code includes the 2025 California Building, Residential, Electrical, Energy, Mechanical, Plumbing, Fire, Green Building, Wildland-Urban Interface, Historical and Existing Building Standards Codes; and
WHEREAS, California Health and Safety Code Sections 17958.5, 17958.7, and 18941.5 provide that the City may make changes or modifications to the building standards contained in the 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, on June 30, 2025, the Governor signed into law Assembly Bill (AB) 130, which implements a freeze on certain state and local building code updates for nearly six years, subject to limited exceptions, commencing October 1, 2025; and WHEREAS, exceptions include, among others, (1) changes or modifications that are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025, (2) 2 changes or modifications relating to home hardening, and (3) changes or modifications to administrative practices related to enforcement of code violations; and WHEREAS, the local amendments to the Building Standards Code include carryover amendments from the previous 2022 Code adoption cycle that were previously recommended from a collaborative group of Building Officials from the Los Angeles County region and other amendments that were in effect as of September 30, 2025, as well as proposed new local amendments related to updated code provisions, home hardening, and fire safety; and
WHEREAS, the proposed amendments include readoption of local amendments to the CALGreen 2024 Embodied Carbon Intervening Code to provide for a reduction in Portland Cement, amendments which were adopted by City Council on April 23, 2024 (“Low-Carbon Concrete Reach Code”); and
WHEREAS, the 2025 re-adoption of the Low-Carbon Concrete Reach Code uses the same language from the 2024 Intervening Code with no substantial changes to the previously adopted reach code; and
WHEREAS, the proposed amendments also include minor changes proposed to administrative and enforcement items in Article VIII, Building Regulations, of the Santa Monica Municipal Code (SMMC) to modify and clarify language to reflect current processes and to eliminate internal redundancies; and
WHEREAS, the remaining amendments constitute removal of local provisions that are no longer reasonably necessary because of local climatic, geological, or topographical conditions; and
3 WHEREAS, on September 10, 2025, the Building and Fire Life Safety Commission met to consider recommendations to the City Council regarding adopting the 2025 California Building Standards Code, local amendments to that Code, and local climatic, geological, and topographical conditions; and
WHEREAS, at the September 10, 2025, the Building and Fire Life Safety Commission unanimously recommended that the City Council adopt a resolution making necessary local findings and adopt the 2025 California Building Standards Code with local amendments, and
WHEREAS, the City Council finds each of the local amendments necessary and applicable to Santa Monica based on local climatic, geological, and topographical conditions; and
WHEREAS, the City Council finds that each of the proposed amendments are substantially similar to amendments that were previously adopted by Council and were in effect as of September 30, 2025, or fall under one of the other exceptions in AB 130, including, but not limited to home hardening and/or administrative practices related to enforcement of code violations; and
WHEREAS, based upon the findings contained in the Resolution adopted concurrently with this Ordinance, the City Council has found that certain modifications and additions to the California Building Standards Code are reasonably necessary based upon local climatic, geological and topographical conditions.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS:
4 SECTION 1. It is the purpose and intent of this Ordinance to adopt 2025 California Building Standards Code, including the 2025 California Building, Residential, Electrical, Energy, Mechanical, Plumbing, Fire, Green Building, Wildland-Urban Interface, Historical and Existing Building Standards Codes, along with local modifications and changes that are necessary to address local climatic, geographical, and topographical conditions, and to readopt and make various administrative amendments to certain provisions of the Santa Monica Municipal Code relating to the 2025 California Building Standards Code SECTION 2. Santa Monica Municipal Code Chapter 8.08, Administrative Code, is hereby readopted and amended as set forth in Exhibit A, Section 1.
SECTION 3. Santa Monica Municipal Code Chapter 8.12, Building Code, is hereby readopted and amended as set forth in Exhibit A, Section 2.
SECTION 4. Santa Monica Municipal Code Chapter 8.18, Existing Building Code, is hereby readopted and amended as set forth in Exhibit A, Section 3.
SECTION 5. Santa Monica Municipal Code Chapter 8.20, Historical Building Code, is hereby readopted and amended as set forth in Exhibit A, Section 4.
SECTION 6. Santa Monica Municipal Code Chapter 8.22, Residential Code, is hereby readopted and amended as set forth in Exhibit A, Section 5.
SECTION 7. Santa Monica Municipal Code Chapter 8.24, Electrical Code, is hereby readopted and amended as set forth in Exhibit A, Section 6.
SECTION 8. Santa Monica Municipal Code Chapter 8.28, Mechanical Code, is hereby readopted and amended as set forth in Exhibit A, Section 7. 5 SECTION 9. Santa Monica Municipal Code Chapter 8.32, Plumbing Code, is hereby readopted and amended as set forth in Exhibit A, Section 8.
SECTION 10. Santa Monica Municipal Code Chapter 8.36, Energy Code, is hereby readopted and amended as set forth in Exhibit A, Section 9.
SECTION 11. Santa Monica Municipal Code Chapter 8.39, Wildland-Urban Interface Code, is hereby adopted and amended as set forth in Exhibit A, Section 10.
SECTION 12. Santa Monica Municipal Code Chapter 8.40, Fire Code, is hereby readopted and amended as set forth in Exhibit A, Section 11.
SECTION 13. Santa Monica Municipal Code Chapter 8.44, Fire and Life Safety Prevention Requirements, is hereby readopted and amended as set forth in Exhibit A, Section 12.
SECTION 14. Santa Monica Municipal Code Chapter 8.58, Mandatory Seismic Retrofit Administrative Requirements, is hereby readopted and amended as set forth in Exhibit A, Section 13.
SECTION 15. Santa Monica Municipal Code Chapter 8.60, Mandatory Seismic Retrofit Requirements for Unreinforced Masonry Bearing Wall Buildings, is hereby readopted and amended as set forth in Exhibit A, Section 14.
SECTION 16. Santa Monica Municipal Code Chapter 8.64, Mandatory Seismic Retrofit Requirements for Existing Concrete and Reinforced Masonry Wall Buildings with Flexible Diaphragms, is hereby readopted and amended as set forth in Exhibit A, Section
15. 6
SECTION 17. Santa Monica Municipal Code Chapter 8.68, Voluntary Seismic Retrofit Requirements for Cripple Walls and Sill Plate Anchorage in Single-Family Dwellings, is hereby readopted and amended as set forth in Exhibit A, Section 16.
SECTION 18. Santa Monica Municipal Code Chapter 8.72, Mandatory Seismic Retrofit Requirements for Soft, Weak or Open Front Walls in Light Wood Framed Buildings, is hereby readopted and amended as set forth in Exhibit A, Section 17.
SECTION 19. Santa Monica Municipal Code Chapter 8.76, Mandatory Seismic Retrofit Requirements for Existing Welded Steel Moment Frame Structures, is hereby readopted and amended as set forth in Exhibit A, Section 18.
SECTION 20. Santa Monica Municipal Code Chapter 8.80, Mandatory Seismic Retrofit Requirements for Existing Non-Ductile Concrete Buildings, is hereby readopted and amended as set forth in Exhibit A, Section 19.
SECTION 21. Santa Monica Municipal Code Chapter 8.108, Green Building Standards Code, is hereby readopted and amended as set forth in Exhibit A, Section 20.
SECTION 22. Any provision of the Santa Monica Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance.
SECTION 23. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed 7 this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.
SECTION 24. The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. The City Clerk shall cause the same to be published once in the official newspaper within 15 days after its adoption. This Ordinance shall become effective on January 1, 2026.
APPROVED AS TO FORM:
________________________________
Heidi von Tongeln, Interim City Attorney
8 EXHIBIT A
Section 1. Chapter 8.08 – Administrative Code
Section 2. Chapter 8.12 – Building Code
Section 3. Chapter 8.18 – Existing Building Code
Section 4. Chapter 8.20 – Historical Building Code
Section 5. Chapter 8.22 – Residential Code
Section 6. Chapter 8.24 – Electrical Code
Section 7. Chapter 8.28 – Mechanical Code
Section 8. Chapter 8.32 – Plumbing Code
Section 9. Chapter 8.36 – Energy Code
Section 10. Chapter 8.39 – Wildland-Urban Interface Code Section 11. Chapter 8.40 – Fire Code
Section 12. Chapter 8.44 – Fire and Life Safety Prevention Requirements Section 13. Chapter 8.58 – Mandatory Seismic Retrofit Administrative Requirements Section 14. Chapter 8.60 – Mandatory Seismic Retrofit Requirements for Unreinforced Masonry Bearing Wall Buildings
Section 15. Chapter 8.64 – Mandatory Seismic Retrofit Requirements for Existing Concrete and Reinforced Masonry Wall Buildings with Flexible Diaphragms Section 16. Chapter 8.68 – Voluntary Seismic Retrofit Requirements for Cripple Walls and Sill Plate Anchorage in Single-Family Dwellings
Section 17. Chapter 8.72 – Mandatory Seismic Retrofit Requirements for Soft, Weak or Open Front Walls in Light Wood Framed Buildings
9 Section 18. Chapter 8.76 – Mandatory Seismic Retrofit Requirements for Existing Welded Steel Moment Frame Structures
Section 19 Chapter 8.80 – Mandatory Seismic Retrofit Requirements for Existing NonDuctile Concrete Buildings Section 20. Chapter 8.108 – Green Building Standards Code 10 SECTION 1. CHAPTER 8.08 – ADMINISTRATIVE CODE
§ 8.08.010. Purpose, scope and conflicting provisions.
(a) Purpose. The purpose of this Chapter is to establish the minimum requirements necessary to safeguard the public health, safety and general welfare through the administration and enforcement of the California Building Standards Code as adopted by this jurisdiction and codified in Article VIII of the Municipal Code. (b) Scope. The provisions of this Chapter shall apply to the construction, alteration, moving, demolition, repair, site preparation, use, maintenance and occupancy of buildings, structures and building service equipment, and shall serve as the administrative, organizational and enforcement rules and regulations for the applicable codes and standards.
(c) Conflicting Provisions. When conflicting provisions or requirements occur between this Chapter and other codes, standards, or laws, the most restrictive provisions shall govern. When there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. When conflicts occur between specific provisions of this Chapter and administrative provisions of applicable State codes and other standards, the specific provisions of this Chapter shall prevail. § 8.08.020. Definitions.
For the purpose of this Chapter, certain terms, phrases, words and their derivatives shall be construed as specified in this Section. Where a term, phrase or word does not appear in this Chapter but appears in the California Building Standards Code, the definition in the California Building Standards Code shall be applicable. Where terms are not defined, they shall have their ordinarily accepted meanings within the context with which they are used. 11 "Alter" or "alteration" is a change or modification in construction or building service equipment.
"Approved," as to materials, types of construction, equipment and systems, refers to approval by the OfficialOfficer as the result of investigation and tests conducted by the OfficialOfficer, or by reason of accepted principles or tests by recognized authorities, technical or scientific organizations.
"Building Code" is the Building Code of the City of Santa Monica. "Building, existing" is a building for which a legal building permit has been issued. "Building OfficialOfficer r" is the Building OfficialOfficer r of the City of Santa Monica appointed pursuant to Article VII of the City Charter, or his or her regularly authorized deputy.
"Building service equipment" is the plumbing, mechanical, electrical, elevator equipment or other services that are essential to the occupancy of a building or structure for its designated use.
"Code and this Code" are the Santa Monica Municipal Code, unless otherwise noted.
"Electrical Code" is the Electrical Code of the City of Santa Monica. "Energy Code" is the Energy Code of the City of Santa Monica. "Existing Building Code" is the Existing Building Code of the City of Santa Monica. "Green Building Code" is the Green Building Standards Code of the City of Santa Monica.
"Jurisdiction," as used in this Code, is the City of Santa Monica. 12 "Listed and listing" are terms referring to equipment and materials included in a list published by an approved testing laboratory, inspection agency, or other organization concerned with product evaluation that maintains periodic inspection of current productions of listed equipment or materials. The published list shall state that the material or equipment complies with approved nationally recognized codes, standards or tests and has been tested or evaluated and found suitable for use in a specified manner. "Mechanical Code" is the Mechanical Code of the City of Santa Monica. "Occupancy" is the purpose for which a building, or part thereof, is used or intended to be used.
"Owner" is any person, agent, firm or corporation having a legal or equitable interest in the property.
"Plumbing Code" is the Plumbing Code of the City of Santa Monica. "Residential Code" is the Residential Code of the City of Santa Monica. "Structure" is that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner.
"Valuation" is the estimated fair market value of the cost of all construction work for which the permit is issued as determined by the Building OfficialOfficer. To determine the valuation, the Building OfficialOfficer may use the most current building valuation table published by the International Code Council, the mean of three responsible bids from properly licensed contractors or any other commonly accepted method to estimate construction costs.
§ 8.08.030. Powers and duties of the Building OfficialOfficer. 13 (a) General. The Building OfficialOfficer is hereby authorized and directed to enforce all the provisions of Article VIII of this Code, the California Building Standards Code and applicable codes and standards, except Chapters 8.39, 8.40, and 8.44 related to Fire Safety, which shall be enforced in accordance with the provisions of those Chapters by the Fire Chief or the Fire Chief’s designee. For such purposes, the Building OfficialOfficer and authorized deputies shall have the powers of a law enforcement officer. The Building OfficialOfficer shall have charge of the supervision and inspection of all buildings within the City and shall have power and be required to:
(1) Examine building plans in order to determine conformity with State laws and ordinances and issue building permits in connection therewith; and (2) Enforce the laws and ordinances regulating the construction and maintenance of buildings and other structures.
(b) Mobile Home Parks. The Building OfficialOfficer is hereby authorized and directed to enforce the provisions of the Mobilehome Parks Act and Title 25 California Code of Regulations and shall have authority to promulgate and/or adopt administrative regulations governing the appeal of orders, decisions and determinations of the Building OfficialOfficer for matters related to such enforcement. (c) Deputies. The Building OfficialOfficer may appoint such number of technical officers and inspectors and other employees as shall be authorized from time to time. The Building OfficialOfficer may deputize such inspectors or employees as may be necessary to carry out the functions of this Chapter. In post disaster events, the Building OfficialOfficer may deputize private citizens who are qualified to provide damage assessment of buildings and structures on behalf of the City.
14 (d) Rules and Interpretations. The Building OfficialOfficer shall have the power to render interpretations, and to adopt and enforce supplemental rules and regulations as may be deemed necessary to clarify the application of the provisions of this Chapter, the California Building Standards Code and applicable codes and standards. Such interpretations, rules and regulations shall be in conformity with the intent and purpose of this Chapter.
(e) Right of Entry. When necessary to make an inspection to enforce any of the provisions of this Chapter and applicable codes and standards, or when the Building OfficialOfficer has reasonable cause to believe that there exists in any building or upon a premises any condition which is contrary to or in violation of this Code, which makes the building or premises unsafe, dangerous or hazardous, the Building OfficialOfficer, or designee, may enter the building or premises at all reasonable times to inspect or to perform the duties imposed by this Code. The Building OfficialOfficer shall have recourse to all remedies provided by law to secure entry.
If the Building OfficialOfficer has reasonable cause to believe that the building, structure or any condition on a property is so unsafe, dangerous or hazardous as to require immediate inspection to safely protect public health and safety, the Building OfficialOfficer, or designee, shall have the right to immediately enter and inspect such property, and may use any reasonable means required to effect such entry and make such inspection, whether such property be occupied or unoccupied and whether or not permission to inspect has been obtained. If the property is occupied, then the Building OfficialOfficer, or designee, shall first present credentials to the occupant and demand entry, explaining the reasons therefor and the purpose of the inspection. 15 (f) Orders to Stop Construction Work. When work is being done contrary to any permit, to the provisions of this Chapter, the California Building Standards Code, any development agreements or any other pertinent Federal, State or local ordinances and regulations, the Building OfficialOfficer, or any subordinate authorized to act on behalf of the Building OfficialOfficer, may order the work stopped, by giving notice in writing to persons engaged in the doing or causing such work to be done. No person shall fail to comply with the stop work order.
(g) Suspension or Revocation of Permits or Certificate of Occupancy. The Building OfficialOfficer may, in writing, suspend or revoke a permit or Certificate of Occupancy issued under the provisions of this Chapter whenever the permit or Certificate of Occupancy has been issued in error, on the basis of incorrect information supplied, without the payment of the required fees, or in violation of any Federal, State or local ordinances or regulations.
Local ordinances and regulations include, but shall not be limited to:
(1) Any provision of the approved plans, applicable codes and standards or any other provision of the City's Municipal Code, which is applicable to the work, including, but not limited to, exterior noise standards and permitted hours of operation pursuant to Sections 4.12.130 and 4.12.140 of the Municipal Code;
(2) Any condition of City permit approval, including, but not limited to, planning and zoning requirements, required construction mitigation measures for occupied buildings and adjacent properties and tenant protection during construction; (3) Safety standards for onsite use or occupancy, adjacent properties or the public way, as determined by the Building OfficialOfficer; 16 (4) Any administrative citations and compliance orders including the payment of any fines or penalties;
(5) Any air or water quality standards, including, but not limited to, asbestos contamination;
(6) Any required license, security or insurance related to the work; (7) Any requirement set forth in a development agreement ordinance. (h) Discontinue Use of Building Occupancy and Service Equipment. When a building or structure or building service equipment therein regulated by this Code and applicable codes and standards is being used, maintained or occupied contrary to the provisions of such codes, or is dangerous to human life, the Building OfficialOfficer may order such use or occupancy discontinued, entry to any such structure or building be limited, and require such structure, building or requirement be made safe and brought into compliance with this Code. No person shall fail to comply with such an order. The Building OfficialOfficer may further post signs limiting access to any building, structure or service equipment subject to a correction order issued pursuant to this Section. No person shall fail to comply with any such signage. No person shall deface, cover or remove such signage. (i) Authority to Disconnect Utilities. The Building OfficialOfficer or the Building Official’sOfficer authorized representative shall have the authority to disconnect a utility service or energy supplied to the building, structure or building service equipment therein regulated by this Code or applicable codes and standards in case of emergency where necessary to eliminate an immediate hazard to life or property.
The Building OfficialOfficer shall whenever possible notify the serving utility, the owner and occupant of the building, structure or building service equipment of the decision to 17 disconnect prior to taking such action, and shall notify such serving utility, owner and occupant of the building, structure or building service equipment, in writing, of such disconnection immediately thereafter.
(j) Approval of Alternate Materials, Methods of Design and Methods of Construction. The Building OfficialOfficer may approve an alternate material, method of design or method of construction not specifically prescribed by the applicable codes and standards, provided the Building OfficialOfficer finds that the proposed design is satisfactory and complies with the provisions of applicable codes and standards and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in applicable codes and standards in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. The Building OfficialOfficer shall require that sufficient evidence or proof be submitted to substantiate claims that may be made regarding its use.
(k) Requiring of Tests. Whenever there is insufficient evidence of compliance with the provisions of applicable codes and standards or evidence that materials or construction do not conform to the requirements of applicable codes and standards, the Building OfficialOfficer may require tests as evidence of compliance to be made at no expense to the jurisdiction.
Test methods shall be as specified by applicable codes and standards or by other recognized test standards. In the absence of recognized and accepted test methods, the Building OfficialOfficer shall determine test procedures. Tests shall be made by an approved agency. The Building OfficialOfficer shall retain reports of such tests for the period required for the retention of public records.
18 (l) Maintaining Records. The Building OfficialOfficer shall maintain sufficient records to show the approved use, occupancy and type of construction for all structures requiring permits and the applicable code standards applicable to any existing building. Such records shall include any special administrative approvals including alternate materials, methods of design and construction, modifications and tests.
The Building OfficialOfficer shall also maintain an official copy of the plans of every building issued a building permit during the life of the building except for: Any building containing a bank, other financial institution, or public utility. (m) Cooperation of Other Officials, Officers, and Managers. The Building OfficialOfficer may request, and shall receive, the assistance and cooperation of other officials, officers, and managers of this jurisdiction so far as is required in the discharge of the duties required by this Code or other pertinent laws or ordinances. (n) Liability. The Building OfficialOfficer charged with the enforcement of this Code, the California Building Standards Code and applicable codes and standards, acting in good faith and without malice in the discharge of duties, shall not thereby be rendered personally liable for damage that may accrue to persons or property as a result of an act or omission in the discharge of the assigned duties. A suit brought against the Building OfficialOfficer or employee because of such act or omission performed by the Building OfficialOfficer or employee in the enforcement of the provisions of such codes or other pertinent laws or ordinances implemented through the enforcement of this Code or enforced by the code enforcement agency shall be defended by this jurisdiction until final termination of such proceedings, and any judgment resulting therefrom, shall be assumed by this jurisdiction.
19 This Section shall not be construed to relieve from or lessen the responsibility of any person owning, operating or controlling a building, structure or building service equipment therein for damages to persons or property caused by defects, nor shall the code enforcement agency or its parent jurisdiction be held as assuming such liability by reason of the inspections authorized by this Code or permits or certificates issued under this Code.
§ 8.08.040. Board of Appeal.
(a) General. Pursuant to this Chapter, Section 1002 of the Santa Monica City Charter, the California Building Standards Code, the Building and Fire Life Safety Commission is hereby created as the Board of Appeal.
Members of the Commission shall be appointed by the City Council to serve a term of four years unless removed for cause. No Commission member shall hold any paid office with the City.
The Commission shall adopt reasonable rules and regulations for conducting investigations and business and shall render all decisions and findings in writing to the responsible official and appellants. Said Commission may also recommend to the appointing authority such new legislation as is consistent therewith.
The Building OfficialOfficer and/or Fire Marshal or designee shall be an ex-officio member of the Commission and shall act as secretary.
(b) Membership. The Building and Fire Life Safety Commission shall be composed of seven members. To the extent practicable as determined by the City Council, the Commission's membership shall be composed as follows: at least one State of California licensed or registered architect, civil engineer or structural engineer; one State of 20 California licensed building contractor; one State of California Certified Access Specialist; and one State of California Registered Fire Protection Engineer. (c) Jurisdiction. The jurisdiction of this Commission shall be limited to hearing appeals of determinations, decisions and orders, including stop work, suspension or revocation orders, issued by the Building OfficialOfficer or the Fire Marshal relative to the application and interpretations of the California Building Standards Code and related codes and standards.
Unless otherwise specified above, the Commission shall have no jurisdiction over any matter reserved for any other board or commission established by City Charter or this Code, any citations or orders issued pursuant to Chapter 1.09 or 1.10 of this Code, or any abatement proceedings initiated under Chapter 8.92 or 8.96 of Article VIII of this Code or their successors.
(d) Timing of Appeals of Stop Work, Suspension or Revocation Orders. Any appeal of a stop work, suspension or revocation order issued by the Building OfficialOfficer or the Fire Marshal shall be filed with the Building OfficialOfficer within three business days after the issuance of the order. Enforcement of the suspension or revocation order is stayed pending resolution of the administrative appeal unless immediate enforcement of the order is mandated because:
(1) Continuation of the work presents an actual or potential danger to construction workers, occupants of adjacent structures, adjacent public infrastructure, or members of the public;
(2) Continuation of the work would be in violation of Santa Monica Building Code Section 108;
21 (3) Continuation of the work would constitute a nuisance; or (4) No permit has been issued for the work.
When any of these factors are present, any person ordered to stop work shall comply with such order forthwith. If the suspension or revocation order is stayed pending appeal, any materials installed or constructed after issuance of the order may be required to be removed should the Building OfficialOfficer or Building and Fire Life Safety Commission affirm the order.
(e) Timing of Other Appeals. Unless otherwise specified by this Code, any appeal to the Building and Fire Life Safety Commission shall be filed within ten business days after the issuance of the underlying decision by the Building OfficialOfficer or the Fire Marshal. (f) Persons Eligible to Appeal. Appeals may be filed by any permit applicant, the property owner of any permit at issue, or the recipient of any order. Whenever there are multiple parties with the right to appeal, the property owner's decision to appeal or not appeal shall control.
(g) Judicial Review. Any person aggrieved by any decision of the Building and Fire Life Safety Commission may seek judicial review of the decision. § 8.08.050. Permits required.
(a) General. No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, maintain or demolish any building, structure or building service equipment regulated by this Chapter, the California Building Standards Code and related codes and standards without first obtaining an appropriate permit for each building, structure or building service equipment from the Building OfficialOfficer except as specified in this Section.
22 No person shall do any exterior sandblasting within the City without first obtaining an appropriate permit for each separate work location or contractor.
No person shall perform any excavation or grading work without first obtaining an appropriate permit from the Building OfficialOfficer except as specified in this Section.
No person shall erect any temporary structures within the City without first obtaining an appropriate permit from the Building OfficialOfficer except as specified in this Section.
Exemption from the permit requirements of this Chapter shall not be deemed to grant authorization for any work to be done in violation of the provisions of applicable codes and standards or any other laws or ordinances.
(b) Temporary Structures. Temporary structures such as reviewing stands, platforms, displays and other miscellaneous structures, sheds, canopies or fences used for the protection of the public around and in conjunction with construction work may be erected by special permit from the Building OfficialOfficer for a limited period of time.
Buildings or structures erected under a special permit need not comply with the type of construction or fire-resistive time periods required by the Building Code. Temporary structures shall be completely removed upon the expiration of the time limit stated in the permit.
(c) Work Exempt from Building Permit. A building permit shall not be required for the following:
(1) One-story detached accessory buildings not more than fourteen feet in height when used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed one hundred twenty square feet, when the surface of adjacent grade does not exceed one unit vertical in ten units horizontal (i.e., ten percent slope); 23 the building does not contain electrical, mechanical or plumbing work and the building conforms to the applicable zoning regulations of Chapter 9.04 of the Municipal Code. (2) Exterior freestanding masonry or concrete walls not over four feet high, and other fences not over seven feet high.
(3) Oil derricks.
(4) Movable cases, counters and partitions not over five feet nine inches high. (5) Retaining walls that are not over four feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding flammable liquids.
(6) Water tanks supported directly upon grade if the capacity does not exceed five thousand gallons and the ratio of height to diameter or width does not exceed 2:1. (7) Platforms, walks and driveways not more than thirty inches above grade and not over or surcharging any basement or story below. (8) Painting, papering and similar finish work, including color or texture coating of exterior plaster.
(9) Flooring when installed on a concrete floor slab or when weighing not more than four pounds per square foot or replacing the same weight per square foot. (10) Temporary motion picture, television and theater stage sets and scenery. (11) Prefabricated swimming pools accessory to one- and two-family dwellings in which the pool walls are entirely above the adjacent grade and the capacity does not exceed five thousand gallons and there are no electrical, gas or plumbing equipment or components associated with the prefabricated swimming pool. 24 (d) Work Exempt from a Grading Permit. A grading permit is not required for the following:
(1) Any grading work authorized by a valid combination-building permit. (2) An excavation for construction of a structure permitted below finished grade for basements and footings of a building, retaining wall or other structure authorized by under a valid building permit.
(3) Cemetery graves.
(4) Refuse disposal sites controlled by other regulations. (5) Excavations for wells or tunnels or utilities.
(6) Mining, quarrying, excavating, processing or stockpiling of rock, sand, gravel, aggregate or clay where established and provided for by law, provided such operations do not affect the lateral support or increase the stresses in or pressure upon any adjacent or contiguous property.
(7) Exploratory excavations under the direction of geotechnical engineers or engineering geologists.
(8) An excavation that is less than two feet in depth or does not create a cut slope greater than five feet in height and steeper than one unit vertical in one and onehalf units horizontal (sixty-six and seven-tenths percent slope). (9) A fill less than one foot in depth and placed on natural terrain with a slope flatter than one unit vertical in five units horizontal (twenty percent slope), or less than three feet in depth, not intended to support structures, that does not exceed fifty cubic yards on any one lot and does not obstruct a drainage course. 25 (e) Work Exempt from Plumbing Permit. A plumbing permit shall not be required for the following:
(1) Any plumbing work authorized by a valid combination-building permit. (2) The stopping of leaks in drains, soil, waste or vent pipe, provided, however, that should any concealed trap, drain pipe, soil, waste or vent pipe become defective and it becomes necessary to remove and replace the same with new material, the same shall be considered as new work and a permit shall be procured and inspection made as provided in this Code.
(3) The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, nor for the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures. (f) Work Exempt from Electrical Permit. An electrical permit shall not be required for the following:
(1) Any electrical work authorized by a valid combination-building permit. (2) Portable motors or other portable appliances energized by means of a cord or cable having an attachment plug end to be connected to an approved receptacle when the Electrical Code permits that cord or cable.
(3) Repair of fixed motors, transformers or fixed approved appliances of the same type and rating in the same location.
(4) Temporary decorative lighting.
(5) Repair or replacement of current-carrying parts of any switch, contactor or control device.
(6) Reinstallation of attachment plug receptacles, but not the outlets therefor. 26 (7) Replacement of an over-current device where the device is installed in the same location and is of the same manufacturer, same voltage, same ampere rating, same characteristics, and has an interrupting capacity meeting conditions at the time of replacement.
(8) Repair or replacement of electrodes or transformers of the same size and capacity for signs or gas tube systems.
(9) Taping joints.
(10) Removal of electrical wiring.
(11) Temporary wiring for experimental purposes in suitable experimental laboratories.
(12) The wiring for temporary theater, motion picture or television stage sets. (13) Electrical wiring, devices, appliances, apparatus or equipment operating at less than twenty-five volts and not capable of supplying more than fifty watts of energy. (14) Low-energy power, control and signal circuits of Class II and Class III as defined in the Electrical Code.
(15) Installation, alteration or repair of electrical wiring, apparatus or equipment or the generation, transmission, distribution or metering of electrical energy or in the operation of signals or the transmission of intelligence by a public or private utility in the exercise of its function as a serving utility.
(g) Work Exempt from Mechanical Permit. A mechanical permit shall not be required for the following:
(1) Any mechanical work authorized by a valid combination-building permit. 27 (2) Portable heating appliance, ventilating equipment, cooling unit or evaporative cooler.
(3) Closed system of steam, hot or chilled water piping within heating or cooling equipment regulated by the California Mechanical Code.
(4) Replacement of any component part of assembly of an appliance that does not alter its original approval and complies with other applicable requirements of applicable codes and standards.
(5) Refrigerating equipment that is part of the equipment for which a permit has been issued pursuant to the requirements of applicable codes and standards. (6) A unit refrigerating system as defined in the Mechanical Code. (h) Work Exempt from All Permitting Requirements. Reinstallation of new toilets, urinals, and irrigation timers, in programs entirely undertaken by the City of Santa Monica and directly supervised by the Building Officer shall not require any building, mechanical, electrical, or plumbing permit. This exemption only applies to the fixture or equipment but does not exempt plumbing, piping, drainage, electrical work associated with the replacement. This exemption does not apply to installations in new buildings. § 8.08.060. Permit application.
(a) Application. To obtain a permit, the applicant shall first file an application in writing on a form furnished by the Building OfficialOfficer for that purpose. Every such application shall identify and describe the work to be covered by the permit for which each application is made, the responsible party for the work and such other information that the Building OfficialOfficer may require to show conformance to applicable laws and regulations. 28 When an architect or engineer prepares or is required to prepare submittal documents, the application shall designate the architect and/or engineer of record. (b) Submittal Documents. When required by the Building OfficialOfficer, plans, specifications, engineering calculations, diagrams, soil investigation reports, sound tests, material tests, Construction Management Plans as required by Chapter 8.98 of this Code, special inspection and structural observation programs and other data shall be submitted with each application for a permit. When an architect or engineer does not prepare such plans, the Building OfficialOfficer may require the applicant submitting such plans or other data to demonstrate that State law does not require that a licensed architect or engineer prepare the plans before accepting submittal documents or permit application.
Deferral of any submittal items shall require prior approval of the Building OfficialOfficer.
If the Building OfficialOfficer approves the deferral of submittals to a time after permit issuance, the approved plans shall list the deferred submittals. The deferred submittal items shall not be installed until the Building OfficialOfficer has approved their design and submittal documents.
(c) Investigation. Whenever work for which a permit is required by this Chapter has been commenced without first obtaining a permit, a special investigation shall be made before a permit may be issued for such work when so ordered by the Building OfficialOfficer.
(d) Information on Plans and Specifications. Plans and specifications shall be drawn to scale and shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of all relevant laws, ordinances, rules and regulations.
29 (e) Special Inspection and Structural Observation Program. When the Building Code requires special inspection and/or structural observation, the architect or engineer of record shall prepare an inspection program which shall be submitted to the Building OfficialOfficer for approval prior to issuance of the building permit. The inspection program shall designate the portions of the work to have special inspection, the name or names of the individuals or firms who are to perform the special inspections and indicate the duties of the special inspectors, including any required nondestructive testing.
The Building OfficialOfficer, or when approved by the Building OfficialOfficer, the owner, the engineer or architect of record, or an agent of the owner, but not the contractor or any other person responsible for the work, shall employ the special inspector. When structural observation is required, the inspection program shall name the individuals or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur. The inspection program shall include samples of inspection reports and provide time limits for submission of reports. (f) Preconstruction Meetings. The Building OfficialOfficer may require the permit holder to participate in a preconstruction conference prior to the completion of plan review and permit issuance to review the plans and specifications for adequacy and sufficiency of details and conformance to building standards and interpretations. (g) Change of Architect or Engineer of Record. If the circumstances require, the owner may designate a substitute architect or engineer of record who shall perform all the duties required of the original architect or engineer of record. In such cases, the owner shall notify the Building OfficialOfficer in writing if the architect or engineer of record is changed or is unable to continue to perform the duties. The architect or engineer of record shall be 30 responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building. (h) Expiration of Application for Permit.
(1) A permit application shall expire if no permit is issued within eighteen months after the date the permit application is filed, except as provided below. (A) An application for a demolition permit for the demolition of residential buildings and structures, which are subject to the replacement project requirements of the City's Zoning Ordinance, shall expire if no permit is issued within two years following the date the application is filed. (B) An application for a permit for a project subject to the construction rate program of the City's Zoning Ordinance shall not expire while that project remains on the waiting list for a building permit.
(C) An application for a demolition permit for a building or structure in which the original permit was issued more than forty years before the date of filing of the demolition permit application shall expire if no permit is issued within three years following the date the application is filed.
(D) An application for a project that requires a Coastal Development Permit shall expire if no building permit is issued within three years of the building permit application filing date; however, if the project includes an approved vesting tentative map, the permit application expiration date shall be extended to be concurrent with the term of the vesting tentative map for the project. (E) An application for a one hundred percent affordable housing project shall expire if no building permit is issued within three years of the building permit 31 application filing date. For the purposes of this Section, one hundred percent affordable housing projects are any housing projects where all of the dwelling units are deed restricted as affordable to fifty percent AMI households, eighty percent AMI households, or moderate-income households.
(F) Notwithstanding the foregoing, all complete applications filed prior to January 6, 2025 shall be extended for an additional period of one year, provided that the applicant attests that the project will comply with all current code requirements applicable to the project.
(2) No action may be taken on an application after expiration. Plans and other data submitted for review may thereafter be returned to the applicant or purged by the Building OfficialOfficer. To obtain a permit, applicants shall submit a new application, new submittal documents and pay a new plan review fee. All applicable standards in effect at the time of the new application shall then apply to the project. (i) Extensions. The Building OfficialOfficer may grant three six-month extensions of the eighteen- month plan check time period set forth in subsection (h)(1) above. The Building Official may grant one twelve-month extension of the plan check time period set forth in (h)(1)(D) and (E), above. In all cases, the applicant must demonstrate that:
(1) No changes have been made or will be made to the original plans and specifications except as required by the original plan review; and (2) No pertinent laws or ordinances have been amended subsequent to the date the original application was filed which would cause the development project at issue to be inconsistent with such amended provisions; and
32 (3) Any approvals granted under Article 9 of the Municipal Code are still valid and have not expired; and
(4) Circumstances beyond the control of the applicant have prevented the permit from being issued in the authorized time period. § 8.08.070. Permit issuance, extension and renewal.
(a) Issuance. If the Building OfficialOfficer finds that the work described in an application for a permit and submittal documents conforms to the requirements of this Article, the California Building Standards Code and other pertinent laws and ordinances, and that the applicant has paid all required fees, the Building OfficialOfficer shall issue a permit for the work to the applicant. When a permit is issued for which plans are required, the construction documents shall be approved in writing or by stamp.
No building permit or demolition permit shall be issued by the City for any development that requires a coastal development permit under the California Coastal Act of 1976, Public Resources Code Section 30000 et seq., until such time as a coastal development permit has been issued for such development.
(b) Partial Permit. The Building OfficialOfficer may issue a permit for the construction of part of a building, structure or building service equipment before the entire plans and specifications for the whole building, structure or building service equipment have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements. The holder of a partial permit shall proceed without assurance that the permit for the entire building, structure or building service will be granted.
33 (c) Expiration. Every permit issued under the provisions of this Code expires by limitation and becomes null and void when any of the following circumstances is applicable:
(1) Failure to Start Construction. If the building or work authorized by such permit is not started within one year from the date of permit issuance; (2) Cessation of Work. If the building or work authorized is suspended or abandoned at any time after the work has started, for a period of one hundred eighty days or more;
(3) Time to Complete. In addition to subsections (1) and (2) above, every permit issued under the provisions of this Chapter expires by limitation and becomes null and void when the time allowed to complete all work authorized by the permit exceeds three years from the date of permit issuance, except as provided in subsection (d)(1)(A). The time allowed to complete all work authorized by a permit: (A) issued and active as of March 13, 2020; (B) issued between March 13, 2020 and December 31, 2022; or (C) issued pursuant to a complete application submitted between March 13, 2020 and December 31, 2022, shall be five years.
(4) Notwithstanding the foregoing, the time allowed to start and complete all work authorized by a permit issued prior to January 6, 2025 shall be extended for an additional period of one year, provided that the applicant attests that the project will comply with all current code requirements applicable to the project. (d) Extensions.
(1) Extensions of time from the stated periods in subsection (c) above may be permitted for good reason, provided such requests are submitted to the Building 34 OfficialOfficer in writing prior to permit expiration. The written request must demonstrate that:
(A) Due to circumstances beyond the owner's or permittee's control, construction could not be commenced, continued or completed in the authorized time period;
(B) If construction has started, substantial progress has been made; (C) The condition of the property presents no health or safety hazard; and
(D) The continued delay will not create any unreasonable aesthetic impact to the neighborhood or substantial economic detriment to neighboring property owners.
(2) The time periods set forth to start construction within one-year or resume construction after cessation of work for one hundred eighty days may each be extended no more than once, and the time period set forth to complete construction may be extended no more than three times; however, if the project includes the preservation of a designated City of Santa Monica landmark, the period to complete construction may be extended no more than four times. Each extension of time shall not exceed one hundred eighty days.
(e) Extension Request Appeals. The decision of the Building OfficialOfficer may be appealed to the Director of Planning and Community Development, who shall conduct a de novo review. Any such appeal shall be filed in writing within seven days of the decision of the Building OfficialOfficer. The decision of the Director of Planning and Community Development shall be final.
35 (f) Renewal. Before any work authorized under an expired permit can be recommenced, the permit holder shall file an application for renewal. Such application shall include all original submittal documents and shall identify any changes that have been made or will be made in the original plans and specifications for such work. If the Building OfficialOfficer finds that the work remaining to be completed under the permit conforms to the requirements of applicable codes and standards and other pertinent laws and ordinances, and that the applicant has paid all required fees, the Building OfficialOfficer shall renew the permit for the work to the applicant. No work shall recommence until the renewal application and submittal documents are approved. § 8.08.080. Fees.
(a) Fees. The fee for each service provided in the administration and enforcement of this Chapter shall be as set forth by Resolution of the City Council based on the estimated reasonable cost of providing the service, except for penalties. (b) Valuation. When valuation is a basis for fees, the Building OfficialOfficer shall determine the valuation in accordance with the provisions of this Code. (c) Special Services. When plans, tests, inspections and associated reports require special review and analysis by an outside entity, said fees shall be in an amount reasonably necessary to defray costs to the City directly attributable to employing or contracting with such private entity. Direct costs shall include administrative and overhead costs of the City for procuring and monitoring the work attributable to the outside entity. (d) Reinspection Fees. A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made.
36 Reinspection fees may also be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the Building OfficialOfficer. (e) Refunds. The Building OfficialOfficer shall authorize refunding of a fee paid under the provisions of this Chapter that was erroneously paid or collected or when paid for services not provided. When partial services are performed, the Building OfficialOfficer shall determine the proportion of the fee to be refunded based on the estimated reasonable cost of the service not performed. Applications for refund must be made in writing within one year of fee payment.
§ 8.08.090. Standard inspections.
(a) General. Construction or work for which a permit is required shall be subject to inspection by the Building OfficialOfficer and the construction or work shall remain accessible and exposed for inspection purposes until approved by the Building OfficialOfficer. It shall be the duty of the permit holder to cause the work to remain accessible and exposed for inspection purposes. Neither the Building OfficialOfficer nor this jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
(b) Survey. The Building OfficialOfficer may require a survey of the lot to verify that the structure is located in accordance with the approved plans. (c) Inspection Record Card. Work requiring a permit shall not be commenced until the permit holder or the agent of the permit holder shall have posted or otherwise made available an inspection record card such as to allow the Building OfficialOfficer 37 conveniently to make the required entries thereon regarding inspection of the work. The permit holder shall maintain this card available until the Building OfficialOfficer has granted final approval.
(d) Maintenance of Approved Plans. Approved plans and specifications shall not be changed, modified or altered without authorizations from the Building OfficialOfficer, and all work regulated by this Code shall be done in accordance with the approved plans, which shall be kept on the site of the building or work at all times during which the work authorized thereby is in progress.
(e) Inspection Requests. It shall be the duty of the person doing the work authorized by a permit to notify the Building OfficialOfficer that such work is ready for inspection. The Building OfficialOfficer may require that every request for inspection be filed at least one working day before such inspection is desired. Such request may be in writing or by telephone at the option of the Building OfficialOfficer. It shall be the duty of the person requesting any inspections required either by this Code or applicable codes and standards to provide access to and means for inspection of the work. (f) Approval Required. Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the Building OfficialOfficer r.
The Building OfficialOfficer, upon notification, shall make the requested inspections and shall either indicate that that portion of the construction is satisfactory as completed or shall notify the permit holder or an agent of the permit holder wherein the same fails to comply with this Code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the Building OfficialOfficer. 38 There shall be a final inspection and approval of all buildings and structures when completed and ready for occupancy and use prior to such occupancy or use. (g) Required Building Inspections. No work shall be covered or concealed without first obtaining the approval of the Building OfficialOfficer. The Building OfficialOfficer may make or require other inspections of construction work to ascertain compliance with the provisions of this Code or applicable codes and standards and other laws applicable to the work.
§ 8.08.110. Approved fabricators.
(a) General. The Building OfficialOfficer may approve portions of the work authorized under any permit to be constructed off-site at the premises of an approved fabricator. (b) Application for Approved Fabricator License. Prior to any work being constructed off site, the fabricator shall submit an application for approved fabricator status on the form supplied for such purpose by the Building OfficialOfficer.
The application shall include a detailed fabrication procedural manual reflecting key quality control procedures that provides a basis for inspection control of workmanship and the fabricator plant and the name of the approved inspection or quality control agency that will monitor the effectiveness of the quality control program. (c) Special Inspection Requirements. The Building OfficialOfficer shall determine if the work is of such a nature to require periodic or continuous special inspection in addition to the quality control measures of the fabricator and periodic monitoring by the approved inspection or quality control agency.
(d) Certificate of Compliance. For any work constructed off site, the approved fabricator shall submit a certificate of compliance to the Building OfficialOfficer and to the 39 engineer or architect of record stating that the work was performed in accordance with the approved plans and specifications.
(e) Monitoring Reports. The approved inspection or quality control agency shall notify the Building OfficialOfficer in writing of any change to the procedural manual, the fabricator's quality control capabilities, plant and personnel as outlined in the fabrication procedural manual and the results of periodic plant inspections. (f) Revocation of Approved Fabricator Status. The Building OfficialOfficer may revoke the license of any approved fabricator if it is found that work done pursuant to the approval is in violation of applicable codes and standards or this Chapter. The decision of the Building OfficialOfficer in these matters shall be final. § 8.08.130. Certificate of occupancy.
(a) Use or Occupancy. Buildings or structures shall not be used or occupied, nor shall a change in the existing occupancy classification of a building or structure or portion thereof be made until the Building OfficialOfficer has issued a Certificate of Occupancy therefor as provided herein.
(b) Certificate Issued. After the Building OfficialOfficer inspects the building or structure and finds no violations of the provisions of this Code, approved plans and specifications, or any other pertinent laws, the Building OfficialOfficer shall issue a Certificate of Occupancy that shall contain the following:
(1) Building permit number.
(2) Address of the building.
(3) Name and address of the owner.
(4) Description of that portion of the building for which the certificate is issued. 40 (5) A statement that the described portion of the building has been inspected for compliance with the requirements of this Code for the group and division of occupancy and the use for which the proposed occupancy is classified. (6) Name of the Building OfficialOfficer.
(c) Temporary Certificate. The Building OfficialOfficer may issue a Temporary Certificate of Occupancy for the use of a portion or portions of a building or structure prior to the completion of the entire building or structure if the Building OfficialOfficer finds that substantial hazard will not result from occupancy of a building or portion thereof before the same is completed, and the required accessibility features are in place. The Building OfficialOfficer may require sufficient security to guarantee the completion of any outstanding construction and the payment of all outstanding obligations. (d) Posting. The Certificate of Occupancy shall be posted in a conspicuous place on the premises and shall not be removed except by the Building OfficialOfficer. § 8.08.140. Validity of approvals.
(a) Issuance of Permits. The issuance of a permit or approval of plans or submittal documents shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this Chapter, the California Building Standards Code, and other applicable codes and standards, or of any other ordinance of this jurisdiction, State or Federal law. Permits presuming to give authority to violate any pertinent law or ordinance shall not be valid.
(b) Validity of Inspections. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this Code or of other ordinances of 41 the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this Code or of other ordinances of the jurisdiction shall not be valid. (c) Validity of Certificate of Occupancy. Issuance of a Certificate of Occupancy shall not be construed as an approval of a violation of the provisions of this Code or of other ordinances of the jurisdiction. Certificates presuming to give authority to violate or cancel the provisions of this Code or of other ordinances of the jurisdiction shall not be valid. (d) Conformance to Code. The issuance of a permit based on plans, specifications and other data or the approval as a result of an inspection shall not prevent the Building Officer from thereafter requiring the correction of errors in said plans, specifications and other data or constructed work prior to use or occupancy or thereafter. § 8.08.150. Copy of approved plans.
(a) Plans Available for Viewing. Approved plans maintained by the Building OfficialOfficer shall be open for inspection as a public record at the City facility designated by the Building OfficialOfficer.
(b) Copy of Approved Plans. Before duplicating in whole or part the approved plans, the Building OfficialOfficer shall request the written permission of the certified, licensed or registered professional or his or her successor, if any, who signed the original documents and the written permission of the original or current owner of the building, or, if the building is part of a common interest development, with the written permission of the board of directors or governing body of the association established to manage the common interest development to duplicate the plans.
(c) Written Request to Owner and Professionals. The written request to a licensed, registered, or certified professional may be made by sending a registered letter to the 42 licensed, registered, or certified professional requesting his or her permission to duplicate the official copy of the plans and sending with the registered letter, a copy of the affidavit furnished by the Building OfficialOfficer, which has been completed and signed by the person requesting to duplicate the official copy of the plans. The Building OfficialOfficer shall send registered letters to the most recent address of the licensed, registered, or certified professional available from the California State Board that licensed, registered or certified the professional.
(d) Cost to Provide Copies. The City Council may establish a fee to be paid by any person who requests the Building OfficialOfficer to duplicate the official copy of any plans pursuant to this Section, in an amount which it determines is reasonably necessary to cover the costs pursuant to this Section.
(e) Approval or Authorization Unreasonably Withheld. The certified, licensed, or registered professional's refusal to permit the duplication of the plans is unreasonable if, upon request from the Building OfficialOfficer, the professional does either of the following:
(1) Fails to respond within thirty days of receipt by the professional of the request. However, if the Building OfficialOfficer determines that the professional is unavailable to respond within thirty days of receipt of the request due to serious illness, travel, or other extenuating circumstances, the Building OfficialOfficer shall extend the time period to allow the professional adequate time to respond, as determined to be appropriate to the individual circumstance, but not to exceed sixty days. (2) Refuses to give his or her permission for the duplication of the plans after receiving the signed affidavit and registered letter specified in subsections (b) and (c). 43 (f) Requestor's Affidavit. The Building OfficialOfficer shall furnish the form of an affidavit to be completed and signed by any person requesting to duplicate the approved plans, which contains provisions stating all of the following:
(1) That the copy of the plans shall only be used for the maintenance, operation, and use of the building.
(2) That drawings are instruments of professional service and are incomplete without the interpretation of the certified, licensed, or registered professional of record. (3) That subdivision (a) of Section 5536.25 of the Business and Professions Code states that a licensed architect who signs plans, specifications, reports, or documents shall not be responsible for damage caused by subsequent changes to, or use of, those plans, specifications, reports, or documents where the subsequent changes or uses, including changes or uses made by State or local governmental agencies, are not authorized or approved in writing by the licensed architect who originally signed the plans, specifications, reports, or documents, provided that the written authorization or approval was not unreasonably withheld by the architect and the architectural service rendered by the architect who signed the plans, specifications, reports, or documents was not also a proximate cause of the damage.
§ 8.08.160. Connection to utilities.
(a) Utility and Energy Connections. Persons shall not make connections from a utility or other source of electrical power; natural gas; potable, reclaimed or gray water; or solar energy, to building service equipment, which is regulated by applicable codes and standards and for which a permit is required by this Code, until approved by the OfficialOfficer.
44 (b) Temporary Connections. The Building OfficialOfficer may authorize the temporary connection of the building service equipment to a source of: electrical power; natural gas; potable, reclaimed or gray water; or solar energy for the purpose of testing building service equipment, or for use under a Temporary Certificate of Occupancy. (c) Connection after Order to Disconnect. Persons shall not make connections from a source of: electrical power; natural gas; potable, reclaimed or gray water; or solar energy, nor supply energy or fuel to building service equipment which has been disconnected or ordered to be disconnected by the Building OfficialOfficer or the use of which has been ordered to be discontinued by the Building OfficialOfficer until the Building OfficialOfficer authorizes the reconnection and use of such equipment.
§ 8.08.170. Abrasive blasting regulations.
(a) Purpose. The purpose of this Section is to establish minimum standards for abrasive blasting; to safeguard property and public welfare; and to reduce human exposure to noxious materials such as lead and asbestos. (b) Definitions. The following words or phrases, as used in this Section shall have the following meanings:
"Abrasive blasting" is the cleaning or preparing of a surface by forcibly propelling a stream of abrasive material against the surface.
"Abrasive material" is any material used in an abrasive blasting operation including, but not limited to, sand slag, steel shot, garnet or walnut shells. "Certified lead inspector/assessor" means an individual who is currently certified in accordance with the California Code of Regulations Title 17 Section 35005. 45 "Certified lead project designer" means an individual who is currently certified in accordance with the California Code of Regulations Title 17 Section 35006. "Certified lead project monitor" means an individual who is currently certified in accordance with the California Code of Regulations Title 17 Section 35007. "Certified lead supervisor" means an individual who is currently certified in accordance with the California Code of Regulations Title 17 Section 35008. "Certified lead worker" means an individual who is currently certified in accordance with the California Code of Regulations Title 17 Section 35009. "Lead-contaminated dust" means lead-contaminated dust as defined pursuant to the California Code of Regulations Title 17 Section 35035. "Lead-contaminated soil" means lead-contaminated soil as defined pursuant to the California Code of Regulations Title 17 Section 35036.
"Lead hazard" means lead hazard as defined pursuant to the California Code of Regulations Title 17 Section 35037.
"Lead-related construction work" means lead-related construction work as defined pursuant to the California Code of Regulations Title 17 Section 35040. (c) Permit Required. No person shall do any exterior abrasive blasting sandblasting within the City without first obtaining a permit. A permit shall be required for each separate work location or contractor. A permit issued pursuant to this Section shall require compliance with all local, State, and Federal regulations, including, but not limited to, waste disposal, urban runoff control, and asbestos emission control per the South Coast Air Quality Management District Rule 1403.
46 (d) Application. To obtain a permit, the applicant shall file an application with the Building OfficialOfficer. Each application shall state the location, name and address of the responsible party, estimated times abrasive blasting will take place, amount of insurance for property damage and public liability that the applicant carries, the name of the insurance company issuing the policy and the contractor qualifications. (e) Required Test Submittal Documents. Each application for abrasive sandblasting shall also include a determination of the lead content of each surface(s) to be abraded and shall be made by a certified lead inspector/assessor. This determination shall be based on a representative sample of paints chips. Samples shall be collected in accordance with a sampling plan developed for each separate work location. Samples shall be analyzed by a laboratory currently accredited by the State of California Department of Health Services, California Environmental Laboratory Accreditation Program (ELAP). Analysis of surface coatings and materials shall be performed in a manner that meets the requirements of subsection (d)(9) and subsection (n)(4) of Title 8 California Code of Regulations Section 1532.1.
(f) Qualifications. Where the lead content of a surface(s) is below six hundred parts per million (ppm), the contractor shall be required to have a California State Licensing Board license with a specialty contractor classification C61 (D38 Sand and Water Blasting) per the California Code of Regulations Title 16, Division 8, Article 3.
Where the lead content of surface(s) is six hundred ppm or greater the contractor shall be required to have a California State Licensing Board license with a specialty contractor classification C61 (D38 Sand and Water Blasting) per the California Code of Regulations Title16, Division 8, Article 3. In addition, individuals who perform all work including the 47 preparation of the work plan, abatement, and clearance shall be properly qualified in accordance with the California Code of Regulations Title 17, Division 1, Chapter 8, Article 1, Section 35001 et seq. Lead abatement plans shall be prepared by a certified lead project designer or lead project monitor; lead abatement work shall be performed by a certified lead supervisor(s) and certified lead worker(s). All clearance work shall be performed by a certified lead inspector(s)/assessor(s) or a certified lead project monitor(s).
(g) Lead Hazard. No person shall perform lead-related construction work on any surface in a manner that creates a lead hazard pursuant to California Health and Safety Code Section 105255(a). Where lead concentrations in paint are six hundred ppm or greater and abrasive blasting has been performed, a clearance inspection shall be performed by a certified lead inspector/assessor. In no case following abrasive blasting shall residual soil concentrations of lead exceed four hundred ppm, unless a prior determination established a background lead concentration in soil above four hundred ppm, in which case no residual soil concentration of lead shall exceed the background levels.
(h) Noise Restrictions. Abrasive blasting shall comply with the noise standards of Municipal Code Section 4.12.110.
(i) Dry Sandblasting Limits. No dry abrasive blasting shall be permitted except upon special permission of the Building OfficialOfficer. Permission shall be granted only in those situations where wet abrasive blasting cannot be done due to unique circumstances. Any application for dry abrasive blasting shall state thereon the reasons 48 why wet abrasive blasting cannot be used and the additional precautions that will be taken to protect the public.
(j) Notice Prior to Abrasive Blasting. A minimum of three days' notice shall be given to owners, tenants and occupants of all structures within one hundred fifty feet of the site on which abrasive blasting is to be done.
(k) Additional Requirements. At the Building Official’sOfficer's discretion, restrictions in addition to the standards set forth in this chapter may be imposed on a case-by-case basis, when such additional restrictions are necessary to protect the public health and safety.
§ 8.08.180. Responsibility for Code enforcement in mobile home parks. (a) Local Authority. City Council hereby reaffirms Resolution Number 2536 (CCS) adopted November 11, 1961, whereby the City assumes responsibility for enforcement of State of California regulations and requirements for mobile home parks. § 8.08.190. Temporary trailer permits.
(a) House-Type Trailers. Whenever the expression "house-type trailers" is used in this Section, it shall mean house trailers, trailer coaches, mobile homes, and similar vehicles as are defined in Section 18000 et seq., of the California Health and Safety Code. (b) Regulations. The following regulations shall apply to house-type trailers other than mobile homes located in mobile home parks for use other than as living accommodations.
No person, firm or corporation shall use, store, or place a house-type trailer for any purpose or in any manner except as in these regulations provided:
49 (1) No person, firm or corporation shall use a house-type trailer for any purpose or in any manner without first obtaining a written permit from the Building OfficialOfficer authorizing such use, storage, or placement.
(2) No person, firm or corporation shall use, store or place a house-type trailer for any purpose or in any manner in violation of or in nonconformance with any of the terms provided in a permit issued by the Building OfficialOfficer for use, storage, or placement of said house-type trailer.
(c) Permit Standards. The Building OfficialOfficer shall be guided by the following standards in the issuance of permits for the use, storage, and placement of house-type trailers:
(1) No house-type trailer shall be used in any residential zone for any purpose other than storage thereof, except when used in connection with the erection of new structures.
(2) No house-type trailer or house-type trailers singly, in connection groups, or otherwise shall be used for any purpose on any lot or parcel, as defined in Article IX of this Code, for a cumulative period of more than six months in any twelve consecutive months, except as hereinafter provided for any purpose other than storage thereof. (3) Except in connection with the erection of new structures, no house-type trailer shall be used for any purpose not directly connected and associated with a business or activity conducted within an enclosed building on the lot or parcel upon which it is used or upon a lot or parcel immediately adjacent or contiguous thereto which is under the ownership, operation, or direct control of the person, firm or corporation to whom the permit is issued.
50 (4) No permit shall be issued for the use of a house-type trailer unless there are legally provided toilet facilities located within a reasonable distance not to exceed two hundred feet from the closest point of said house-type trailer, which toilet facilities are owned, operated, or under the direct control of the permittee. (5) The total space occupied by a house-type trailer or trailers used under such permit shall not exceed one percent of the total square footage of the enclosed portion of the building described above for the activity, provided that the space occupied by the house-type trailer may be limited to one house-type trailer used in connection with any business or businesses which are related to each other and are, directly or indirectly, under a common ownership or management, if the space which would be occupied by any house-type trailers in excess of one is normally used for parking of automobiles or has been so used within three months of the time of the application for the permit, and only if the automobiles so displaced may be accommodated on other off-street parking facilities owned or controlled by permittee.
(d) Permit Time and Frequency Limits. The permit issued hereunder may be extended for a period not to exceed one year, provided that in the event of such an extension, no further permit shall be issued for use on the same or adjacent premises or on premises owned, operated, or controlled by the permittee or his or her successor or successors in interest for a period of two years succeeding expiration of the extended permit. § 8.08.200. Bracing of water heaters.
Prior to any building sale, or as part of any building permit or inspection carried out by the Building and Safety Division, all water heaters shall be braced in conformance with the 51 minimum standards established by the Division of the State Architect or California Building Code.
§ 8.08.210. Building addresses.
(a) Assigning of Address Ranges to Land. The City Engineer shall assign address numbers to all parcels of land in the City of Santa Monica and shall indicate the same upon an official City map.
One hundred numbers shall be assigned to each and every block between streets and avenues and wherever such streets and avenues do not extend through any platted or unplatted lands, the number shall be assigned to the spaces between such streets if extended through such lands.
(b) Assigning of Addresses to Buildings or Use of Land. The Building OfficialOfficer shall assign address numbers to buildings and when land is used for approved purposes.
To facilitate emergency services and record keeping, the Building OfficialOfficer shall assign only one numerical address for any new building. Portions of a building divided for separate tenants shall use unit numbers or letters subordinate to the main numerical address. Addresses shall not be assigned to accessory structures. The Building OfficialOfficer may grant exceptions to these requirements when requested by the Fire Chief or Chief of Police to improve emergency response efforts or to facilitate City record keeping.
(c) Posting of Building Addresses. All buildings shall display the assigned address number so as to be visible from the street upon which the address is based. § 8.08.220. Expedited solar system permitting.
52 Solar energy systems which qualify for expedited permit processing, pursuant to Government Code Section 65850.5, shall be subject to the administrative permitting procedures set forth in the City's Solar Energy System Permit Expediting Ordinance. § 8.08.230. Expedited electric vehicle charging station permitting.
Electric vehicle charging stations which qualify for expedited permit processing, pursuant to Government Code Section 65850.7, shall be subject to the administrative permitting procedures set forth in the City's Electric Vehicle Charging Station Permit Expediting Ordinance.
53 SECTION 2. CHAPTER 8.12 – BUILDING CODE
§ 8.12.010. Adoption.
That certain document entitled "California Building Code, 20222025 Edition," which adopts by reference the International Building Code, 20212025 Edition, as published by the California Building Standards Commission and the International Code Council including "Seismic Hazard Maps," as published by the United States Geological Survey (excluding Chapter 1 Division II, and Chapters 7A, 16A, 17A, 18A, 19A, 21A, 22A), including Chapter 1, Division I, and Appendix J are hereby adopted with the local amendments and provisions of this Chapter, and with Chapters 8.18 and 8.48 through
8.80 of the Santa Monica Municipal Code, as the Building Code of the City of Santa Monica.
§ 8.12.020. Local amendments to the California Building Code.
Notwithstanding any provisions of the California Building Code, California Building Standards Code, State Housing Law or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply § 8.12.040. Essential facilities.
The following facilities are designated as essential facilities, which are necessary for emergency operations subsequent to a natural or man-made disaster: police stations, fire stations and City Hall East. Such facilities shall be categorized as Risk Category IV as defined in Chapter 16 of the California Building Code.
§ 8.12.050. Supplemental land hazard zone requirements.
In addition to those areas recognized under the State Seismic Hazards Mapping Act, certain portions of the City are hereby established as Seismic Hazard Zones and Geologic 54 Hazard Zones. Said zones shall be known as outlined, illustrated and designated in the Safety Element of the General Plan on the Districting Maps. Said maps together with all legends, indices and explanatory notes thereon are hereby made a part of these codes.
It is further provided that adjustments and changes may be made hereafter in the boundaries of said zones by the Building OfficialOfficer to implement the Safety Element of the General Plan as additional geologic or subgrade data is made public.
For the purposes of these codes, all construction within the scope of these codes that is within a Land Hazard Zone shall be subject to special design requirements, which are necessary to effect the stated purpose of these codes. Special design requirements shall conform to the guidelines of the California Department of Conservation, Division of Mines and Geology.
§ 8.12.070. Fire retardant roofing.
Section 1505.1 of the California Building Code is amended to read as follows:
All roofs shall be Class A or B roofing assemblies in accordance with the Building Code. The use of non-fire-retardant wood shingles or non-fire-retardant shakes for new or replacement roofing is prohibited. Class A or B roof assemblies and roof coverings shall be listed and tested in accordance with ASTM E108 or UL 790. In addition, fire-treated wood roof covering shall be tested in accordance with ASTM D2898.
Section R902.1 of the California Residential Code is amended to read as follows:
Roofs shall be covered with materials as set forth in Sections R904 and R905. A minimum Class A or B roofing shall be installed. The use of non-fire-retardant wood shingles or non-fire-retardant shakes for new or replacement roofing is prohibited. 55 Class A or B roofing shall be listed and tested in accordance with UL 790 or ASTM E108.
Roof decks shall be covered with materials as set forth in Section R904 or with roof coverings as set forth in Section R905. A minimum Class A, B or C roofing shall be installed in areas designated by this section or where the edge of the roof deck is less than 3 feet (914 mm) form a lot line. Where Class A, B or C roof assemblies are required, they shall be tested in accordance with ASTM E 108 or UL 790. Where required, the roof assembly shall be listed and identified as to class by an approved testing agency. The use of non-fire-retardant wood shingles or non-fire-retardant shakes for new or replacement roofing is prohibited.
§ 8.12.080. General structural design provisions.
(a) Rooftop Coverings. Section 1507.3.1 of the California Building Code is amended to read as follows:
1507.3.1 Deck Requirements. Concrete and clay tile shall be installed only over solid structural sheathing.
(b) Building Separations. Section 1613.5.3 is added to Chapter 16 of the California Building Code to read as follows:
1613.5.3. Modify ASCE 7 Equation 12.12-1 of Section 12.12.3 to read as follows:
δM = Cd δmax
(12.12-1)
(c) Vertical Combination of Lateral Force Resisting Systems. Sections 1613.5 and 1613.5.1 are added to Chapter 16 of the California Building Code to read as follows:
56 1613.5 Amendments to ASCE 7. The provisions of Section 1613.5 shall be permitted as an amendment to the relevant provisions of ASCE 7. 1613.5.1 Values for vertical combinations. Modify ASCE 7 Section 12.2.3.1 Exception 3 to read as follows:
3. Detached one- and two-family dwellings up to two stories in height of light frame construction.
(d)(b) Subdiaphragm Design. Section 1613.5.2 is added to Chapter 16 of the 2025 California Building Code to read as follows:
1613.5.2 Wood Diaphragms. Modify ASCE 7, Section 12.11.2.2.3 to read as follows:
12.11.2.2.3 Wood Diaphragms.
For structures assigned to Seismic Design Category D, E or F, wood diaphragms supporting concrete or masonry walls shall comply with the following:
1. The spacing of continuous ties shall not exceed 40 feet. Added chords of diaphragms may be used to form subdiaphragms to transmit the anchorage forces to the main continuous crossties.
2. The maximum diaphragm shear used to determine the depth of the subdiaphragm shall not exceed 75% of the maximum diaphragm shear. (e)(c) Hillside Building. Section 1613.6 is added to Chapter 16 of the California Building Code to read as follows:
1613.6 Seismic Design Provisions for Hillside Buildings. 1613.6.1 Purpose. The purpose of this section is to establish minimum regulations for the design and construction of new buildings and additions to existing buildings 57 when constructing such buildings on or into slopes steeper than one unit vertical in three units horizontal (33.3%). These regulations establish minimum standards for seismic force resistance to reduce the risk of injury or loss of life in the event of earthquakes.
1613.6.2 Scope. The provisions of this section shall apply to the design of the lateral-force- resisting system for hillside buildings at and below the base level diaphragm. The design of the lateral-force-resisting system above the base level diaphragm shall be in accordance with the provisions for seismic and wind design as required elsewhere in this division.
Exception: Non-habitable accessory buildings and decks not supporting or supported from the main building are exempt from these regulations. 1613.6.3 Definitions. For the purposes of this section certain terms are defined as follows:
BASE LEVEL DIAPHRAGM is the floor at, or closest to, the top of the highest level of the foundation.
DIAPHRAGM ANCHORS are assemblies that connect a diaphragm to the adjacent foundation at the uphill diaphragm edge.
DOWNHILL DIRECTION is the descending direction of the slope approximately perpendicular to the slope contours.
FOUNDATION is concrete or masonry which supports a building, including footings, stem walls, retaining walls, and grade beams.
FOUNDATION EXTENDING IN THE DOWNHILL DIRECTION is a foundation running downhill and approximately perpendicular to the uphill foundation. 58 HILLSIDE BUILDING is any building or portion thereof constructed on or into a slope steeper than one unit vertical in three units horizontal (33.3%). If only a portion of the building is supported on or into the slope, these regulations apply to the entire building.
PRIMARY ANCHORS are diaphragm anchors designed for and providing a direct connection as described in Sections 1613.6.5 and 1613.6.7.3 between the diaphragm and the uphill foundation.
SECONDARY ANCHORS are diaphragm anchors designed for and providing a redundant diaphragm to foundation connection, as described in Sections 1613.6.6 and 1613.6.7.4.
UPHILL DIAPHRAGM EDGE is the edge of the diaphragm adjacent and closest to the highest ground level at the perimeter of the diaphragm.
UPHILL FOUNDATION is the foundation parallel and closest to the uphill diaphragm edge.
1613.6.4 Analysis and Design.
1613.6.4.1 General. Every hillside building within the scope of this section shall be analyzed, designed, and constructed in accordance with the provisions of this division. When the code-prescribed wind design produces greater effects, the wind design shall govern, but detailing requirements and limitations prescribed in this and referenced sections shall be followed.
1613.6.4.2 Base Level Diaphragm-Downhill Direction. The following provisions shall apply to the seismic analysis and design of the connections for the base level diaphragm in the downhill direction.
59 1613.6.4.2.1 Base for Lateral Force Design Defined. For seismic forces acting in the downhill direction, the base of the building shall be the floor at or closest to the top of the highest level of the foundation.
1613.6.4.2.2 Base Shear. In developing the base shear for seismic design, the response modification coefficient (R) shall not exceed 5 for bearing wall and building frame systems. The total base shear shall include the forces tributary to the base level diaphragm including forces from the base level diaphragm. 1613.6.5 Base Shear Resistance-Primary Anchors.
1613.6.5.1 General. The base shear in the downhill direction shall be resisted through primary anchors from diaphragm struts provided in the base level diaphragm to the foundation.
1613.6.5.2 Location of Primary Anchors. A primary anchor and diaphragm strut shall be provided in line with each foundation extending in the downhill direction.
Primary anchors and diaphragm struts shall also be provided where interior vertical lateral-force-resisting elements occur above and in contact with the base level diaphragm. The spacing of primary anchors and diaphragm struts or collectors shall in no case exceed 30 feet (9144 mm).
1613.6.5.3 Design of Primary Anchors and Diaphragm Struts. Primary anchors and diaphragm struts shall be designed in accordance with the requirements of Section 1613.6.8.
1613.6.5.4 Limitations. The following lateral-force-resisting elements shall not be designed to resist seismic forces below the base level diaphragm in the downhill direction:
60 1. Wood structural panel wall sheathing,
2. Cement plaster and lath,
3. Gypsum wallboard, and
4. Tension only braced frames.
Braced frames designed in accordance with the requirements of Section 2205.2.1.2 may be used to transfer forces from the primary anchors and diaphragm struts to the foundation provided lateral forces do not induce flexural stresses in any member of the frame or in the diaphragm struts. Deflections of frames shall account for the variation in slope of diagonal members when the frame is not rectangular.
1613.6.6. Base Shear Resistance-Secondary Anchors.
1613.6.6.1 General. In addition to the primary anchors required by Section 1613.6.5, the base shear in the downhill direction shall be resisted through secondary anchors in the uphill foundation connected to diaphragm struts in the base level diaphragm.
Exception: Secondary anchors are not required where foundations extending in the downhill direction spaced at not more than 30 feet (9144 mm) on center extend up to and are directly connected to the base level diaphragm for at least 70% of the diaphragm depth.
1613.6.6.2 Secondary Anchor Capacity and Spacing. Secondary anchors at the base level diaphragm shall be designed for a minimum force equal to the base shear, including forces tributary to the base level diaphragm, but not less than 600 pounds per lineal foot (8.76 kN/m) based on Allowable Stress Design (ASD) levels. 61 The secondary anchors shall be uniformly distributed along the uphill diaphragm edge and shall be spaced a maximum of four feet (1219 mm) on center. 1613.6.6.3 Design. Secondary anchors and diaphragm struts shall be designed in accordance with Section 1613.6.8.
1613.6.7 Diaphragms Below the Base Level-Downhill Direction. The following provisions shall apply to the lateral analysis and design of the connections for all diaphragms below the base level diaphragm in the downhill direction. 1613.6.7.1 Diaphragm Defined. Every floor level below the base level diaphragm shall be designed as a diaphragm.
1613.6.7.2 Design Force. Each diaphragm below the base level diaphragm shall be designed for all tributary loads at that level using a minimum seismic force factor not less than the base shear coefficient.
1613.6.7.3 Design Force Resistance-Primary Anchors. The design force described in Section 1613.6.7.2 shall be resisted through primary anchors from diaphragm struts provided in each diaphragm to the foundation. Primary anchors shall be provided and designed in accordance with the requirements and limitations of Section 1613.6.5.
1613.6.7.4 Design Force Resistance-Secondary Anchors.
1613.6.7.4.1 General. In addition to the primary anchors required in Section 1613.6.7.3, the design force in the downhill direction shall be resisted through secondary anchors in the uphill foundation connected to diaphragm struts in each diaphragm below the base level.
62 Exception: Secondary anchors are not required where foundations extending in the downhill direction, spaced at not more than 30 feet (9144 mm) on center, extend up to and are directly connected to each diaphragm below the base level for at least 70% of the diaphragm depth. 1613.6.7.4.2 Secondary Anchor Capacity. Secondary anchors at each diaphragm below the base level diaphragm shall be designed for a minimum force equal to the design force but not less than 300 pounds per lineal foot (4.38 kN/m) based on Allowable Stress Design (ASD) levels. The secondary anchors shall be uniformly distributed along the uphill diaphragm edge and shall be spaced a maximum of four feet (1219 mm) on center.
1613.6.7.4.3 Design. Secondary anchors and diaphragm struts shall be designed in accordance with Section 1613.6.8.
1613.6.8 Primary and Secondary Anchorage and Diaphragm Strut Design.
Primary and secondary anchors and diaphragm struts shall be designed in accordance with the following provisions:
1. Fasteners. All bolted fasteners used to develop connections to wood members shall be provided with square plate washers at all bolt heads and nuts.
Washers shall be minimum 0.229 inch by 3 inches by 3 inches (5.82 mm by 76 mm by 76 mm) in size. Nuts shall be tightened to finger tight plus 1/2 wrench turn prior to covering the framing.
2. Fastening. The diaphragm to foundation anchorage shall not be accomplished by the use of toenailing, nails subject to withdrawal, or wood in cross-grain bending or cross-grain tension.
63 3. Size of Wood Members. Wood diaphragm struts collectors, and other wood members connected to primary anchors shall not be less than three-inch (76 mm) nominal width. The effects of eccentricity on wood members shall be evaluated as required per Item 9.
4. Design. Primary and secondary anchorage, including diaphragm struts, splices, and collectors shall be designed for 125% of the tributary force.
5. Allowable Stress Increase. The one-third allowable stress increase permitted under Section 1605.3.2 shall not be taken when the working (allowable) stress design method is used.
6. Steel Element of Structural Wall Anchorage System. The strength design forces for steel elements of the structural wall anchorage system, with the exception of anchor bolts and reinforcing steel, shall be increased by 1.4 times the forces otherwise required.
7. Primary Anchors. The load path for primary anchors and diaphragm struts shall be fully developed into the diaphragm and into the foundation. The foundation must be shown to be adequate to resist the concentrated loads from the primary anchors.
8. Secondary Anchors. The load path for secondary anchors and diaphragm struts shall be fully developed in the diaphragm but need not be developed beyond the connection to the foundation.
9. Symmetry. All lateral force foundation anchorage and diaphragm strut connections shall be symmetrical. Eccentric connections may be permitted when 64 demonstrated by calculation or tests that all components of force have been provided for in the structural analysis or tests.
10. Wood Ledgers. Wood ledgers shall not be used to resist cross-grain bending or cross- grain tension.
1613.6.9 Lateral-Force-Resisting Elements Normal to the Downhill Direction. 1613.6.9.1 General. In the direction normal to the downhill direction, lateral-forceresisting elements shall be designed in accordance with the requirements of this section.
1613.6.9.2 Base Shear. In developing the base shear for seismic design, the response modification coefficient (R) shall not exceed 5 for bearing wall and building frame systems.
1613.6.9.3 Vertical Distribution of Seismic Forces. For seismic forces acting normal to the downhill direction the distribution of seismic forces over the height of the building using Section 12.8.3 of ASCE 7 shall be determined using the height measured from the top of the lowest level of the building foundation. 1613.6.9.4 Drift Limitations. The story drift below the base level diaphragm shall not exceed 0.007 times the story height at strength design force level. The total drift from the base level diaphragm to the top of the foundation shall not exceed 3/4 inch (19 mm). Where the story height or the height from the base level diaphragm to the top of the foundation varies because of a stepped footing or story offset, the height shall be measured from the average height of the top of the foundation. The story drift shall not be reduced by the effect of horizontal diaphragm stiffness.
65 1613.6.9.5 Distribution of Lateral Forces.
1613.6.9.5.1 General. The design lateral force shall be distributed to lateral-forceresisting elements of varying heights in accordance with the stiffness of each individual element.
1613.6.9.5.2 Wood Structural Panel Sheathed Walls. The stiffness of a stepped wood structural panel shear wall may be determined by dividing the wall into adjacent rectangular elements, subject to the same top of wall deflection.
Deflections of shear walls may be estimated by AWC SDPWS Section 4.3.2.
Sheathing and fastening requirements for the stiffest section shall be used for the entire wall. Each section of wall shall be anchored for shear and uplift at each step.
The minimum horizontal length of a step shall be eight feet (2438 mm) and the maximum vertical height of a step shall be two feet, eight inches (813 mm). 1613.6.9.5.3 Reinforced Concrete or Masonry Shear Walls. Reinforced concrete or masonry shear walls shall have forces distributed in proportion to the rigidity of each section of the wall.
1613.6.9.6 Limitations. The following lateral force-resisting-elements shall not be designed to resist lateral forces below the base level diaphragm in the direction normal to the downhill direction:
1. Cement plaster and lath,
2. Gypsum wallboard, and
3. Tension-only braced frames.
Braced frames designed in accordance with the requirements of Section 2205.2.1.2 of this Code may be designed as lateral-force-resisting elements in the 66 direction normal to the downhill direction, provided lateral forces do not induce flexural stresses in any member of the frame. Deflections of frames shall account for the variation in slope of diagonal members when the frame is not rectangular. 1613.6.10 Specific Design Provisions.
1613.6.10.1 Footings and Grade Beams. All footings and grade beams shall comply with the following:
1. Grade beams shall extend at least 12 inches (305 mm) below the lowest adjacent grade and provide a minimum 24-inch (610 mm) distance horizontally from the bottom outside face of the grade beam to the face of the descending slope.
2. Continuous footings shall be reinforced with at least two No. 4 reinforcing bars at the top and two No. 4 reinforcing bars at the bottom.
3. All main footing and grade beam reinforcement steel shall be bent into the intersecting footing and fully developed around each corner and intersection.
4. All concrete stem walls shall extend from the foundation and reinforced as required for concrete or masonry walls.
1613.6.10.2 Protection Against Decay and Termites. All wood to earth separation shall comply with the following:
1. Where a footing or grade beam extends across a descending slope, the stem wall, grade beam, or footing shall extend up to a minimum 18 inches (457 mm) above the highest adjacent grade.
67 Exception: At paved garage and doorway entrances to the building, the stem wall need only extend to the finished concrete slab, provided the wood framing is protected with a moisture proof barrier.
2. Wood ledgers supporting a vertical load of more than 100 pounds per lineal foot (1.46 kN/m) based on Allowable Stress Design (ASD) levels and located within 48 inches (1219 mm) of adjacent grade are prohibited. Galvanized steel ledgers and anchor bolts, with or without wood nailers, or treated or decay resistant sill plates supported on a concrete or masonry seat, may be used. 1613.6.10.3 Sill Plates. All sill plates and anchorage shall comply with the following:
1. All wood framed walls, including nonbearing walls, when resting on a footing, foundation, or grade beam stem wall, shall be supported on wood sill plates bearing on a level surface.
2. Power-driven fasteners shall not be used to anchor sill plates except at interior nonbearing walls not designed as shear walls. 1613.6.10.4 Column Base Plate Anchorage. The base of isolated wood posts (not framed into a stud wall) supporting a vertical load of 4,000 pounds (17.8 kN) based on Allowable Stress Design (ASD) levels or more and the base plate for a steel column shall comply with the following:
1. When the post or column is supported on a pedestal extending above the top of a footing or grade beam, the pedestal shall be designed and reinforced as required for concrete or masonry columns. The pedestal shall be reinforced with 68 a minimum of four No. 4 bars extending to the bottom of the footing or grade beam.
The top of exterior pedestals shall be sloped for positive drainage.
2. The base plate anchor bolts or the embedded portion of the post base, and the vertical reinforcing bars for the pedestal, shall be confined with two No. 4 or three No. 3 ties within the top five inches (127 mm) of the concrete or masonry pedestal. The base plate anchor bolts shall be embedded a minimum of 20 bolt diameters into the concrete or masonry pedestal. The base plate anchor bolts and post bases shall be galvanized and each anchor bolt shall have at least two galvanized nuts above the base plate.
1613.6.10.5 Steel Beam to Column Supports. All steel beam to column supports shall be positively braced in each direction. Steel beams shall have stiffener plates installed on each side of the beam web at the column. The stiffener plates shall be welded to each beam flange and the beam web. Each brace connection or structural member shall consist of at least two 5/8 inch (15.9 mm) diameter machine bolts.
(f)(d) Suspended Ceilings. Add Section 1613.7 to Chapter 16 of the 2025 California Building Code to read as follows:
1613.7 Suspended Ceilings. Minimum design and installation standards for suspended ceilings shall be determined in accordance with the requirements of Section 2506.2.1 of this Code and this subsection.
1613.7.1 Scope. This part contains special requirements for suspended ceilings and lighting systems. Provisions of Section 13.5.6 of ASCE 7 shall apply except as modified herein.
69 1613.7.2 General. The suspended ceilings and lighting systems shall be limited to 6 feet (1,828 mm) below the structural deck unless the lateral bracing is designed by a licensed engineer or architect.
1613.7.3 Sprinkler Heads. All sprinkler heads (drops) except fire-resistance-rated floor/ ceiling or roof/ceiling assemblies, shall be designed to allow for free movement of the sprinkler pipes with oversize rings, sleeves or adaptors through the ceiling tile. Sprinkler heads and other penetration shall have a 2-inch (50 mm) oversize ring, sleeve, or adapter through the ceiling tile to allow for free movement of at least 1-inch (25 mm) in all horizontal directions. Alternatively, a swing joint that can accommodate 1-inch (25 mm) of ceiling movement in all horizontal directions is permitted to be provided at the top of the sprinkler head extension.
Sprinkler heads penetrating fire-resistance-rated floor/ceiling or roof/ceiling assemblies shall comply with Section 714 of this Code.
1613.7.4 Special Requirements for Means of Egress. Suspended ceiling assemblies located along means of egress serving an occupant load of 30 or more shall comply with the following provisions.
1613.7.4.1 General. Ceiling suspension systems shall be connected and braced with vertical hangers attached directly to the structural deck along the means of egress serving an occupant load of 30 or more and at lobbies accessory to Group A Occupancies. Spacing of vertical hangers shall not exceed 2 feet (610 mm) on center along the entire length of the suspended ceiling assembly located along the means of egress or at the lobby.
70 1613.7.4.2 Assembly Device. All lay-in panels shall be secured to the suspension ceiling assembly with two hold-down clips minimum for each tile within a 4-foot (1,219 mm) radius of the exit lights and exit signs.
1613.7.4.3 Emergency Systems. Independent supports and braces shall be provided for light fixtures required for exit illumination. Power supply for exit illumination shall comply with the requirements of Section 1008.3 of this Code. 1613.7.4.4 Support for Appendages. Separate support from the structural deck shall be provided for all appendages such as light fixtures, air diffusers, exit signs, and similar elements.
§ 8.12.090. Structural observation and special instructions. (a) Structural Observation—General. Amend Section 1704.6 of the California Building Code to read as follows:
1704.6 Structural Observations. Where required by the provisions of Section 1704.6.1, 1704.6.2, or 1704.6.3, the owner or the owner's authorized agent shall employ a structural observer to perform structural observations. Structural observation does not include or waive the responsibility for the inspections in Section 110 or the special inspections in Section 1705 or the other section of this code. The structural observer shall be one of the following individuals:
1. The registered design professional responsible for the structural design, or
2. A registered design professional designated by the registered design professional responsible for the structural design.
71 Prior to the commencement of observations, the structural observer shall submit to the building official a written statement identifying the frequency and extent of structural observations.
The owner or owner's authorized agent shall coordinate and call a preconstruction meeting between the structural observer, contractors, affected subcontractors and special inspectors. The structural observer shall preside over the meeting. The purpose of the meeting shall be to identify the major structural elements and connections that affect the vertical and lateral load resisting systems of the structure and to review scheduling of the required observations. A record of the meeting shall be included in the report submitted to the Building Official.
Observed deficiencies shall be reported in writing to the owner or owner's authorized agent, special inspector, contractor and the Building Official. Upon the form prescribed by the Building Official, the structural observer shall submit to the Building Official a written statement at each significant construction stage stating that the site visits have been made and identifying any reported deficiencies which, to the best of the structural observer's knowledge, have not been resolved. A final report by the structural observer which states that all observed deficiencies have been resolved is required before acceptance of the work by the Building Official. (b) Structural Observation—Seismic. Amend Section 1704.6.2 of the California Building Code to read as follows:
1704.6.2 Structural Observation for Seismic Resistance. Structural observations shall be provided for those structures assigned to Seismic Design Category D, E or F, where one or more of the following conditions exist:
72 1. The structure is classified as Risk Category III or IV.
2. The structure is a high-rise building.
3. The structure is classified as Risk Category I or II, and a lateral design is required for the structure or portion thereof.
4. Such observation is required by the registered design professional responsible for the structural design.
5. Such observation is specifically required by the Building Official.
Exception: One-story wood framed Group R-3 and Group U Occupancies less than 2,000 square feet in area, provided the adjacent grade is not steeper than 1 unit vertical in 10 units horizontal (10% sloped), assigned to Seismic Design Category D.
As applied to this Section, a registered design professional is an individual who is registered and licensed in the State of California as a Civil Engineer, Structural Engineer or Architect by the California Board of Professional Engineers, Land Surveyors and Geologists or the California Architects Board. (b)(c) Special Inspection for Concrete Construction. Amend Section 1705.3 of the 2025 California Building Code to read as follows:
1705.3 Concrete Construction. The special inspections and tests for concrete construction shall be as required by this section and Table 1705.3.
Exceptions: Special inspections and tests shall not be required for:
1. Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock, where the structural design of the footing is based on a specified compressive strength, f'c, no greater than 73 2,500 pounds per square inch (psi) (17.2 MPa) regardless of the compressive strength specific in the construction documents or used in the footing construction.
2. Continuous concrete footings supporting walls of buildings three stories or less in height that are fully supported on earth or rock where:
2.1. The footings support walls of light-frame construction;
2.2. The footings are designed in accordance with Table 1809.7 or
2.3. The structural design of the footing is based on a specified compressive strength, f'c, no greater than 2,500 pounds per square inch (psi) (17.2 MPa), regardless of the compressive strength specified in the construction documents or used in the footing construction.
3. Nonstructural concrete slabs supported directly on the ground, including prestressed slabs on grade, where the effective prestress in the concrete is less than 150 psi (1.03 MPa).
4. Concrete patios, driveways and sidewalks, on grade.
TABLE 1705.3
REQUIRED VERIFICATION AND INSPECTION OF CONCRETE CONSTRUCTION 74 (d) Special Inspection for Seismic Resistance. Amend Section 1705.13 of the California Building Code to read as follows:
1705.13 Special Inspection for Seismic Resistance. Special inspections for seismic resistance shall be required as specified in Sections 1705.13.1 through 1705.13.9, unless exempted by the exceptions of Section 1704.2.
Exception: Special inspections itemized in Sections 1705.13.1 through 1705.13.9 are not required for structures designed and constructed in accordance with one of the following:
1. The structure consists of light-frame construction; the design spectral response acceleration at short periods, SDS, as determined in Section 1613.2.4, does not exceed 0.5 g; and the building height of the structure does not exceed 35 feet (10,668 mm) above grade plane; or
2. The seismic force-resisting system of the structure consists for reinforced masonry or reinforced concrete; the design spectral response acceleration at short periods, SDS, as determined in Section 1613.2.4, does not exceed 0.5; and the building height of the structure does not exceed 25 feet (7,620 mm);
3. Detached one- or two-family dwellings not exceeding two stories above grade plane, provided the structure is not assigned to Seismic Design Category D, E or F and does not have any of the following horizontal or vertical irregularities in accordance with Section 12.3 of ASCE 7:
3.1 Torsional or extreme torsional irregularity.
3.2 Nonparallel systems irregularity.
3.3 Stiffness irregularity—extreme soft story and soft story. 75 3.4 Discontinuity in lateral strength—weak story irregularity. § 8.12.100. Foundations.
(a) Permanent Wood Foundation Systems. Amend Section 1807.1.4 of the 2025 California Building Code to read as follows:
1807.1.4 Permanent Wood Foundations Systems. Permanent wood foundation systems shall be designed and installed in accordance with AWC PWF. Lumber and plywood shall be treated in accordance with AWPA U1 (Commodity Specification A, Special Requirement 4.2) and shall be identified in accordance with Section 2303.1.9.1. Permanent wood foundation systems shall not be used for structures assigned to Seismic Design Category D, E or F. (b) Prescriptive Design of Foundation Walls. Amend Section 1807.1.6 of the 2025 California Building Code to read as follows:
1807.1.6 Prescriptive Design of Concrete and Masonry Foundation Walls.
Prescriptive design of concreate and masonry foundation walls. Concrete and masonry foundation walls that are laterally supported at the top and bottom shall be permitted to be designed and constructed in accordance with this section.
Prescriptive design of foundation walls shall not be used for structures assigned to Seismic Design Category D, E or F.
(c) General. Amend Section 1809.3 of the 2025 California Building Code to read as follows:
1809.3 Stepped Footings. The top surface of footings shall be level. The bottom surface of footings is permitted to have a slope not exceeding one unit vertical in ten units horizontal (ten percent slope). Footings shall be stepped where it is 76 necessary to change the elevation of the top surface of the footing or where the surface of the ground slopes more than one unit vertical in ten units horizontal (ten percent slope).
For structures assigned to Seismic Design Category D, E or F, the stepping requirement shall also apply to the top surface of grade beams supporting walls.
Footings shall be reinforced with four No. 4 rebar. Two bars shall be placed at the top and bottom of the footings as shown in Figure 1809.3.
FIGURE 1809.3 STEPPED FOOTING
(d) Prescriptive Footings. Amend Section 1809.7 and Table 1809.7 of the 2025 California Building Code to read as follows:
1809.7 Prescriptive Footings for Light-Frame Construction. Where a specific design is not provided, concrete or masonry-unit footings supporting walls of lightframe construction shall be permitted to be designed in accordance with Table 1809.7. Light-frame construction using Pprescriptive footings in Table 1809.7 shall 77 not exceed one story above grade plane for structures assigned to Seismic Design Category D, E or F.
TABLE 1809.7
PRESCRIPTIVE FOOINTS SUPPORTING WALLS OF
LIGH-FRAME CONSTRUCTION a,b,c,d,e
NUMBER OF FLOORS
SUPPORTED BY THE FOOTING
WIDTH OF
FOOTING
(inches)
THICKNESS OF
FOOTING (inches)
1 12 6
2 15 6
3 18 8
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm
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. See Section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F.
d. For thickness of foundation walls, see Section 1807.1.6. e. Footings shall be permitted to support a roof addition to the stipulated number of floors. Footings supporting roof only shall be as required for supporting one floor. (e) Timber Footings. Amend Section 1809.12 of the 2025 California Building Code to read as follows:
1809.12 Timber Footings. Timber footings shall be permitted for buildings of Type V construction and as otherwise approved by the Building Official. Such footings shall be treated in accordance with AWPA U1 (Commodity Specification A, Use Category 4B). Treated timbers are not required where placed entirely below permanent water level, or where used as capping for wood piles that project above the water level over submerged or marsh lands. The compressive stresses perpendicular to grain in untreated timber footings supported on treated piles shall not exceed 70 percent of the allowable stresses for the species and grade of timber 78 as specified in the ANSI/AWC NDS. Timber footings shall not be used in structures assigned to Seismic Design Category D, E or F.
(f) Timber. Amend Section 1810.3.2.4 of the 2025 California Building Code to read as follows:
1810.3.2.4 Timber. Timber deep foundation elements shall be designed as piles or poles in accordance with ANSI/AWC NDS. Round timber elements shall conform to ASTM D 25. Sawn timber elements shall conform to DOC PS-20.
Timber deep foundation elements shall not be used in structures assigned to Seismic Design Category D, E or F.
(g) Embedded Posts and Poles. Section 1807.3.1 of the 2025 California Building Code is amended to read as follows:
1807.3.1 Limitations. The design procedures outlined in this section are subject to the following limitations:
1. The frictional resistance for structural walls and slabs on silts and clays shall be limited to one-half of the normal force imposed on the soils by the weight of the fooling or slab.
2. Posts embedded in earth shall not be used to provide lateral support for structural or nonstructural materials such as plaster, masonry or concrete unless bracing is provided that develops the limited deflection required.
Wood poles shall be treated in accordance with AWPA U1 for sawn timber posts (Commodity Specification A, Use Category 4B) and for round timber posts (Commodity Specification B, Use Category 4B). Wood poles and posts embedded 79 in direct contact with soil shall not be used for structures assigned to Seismic Design Category D, E or F.
Exception: Wood poles and posts embedded in direct contact with soil may be used to support nonhabitable, nonoccupiable structures such as fences when approved by the building official.
§ 8.12.110. Concrete.Reserved.
(a) Minimum Reinforcement. Amend Section 1905.1.7 of the 2022California Building Code to read as follows:
1905.1.7 ACI 318, Section 14.1.4. Delete ACI 318, Section 14.1.4, and replace with the following:
14.1.4.Plain concrete in structures assigned to Seismic Design Category C, D, E or F.
14.1.4.1.Structures assigned to Seismic Design Category C, D, E or F shall not have elements of structural plain concrete, except as follows:
(a) Concrete used for fill with a minimum cement content of two sacks of Portland cement or cementious material per cubic yard.
(b) Isolated footings of plain concrete supporting pedestals or columns are permitted, provided the projection of the footing beyond the face of the supported member does not exceed the footing thickness.
(c) Plain concrete footings supporting walls are permitted provided the footings have at least two continuous longitudinal reinforcing bars. Bars shall not be smaller than No. 4 and shall have a total area of not less than 0.002 times the gross crosssectional area of the footing. A minimum of one bar shall be provided at the top 80 and bottom of the footing. Continuity of reinforcement shall be provided at corners and intersections.
Exceptions:
1. Detached one- and two-family dwellings three stories or less in height and constructed with stud-bearing walls, are permitted to have plain concrete footings with at least two continuous longitudinal reinforcing bars not smaller than No. 4 are permitted to have a total area of less than 0.002 times the gross cross-sectional area of the footing.
(b) Reinforcement. Amend Section 1905.1 to read as shown below and add Sections 1905.1.9 through 1905.1.11 to Chapter 19 of the California Building Code to read as follows:
(1) 1905.1 General. The text of ACI 318 shall be modified as indicated in Sections 1905.1.1 through 1905.1.11.
1905.1.9 ACI 318, Section 18.7.5. Modify ACI 318, Section 18.7.5, by adding Section
18.7.5.7 and 18.7.5.8 as follows:
18.7.5.7 Where the calculated point of contraflexure is not within the middle half of the member clear height, provide transverse reinforcement as specified in ACI 318 Section 18.7.5.1, Items (a) through (c), over the full height of the member.
18.7.5.8 At any section where the design strength, fPn, of the column is less than the sum of the shears Ve computed in accordance with ACI 318 Sections 18.7.6.1 and
81 18.6.5.1 for all the beams framing into the column above the level under consideration, transverse reinforcement as specified in ACI 318 Sections 18.7.5.1 through 18.7.5.3 shall be provided. For beams framing into opposite sides of the column, the moment components are permitted to be assumed to be of opposite sign. For the determination of the design strength, fPn, of the column, these moments are permitted to be assumed to result from the deformation of the frame in any one principal axis.
1905.1.10 ACI 318, Section 18.10.4. Modify ACI 318, Section 18.10.4, by adding Section 18.10.4.6 as follows:
18.10.4.6 Walls and portions of walls with Pu > 0.35Po shall not be considered to contribute to the calculated shear strength of the structure for resisting earthquakeinduced forces. Such walls shall conform to the requirements of ACI 318 Section
18.14. 1905.1.11 ACI 318, Section 18.12.6. Modify ACI 318, by adding Section 18.12.6.2 as follows:
18.12.6.2 Collector and boundary elements in topping slabs placed over precast floor and roof elements shall not be less than 3 inches (76 mm) or 6 db in thickness, where db is the diameter of the largest reinforcement in the topping slab. § 8.12.120. Concrete and masonry fireplaces and chimneys. (a) Existing Concrete and Masonry Fireplaces and Chimneys. Where construction work of any kind is on the same wall or plane as an existing concrete or masonry fireplace and/or chimney, and where the fireplace and/or chimney does not meet the requirements of the current California Building Code, the fireplace and/or chimney shall:
82 (1) Be retrofitted, to meet a minimum of seventy-five percent of the design load requirements in the California Building Code and in accordance with all applicable laws, including the City's Zoning, and Landmark and Historic Preservation laws; (2) Be demolished, in accordance with all applicable laws, including the City's Zoning, and Landmark and Historic Preservation laws.
§ 8.12.140. Wood construction.
(a) Fastener Requirements. Amend Section 2304.10.2 of the 2025 California Building Code to read as follows:
2304.10.2 Fastener Requirements. Connections for wood members shall be designed in accordance with the appropriate methodology in Section 2302.1. The number and size of fasteners connecting wood members shall not be less than that set forth in Table 2304.10.1. Staple fasteners in Table 2304.10.2 shall not be used to resist or transfer seismic forces in structures assigned to Seismic Design Category D, E or F.
Exception: Staples may be used to resist or transfer seismic forces when the allowable shear values are substantiated by cyclic testing and approved by the building official.
(b) Wood Used in Retaining Wall and Cribs. Amend Section 2304.12.8 of the California Building Code to read as follows:
2304.12.8 Wood Used in Retaining Walls and Cribs. Wood used in retaining walls and cribs. Wood installed in retaining or crib walls shall be preservative treated in accordance with AWPA U1 for soil and fresh water use. Wood shall not 83 be used in retaining or crib walls for structures assigned to Seismic Design Category D, E or F.
(c) Quality of Nails. Section 2304.10.3.1 is added to Chapter 23 of the California Building Code to read as follows:
2304.10.3.1 Quality of Nails. In Seismic Design Category D, E or F, mechanically driven nails used in wood structural panel shear walls shall meet the same dimensions as that required for hand-driven nails, including diameter, minimum length and minimum head diameter. Clipped head or box nails are not permitted in new construction. The allowable design value for clipped head nails in existing construction may be taken at no more than the nail-head-area ratio of that of the same size hand-driven nails.
(d) Hold-Down Connectors. Section 2305.4 is added to Chapter 23 of the California Building Code to read as follows:
2305.4 Hold-Down Connectors. In Seismic Design Category D, E or F, holddown connectors shall be designed to resist shear wall overturning moments using approved cyclic load values or 75 percent of the allowable seismic load values that do not consider cyclic loading of the product. Connector bolts into wood framing shall require steel plate washers on the post on the opposite side of the anchorage device. Plate size shall be a minimum of 0.229 inch by 3 inches by 3 inches (5.82 mm by 76 mm by 76 mm) in size. Hold-down connectors shall be tightened to finger tight plus 1/2 wrench turn just prior to covering the wall framing. (e) Wood-Frame Diaphragms. Amend Section 2306.2 of the California Building Code to read as follows:
84 2306.2 Wood-Frame Diaphragms. Wood-frame diaphragms shall be designed and constructed in accordance with AWC SDPWS. Where panels are fastened to framing members with staples, requirements and limitations of AWC SDPWS shall be met and the allowable shear values set forth in Table 2306.2(1) or 2306.2(2) shall only be permitted for structures assigned to Seismic Design Category A, B, or C.
Exception: Allowable shear values where panels are fastened to framing members with staples may be used if such values are substantiated by cyclic testing and approved by the Building Official.
The allowable shear values in Tables 2306.2(1) and 2306.2(2) are permitted to be increased 40 percent for wind design.
Wood structural panel diaphragms used to resist seismic forces in structures assigned to Seismic Design Category D, E or F shall be applied directly to the framing members.
Exception: Wood structural panel diaphragms are permitted to be fastened over solid lumber planking or laminated decking, provided the panel joints and lumber planking or laminated decking joints do not coincide.
(f) Wood Frame Shear Walls. Amend Section 2306.3 and Section 2307.2 of the California Building Code to read as follows:
2306.3 Wood-Frame Shear Walls. Wood-frame shear walls shall be designed and constructed in accordance with ANCI/AWCAF&PA SDPWS. For structures assigned to Seismic Design Category D, E, or F, application of Tables 4.3A and
4.3B of ANSI/AWC SDPWS shall include the following:
85 1. Wood structural panel thickness for shear walls shall not be less than 3/8 inch thick and studs shall not be spaced at more than 16 inches on center.
2. The maximum nominal unit shear capacities for 3/8 inch wood structural panels resisting seismic forces in structures assigned to Seismic Design Category D, E or F is 400 pounds per linear foot (plf).
Exception: Other nominal unit shear capacities may be permitted if such values are substantiated by cyclic testing and approved by the Building Official.
3. Nails shall be placed not less than 1/2-inch in from the panel edges and not less than 3/8-inch from the edge of the connecting members for shear greater than 350 plf using ASD or 500 plf using LRFD. Nails shall be placed not less than 3/8 inch from panel edges and not less than 1/4-inch from the edge of the connecting members for shears of 350 plf or less using ASD or 500 plf or less using LRFD.
For structures assigned to Seismic Design Category D, application of Table 4.3C of AWC SDPWS shall not be used below the top level in a multi-level building.
Where panels are fastened to framing members with staples, requirements and limitations of AWC SDPWS shall be met and the allowable shear values set forth in Table 2306.3(1), 2306.3(2) or 2306.3(3) shall only be permitted for structures assigned to Seismic Design Category A, B, or C.
Exception: Allowable shear values where panels are fastened to framing members with staples may be used if such values are substantiated by cyclic testing and approved by the Building Official.
86 The allowable shear values in Tables 2306.3(1) and 2306.3(2) are permitted to be increased 40 percent for wind design. Panels complying with ANSI/APA PRP-210 shall be permitted to use design values for Plywood Siding in the AWC SDPWS. 2307.2 Wood-Frame Shear Walls. Wood-frame shear walls shall be designed and constructed in accordance with Section 2306.3 as applicable. (g) Braced Wall Line Support. Amend Section 2308.6.52308.6.8.1 of the California Building Code to read as follows:
2308.6.52308.6.8.1 Foundations Requirements. Braced wall lines shall be supported by continuous foundations. For structures in Seismic Design Categories D and E, exterior braced wall panels shall be in the same plane vertically with the foundation or the portion of the structure containing the offset shall be designed in accordance with accepted engineering practice and Section 2308.1.1.
Exception: For structures with a maximum plan dimension not more than 50 feet (15240mm), continuous foundations are required at exterior walls only for structures assigned to Seismic Design Category A, B, or C. (h) Alternative Bracing. Amend Section 2308.6.5.1 and Figure 2308.6.5.2 of the California Building Code to read as follows:
2308.6.5.1 Alternate Braced Wall (ABW). An ABW shall be constructed in accordance with this section and Figure 2308.6.5.1. In one-story buildings, each panel shall have a length of not less than 2 feet 8 inches (813 mm) and a height of not more than 10 feet (3048 mm). Each panel shall be sheathed on one face with 3/8-inch (3.2 mm) minimum-thickness wood structural panel sheathing nailed with 8d common or galvanized box nails in accordance with Table 2304.10.1 and 87 blocked at wood structural panel edges. For structures assigned to Seismic Design Category D or E, each panel shall be sheathed on one face with 15/32-inchminimum-thickness (11.9 mm) wood structural panel sheathing nailed with 8d common nails spaced 3 inches on panel edges, 3 inches at intermediate supports.
Two anchor bolts installed in accordance with Section 2308.3.1 shall be provided in each panel. Anchor bolts shall be placed at each panel outside quarter points.
Each panel end stud shall have a hold-down device fastened to the foundation, capable of providing an approved uplift capacity of not less than 1,800 pounds (8006 N). The hold-down device shall be installed in accordance with the manufacturer's recommendations. The ABW shall be supported directly on a foundation or on floor framing supported directly on a foundation that is continuous across the entire length of the braced wall line. This foundation shall be reinforced with not less than one No. 4 bar top and bottom. Where the continuous foundation is required to have a depth greater than 12 inches (305 mm), a minimum 12-inch by 12-inch (305 mm by 305 mm) continuous footing is permitted at door openings in the braced wall line. This continuous footing shall be reinforced with not less than one No. 4 bar top and bottom. This reinforcement shall be lapped 24 inches (610 mm) with the reinforcement required in the continuous foundation located directly under the braced wall line.
Where the ABW is installed at the first story of two-story buildings, the wood structural panel sheathing shall be provided on both faces, three anchor bolts shall be placed at one-quarter points and tie-down device uplift capacity shall be not less than 3,000 pounds (13,344 N).
88 FIGURE 2308.6.5.1
ALTERNATE BRACED WALL PANEL (ABW)
2308.6.5.2 Portal Frame with Hold-Downs (PFH). A PFH shall be constructed in accordance with this section and Figure 2308.6.5.2. The adjacent door or window opening shall have a full-length header.
In one-story buildings, each panel shall have a length of not less than 16 inches (406 mm) and a height of not more than 10 feet (3048 mm). Each panel shall be sheathed on one face with a single layer of 3/8-inch (9.5 mm) minimum-thickness wood structural panel sheathing nailed with 8d common or galvanized box nails in accordance with Figure 2308.6.5.2. For structures assigned to Seismic Design Category D or E, each panel shall be sheathed on one face with 15/32-inchminimum-thickness (11.9 mm) wood structural panel sheathing nailed with 8d common nails spaced 3 inches on panel edges, 3 inches at intermediate supports and in accordance with Figure 2308.6.5.2. The wood structural panel sheathing 89 shall extend up over the solid sawn or glued-laminated header and shall be nailed in accordance with Figure 2308.6.5.2. A built-up header consisting of at least two 2-inch by 12-inch (51 mm by 305 mm) boards, fastened in accordance with Item 24 of Table 2304.10.1 shall be permitted to be used. A spacer, if used, shall be placed on the side of the built-up beam opposite the wood structural panel sheathing. The header shall extend between the inside faces of the first full- length outer studs of each panel. The clear span of the header between the inner studs of each panel shall be not less than 6 feet (1829 mm) and not more than 18 feet (5486 mm) in length. A strap with an uplift capacity of not less than 1,000 pounds (4,400 N) shall fasten the header to the inner studs opposite the sheathing. One anchor bolt not less than 5/8 inch (15.9 mm) diameter and installed in accordance with Section 2308.3.1 shall be provided in the center of each sill plate. The studs at each end of the panel shall have a hold-down device fastened to the foundation with an uplift capacity of not less than 3,500 pounds (15570 N).
Where a panel is located on one side of the opening, the header shall extend between the inside face of the first full-length stud of the panel and the bearing studs at the other end of the opening. A strap with an uplift capacity of not less than 1,000 pounds (4400 N) shall fasten the header to the bearing studs. The bearing studs shall also have a hold-down device fastened to the foundation with an uplift capacity of not less than 1,000 pounds (4400 N). The hold-down devices shall be an embedded strap type, installed in accordance with the manufacturer's recommendations. The PFH panels shall be supported directly on a foundation 90 that is continuous across the entire length of the braced wall line. This foundation shall be reinforced with not less than one No.
4 bar top and bottom. Where the continuous foundation is required to have a depth greater than 12 inches (305 mm), a minimum 12-inch by 12-inch (305 mm by 305 mm) continuous footing is permitted at door openings in the braced wall line. This continuous footing shall be reinforced with not less than one No. 4 bar top and bottom. This reinforcement shall be lapped not less than 24 inches (610 mm) with the reinforcement required in the continuous foundation located directly under the braced wall line.
Where a PFH is installed at the first story of two-story buildings, each panel shall have a length of not less than 24 inches (610 mm).
FIGURE 2308.6.5.2
PORTAL FRAME WITH HOLD-DOWNS (PFH)
(h)(i) Braced Wall Sheathing. Table 2308.6.1 of the 2022 Edition of the California Building Code is amended to read as follows:
91 (i)(j) Attachment of Sheathing. Amend Section 2308.10.32308.6.9 of the California Building Code to read as follows:
2308.10.32308.6.9 Attachment of Sheathing. Fastening of braced wall panel sheathing shall not be less than that prescribed in Table 2308.10.3(1)2308.6.9or 2304.10.2. Wall sheathing shall not be attached to framing members by adhesives.
Staple fasteners in Table 2304.10.2 shall not be used to resist or transfer seismic forces in structures assigned to Seismic Design Category D, E or F. 92 Exception: Staples may be used to resist or transfer seismic forces when the allowable shear values are substantiated by cyclic testing and approved by the Building Official.
All braced wall panels shall extend to the roof sheathing and shall be attached to parallel roof rafters or blocking above with framing clips (18 gauge minimum) spaced at maximum 24 inches (6,096 mm) on center with four 8d nails per leg (total eight 8d nails per clip). Braced wall panels shall be laterally braced at each top corner and at maximum 24-inch (6,096 mm) intervals along the top plate of discontinuous vertical framing.
(j)(k) Retaining Walls. Section 1807.2 of the California Building Code is amended to read as follows:
1807.2 Retaining walls. Retaining walls shall be designed in accordance with Sections 1807.2.1 through 1807.2.41807.2.3. Retaining walls over 4' in height assigned to Seismic Design Category D, E or F shall not be partially or wholly constructed of wood.
§ 8.12.150. Swimming pools, spas, hot tubs, and ponds.
(a) Fencing Regulations.
(1) Standards for New Enclosures. Every person, firm or corporation owning land on which there is situated a swimming pool, spa, hot tub, pond or other body of water which contains water eighteen inches or more in depth at any point shall completely surround such body of water or property with a fence, wall or other structure not less than five feet above the adjacent grade at all places and with no opening therein more than four inches in maximum dimensions. Any gate in such fence shall have a latch at least 93 five feet above the underlying ground and such gate shall be self-closing and secured when adults are not present.
(2) Existing Enclosures. Every person, firm or corporation owning land on which there is situated a swimming pool, pond or other body of water which contains water eighteen inches or more in depth at any point shall completely surround such body of water or property with a fence, wall or other structure not less than four and one-half feet above the adjacent grade at all places and with no opening therein more than four inches in maximum dimensions. Any gate in such fence shall have a latch at least four and one- half feet above the underlying ground and such gate shall be self-closing and secured when adults are not present.
For the purposes of this Section, existing enclosures are those enclosures that were constructed under valid permit issued prior to July 1, 1999. (3) Requirements for Nonconforming Enclosures. When an existing pool enclosure is replaced or repaired in excess of fifty percent of its length, the enclosure shall be made to conform to all of the requirements for a new enclosure under prevailing law.
(4) Applicability of Other Codes and Laws. The provisions of this Section are in addition to the pool enclosure requirements for public or private pools as required in Chapter 31 B of the California Building Code.
When conflicting provisions or requirements occur between the provisions of this Section, the Technical Codes, and other codes or laws, the most restrictive provisions or requirements shall govern.
94 (b) Pool Water Clarity. The re-circulation and purification system of any swimming pool, fish pond or any other body of water shall be operated and maintained so as to keep the water in such pool or other body of water clean and of reasonable clarity. The following standards shall be used to define reasonable clarity of the water in such pool, pond or body of water:
A painted black disk, six inches in diameter on a twelve-inch by twelve-inch white tile, placed at the bottom of the pool at its deepest point, shall be clearly visible from the sidewalks around the pool from all distances up to ten yards from such disk, or the water shall be determined to not be of reasonable clarity.
§ 8.12.160. Shipping container.
Section 3115 is added to read as follows:
3115 Intermodal Shipping Containers.
3115.1 General. The provisions of Section 3115 and other applicable sections of this code shall apply to intermodal shipping containers that are repurposed for use as buildings or structures or as a part of buildings or structures.
Exceptions:
1.Intermodal shipping containers previously approved as existing relocatable buildings complying with Chapter 14 of the California Existing Building Code.
2.Stationary battery storage arrays located in intermodal shipping containers complying with Chapter 12 of the California Fire Code.
3.Intermodal shipping containers that are listed as equipment complying with the standard for equipment, such as air chillers, engine generators, modular data centers, and other similar equipment.
95 4.Intermodal shipping containers housing or supporting experimental equipment are exempt from the requirements of Section 3115, provided they comply with all of the following:
4.1.Such units will be single stand-alone units supported at grade level and used only for occupancies as specified under Risk Category I in Table 1604.5.
4.2.Such units are located a minimum of 8 feet (2438 mm) from adjacent structures, and are not connected to a fuel gas system or fuel gas utility.
4.3.In hurricane-prone regions and flood hazard areas, such units are designed in accordance with the applicable provisions of Chapter 16.
5.[HCD] Shipping containers constructed or converted off-site that meet the definition of Factory-built Housing in Health and Safety Code Section 19971 or Commercial Modular(s) as defined in Health and Safety Code Section 18001.8 shall be approved by the Department of Housing and Community Development.
6.Single-unit stand-alone intermodal shipping containers used as temporary storage or construction trailer on active construction sites. Construction support facilities for uses and activities not directly associated with the actual processes of construction, including but not limited to, offices, meeting rooms, plan rooms, other administrative or support functions shall not be exempt from Section 3115. 3115.2 Construction documents. The construction documents shall contain information to verify the dimensions and establish the physical properties of the steel components and wood floor components of the intermodal shipping container, in addition to the information required by Sections 107 and 1603. 96 3115.3 Intermodal shipping container information. Intermodal shipping containers shall bear an existing data plate containing the following information as required by ISO 6346 and verified by an approved agency. A report of the verification process and findings shall be provided to the building owner.
1. Manufacturer's name or identification number.
2. Date manufactured.
3. Safety approval number.
4. Identification number.
5. Maximum operating gross mass or weight (kg) (lbs).
6. Allowable stacking load for 1.8G (kg) (lbs).
7. Transverse racking test force (Newtons).
8. Valid maintenance examination date.
Where approved by the building official, the markings and existing data plate are permitted to be removed from the intermodal shipping containers before they are repurposed for use as buildings or structures or as part of buildings or structures. 3115.4 Protection against decay and termites. Wood structural floors of intermodal shipping containers shall be protected from decay and termites in accordance with the applicable provisions of Section 2304.12.1.1.
3115.5 Under-floor ventilation. The space between the bottom of the floor joists and the earth under any intermodal shipping container, except spaces occupied by basements and cellars, shall be provided with ventilation in accordance with Section 1202.4.
97 3115.6 Roof assemblies. Intermodal shipping container roof assemblies shall comply with the applicable requirements of Chapter 15.
Exception: Single-unit, stand-alone intermodal shipping containers not attached to, or stacked vertically over, other intermodal shipping containers, buildings or structures.
3115.7 Joints and voids. Joints and voids that create concealed spaces between intermodal shipping containers, that are connected or stacked, at fire-resistancerated walls, floor or floor/ ceiling assemblies and roofs or roof/ceiling assemblies shall be protected by an approved fire- resistant joint system in accordance with Section 715.
3115.8 Structural. Intermodal shipping containers that conform to ISO 1496-1 and are repurposed for use as buildings or structures, or as a part of buildings or structures, shall be designed in accordance with Chapter 16 and this section. 3115.8.1 Foundations and supports. Intermodal shipping containers repurposed for use as a permanent building or structure shall be supported on foundations or other supporting structures designed and constructed in accordance with Chapters 16 through 23.
3115.8.1.1 Anchorage. Intermodal shipping containers shall be anchored to foundations or other supporting structures as necessary to provide a continuous load path for all applicable design and environmental loads in accordance with Chapter 16.
3115.8.1.2 Stacking. Intermodal shipping containers used to support stacked units shall comply with Section 3115.8.4.
98 3115.8.2 Welds. The strength of new welds and connections shall be no less than the strength provided by the original connections. All new welds and connections shall be designed and constructed in accordance with Chapters 16, 17 and 22. 3115.8.3 Structural design. The structural design of the intermodal shipping containers repurposed for use as a building or structure, or as part of a building or structure, shall comply with Section 3115.8.4 or 3115.8.5. 3115.8.4 Detailed structural design procedure. A structural analysis meeting the requirements of this section shall be provided to the building official to demonstrate the structural adequacy of the intermodal shipping containers.
Exception: Structures using an intermodal shipping containers designed in accordance with Section 3115.8.5.
3115.8.4.1 Material properties. Structural material properties for existing intermodal shipping container steel components shall be established by Section 2202.
3115.8.4.2 Seismic design parameters. The seismic force-resisting system shall be designed and detailed in accordance with ASCE 7 and one of the following:
1.Where all or portions of the profiled steel panel elements are considered to be the seismic force-resisting system, design and detailing shall be in accordance with AISI S100 and ASCE 7, Table 12.2-1 requirements for steel systems not specifically detailed for seismic resistance, excluding cantilevered column systems.
2.Where all or portions of the profiled steel panel elements are not considered to be part of the seismic force-resisting system, an independent seismic force-resisting 99 system shall be selected, designed and detailed in accordance with ASCE 7, Table 12.2- 1, or
3.Where all or portions of the profiled steel panel elements are retained and integrated into a seismic force-resisting system other than as permitted by Section 3115.8.4.2 Item 1, seismic design parameters shall be developed from testing and analysis in accordance with Section 104.11 and ASCE 7, Section 12.2.1.1 or 12.2.1.2. 3115.8.4.3 Allowable shear value. The allowable shear values for the profiled steel panel side walls and end walls shall be determined in accordance with the design approach selected in Section 3115.8.4.2. Where penetrations are made in the side walls or end walls designated as part of the lateral force-resisting system, the penetrations shall be substantiated by rational analysis.
3115.8.5 Simplified structural design procedure of single-unit containers. Singleunit intermodal shipping containers conforming to the limitations of Section 3115.8.5.1 shall be permitted to be designed in accordance with Sections 3115.8.5.2 and 3115.8.5.3. 3115.8.5.1 Limitations. Use of Section 3115.8.5 is subject to all the following limitations:
1.The intermodal shipping container shall be a single-unit, stand-alone unit supported on a foundation and shall not be in contact with or supporting any other shipping container or other structure.
2.The intermodal shipping container's top and bottom rails, corner castings, and columns or any portion thereof shall not be notched, cut, or removed in any manner.
3.The intermodal shipping container shall be erected in a level and horizontal position with the floor located at the bottom.
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4.The intermodal shipping container shall be located in Seismic Design Category A, B, C and D.
3115.8.5.2 Simplified structural design assumptions. Where permitted by Section 3115.8.5.1, single-unit stand-alone, intermodal shipping containers shall be designed using the following assumptions for the profiled steel panel side walls and end walls:
1. The appropriate detailing requirements contained in Chapters 16 through 23.
2. Response modification coefficient, R = 2.
3. Over strength factor, O0 = 2.5.
4. Deflection amplification factor, Cd = 2.
5. Limits on structural height, hn = 9.5 feet (2900 mm). 3115.8.5.3 Allowable shear value. The allowable shear values for the profiled steel panel side walls (longitudinal) and end walls (transverse) for wind design and seismic design using the coefficients of Section 3115.8.5.2 shall be in accordance with Table 3115.8.5.3, provided that all of the following conditions are met:
1.The total linear length of all openings in any individual side walls or end walls shall be limited to not more than 50 percent of the length of that side walls or end walls, as shown in Figure 3115.8.5.3(1).
2.Any full height wall length, or portion thereof, less than 4 feet (305 mm) long shall not be considered as a portion of the lateral force-resisting system, as shown in Figure 3115.8.5.3(2).
3.All side walls or end walls used as part of the lateral force-resisting system shall have an existing or new boundary element on all sides to form a continuous load path, or paths, with adequate strength and stiffness to transfer all forces from the point of 101
application to the final point of resistance, as shown in Figure 3115.8.5.3(3). The existing door interlocking mechanism shall not be considered as a component of the required load path.
4.Where openings are made in container walls, floors or roofs, for doors, windows and other openings:
4.1.The opening shall be framed with steel elements that are designed in accordance with Chapters 16 and 22.
4.2.The cross section and material grade of any new steel element shall be equal to or greater than the steel element removed.
5.A maximum of one penetration not greater than a 6-inch (152 mm) diameter hole for conduits, pipes, tubes or vents, or not greater than 16 square inches (10,322 mm2) for electrical boxes, is permitted for each individual 8 feet (2,438 mm) length of lateral force- resisting wall. Penetrations located in walls that are not part of the wall lateral force resisting system shall not be limited in size or quantity. Existing intermodal shipping container's vents shall not be considered a penetration, as shown in Figure 3115.8.5.3(4).
6.6. End wall door or doors designated as part of the lateral force-resisting system shall be intermittently welded closed around the full perimeters of the door panels. a.The allowable shear values for the side walls and end walls of the intermodal shipping containers are derived from ISO 1496-1 and reduced by a factor of safety of 5. b. Container designation type is derived from ISO 668.
c. Limitations of Sections 3115.8.5.1 and 3115.8.5.3 shall apply.
FIGURE 3115.8.5.3(1)
Bracing Unit Distribution – Maximum Linear Length
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FIGURE 3115.8.5.3(2)
Bracing Unit Distribution – Minimum Linear Length
FIGURE 3115.8.5.3(3)
Bracing Unit Distribution – Boundary Elements
FIGURE 3115.8.5.3(4)
Bracing Unit Distribution – Penetrating Limitations
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SECTION 3. CHAPTER 8.18 – EXISTING BUILDING CODE
§ 8.18.010. Adoption.
That certain document entitled "California Existing Building Code, 20222025 Edition," which adopts by reference, portions of the International Existing Building Code, 20182025 Edition, as published by the California Building Standards Commission and the International Code Council (excluding Sections 1.8.4 through 1.8.10, 1.9.2, Chapter 1, Division II, Sections 301.1.2 and 301.1.3, Sections 317 through 323, and Appendix Chapter A4) is hereby adopted as the Existing Building Code of the City of Santa Monica. 104
SECTION 4. CHAPTER 8.20 – HISTORICAL BUILDING CODE
§ 8.20.010. Adopted.
That certain document entitled "California Historical Building Code, 20222025 Edition," as published by the California Building Standards Commission and the International Code Council is hereby adopted as the Historical Building Code of the City of Santa Monica. 105
SECTION 5. CHAPTER 8.22 – RESIDENTIAL BUILDING CODE
§ 8.22.010. Adoption.
That certain document entitled "California Residential Code, 20222025 Edition," which adopts by reference the International Residential Code, 20212024 Edition, as published by the California Building Standards Commission and the International Code Council (excluding Chapter 1, Division II, R313R309), including Chapter 1, Division I, Appendix H, Appendix J of the 2025 Edition of the California Building Code are hereby adopted with local amendments and provisions of this Chapter of the Santa Monica Municipal Code, as the Residential Code of the City of Santa Monica.
§ 8.22.020. Local amendments to the California Residential Code.
Notwithstanding any provisions of the 2025 California Residential Code, 2025 California Building Standards Code, State Housing Law or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply.
§ 8.22.030. Residential structural provisions.
(a) Woodframe Structures. Amend Section R301.1.3.2 of the California Residential Code to read as follows:
R301.1.3.2 Woodframe Structures. The building official shall require construction documents to be approved and stamped by a California licensed architect or engineer for all dwellings of woodframe construction more than one-story and basement in height located in Seismic Design Category D0, D1, D2 or E.
Notwithstanding other sections of the law, the law establishing these provisions is found in Business and Professions Code Sections 5537 and 6737.1. 106
The building official shall require construction documents to be approved and stamped by a California licensed architect or engineer for all dwellings of woodframe construction more than one story in height or with a basement located in Seismic Design Category D0, D1, or D2.
(a)(b) Slopes Steeper than 33-1/3 Percent. Add Section R301.1.5 to the California Residential Code to read as follows:
R301.1.5R301.1.4 Seismic Design Provisions for Buildings Constructed On or Into Slopes Steeper Than One Unit Vertical In Three Units Horizontal (33.3 Percent Slope). The design and construction of new buildings and additions to existing buildings when constructed on or into slopes steeper than one unit vertical in three units horizontal (33.3 percent slope) shall comply with Section 1613.6 of the California Building Code.
(b)(c) Irregular Buildings. Amend Items 1, 3, and 5 of Section R301.2.2.2.6 to the California Residential Code to read as follows:
R301.2.2.2.6.
1. Shear wall or braced wall offsets out of plane. Conditions where exterior shear wall lines or braced wall panels are not in one plane vertically from the foundation to the uppermost story in which they are required.
3. Shear wall or braced wall offsets in plane. Conditions where the end of a braced wall panel occurs over an opening in the wall below.
5. Floor level offset. Conditions where portions of a floor level are vertically offset.
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(c)(d) Application. Amend Section R501.2 of the California Residential Code to read as follows:
R501.2 Requirements. Floor construction shall be capable of accommodating all loads in accordance with Section 301 and of transmitting the resulting loads to the supporting structural elements. Mechanical or plumbing fixtures and equipment shall be attached (or anchored) to the structure in accordance with Section R301.2.2.11.
(d)(e) Equipment Anchorage. Section R301.2.2.11 is added to Chapter 3 of the California Residential Code to read as follows:
R301.2.2.11 Anchorage of Mechanical, Electrical, or Plumbing Components and Equipment. Mechanical, electrical, or plumbing components and equipment shall be anchored to the structure. Anchorage of the components and equipment shall be designed to resist loads in accordance with the International Building Code and ASCE 7, except where the component is positively attached to the structure and flexible connections are provided between the component and associated ductwork, piping, and conduit; and either:
1. The component weighs 400 lb. (1,780 N) or less and has a center of mass located 4 ft. (1.22 m) or less above the supporting structure; or
2. The component weighs 20 lb. (89 N) or less or, in the case of a distributed system, 5 lb./ft. (73 N/m) or less.
(e)(f) Openings in Horizontal Diaphragms. Add Section R503.2.4 to Chapter 5 of the California Residential Code to read as follows:
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R503.2.4 Openings in Horizontal Diaphragms. Openings in horizontal diaphragms with a dimension perpendicular to the joist that is greater than 4 feet (1.2 m) shall be constructed in accordance with Figure R503.2.4.
Figure R503.2.4
Openings in Horizontal Diaphragms
a. Blockings shall be provided beyond headers.
b. Metal ties not less than 0.058 inch [1.47 mm (16 galvanized gage)] by 1.5 inches (38 mm) wide with eight 16d common nails on each side of the header-joist intersection. The metal ties shall have a minimum yield of 33,000 psi (227 MPa). c. Openings in diaphragms shall be further limited in accordance with Section R301.2.2.6.
(f)(g) Bracing Requirement. Amend Table R602.10.3(3) of the California Residential Code to read as follows:
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110
For SI: 1 inch = 25.4 mm, 1 foot = 305 mm, 1 pound per square foot = 0.0479 kPa. a. Linear interpolation shall be permitted.
b. Wall bracing lengths are based on a soil site class "D." Interpolation of bracing length between the SDS values associated with the Seismic Design Categories shall be permitted when a site-specific SDS value is determined in accordance with Section 1613.2 of the California Building Code. c. Where the braced wall line length is greater than 50 feet, braced wall lines shall be permitted to be divided into shorter segments having lengths of 50 feet or 111
less and the amount of bracing within each segment shall be in accordance with this table.
d. Method LIB shall have gypsum board fastened to at least one side with nails or screws per Table R602.3(1) for exterior sheathing or Table R702.3.5 for interior gypsum board. Spacing of fasteners at panel edges shall not exceed 8 inches. e. Method CS-SFB does not apply in Seismic Design Categories D0, D1, and D2.
f. Methods GB and PCP braced wall panel h/w ratio shall not exceed 1:1 in SDC D0, D1, or D2. Methods DWB, SFB, PBS, and HPS are not permitted in SDC D0, D1, or D2.
(g)(h) Bracing Methods. Amend Table R602.10.4 of the California Residential Code to read as follows:
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For SI: 1 inch = 25.4 mm, 1 foot = 305 mm, 1 degree = 0.0175 rad, 1 pound per square foot = 47.8 N/m2, 1 mile per hour = 0.447 m/s.
a. Adhesive attachment of wall sheathing, including Method GB, shall not be permitted in Seismic Design Categories C, D0, D1, and D2. b. Applies to panels next to garage door opening when supporting gable end wall or roof load only. May only be used on one wall of the garage. In Seismic Design Categories D0, D1, and D2, roof covering dead load may not exceed 3 psf. c. Garage openings adjacent to a Method CS-G panel shall be provided with a header in accordance with Table R502.5(1). A full height clear opening shall not be permitted adjacent to a Method CS-G panel.
d. Method CS-SFB does not apply in Seismic Design Categories D0, D1, and D2 and in areas where the wind speed exceeds 100 mph.
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e. Method applies to detached one- and two-family dwellings in Seismic Design Categories D0 through D2 only.
f. Methods GB and PCP braced wall panel h/w ratio shall not exceed 1:1 in SDC D0, D1, or D2. Methods LIB, DWB, SFB, PBS, HPS, and PFG are not permitted in SDC D0, D1, or D2.
g. Use of staples in braced wall panels shall be prohibited in SDC D0, D1, or D2.
(h)(i) Alternate Braced Wall Panel. Amend Figure R602.10.6.1 of the California Residential Code to read as follows:
FIGURE R602.10.6.1
METHOD ABW—ALTERNATE BRACED WALL PANEL
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(i)(j) Portal Frame. Amend Figure R602.10.6.2 of the California Residential Code to read as follows:
FIGURE R602.10.6.2
METHOD PFH-PORTAL FRAME WITH HOLD-DOWNS AT DETACHED GARAGE
DOOR OPENINGS
(j)(k) Minimum Length of Braced Wall Panels. Table R602.10.5 of the California Residential Code is amended to read as follows:
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TABLE. R602.10.5
a. Linear interpolation shall be permitted.
b. Use the actual length where it is greater than or equal to the minimum length.
c. Maximum header height for PFH is 10 feet in accordance with Figure R602.10.6.2, but wall height shall be permitted to be increased to 12 feet with pony wall.
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d. Maximum header height for PFG is 10 feet in accordance with Figure R602.10.6.3, but wall height shall be permitted to be increased to 12 feet with pony wall.
e. Maximum header height for CS-PF is 10 feet in accordance with Figure R602.10.6.4, but wall height shall be permitted to be increased to 12 feet with pony wall.
(k)(l) Braced Wall Panel. Section R602.10.2.3 of the California Residential Code is amended to read as follows:
R602.10.2.3 Minimum Number of Braced Wall Panels. Braced wall lines with a length of 16 feet (4,877 mm) or less shall have a minimum of two braced wall panels of any length or one braced wall panel equal to 48 inches (1,219 mm) or more. Braced wall lines greater than 16 feet (4,877 mm) shall have a minimum of two braced wall panels. In Seismic Design Category D0, D1, or D2, no braced wall panel shall have a contributing length less than 48 inches in length or as required in Section R602.10.3, whichever is greater.
(l)(m) Method CS-PF. Amend Figure R602.10.6.4 of the California Residential Code to read as follows:
FIGURE R602.10.6.4
METHOD CS-PF-CONTINUOUSLY SHEATHED PORTAL FRAME PANEL
CONSTRUCTION
FRONT ELEVATION SECTION
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm
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(m)(n) Additional Requirements. Add Section R803.2.4 to Chapter 8 of the California Residential Code to read as follows:
R803.2.4 Openings in Horizontal Diaphragms. Openings in horizontal diaphragms shall conform with Section R503.2.4.
(n)(o) Parapet Walls. Section R606.4.4 of the California Residential Code is amended to read as follows:
R606.4.4 Parapet Walls. Unreinforced solid masonry parapet walls shall not be less than 8 inches (203 mm) thick and their height shall not exceed four times their thickness. Unreinforced hollow unit masonry parapet walls shall be not less than 8 inches (203 mm) thick, and their height shall not exceed three times their 119
thickness. Masonry parapet walls in areas subject to wind loads of 30 pounds per square foot (1.44 kPa) or located in Seismic Design Category D0, D1, or D2, or on townhouses in Seismic Design Category C shall be reinforced in accordance with Section R606.12.
(o)(p) Masonry Elements. Section R606.12.2.2.3 of the California Residential Code is amended to read as follows:
R606.12.2.2.3 Reinforcement Requirements for Masonry Elements. Masonry elements listed in Section R606.12.2.2.2 shall be reinforced in either the horizontal or vertical direction as shown in Figure R606.11(23) and in accordance with the following:
1. Horizontal reinforcement. Horizontal joint reinforcement shall consist of at least one No. 4 bar spaced not more than 48 inches (1,219 mm). Horizontal reinforcement shall be provided within 16 inches (406 mm) of the top and bottom of these masonry elements.
2. Vertical reinforcement. Vertical reinforcement shall consist of at least one No. 4 bar spaced not more than 48 inches (1,219 mm). Vertical reinforcement shall be within 8 inches (203 mm) of the ends of masonry walls. § 8.22.050. Residential foundations.
(a) Foundation Application. Amend Section R401.1 of the California Residential Code to read as follows:
R401.1 Application. The provisions of this chapter shall control the design and construction of the foundation and foundation spaces for all buildings. In addition to the provisions of this chapter, the design and construction of foundations in 120
areas prone to flooding as established by Table R301.2(1) shall meet the provisions of Section R322. Wood foundations shall be designed and installed in accordance with AWC PWF.
Exception: The provisions of this chapter shall be permitted to be used for wood foundations only in the following situations:
1. In buildings that have no more than two floors and a roof.
2. When interior basement and foundation walls are constructed at intervals not exceeding 50 feet (15,240 mm).
Wood foundations in Seismic Design Category D0, D1, or D2 shall not be permitted.
Exception: In non-occupied, single-story, detached storage sheds and similar uses other than carport or garage, provided the gross floor area does not exceed 200 square feet, the plate height does not exceed 12 feet in height above the grade plane at any point, and the maximum roof projection does not exceed 24 inches. (b) Continuous Footings. Sections R403.1.2, R403.1.3.6 and R403.1.5 of the California Residential Code are amended to read as follows:
R403.1.2 Continuous Footing in Seismic Design Categories D0, D1, or D2.
Exterior walls of buildings located in Seismic Design Categories D0, D1, and D2 shall be supported by continuous solid or fully grouted masonry or concrete footings. All required interior braced wall panels in buildings located in Seismic Design Categories D0, D1, and D2 shall be supported on continuous foundations.
R403.1.3.6 Isolated Concrete Footings. In detached one- and two-family dwellings located in Seismic Design Category A, B, or C, that are three stories or 121
less in height, and constructed with stud bearing walls, isolated plain concrete footings supporting columns or pedestals are permitted.
R403.1.5 Slope. The top surface of footings shall be level. The bottom surface of footings shall be permitted to have a slope not exceeding one unit vertical in 10 units horizontal (10 percent slope). Footings shall be stepped where it is necessary to change the elevation of the top surface of the footing or where the surface of the ground slopes more than one unit vertical in 10 units horizontal (10 percent slope).
For structures located in Seismic Design Categories D0, D1, or D2, stepped footings shall be reinforced with four No. 4 rebar. Two bars shall be placed at the top and bottom of the footings as shown in Figure R403.1.5.
FIGURE R403.1.5 STEPPED FOOTING
(c) Wood Foundation Walls. Amend Section R404.2 of the California Residential Code to read as follows:
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R404.2 Wood Foundation Walls. Wood foundation walls shall be constructed in accordance with the provisions of Sections R404.2.1 through R404.2.6 and with the details show in figures R403.1(2) and R403.1(3). Wood foundation walls shall not be used for structures located in Seismic Design Category D0, D1 or D2. § 8.22.060. Residential concrete and masonry chimneys.
(a) Vertical Reinforcing. Amend Section R1001.3.1 of the California Residential Code to read as follows:
R1001.3.1 Vertical Reinforcing. For chimneys up to 40 inches (1,016 mm) wide, four No. 4 continuous vertical bars adequately anchored into the concrete foundation shall be placed between wythes of solid masonry or within the cells of hollow unit masonry and grouted in accordance with Section R606. Grout shall be prevented from bonding with the flue liner so that the flue liner is free to move with thermal expansion. For chimneys more than 40 inches (1,016 mm) wide, two additional No. 4 vertical bars adequately anchored into the concrete foundation shall be provided for each additional flue incorporated into the chimney or for each additional 40 inches (1,016 mm) in width or fraction thereof. § 8.22.080. Residential wood construction.
(a) Fastener Schedule. Amend Lines 20, 21, 24 and 34-37 of Table R602.3(1) of the California Residential Code to read as follows:
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For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm, 1 mile per hour = 0.447 m/s; 1 ksi =
6.895 MPa.
(b) Alternate Attachment. Amend footnote "b" of Table R602.3.2 and Section R602.3.2 of the California Residential Code to read as follows:
b.Staples shall have a minimum crown width of 7/16-inch on diameter except as noted. Use of staples in roof, floor, subfloor, and braced wall panels shall be prohibited in Seismic Design Category D0, D1 or D2.
R602.3.2 Exception: In other than Seismic Design Category D0, D1 or D2, a single top plate used as an alternative to a double top plate shall comply with the following:
1. The single top plate shall be tied at corners, intersecting walls, and at in-line splices in straight wall lines in accordance with Table R602.3.2.
2. The rafters or joists shall be centered over the studs with a tolerance of not more than 1 inch (25 mm)
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3. Omission of the top plate is permitted over headers where the headers are adequately tied to adjacent wall sections in accordance with Table R602.3.2.
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SECTION 6. CHAPTER 8.24 – ELECTRICAL CODE
§ 8.24.010. Adoption.
That certain document entitled "California Electrical Code, 20252022 Edition," which adopts by reference the National Electrical Code, 20242020 Edition, as published by the California Building Standards Commission and the National Fire Protection Association including Article 89, Informative Annex C, Informative Annex F, are hereby adopted with the local amendments and provisions of this Chapter, as the Electrical Code of the City of Santa Monica.
§ 8.24.020. Local amendments to the California Electrical Code.
Notwithstanding any provisions of the California Electrical Code, California Building Standards Code, or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply. § 8.24.040. Electrical appliances, devices, materials and equipment regulations. (a) Use of Approved Materials. No person, firm or corporation shall use any electrical material, device, appliance or equipment, designed or intended for attachment, directly or indirectly, to any electrical system, circuit or electrical service for light, heat or power in the City unless such electrical material, device, appliance or equipment complies with the provisions of this Chapter. The Building OfficialOfficer is hereby empowered to enforce the provisions of this Chapter.
(b) Rating. All electrical materials, devices, appliances, or equipment designed or intended for attachment, directly or indirectly, to any electrical system, circuit or electrical service for light, heat or power, shall be only those that conform with the requirements of this Chapter. Each such article shall bear or contain the makers name, trademark or 126
identification symbol, together with such rating by the manufacturer as may be necessary to determine the intended use. The correct operating voltage, amperage and total watts shall be stated and no person shall remove, alter, deface or obliterate any such marking. (c) Revocation. Any approval granted by the Building OfficialOfficer may be revoked if the electrical material, device, appliance, or equipment is found to be hazardous, unsuitable for the purpose used or intended, or does not conform with the standards under which it was approved for use.
(d) Exceptions. The provisions of this Chapter shall not be deemed to apply to:
(1) Safe, substantial, used or second-hand devices or appliances, provided that all parts or equipment used in rebuilding or reconstruction shall conform in all particulars with the National Standards for such article, and provided further, that such articles shall have the same degree of safety to life and property as may then be required in a new article of the same type.
(2) Electrical materials, devices, appliances and equipment which are safe and suitable for the purpose used or intended, provided such materials, devices, appliances and equipment are already fully covered and regulated by existing laws and ordinances now in effect.
(3) Vehicles or motor vehicle equipment.
(4) Industrial or commercial appliances which are to be used in a specific location, and which have been submitted to a recognized laboratory for approval as conforming to the standards required hereof but on which final approval is still pending; provided, however, that exemption from the provisions of this Code shall be granted separately for each appliance only when satisfactory written evidence has been filed that 127
laboratory approval has been applied for, and shall continue in force only during such time as the Building OfficialOfficer has reason to believe that the testing laboratory will grant final approval certifying compliance to the prescribed standards. § 8.24.050. Used materials.
Previously used materials shall not be re-used in any work without the advance approval of the Building OfficialOfficer
§ 8.24.090. Protection of metallic enclosures in a marine environment.
Where a metallic enclosure is installed outdoors within 402.4 meters (0.25 miles) from the mean shoreline, the enclosure shall have adequate protection against severe corrosive influences.
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SECTION 7. CHAPTER 8.28 – MECHANICAL CODE
§ 8.28.010. Adoption.
That certain document entitled "California Mechanical Code, 20252022 Edition," which adopts by reference the Uniform Mechanical Code, 20242021 Edition, as published by the California Building Standards Commission and the International Association of Plumbing and Mechanical Officials (excluding Chapter 1, Division I), including Chapter 1, Division II, are hereby adopted as the Mechanical Code of the City of Santa Monica. 129
SECTION 8. CHAPTER 8.32 – PLUMPING CODE
§ 8.32.010. Adoption.
That certain document entitled "California Plumbing Code, 20252022 Edition," which adopts by reference the Uniform Plumbing Code, 20182021 Edition, as published by the California Building Standards Commission and the International Association of Plumbing and Mechanical Officials (excluding Chapter 1, Division I), including Chapter 1, Division II, Appendices A, B, D, I, M, N, are hereby adopted with the local amendments and provisions of this Chapter, as the Plumbing Code of the City of Santa Monica. § 8.32.020. Local amendments to the California Plumbing Code.
Notwithstanding any provisions of the California Plumbing Code, California Building Standards Code, or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply. § 8.32.040. Water softener using dry wells for discharge.
Water softener systems using dry wells for the discharge of effluents are prohibited, except for systems with regeneration cycles discharging quantities of total dissolved solids that do not exceed those stipulated in the water quality objectives set by the Regional Water Quality Control Board.
§ 8.32.070. Seismic gas shutoff devices.
(a) Purpose. The purpose of this Section is to reduce the risks of fires caused by leaks in fuel gas piping caused from earthquakes by use of earthquake-actuated automatic gas shutoff systems.
(b) Scope. The provisions of this section shall apply to:
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(1) Any new building, structure or mobilehome park with fuel gas piping, for which an application for permit for construction was first submitted on or after January 1, 2008.
(2) Any existing building or structure or mobilehome park with fuel gas piping for which an application for alteration or addition is submitted on or after January 1, 2008, when such alteration or addition is valued at more than ten thousand dollars. (3) Any existing building or structure or mobilehome park with fuel gas piping on or after January 1, 2008 for which an agreement for sale or exchange was first entered into.
(4) Any replacement in part or whole of an existing fuel gas service from utility owned meter to the point of entry into the building or structure. (c) Definitions. For the purpose of this Section, certain terms, phrases, words and their derivatives shall be construed as specified in this Section. Where terms are not defined, they shall have their ordinarily accepted meanings within the context with which they are used.
"Agreement of sale or exchange" means any agreement or written instrument which provides that title to any property shall thereafter be transferred from one owner to another owner.
"Customer-owned gas piping" means all parts of the gas piping system downstream of the gas utility point of delivery, including, but not limited to, downstream of the gas utility meter and service tee (also known as a bypass tee). "Application for permit" means a written document submitted to the City in order to obtain a permit to erect, construct, enlarge, alter, repair, move, improve, convert or 131
remove a portion of any building, structure or building service equipment including but not limited to combination building permits and single trade permits. "Seismic gas shutoff device" means a seismic gas shutoff device installed on customer- owned gas piping certified by the State Architect pursuant to Section 19202 of the Health and Safety Code. Notwithstanding any other provision of law, "seismic gas shutoff device" does not include any device installed on a gas distribution system owned or operated by a public utility.
(d) Duty to Install and Maintain Device. The owner of any building, structure or mobilehome park subject to the provisions of this Section shall obtain a permit, install and maintain a seismic gas shutoff device on the customer owned gas piping when one of the triggering events specified in subsection (b) of this Section occurs. (1) For agreement of sale or exchange or qualifying alterations or additions to individual condominium units, the owner of the individual condominium shall obtain a permit, install and maintain a seismic gas shutoff device on the portion of the customer owned gas piping that serves the individual condominium unit if such a device does not exist on the customer owned gas piping that serves the entire building. (2) Seismic gas shutoff devices installed prior to January 1, 2008 on either customer owned gas piping or on a gas distribution system owned or operated by a public utility are deemed to comply with the requirements of this Section provided they remain installed and maintained according to the terms of their original approval. (e) Unreasonable Hardship. The Building OfficialOfficer may grant exceptions to the provisions of this Section when legal, physical or economic constraints will not allow compliance without creating an unreasonable hardship. Unreasonable economic 132
hardship shall be deemed to exist when the Building OfficialOfficer determines that the fair market value of the cost of installation of the seismic gas shutoff device exceeds twenty percent of the valuation of other alterations being proposed. (f) Effect on Sale and Exchange of Property. No sale or exchange of property shall be invalidated solely because of the failure of any person to comply with any provision of this Section unless such failure is an act or omission which would be a valid ground for rescission of such sale or exchange in the absence of this Section. (g) Incentives. All such applications shall receive priority service as defined in Santa Monica Municipal Code Chapter 1.20.
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SECTION 9. CHAPTER 8.36 – ENERGY CODE
§ 8.36.010. Adoption.
That certain document entitled "20252022 Building Energy Efficiency Standards— Standards for Residential and Nonresidential Buildings" which adopts Part 6 of Title 24 and Part 1, Chapter 10 of Title 24 of the California Code of Regulations, as published by the California Building Standards Commission and the California Energy Commission, is hereby adopted as the Energy Code of the City of Santa Monica. § 8.36.020. Reserved .Amendments to the California Energy Code. (a) Subchapter 1 — All Occupancies — General Provisions. (1) Section 100.1(b) is amended to add the following:
ELECTRIC HEATING APPLIANCE. A device that produces heat energy to create a warm environment by the application of electric power to resistance elements, refrigerant compressors, or dissimilar material junctions, as defined in the California Mechanical Code.
NET FREE AREA (NFA) is the total unobstructed area within the air gaps between louver and grille slats in a vent, allowing the passage of air. The narrowest distance between two slats, perpendicular to the surface of both slats is the air gap height. The narrowest width of the gap is the air gap width. The NFA is the air gap height multiplied by the air gap width multiplied by the total number of air gaps between slats in the vent. (b) Subchapter 2 - Mandatory Requirements for Pool and Spa Systems and Equipment.
(1) Section 110.4 is amended as follows:
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(a) Certification by manufacturers. Any pool heater for a pool, spa, or a pool and spa combination shall be installed only if the manufacturer has certified that the system or equipment has all of the following:
1. Efficiency. Equipment subject to State or federal appliance efficiency standards shall comply with the applicable provisions of Section 110.1; and
2. On-off switch. A readily accessible on-off switch, mounted on the outside of the heater that allows shutting off the heater without adjusting the thermostat setting; and
3. Instructions. A permanent, easily readable and weatherproof plate or card that provides the energy efficiency rating and instruction for the energy efficient operation of the pool and/or spa heater. (b) Installation. Any pool and/or spa system or equipment shall meet the following requirements:
1. Heating Equipment. Equipment installed to heat water for pools and/or spas shall be selected from equipment meeting the standards shown in Table 110.4-A.
Table 110.4-A HEATING EQUIPMENT STANDARDS
Table 110.4-A HEATING EQUIPMENT STANDARDS
Heating Energy Source Standard
Electric Resistance UL 1261
Gas-fired ANSI Z21.56/CSA 4.7a
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Heat Pump AHRI 1160 and one of the following:
CSA C22.2 No. 236, UL 1995, or UL/
CSA 60335-2-40
Sola CC/APSP 902/SRCC 400 for solar
pool heaters, ICC 901/SRCC 100 for
solar collectors
2. Piping. At least 18 inches of horizontal or vertical pipe shall be installed between the filter and the heater or dedicated suction and return lines, or built- in or built-up connections shall be installed to allow for the future addition of solar heating equipment;
3. Covers. Outdoor pools and/or spa with electric or gas heating equipment shall be installed with a pool cover.
4. Directional inlets and time switches for pools. If the system or equipment is for a pool:
i.The pool shall have directional inlets that adequately mix the pool water; and
ii.A time switch or similar control mechanism shall be
permanently installed as part of a pool water circulation control system that will allow all pumps to be set or programmed to run only during off-peak electric demand period, and for the minimum time necessary to maintain the water in the condition required by applicable public health standards.
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(c) Heating Source Sizing. Heating systems or equipment for pool and/or spa shall meet one of the sizing requirements of 1 through 5 below:
1. A solar pool heating system with a solar collector surface area that is equivalent to the following:
A. For nonresidential and multifamily buildings, 65% or greater of the pool and/or spa surface area.
B. For single family buildings, 60% or greater of the pool and/or spa surface area;
2. A heat pump pool heater as the primary heating system that meets the sizing requirements of Reference Joint Appendix JA16.3. The supplementary heater can be of any energy source; or
3. A heating system that derives at least 60% of the annual heating energy from onsite renewable energy or on-site recovered energy.
4. A combination of a solar pool heating system and heat pump pool heater without any additional supplementary heater; or
5. A pool heating system determined by the Executive Director to use no more energy than the systems specified in Items 1, 2, 3, or 4 above.
Exception 1 to Section 110.4(c): Portable electric spas compliant with 20 CCR § 1605.3(g)(7) of the Appliance Efficiency Regulations.
Exception 2 to Section 110.4(c): Alterations to existing pools and/or spas with existing heating systems or equipment.
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Exception 3 to Section 110.4(c): A pool and/or spa that is heated solely by a solar pool heating system without any backup heater.
Exception 4 to Section 110.4(c): Heating systems which are used exclusively for permanent spa applications in existing buildings with gas availability.
Exception 5 to Section 110.4(c): Heating systems which are used exclusively for permanent spa applications where there is inadequate Solar Access Roof Area (SARA) as specified in Section 150.1(c)14 for a solar pool heating system to be installed.
(d) Controls for Heat Pump Pool Heaters with Supplementary Heating.
Heat pump pool heaters with supplementary heaters shall have controls that meet the following:
1. Supplementary heater shall not operate when the
heating load can be met by the heat pump pool heater alone; and
2. The cut-on temperature for heat pump heating is higher than the cut-on temperature for supplementary heating, and the cutoff temperature for heat pump heating is higher than the cut-off temperature for supplementary heating
(c) Subchapter 3 — Nonresidential Hotel/Motel Occupancies, and Covered Processes — Mandatory Requirements.
(1) Section 120.2 Required Controls for Space Conditioning Systems is amended to add Section 120.2(I) as follows:
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(l) HVAC Hot Water Temperature. Zones that use hot water for space heating shall be designed for a hot water supply temperature of no greater than 130 °F. (2) Section 120.6 Mandatory Requirements for Covered Processes is amended to add Section 120.6(k) as follows:
(k) Mandatory requirements for commercial kitchens. Electric Readiness for Newly Constructed Commercial Kitchens shall meet the following requirements:
1. Quick-service commercial kitchens and institutional commercial kitchens shall include a dedicated branch circuit wiring and outlet that would be accessible to cookline appliances and shall meet all of the following requirements:
a. The branch circuit conductors shall be rated at 50 amps minimum.
b. The electrical service panel shall have a minimum
capacity of 800 connected amps.
2. The electrical service panel shall be sized to accommodate an additional either 208v or 240v 50-amp breaker.
EXCEPTION 1 to Section 120.6(k): healthcare facilities.
EXCEPTION 2 to Section 120.6(k): all-electric commercial kitchens. (d) Subchapter 4 — Nonresidential and Hotel/Motel Occupancies. (1) Section 130.0 is amended as follows:
a. The design and installation of all lighting systems and equipment in nonresidential and hotel/motel buildings, outdoor lighting, and electrical 139
power distribution systems within the scope of Section 100.0(a), shall comply with the applicable provisions of Sections 130.0 through 130.6.
NOTE: The requirements of Sections 130.0 through 130.6 apply to newly constructed buildings. Section 141.0 specifies which requirements of Sections 130.0 through 130.6 also apply to additions and alterations to existing buildings.
(2) Add Section 130.6 — Electric Readiness for Systems Using Gas or Propane:
130.6 Electric Readiness Requirements for Systems Using Gas or Propane Where nonresidential systems using gas or propane are installed, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electric heating appliance in the following ways, as certified by a registered design professional or licensed electrical contractor. a) Branch circuit wiring, electrically isolated and designed to serve all electric heating appliances in accordance with manufacturer requirements and the California Electrical Code, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within five feet of the appliance that is accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors; and
b) Labeling of both ends of the unused conductors or conduit shall be with "For Future Electrical Appliance"; and
c) Reserved circuit breakers in the electrical panel for each branch circuit, appropriately labeled (e.g. "Reserved for Future Electric Range"), and positioned on the opposite end of the panel supply conductor connection; and 140
d) Connected subpanels, panelboards, switchboards, busbars, and transformers shall be sized to serve the future electric heating appliances. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electric Code; and
e) Physical space for future electric heating appliances, including equipment footprint, and if needed a pathway reserved for routing of ductwork to heat pump evaporator(s), shall be depicted on the construction drawings. The footprint necessary for future electric heating appliances may overlap with nonstructural partitions and with the location of currently designed combustion equipment.
(e) Subchapter 5 — Nonresidential and Hotel/Motel Occupancies. (1) Section 140.0 — Performance and Prescriptive Compliance Approaches is amended as follows:
Nonresidential and hotel/motel buildings shall comply with all of the following:
a) The requirements of Sections 100.0 through 110.12 applicable to the building project (mandatory measures for all buildings). b ) The requirements of Sections 120.0 through 130.6 (mandatory measures for nonresidential, high-rise residential and hotel/motel buildings). c) Either the performance compliance approach (energy budgets) specified in Section 140.1 or the prescriptive compliance approach specified in Section 140.2 for the climate zone in which the building will be located. Climate zones are shown in FIGURE 100.1-A.
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NOTE to Section 140.0(c): The Commission periodically updates, publishes and makes available to interested persons and local enforcement agencies precise descriptions of the climate zones, which is available by zip code boundaries depicted in the Reference Joint Appendices along with a list of the communities in each zone.
NOTE to Section 140.0: The requirements of Sections 140.1 through 140.10 apply to newly constructed buildings. Section 141.0 specifies which requirements of Section 140.1 through 140.10 also apply to additions or alterations to existing buildings.
(2) Section 140.1 Performance Approach: Energy Budgets is amended as follows:
A building complies with the performance approach provided that:
1. The time-dependent valuation (TDV) energy budget calculated for the Proposed Design Building under Subsection (b) is no greater than the TDV energy budget calculated for the Standard Design Building under Subsection (a), and
2. The source energy budget calculated for the proposed design building under Subsection (b) has a source energy compliance margin, relative to the source energy budget calculated for the standard design building under Subsection (a), of at least seven percent for hotels, two percent for restaurants, 14% for office, and seven percent for all other nonresidential occupancies. 142
Exception 1 to 140.1 item 2 A source energy compliance margin of 0 percent or greater is required when nonresidential occupancies are designed with single zone space-conditioning systems complying with Section 140.4(a)2. (3) (a) — (c) Subsections 140.1 (a) — (c) are adopted without modification. (f) Subchapter 7 - Single-Family Residential Buildings. (1) Section 150.0 Mandatory Features and Devices is amended as follows:
Single-family residential buildings shall comply with the applicable requirements of Sections 150(a) through 150.0(v).
NOTE: The requirements of Sections 150.0(a) through 150.0(v) apply to newly constructed buildings. Sections 150.2(a) and 150.2(b) specify which requirements of Sections 150.0(a) through 150.0(r) also apply to additions or alterations. The amendments to sections 150.0(t) do not apply to additions or alterations. (a)— (s): Subsections 150.0(a) — (s) are adopted without modification. (2) Section 150.0(t) of Section 150.0 Mandatory Features and Devices is amended as follows:
(t) Heat pump space heater ready. Systems using gas or propane furnace to serve individual dwelling units shall include the following:
1. A dedicated 240 volt branch circuit wiring shall be installed within three feet from the furnace and accessible to the furnace with no obstructions. The branch circuit conductors shall be rated at 30 amps minimum. The blank cover shall be identified as "240V ready". All electrical components shall be installed in accordance with the California Electrical Code.
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2. The main electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future heat pump space heater installation. The reserved space shall be permanently marked as "For Future 240V use".
3. A designated exterior location for a future heat pump compressor unit with either a drain or natural drainage for condensate.
(3)(u) — (v): Subsections 150.0(u) — (v) are adopted without modification. (g) Subchapter 8 — Single-Family Residential Buildings. (1) Section 150.1 Performance and Prescriptive Compliance Approaches for Single- Family Residential Buildings is amended as follows:
(a) Section (a) is adopted without modification.
(b) Performance Approach. A building complies with the performance approach if the energy consumption calculated for the proposed design building is no greater than the energy budget calculated for the standard design building using Commission-certified compliance software as specified by the Alternative Calculation Methods Approval Manual, as specified in sub-sections 1, 2 and 3 below.
1.Newly Constructed Buildings. The Energy Budget for newly constructed buildings is expressed in terms of the Energy Design Ratings, which are based on source energy and time-dependent valuation (TDV) energy. The Energy Design Rating 1 (EDR1) is based on source energy. The Energy Design Rating 2 (EDR2) is based on TDV energy and has two components, the Energy Efficiency Design Rating, and the Solar Electric Generation and Demand 144
Flexibility Design Rating. The total Energy Design Rating shall account for both the Energy Efficiency Design Rating and the Solar Electric Generation and Demand Flexibility Design Rating. The proposed building shall separately comply with the Source Energy Design Rating, Energy Efficiency Design Rating and the Total Energy Design Rating. A building complies with the performance approach if the TDV energy budget calculated for the proposed design building is no greater than the TDV energy budget calculated for the Standard Design Building AND Source Energy compliance margin of at least 5.0 relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
EXCEPTION 1 to Section 150.1(b)1. A community shared solar electric generation system, or other renewable electric generation system, and/or community shared battery storage system, which provides dedicated power, utility energy reduction credits, or payments for energy bill reductions, to the permitted building and is approved by the Energy Commission as specified in Title 24, Part 1, Section 10-115, may offset part or all of the solar electric generation system Energy Design Rating required to comply with the Standards, as calculated according to methods established by the Commission in the Residential ACM Reference Manual.
EXCEPTION 2 to Section 150.1(b)1. A newly constructed building with a conditioned floor area less than 1,500 square feet shall achieve a Source Energy compliance margin of 2.0 or greater, relative to the Source Energy Design Rating 1 calculated for the Standard Design building. 145
EXCEPTION 3 to Section 150.1(b)1. If a newly constructed building with a conditioned floor area less than 625 square feet demonstrates that due to conditions specific to the project, it is technically infeasible to achieve compliance, the Building Official may reduce the minimum Source Energy compliance margin to between 0 and 2.0, relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
2. Additions and Alterations to Existing Buildings. The Energy Budget for additions and alterations is expressed in terms of TDV energy.
3. Section (b)(3) is adopted without modification. Section (c) is adopted without modification.
(h) Subchapter 10 - Multifamily Buildings — Mandatory Requirements. (1) Section 160.4 Mandatory Requirements for Water Heating systems is amended to remove subsection (a) as follows:
(a) Reserved.
Sections (b) to (f) are adopted without amendments.
(2) Section 160.9 Mandatory Requirements for Electric Ready Buildings.
Section 160.9 Sections (a) to (c) are adopted without amendments. Sections (d) through (f) are added as follows:
(d) Systems using gas or propane water heaters to serve individual dwelling units shall include the following components:
1. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, copper branch circuit rated to 30 amps, within three feet from the 146
water heater and accessible to the water heater with no obstructions.
In addition, all of the following:
A. Both ends of the unused conductor shall be labeled
with the word "spare" and be electrically isolated; and B. A reserved single pole circuit breaker space in the
electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words "Future 240V Use";
2. A condensate drain that is no more than two inches higher than the base of the installed water heater, and allows natural draining without pump assistance,
3. The construction drawings shall indicate the location of the future heat pump water heater. The reserved location shall have minimum interior dimensions of 39"x39"x96"
4. A ventilation method meeting one of the following:
A. The location reserved for the future heat pump water heater shall have a minimum volume of 700 cu. ft.,
B. The location reserved for the future heat pump water heater shall vent to a communicating space in the same pressure boundary via permanent openings with a minimum total net free area of 250 sq. in., so that the total combined volume connected via permanent openings is 700 cu. ft. or larger. The permanent openings shall be:
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i. Fully louvered doors with fixed louvers consisting of a single layer of fixed flat slats; or
ii. Two permanent fixed openings, consisting of a single layer of fixed flat slat louvers or grilles, one commencing within 12 inches from the top of the enclosure and one commencing within 12 inches from the bottom of the enclosure.
C. The location reserved for the future heat pump water heater shall include two 8" capped ducts, venting to the building exterior.
i.All ducts connections and building penetrations shall be sealed.
ii.Exhaust air ducts and all ducts which cross pressure boundaries shall be insulated to a minimum insulation level of R-6.
iii.Airflow from termination points shall be diverted away from each other.
(e) Central Heat Pump Water Heater Electric Ready. Central water heating systems using gas or propane to serve multiple dwelling units shall include the following:
1. The szdstem input capacity of the gas or propane water heating system shall be determined as the sum of the input gas or propane capacity of all water heating devices associated with each gas or propane water heating system.
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2. Space reserved shall include:
A. Heat Pump. The minimum space reserved shall include space for service clearances, air flow clearances, and keep outs and shall meet one of the following:
i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum
space reserved for the heat pump shall be 2.0 square feet per input 10,000 BTU per hour of the gas or propane water
heating system, and the minimum linear dimension of the space reserved shall be 48 linear inches.
ii. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, the minimum space reserved for the heat pump shall be 3.6
square feet per input 10,000 BTU per hour of the gas or propane water heating system, and the minimum linear
dimension of the space reserved shall be 84 linear inches. iii. The space reserved shall be the space required for a heat pump water heater system that meets the total building hot water demand as calculated and documented by the
responsible person associated with the project.
B. Tanks. The minimum space reserved shall include space for service clearances and keep outs and shall meet one of the following:
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i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum
space reserved for the storage and temperature maintenance tanks shall be 4.4 square feet per input 10,000 BTU per hour, of the gas or propane water heating system.
ii. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, the minimum physical space reserved for the storage and
temperature maintenance tanks shall be 3.1 square feet per input 10,000 BTU per hour. of the gas or propane water
heating system.
iii. The space reserved shall be the space required for a heat pump water heater system that meets the total building hot water demand as calculated and documented by the
responsible person associated with the project.
3. Ventilation shall be provided by meeting one of the following:
A. Physical space reserved for the heat pump shall be located outside, or
B. A pathway shall be reserved for future routing of supply and exhaust air via ductwork from the reserved heat pump location to an appropriate outdoor location. Penetrations through the building envelope for louvers and ducts shall be planned and identified for future use. The 150
reserved pathway and penetrations through the building envelope shall be sized to meet one of the following:
i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum air flow rate shall be 70 CFM per input 10,000 BTU per hour of the gas or propane water heating system and the total
external static pressure drop of ductwork and louvers shall not exceed 0.17 inch when the future heat pump water heater is installed.
ii. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, the minimum air flow rate shall be 420 CFM per input 10,000 BTU per hour of the gas or propane water heating system and the total external static pressure drop of ductwork and louvers shall not exceed 0.17 inch when the future heat pump water heater is installed.
iii. The reserved pathway and penetrations shall be sized to serve a heat pump water heater system that meets the total building hot water demand as calculated and documented by the responsible person associated with the project.
4. Condensate drainage piping. An approved receptacle that is sized in accordance with the California Plumbing Code to receive the condensate drainage shall be installed within three feet of the reserved heat 151
pump location, or piping shall be installed from within three feet of the reserved heat pump location to an approved discharge location that is sized in accordance with the California Plumbing Code, and meets one of the following:
A. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, condensate drainage shall be sized for 0.2 tons of refrigeration capacity per input 10,000 BTU per hour
B. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, condensate drainage shall be sized for 0.7 tons of refrigeration capacity per input 10,000 BTU per hour.
C. Condensate drainage shall be sized to serve a heat pump water heater system that meets the total building hot water demand as calculated and documented by the responsible person associated with the project.
5 .Electrical.
A. Physical space shall be reserved on the bus system of the main switchboard or on the bus system of a distribution board to serve the future heat pump water heater system including the heat pump and temperature maintenance tanks. In addition, the physical space reserved shall be capable of providing adequate power to the future heat pump water heater as follows:
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i. Heat Pump. For the Heat Pump, the physical space
reserved shall comply with one of the following:
A. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, provide 0.1 kVA per input 10,000 BTU per hour
B. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, provide 1.1 kVA per input 10,000 BTU per hour
C. The physical space reserved supplies sufficient
electrical power required to power a heat pump water heater system that meets the total building hot water demand as calculated and documented by the responsible person
associated with the project.
ii. Temperature Maintenance Tank. For the Temperature
Maintenance Tank, the physical space reserved shall comply with one of the following:
A. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, provide 1.0 kVA per input 10,000 BTU per hour
B. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, provide 0.6 kVA per input 10,000 BTU per hour
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C. The physical space reserved supplies sufficient
electrical power required to power a heat pump water heater system that meets the total building hot water demand as calculated and documented by the responsible person
associated with the project.
(f)The building electrical system shall be sized to meet the future electric requirements of the electric ready equipment specified in sections 160.9 a —e. To meet this requirement the building main service conduit, the electrical system to the point specified in each subsection, and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each electric ready appliance in accordance with the California Electric Code. (i) Subchapter 11 — Multifamily Buildings.
(1) Amend Section 170.1 - Performance Approach - as follows:
A building complies with the performance approach if the TDV energy budget calculated for the Proposed Design Building under Subsection (b) is no greater than the TDV energy budget calculated for the Standard Design Building under Subsection (a). Additionally, the energy budget, expressed in terms of source energy, of a newly constructed multifamily building with three habitable stories or less shall be at least seven percent lower than that of the Standard Design Building. Newly Constructed multifamily buildings with four habitable stories or more shall be at least three percent lower than that of the Standard Design Building.
(2) Sub-sections (a) to (d) are adopted without amendments. 154
SECTION 10. CHAPTER 8.39 – WILDLAND-URBAN INTERFACE CODE
8.39.010 Adoption.
That certain document entitled “California Wildland-Urban Interface Code, 2025 Edition,” which adopts by reference the International Wildland-Urban Interface Code, 2024 Edition, as published by the California Building Standards Commission, are hereby adopted with the local amendments and provisions of this Chapter as the Wildland-Urban Interface Code of the City of Santa Monica.
8.39.020 Local amendments to the California Wildland-Urban Interface Code Notwithstanding any provisions of the California Wildland-Urban Interface Code, California Building Standards Code, State Housing Law or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply.
(a) Chapter 6, Section 604.2 of the 2025 California Wildland-Urban Interface Code is amended to read:
604.2 Application.
Buildings and structures located in the following areas shall maintain the required hazardous vegetation and fuel management:
1. All unincorporated lands designated as a State Responsibility Area (SRA).
2. Land designated as a High and/or Very High Fire Hazard Severity Zone by a city or local agency.
3. Land designated in a city or local agency ordinance as a wildland-urban interface (WUI) area.
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SECTION 11. CHAPTER 8.40 – FIRE CODE
§ 8.40.010. Adoption.
That certain document entitled "California Fire Code, 20252022 Edition," which adopts by reference the International Fire Code, 20242021 Edition, as published by the California Building Standards Commission and the International Code Council (excluding Section 111), including Chapter 1, Division I, Chapter 1, Division II, D, PO, and the most recent referenced version, adopted by the State of California, of the National Fire Codes as published by the National Fire Protection Association, are hereby adopted with the local amendments and provisions of this Chapter, and with Chapter 8.44 of the Santa Monica Municipal Code, as the Fire Code of the City of Santa Monica. § 8.40.020. Local amendments to the California Fire Code.
Notwithstanding any provisions of the California Fire Code, California Building Standards Code, State Housing Law or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply. (a) Chapter 1, Section 103.1 is amended to read as follows:
103.1 Creation of agency. The Santa Monica Fire Chief, or designee, is hereby created and the official in charge thereof shall be known as the fire code official.
The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
(b)(a) Chapter 1, Section 105.5.54 of the California Fire Code is added to read as follows:
Temporary Sales Lots. An operational permit is required to operate a temporary sales lot, including but not limited to: Christmas Tree Lots and Pumpkin Patches. 156
(c)(b) Chapter 1, Section 110.31109.3.1 of the California Fire Code is added to read as follows:
109.3.1 Submission of Records. Contractors, engineers, test companies, and licensed and/ or certified testers who perform inspection, testing and/or maintenance services on fire protection and life safety systems and equipment within the City of Santa Monica are required to electronically submit all compliant and non-compliant reports to the Santa Monica Fire Department via a method approved by the Fire Marshal.
(d)(c) Chapter 5, Section 505.1.1 of the California Fire Code is added to read as follows:
505.1.1 Additional Requirements. Numbers shall be a minimum of 6 inches high for commercial structures and 4 inches high for interior suites, offices, rooms etc. and one- and two-family dwellings with a minimum stroke width of 0.5 inch. All buildings shall display the assigned address number so as to be visible from the street and alley upon which the address is based. Numbers shall be in contrast to their background.
(e)(d) Chapter 9, Section 901.11 of the California Fire Code is added to read as follows:
901.11 Problematic Systems and Systems Out of Service. In the event of a failure or a faulty fire-protection system or an excessive number of accidental activations, the Fire Chief is authorized to require the building owner or occupant to provide fire watch personnel until the system is repaired. The Fire Chief chief is authorized to require the building owner or occupant to provide a fire watch or vacate the building.
(f)(e) Chapter 9, Section 901.12 of the California Fire Code is added to read as follows:
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901.12 Firewatch. The chief is authorized to require the building owner or occupant to provide a fire watch with personnel acceptable to the Fire Chief until documentation is provided that the system is repaired and is operational. Such individuals shall be provided with at least one approved means for notification of the fire department and their only duty shall be to perform constant patrols of the protected premises and keep watch for fires.
(f) Chapter 9, Section 906.1 Portable Fire Extinguishers of the California Fire Code is hereby amended to read as follows:
906.1 Where Required. Portable fire extinguishers shall be installed in the following locations.
1. In new and existing Group A, B, E, F, H, I, L, M, R-1, R-2, R-2.1, R-2.2, R3.1, R-4 and S occupancies.
2. Within 30 feet (9,144 mm) of commercial cooking equipment.
3. In areas where flammable or combustible liquids are stored, used or dispensed.
4. On each floor of structures under construction, except Group R-3 occupancies, in accordance with Section 3316.1.
5. Where required by the section indicated in Table 906.1.
6. Special-hazard areas, including but not limited to laboratories, computer rooms and generator rooms, where required by the fire code official.
7. Large and small family day-care homes shall be equipped with a portable fire extinguisher having a minimum 2-A:10-B:C rating.
8. Where required by California Code of Regulations, Title 19, Division 1. 158
9. Within 30 feet (9144mm) of domestic cooking equipment located in a Group I-2.
(g) Chapter 10, Section 1032.1.1 of the California Fire Code is amended to read as follows:
1032.1.1 Pier. This section shall also apply to all areas of the Santa Monica Pier structure and include the surrounding area that provides exit access and discharge for the pier structure.
(h) Chapter 56, Section 5601.1.3 of the California Fire Code is amended to read as follows:
5601.1.3 Fireworks. All fireworks shall be illegal in the City of Santa Monica including California State Fire Marshal "Safe and Sane" fireworks. No person shall possess, transport, sell, or offer for sale any such fireworks.
Exception:
1. Aerial public fireworks display as approved by City Council.
2. The use of fireworks for pyrotechnics special effects in motion picture, television, theatrical or group entertainment productions as authorized by State law.
3. Any use or transportation of fireworks by state or federal authorities pursuant to state or federal law.
(i) Chapter 56, Section 5601.7 of the California Fire Code is amended to read as follows:
5601.7 Seizure. The Fire Marshal or his or her designee or any peace officer may remove or cause to be removed, destroy or otherwise dispose, at the expense of 159
the owner, explosives, explosive materials or fireworks offered or exposed for sale, stored, possessed or used in violation of this Chapter. 160
SECTION 12. CHAPTER 8.44 – FIRE AND LIFE SAFETY PREVENTION
REQUIREMENTS
§ 8.44.010. Application.
Notwithstanding any provisions of the California Building Code, California Residential Code, California Fire Code, California Building Standards Code, State Housing Law or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply.
§ 8.44.020. Purpose.
The purpose of this Chapter is to promote public safety and welfare by reducing the cumulative impact of certain individual construction and building projects, each with an increased potential demand on the rescue and fire suppression resources of the community. The City Council establishes the policy of regulating both new and existing buildings in this class by requiring approved automatic fire extinguishing and detection systems, standpipes, fire resistive doors, and other construction to be provided in these structures at the time of their construction, conversion, alteration and maintenance so as to significantly reduce the potential demand from simultaneous incidents on emergency service resources.
§ 8.44.030. Scope.
The provisions of this Chapter shall apply to all new and existing buildings within the City, as indicated below. Structures for which a building permit has been issued prior to November 1, 2002, shall be considered as existing buildings. § 8.44.040. Definitions.
For purposes of this Chapter, the following definitions shall apply:
161
"Full automatic fire sprinkler system" means a system that meets the requirements of the Fire Code adopted by Chapter 8.40 of the Municipal Code. "Automatic fire detection alarm system" means a system that complies with Santa Monica Fire Department requirements and is an approved arrangement of smoke, rateof-rise, fixed temperature, or any other detector, which is approved for the use intended.
The system shall alert all occupants of a building in case of fire and, when required by the Fire Chief, notify the Fire Department through Central Station Monitoring. "Fire alarm system" means a system or portion of a system consisting of components and circuits arranged to monitor and annunciate the status of a fire alarm or supervisory signal-initiating devices and to initiate the appropriate response to those signals.
"False alarm" means an activated fire alarm or fire alarm signal from any fire alarm system which is responded to by the Santa Monica Fire Department but for which no emergency situation exists or where there is no evidence to indicate that there was an emergency situation as determined by the responding officer. False fire alarms, that qualify under this Section include:
(1) Alarm caused by improper installation or maintenance of the fire alarm system. This includes missing backup batteries, loose connections; poorly installed or mounted smoke detectors near air vent or otherwise overly sensitive detection devices; (2) Alarm caused by construction and/or demolition to the fire alarm system; (3) Alarm caused by construction-related activities such as dust or painting operation;
(4) Alarms caused by problematic or out-of-service fire alarm systems; 162
(5) Alarms caused by failure of providing proper notification to the responsible parties (alarm company and fire dispatch) of a fire alarm system in repair, test; (6) Alarms caused by occupant or owner conducting a fire drill; (7) Alarm caused by a burglar alarm reported as a fire alarm by an alarm company;
(8) Alarm for which there is no explanation. If a cause for the alarm cannot be identified—no pull station activated, smoke was not present, etc.—the alarm system will be assumed to have malfunctioned.
"Fiscal year" means the period from and including July 1st of any year to and including June 30th of the following year.
"Owner" means any person who owns the premises in which a fire alarm system is installed or the person or persons, who lease, operate, occupy or manage the premises.
The owner shall be responsible for the activation of a fire alarm system. This includes all occupancy classification as defined in the California Building and Fire Codes as adopted by the City of Santa Monica.
"Person" means any individual, or entity, as defined in Section 1.12.150 of this Code.
§ 8.44.050. Requirements for automatic fire extinguishing and protection sprinkler systems.
(a) When Required. An approved automatic fire sprinkler system shall be installed as set forth in this Chapter under the following conditions:
(1) In all newly constructed buildings, without regard to floor area or area separation walls except detached one-story two-car residential garages (including minor 163
accessory uses such as laundry areas or bathrooms under one hundred square feet) provided that the new garage is located a minimum of six feet away from any other building on the same lot.
(2) Throughout any existing building, when there is a change in occupancy classification to a more hazardous division, as shown in Table 8.44-A or as determined by the Fire Chief or the Fire Marshal
TABLE 8.44-Al DEGREE OF OCCUPANCY HAZARD
Rank Occupancy Class
1 Groups E and I
2 Groups A, Divisions 1, 2, 4 and 5
3 Group R, Divisions 1 and 2 and Group A, Division
3 4 Group H, Divisions 1, 2 and 5
5 Group H, Divisions 3 and 4, Group L, Group F
6 Groups B and M; Group S, Divisions 1 and 2
7 Group R, Division 3
8 Group U, Division 1
To use the table - Step 1. Find the existing occupancy classification or division in the occupancy class column. Step 2. If the new occupancy classification or division is ranked above the existing class, then the entire building requires a full automatic fire sprinkler system.
(3) Throughout any existing building greater than one thousand square feet, 164
whenever more than fifty percent cumulative, of the existing floor area, including mezzanines, is added to within three calendar years.
(4) Throughout any existing building one thousand square feet or less, whenever more than seventy-five percent cumulative, of the existing floor area, including mezzanines, is added within three calendar years.
(5) Throughout any existing building greater than one thousand square feet, whenever more than a cumulative fifty percent of the interior walls and/or ceilings are exposed.
(6) Throughout any existing building one thousand square feet or less, whenever more than a cumulative seventy-five percent of the interior walls and/or ceilings are exposed.
(7) Throughout any existing building other than a single-family dwelling, whenever an additional story is added.
(8) Throughout any single-family dwelling greater than one thousand square feet, whenever an additional story is added and the new floor area for the additional story increases the existing floor area by more than thirty-three and one-third percent. (9) Throughout any single-family dwelling one thousand square feet or less, whenever an additional story is added and the new floor area for the additional story increases the existing floor area by more than fifty percent. (10) Throughout any existing building or structure determined to be used primarily for public assembly more than five thousand square feet in total floor area. This subsection shall not apply to buildings or structures with an approved full automatic fire sprinkler system or to churches and theaters with fixed seating. 165
(11) Throughout the entire floor of any existing building equipped with a partial fire sprinkler system whenever more than fifty percent of the floor space is altered or reconfigured.
(12) In a newly constructed ADU attached or detached, when the single family dwelling has an existing residential automatic fire sprinkler system. (13) Throughout any existing single family dwelling less than one thousand square feet with an attached ADU that adds seventy-five percent to the original home floor area.
(14) Throughout any existing single family dwelling greater than one thousand square feet with an attached ADU that adds fifty percent to the original home floor area. (15) When a newly constructed ADU is greater than one hundred fifty feet from the primary street access and has no rear alley access. (b) Exceptions. The requirements of subsection (a) of this Section shall not apply to:
(1) Hospitals as defined in Health and Safety Code Section 1250; (2) Buildings such as power plants, lookout towers, steeples, grain houses, and similar structures with noncontinuous human occupancy only when so determined by the Fire Chief;
(c) When a fire sprinkler system is required in any building that does not have a designated occupant and use at the time fire sprinkler plans are submitted for approval, the system shall be designed and installed to deliver a minimum density of not less than that required for Ordinary Hazard, Group 2, with a minimum design area of not less than three thousand square feet.
When a subsequent change in occupancy classification requires the fire sprinkler system 166
to deliver a higher minimum density, it shall be the responsibility of the building owner to upgrade the system to the required density for the new use. § 8.44.080. Standards.
The Fire Chief and Building OfficialOfficer are jointly authorized to promulgate standards regarding the installation and type of automatic fire sprinkler systems required by Section
8.44.050 of the Municipal Code.
§ 8.44.090. Reserved. High-rise building requirements.
New buildings or structures housing any occupancy classification having floors used for human occupancy more than fifty-five feet above the lowest level of Fire Department vehicle access shall be defined as a high-rise building or structure. Such high-rise buildings or structures shall comply with the high-rise building requirements contained in Section 403 of the California Building Code unless modified through modifications and/or alternate materials and methods approved by the Fire Marshal and the Building Officer.
These requirements shall not apply to:
(1) Hospitals as defined in Health and Safety Code Section 1250; (2) Buildings used exclusively as open parking garages; (3) Buildings such as power plants, lookout towers, steeples, grain houses and similar structures with noncontinuous human occupancy only when so determined by the Fire Chief.
Any full automatic fire sprinkler system installed in any high-rise building shall have two connections with control valves to independent risers on each floor level, with each riser being of the size necessary to supply the required water supply. § 8.44.100. Smoke detectors—Existing residential occupancies. 167
(a) General. In every existing apartment, dwelling unit, guestroom, one- or two-family dwelling or condominium, hotel or motel room, smoke detectors shall be installed in accordance with the provisions of this Section.
(b) Existing Group R Occupancies. On or before July 1, 2001 approved and listed smoke detectors, which may be battery-powered, shall be installed and located in accordance with the California Fire Code.
(c) Residential Occupancy Remodels. Approved and listed smoke detectors, which meet the provisions of the California Building Code, shall be installed when any of the following occurs:
(1) Addition of a story which increases total floor area by more thirty-three and one-third percent; or
(2) More than fifty percent of the existing roof structure is removed; or (3) The floor area of an existing residence with a floor area of one thousand square feet or less increases more than seventy-five percent; or (4) The floor area of an existing residence with a floor area of more than one thousand square feet increases more than fifty percent. (d) Transfer of Property. Prior to the sale or exchange of residential buildings subject to Chapter 9.08 of this Municipal Code, the seller shall certify, on the report of residential building record, that approved and listed smoke detectors have been installed. Smoke detectors, which may be battery-powered, shall be installed and located in accordance with California Fire Code.
(e) Maintenance. Smoke detectors shall be maintained in an operable condition at all times. Detectors shall be tested, maintained and cleaned at least annually by the 168
building owner. Proof of maintenance and cleaning shall be maintained by the building owner for a minimum of five years. New batteries shall be installed in smoke detectors annually or in accordance with the manufacturer's instructions. When it is determined that any installed smoke detector was manufactured more than ten years prior to the effective date of this Chapter, it shall be replaced.
Exception: Single-family dwellings, which are owner occupied, do not need to maintain a written record of proof of maintenance and cleaning.
(f) Service. Smoke detectors shall be tested, cleaned, serviced, and replaced as needed every five years by a licensed C-10 electrical/fire alarm contractor. Written record of the service for each detector shall be maintained by the building owner and shall be made available for review by the Fire Department upon request. Written certification of the required five-year service shall be submitted to the Fire Prevention Division of the Fire Department.
Exception: Single-family dwellings, which are owner occupied, do not need to maintain a written record.
(g) Hearing Impaired Occupants. In a dwelling unit occupied by one or more hearing impaired persons, each smoke detector shall cause the operation of approved notification appliances for the hearing impaired. Visible notification appliances used in rooms where hearing impaired persons sleep shall have a minimum rating of one hundred seventyseven candela for a maximum room size of fourteen feet by sixteen feet. For larger rooms, the notification appliance shall be located within sixteen feet of where the pillow is normally located. Wall mounted visual notification appliances which are part of a smoke detector shall be located between four and twelve inches below the ceiling measured to 169
the top of the smoke detector. Visual notification appliances in non-sleeping areas shall have a minimum rating of fifteen candela.
Exception: Where a visual notification appliance in a sleeping room is mounted more than twenty-four inches below the ceiling, a minimum rating of one hundred ten candela shall be permitted. Since hearing deficits are often not readily apparent, the responsibility to advise the property owner or manager shall rest with the hearing impaired party. The responsibility for compliance shall rest with the property owner or manager.
§ 8.44.110. Standards for fire protection systems.
(a) General. Fire protection systems shall conform to the standards adopted by Chapter 8.40 of the Municipal Code and to supplemental requirements of the Fire Chief. (b) System Monitoring. Alarm systems, required by Chapter 8.40 of the Municipal Code shall be monitored by an approved and listed central station. Exception: Fire sprinkler systems containing less than six heads may be provided with a local alarm. (c) Annunciation and Control. Extinguishing systems shall include control valves and signaling devices to control and indicate system operation by floors or other approved subdivisions. An approved annunciator panel shall be provided in an approved location near the principal entrance.
(d) Fire Department Connections and System Zones. Systems shall be provided with listed Fire Department connections at approved locations on public street frontages.
Multiple exterior connections and system zones shall be interconnected. (e) Design, Approval, Acceptance, Testing and Maintenance. Fire alarm systems shall be maintained in an operable condition at all times. When required by the Fire Chief, 170
an approved fire watch shall be provided and maintained while a fire and life safety system is inoperative or impaired. The fire watch shall be maintained until the inoperative or impaired system is restored a fully operational condition and a test is approved by the Fire Department.
(f) Approval, Acceptance, Testing of New Fire Alarm Systems. New fire alarm systems shall be designed, installed, tested and maintained in accordance with the provisions of the National Fire Alarm Code published by the National Fire Protection Association.
(g) Existing Fire Alarm Systems. Existing fire alarm systems shall be tested and maintained in accordance with the provisions of the National Fire Alarm Code. (h) Notification Devices. All one- and two-family dwellings having a fire sprinkler system installed in compliance with NFPA 13-D, NFPA 13D, NFPA 13R and NFPA 13 systems shall have a weather-proof horn/strobe installed on the address side of the building or as approved by the Fire Marshal.
§ 8.44.120. Seismic protection of fire sprinkler systems. (a) General. This Section shall be applicable to all existing automatic fire sprinkler systems installed prior to January 1, 1996. At the time of required five-year service, the seismic protection of all automatic fire sprinkler systems shall be inspected in accordance with this Section. The C-16 contractor performing the inspection shall prepare a written notice of system deficiencies, which shall be submitted to the Fire Prevention Division. (b) Standard. Seismic protection shall comply with the 1996 Edition of NFPA 13, Standard for the Installation of Automatic Fire Sprinkler Systems. (c) Restricted Fasteners. Through bolts with washers and nuts shall be used to 171
secure earthquake bracing in wood members. Lag screws shall not be used to secure longitudinal bracing in wood members.
Powder-driven studs shall not be used to secure earthquake bracing in concrete or masonry members. When it is determined that powder-driven studs have been used, they shall be replaced with an approved fastener.
(d) Suspended Ceilings. Ceilings shall be braced with splayed seismic bracing wire. (e) Unsupported Sprinklers. Sprinkler drops longer than eight feet shall be braced with splayed seismic bracing wire.
(f) Armovers. Armovers used to position sprinkler heads in ceilings shall be braced with splayed seismic bracing wire.
(g) Branch Lines. A listed wrap-around hanger shall be installed on all branch lines within eighteen inches of the end.
(h) Unlisted Mechanical Couplings. All unlisted mechanical couplings shall be replaced with approved and listed mechanical couplings. (i) Unbraced Systems. Listed bracing shall be installed in accordance with NFPA 13, 1996 Edition.
(j) Threaded Pipe. All sprinkler systems shall use shop-welded branch lines. The branch lines shall be secured to cross-mains by approved grooved mechanical fittings.
Longitudinal and lateral bracing shall be installed on feed mains, cross-mains and branch lines larger than two and one-half inches. Bracing shall be installed on smaller branch lines that could strike light fixtures, building system components, and building structural members.
(k) Threaded Pipe Sway Bracing. No thin wall pipe shall be used for sway bracing. 172
Pipe used shall be minimum Schedule 40.
(l) Retaining Straps. All C-clamp type hangers shall be equipped with retaining straps.
(m) Notification and Enforcement. Notification, enforcement and compliance shall be in accordance with Sections 8.44.060 and 8.44.070 of the Municipal Code. When it is determined that an existing automatic fire sprinkler system does not meet the minimum standard, the building owner shall be notified in accordance with this subsection. § 8.44.130. Plans and specifications.
Prior to installation of any automatic fire extinguishing, life safety or fire protection system required by this Chapter, the Fire Chief shall approve the plans and specifications for the system.
§ 8.44.140. Fire alarm requirements.
(a) False Alarm Reports Required. A report shall be generated by the Santa Monica Fire Department responding fire companies as deemed necessary by the Fire Marshal.
The report shall include whether or not the alarm was a "false alarm" as defined in Section
8.44.040(d) of this Code.
(b) Fire Alarm Requirements.
(1) Every person owning or maintaining a fire alarm system shall post a notice containing the name and telephone number of the persons at which they may be reached at any time of the day or night to be notified to render repairs or services when the fire alarm is activated. Such notice shall be posted near the fire alarm panel and or the remote annunciator panel in such a position so as to be legible. (2) The owner or the owners' representative of any fire alarm system shall be 173
responsible for deactivating any alarm within one hour after notification or after reasonable efforts have been made to notify the owner or owners' representative that such alarm has been activated and is ringing. The ringing of an alarm for a period in excess of one hour after such notification or efforts of notification have been made is hereby declared to be a public nuisance and subject to misdemeanor prosecution or summary abatement.
§ 8.44.150. Fees for excessive false alarm responses—Annual adjustment.
The following response fees shall be levied and paid by the responsible party (owner or lessee) of a location that includes a fire alarm system. The fees are based on the total number of false alarms, as defined in Section 8.44.040, which generate a fire company's response to the location during the same fiscal year.
No response fees shall be charged for the first and second false alarm responses to a location during the same fiscal year. Based on the costs associated with the Fire Department's emergency response to a false alarm, a fee set by resolution of the City Council shall be charged for the third false alarm response and each subsequent false alarm response made to a location during the same fiscal year. The Fire Chief shall cause to be issued a monthly bill for the unpaid service charges accrued during the billing period and any prior periods. Such bill shall be due and payable within fifteen days after the billing date.
All remedies shall be cumulative, and the use of one or more remedies by the City shall not bar the use of any other remedy for the purpose of enforcing the provisions of this Chapter. The amount of any service charge shall be deemed a debt to the City. An action may be commenced in the name of the City in any court of competent jurisdiction for the 174
amount of any delinquent debt thirty days after it becomes due and payable. Payment of any service charge shall not prohibit criminal prosecution for the violation of any of the provisions of this Chapter.
A location with a fire alarm system that generates more than five false alarm responses during a single fiscal year may be declared a public nuisance and the owners as defined in Section 8.44.040 shall be prosecuted.
§ 8.44.160. Penalty.
A penalty of ten percent shall be added to the fees required by Section 8.44.150 in connection with any fees that are not paid in the time and manner required by Section
8.44.150.
175
SECTION 13. CHAPTER 8.58 – MANDATORY SEISMIC RETROFIT
ADMINISTRATIVE REQUIREMENTS
§ 8.58.020. Definitions
The following words and phrases as used to enforce the provisions of Chapters 8.58,
8.60, 8.64, 8.72, 8.76, and 8.80 shall have the following meanings:
"California Building Code" shall mean the 20252016 Edition of the California Building Standards Code.
"Santa Monica Seismic Retrofit Laws" shall mean Chapters 8.60, 8.64, 8.72, 8.76, and
8.80 of this Code.
176
SECTION 14. CHAPTER 8.60 – MANDATORY SEISMIC RETROFIT REQUIREMENTS
FOR UNREINFORCED MASONRY BEARING WALL BUILDINGS
§ 8.60.010. Adoption.
Appendix Chapter A1 of the California Existing Building Code 20252022 Edition, entitled "Seismic Strengthening Provisions for Unreinforced Masonry Bearing Wall Buildings" which adopts by reference Appendix Chapter A1 of the International Existing Building Code, 20242021 Edition, as published by the California Building Standards Commission and the International Code Council (excluding Sections A101, A102, A105, A114, Table A114.1), is hereby adopted as the Mandatory Seismic Retrofit Requirements for Unreinforced Bearing Wall Buildings, of the City of Santa Monica. § 8.60.020. Purpose.
The purpose of this Chapter is to enhance public safety by providing improved measures for seismic strengthening to unreinforced masonry bearing wall buildings ("URM buildings") and reducing risks from the effects of seismic activity. This Chapter and the requirements for mandatory seismic strengthening and retrofit, addresses the hazards of URM buildings and associated elements of these buildings that are unreinforced such as non-bearing masonry walls and parapets.
This Chapter and the requirements therein are considered minimum standards for structural seismic resistance. They are intended to provide a greater measure of safety through improved performance of URM buildings. Compliance with this Chapter does not necessarily prevent the loss of life or injury or damage to retrofitted URM buildings. § 8.60.030. Scope and applicability.
(a) The provisions of this Chapter shall apply to all buildings built under building code 177
standards enacted before January 11, 1977 that contain any unreinforced masonry bearing or non- bearing walls or attachments and appurtenances ("URM buildings"). (b) An owner of any buildings within the scope of this Chapter shall demonstrate compliance with the mandatory seismic retrofit requirements of this Chapter consistent with the time limits set forth in this Chapter.
(c) URM buildings that have completed all required seismic retrofit work, with a lateral load resisting analysis and structural design plans, and obtained valid final approval from the City of Santa Monica prior to the adoption of the ordinance codified in this Chapter, are exempt from the requirements this Chapter, except that tall slender URM buildings with wall height to thickness ratio of thirteen or greater (>=13) shall be subject to the requirements of this Chapter regardless of previously retrofit status. § 8.60.040. Time limits for compliance.
(a) Except as provided in subsection (b), the owner of any URM building covered by this Chapter shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 90 Days or 3 Months
Application for Building Permit
and Submission of Plans
180 Days or 6 Months
Final Approval 2 Years or 24 Months
(b) Notwithstanding subsection (a) above, the owner of any URM building covered by this Chapter that has received a permit: (1) issued and active as of March 13, 2020; (2) 178
issued between March 13, 2020 and December 31, 2022; or (3) issued pursuant to a complete application submitted between March 13, 2020 and December 31, 2022 shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 2 years, 3 months; or 27 months Application for Building Permit and
Submission of Plans
2 years, 6 months; or 30 months
Final Approval 4 years; or 48 months
179
SECTION 15. CHAPTER 8.64 - MANDATORY SEISMIC RETROFIT REQUIREMENTS
FOR EXISTING CONCRETE AND REINFORCED MASONRY WALL BUILDINGS
WITH FLEXIBLE DIAPHRAGMS
§ 8.64.010. Adoption.
Appendix Chapter A2 of the California Existing Building Code 20252022 Edition, entitled "Earthquake Hazard Reduction in Existing Reinforced Concrete and Reinforced Masonry Wall Buildings with Flexible Diaphragms" of the International Existing Building Code, 20242021 Edition, as published by the International Code Council (excluding Sections A201, A202, A203, A205 and A206) is hereby adopted as the Mandatory Seismic Retrofit Requirements for Existing Concrete and Reinforced Masonry Wall Buildings with Flexible Diaphragms of the City of Santa Monica.
§ 8.64.020. Purpose.
The purpose of this Chapter is to enhance public safety by providing an improved component of seismic strengthening to existing concrete and reinforced masonry wall buildings with flexible diaphragms and reducing risks from the effect of earthquakes. This Chapter addresses the hazards of these buildings by establishing requirements for the analysis, design of structural strengthening elements, and seismic retrofit of these buildings.
This Chapter and the requirements therein are considered minimum standards for structural seismic resistance. They are intended to provide a greater measure of safety through improved performance of existing concrete and reinforced masonry wall buildings with flexible diaphragms. Compliance with this Chapter does not necessarily prevent the loss of life or injury or damage to retrofitted buildings. 180
§ 8.64.030. Scope and applicability.
The provisions of this Chapter shall apply to all concrete or reinforced masonry buildings with flexible diaphragms, including tilt-up concrete wall buildings, built under building code standards enacted before January 1, 1996.
Concrete or reinforced masonry buildings with flexible diaphragms, including tilt-up concrete wall buildings that have completed all required seismic retrofit work, with a lateral load resisting analysis and structural design plans, and obtained valid final approval from the City of Santa Monica prior to the adoption of the ordinance codified in this Chapter, are exempt from the requirements this Chapter.
An owner of any building within the scope of this Chapter shall demonstrate compliance with the mandatory seismic retrofit requirements of this Chapter consistent with the time limits set forth in this Chapter.
§ 8.64.040. Definitions.
For purposes of this Chapter, applicable definitions in the California Building Code and the following shall apply:
"Anchorage system" is the system of all structural elements and connections which support the concrete or masonry wall in the lateral direction, including diaphragms and subdiaphragms, wall anchorage and continuity or cross tie connectors in subdiaphragms and main diaphragms for retrofit and repairs. "Expansion anchor" is a mechanical fastener placed in hardened concrete or assembled masonry, designed to expand in a self-drilled or predrilled hole of a specified size and engage the sides of the hole in one or more locations to develop shear and/or tension resistance to applied loads without grout, adhesive or drypack. 181
"Flexible diaphragm" is any diaphragm constructed of wood structural panel, diagonal or straight wood sheathing or decking, metal decking without a structural concrete topping, or horizontal rod bracing.
"Reinforced masonry wall building" is a building with masonry walls which have twenty-five percent or more of the reinforcing steel ratios required by the building code for reinforced masonry and is not classified as an unreinforced masonry wall building pursuant to Chapter 8.60 of the Santa Monica Municipal Code. "Tilt-up concrete wall" is a form of precast concrete panel construction either cast in the horizontal position at the site or cast off-site in a fabricator's shop, and then lifted and moved into place in a vertical position.
§ 8.64.050. Engineering analysis and design.
(a) Reinforced Concrete and Reinforced Masonry Wall Anchorage. Concrete and masonry walls shall be anchored to all floors and roofs that provide lateral support for the wall. The anchorage shall provide a positive direct connection between the wall and floor or roof construction capable of resisting seventy-five percent of the horizontal forces specified in Chapter 16 of the California Building Code. (b) Special Requirements for Wall Anchorage Systems. The steel elements of the wall anchorage system shall be designed in accordance with the building code without the use of the 1.33 short duration allowable stress increase when using allowable stress design. Wall anchors shall be provided to resist out-of-plane forces, independent of existing shear anchors.
Exception: Existing cast-in-place shear anchors are allowed to be used as wall anchors if the tie element can be readily attached to the anchors, and if the 182
engineer or architect can establish tension values for the existing anchors through the use of approved as-built plans or testing and through analysis showing that the bolts are capable of resisting the total shear load (including dead load) while being acted upon by the maximum tension force due to an earthquake.
Expansion anchors are only allowed with special inspection and approved testing for seismic loading.
Attaching the edge of plywood sheathing to steel ledgers is not considered compliant with the positive anchoring requirements of this Chapter. Attaching the edge of steel decks to steel ledgers is not considered as providing the positive anchorage of this Chapter unless testing and/or analysis are performed to establish shear values for the attachment perpendicular to the edge of the deck. Where steel decking is used as a wall anchor system, the existing connections shall be subject to field verification and the new connections shall be subject to special inspection.
(c) Development of Anchor Loads into the Diaphragm. Development of anchor loads into roof and floor diaphragms shall comply with Chapter 16 of the California Building Code using horizontal forces that are seventy-five percent of those used for new construction.
Exception: If continuously tied girders are present, the maximum spacing of the continuity ties is the greater of the girder spacing or twenty-four feet (7,315 mm).
In wood diaphragms, anchorage shall not be accomplished by use of toenails or nails subject to withdrawal. Wood ledgers, top plates or framing shall not be used in cross grain bending or cross grain tension. The continuous ties required in Chapter 16 of the California Building Code shall be used in addition to the diaphragm sheathing. 183
Lengths of development of anchor loads in wood diaphragms shall be based on existing field nailing of the sheathing unless existing edge nailing is positively identified on the original construction plans or at the site.
(d) Anchorage at Pilasters. Anchorage at pilasters shall be designed for the tributary wall- anchoring load per subsection (a) of this Section, considering the wall as a two-way slab. The edges of the two-way slab shall be considered fixed when there is continuity at pilasters and shall be considered pinned at roof and floor. The pilasters or the walls immediately adjacent to the pilasters shall be anchored directly to the roof framing such that the existing vertical anchor bolts at the top of the pilasters are bypassed without permitting tension or shear failure at the top of the pilasters.
Exception: If existing vertical anchor bolts at the top of the pilasters are used for the anchorage, additional exterior confinement shall be provided as required to resist the total anchorage force.
The minimum anchorage force at a floor or roof between the pilasters shall be that specified in subsection (a).
(e) Symmetry. Symmetry of wall anchorage and continuity connectors about the minor axis of the framing member is required.
Exception: Eccentricity may be allowed when it can be shown that all components of forces are positively resisted. The resistance must be supported by calculations or tests. (f) Combination of Anchor Types. New anchors used in combination on a single framing member shall be of compatible behavior and stiffness. (g) Anchorage at Interior Walls. Existing interior reinforced concrete or reinforced masonry walls that extend to the floor above or to the roof diaphragm shall be anchored 184
for out-of- plane forces per subsections (a) and (c). Walls extending through the roof diaphragm shall be anchored for out-of-plane forces on both sides, and continuity ties shall be spliced across or continuous through the interior wall to provide diaphragm continuity.
(h) Collectors. If collectors are not present at reentrant corners or interior shear walls, they shall be provided. Existing or new collectors shall be designed for the capacity required to develop into the diaphragm a force equal to the lesser of the rocking or shear capacity of the reentrant wall or the tributary shear based on seventy-five percent of the horizontal forces specified in Chapter 16 of the California Building Code. The capacity of the collector need not exceed the capacity of the diaphragm to deliver loads to the collector. A connection shall be provided from the collector to the reentrant wall to transfer the full collector force (load). If a truss or beam other than a rafter or purlin is supported by the reentrant wall or by a column integral with the reentrant wall, then an independent secondary column is required to support the roof or floor members whenever rocking or shear capacity of the reentrant wall is less than the tributary shear. (i) Mezzanines. Existing mezzanines relying on reinforced concrete or reinforced masonry walls for vertical and/or lateral support shall be anchored to the walls for the tributary mezzanine load. Walls depending on the mezzanine for lateral support shall be anchored per subsections (a), (b) and (c).
Exception: Existing mezzanines that have independent lateral and vertical support need not be anchored to the walls.
§ 8.64.060. Time limits for compliance.
(a) Except as provided in subsection (b) below, the owner of any building covered by 185
this Chapter shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 120 Days or 4 Months
Application for Building Permit and
Submission of Plans
270 Days or 9 Months
Final Approval 3 Years or 36 Months
(b) Notwithstanding subsection (a) above, the owner of any building covered by this Chapter that has received a permit: (1) issued and active as of March 13, 2020; (2) issued between March 13, 2020 and December 31, 2022; or (3) issued pursuant to a complete application submitted between March 13, 2020 and December 31, 2022 shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 2 years, 4 Months; or 28 Months Application for Building Permit and
Submission of Plans
2 years, 9 Months; or 33 Months
Final Approval 5 Years or 60 Months
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SECTION 16. CHAPTER 8.68 - VOLUNTARY SEISMIC RETROFIT REQUIREMENTS
FOR CRIPPLE WALLS AND SILL PLATE ANCHORAGE IN SINGLE-FAMILY
DWELLINGS
§ 8.68.010. Adoption.
Appendix Chapter A3 of the California Existing Building Code 20252022 Edition, entitled "Prescriptive Provisions for Seismic Strengthening Provisions of Cripple Walls and Sill Plate Anchorage of Light, Wood-Frame Residential Buildings" which adopts by reference Appendix Chapter A3 of the International Existing Building Code, 20242021 Edition, as published by the California Building Standards Commission and the International Code Council (excluding Sections A301) is hereby adopted as the Voluntary Seismic Retrofit Requirements for Cripple Walls and Sill Plate Anchorage in Single-Family Dwellings of the City of Santa Monica.
§ 8.68.020. Purpose.
The provisions of this Chapter is intended to promote the safety and welfare of occupants in single-family dwellings by reducing the risks of earthquake-induced damage to existing wood- framed structures. The standards contained in this Chapter are intended to substantially improve the seismic performance of these buildings but will not necessarily prevent all earthquake-related damage. When fully followed, these standards will strengthen the portion of the structure that is most vulnerable to earthquake damage.
Prior to 1960, many wood frame dwellings were built with raised wood floors supported by short wood stud walls known as cripple walls. These cripple walls are typically braced with weaker seismic materials such as portland cement plaster or horizontal wood siding.
In addition, earlier building codes did not require wood frame buildings to be bolted to 187
their foundations. Recent earthquakes of moderate magnitude have shown that if a building has weak cripple walls or is unbolted, it may fall off its foundation. Fallen buildings have collapsed, caught fire or needed extensive repairs to restore their occupancy.
§ 8.68.030. Scope and applicability.
Owners of any light wood-frame single-family dwellings, which contain one or more of the following structural weaknesses, are encouraged to seismically retrofit their buildings pursuant to the provisions of this Chapter:
(a) Sill plates or floor framing that are supported directly on the ground without an approved foundation system.
(b) Perimeter foundation system that is constructed only of wood posts supported on isolated pad footings.
(c) Perimeter foundation system that is not continuous at locations other than existing single- story exterior walls not exceeding ten feet (3,084 mm) in length forming an extension of floor area beyond the line of an existing continuous perimeter foundation or at porches, storage rooms and similar spaces not containing fuel-burning appliances. (d) Perimeter foundation system that is constructed of unreinforced masonry. (e) Sill plates that are not connected to the foundation or sill plate that are connected with less than what is required by the California Building Code. (f) Floor framing members that are supported directly on an approved foundation system without a sill plate and are not connected to the foundation or are connected with less than what is required by the California Building Code. (g) Cripple walls that are not braced in accordance with the requirements of this 188
Chapter or cripple walls not braced with diagonal sheathing or wood structural panels in accordance with the California Building Code.
(h) Cripple walls or sill plates that are not connected to the floor diaphragm above or are connected with less than what is required by the California Building Code. 189
SECTION 17. CHAPTER 8.72 – MANDATORY SEISMIC RETROFIT REQUIREMENTS
FOR SOFT, WEAK OR OPEN FRONT WALLS IN LIGHT, WOOD-FRAMED
BUILDINGS
§ 8.72.010. Purpose.
The purpose of this Chapter is to promote public welfare and safety by reducing the risk of death or injury that may result from the effects of earthquakes on existing wood-frame multi- story buildings with soft, weak or open front walls (soft story buildings). This Chapter creates minimum standards to mitigate hazards from structural deficiencies in soft story, weak or open front wall buildings. Adherence to these minimum standards will improve the performance of these buildings during earthquakes and reduce, but not necessarily prevent the loss of life, injury or earthquake-related damage. § 8.72.020. Scope and applicability.
(a) The provisions of this Chapter shall apply to all buildings of wood-frame construction, or wood-frame portions thereof, where:
(1) The structure was built under building code standards enacted before November 10, 1980; and
(2) The ground floor portion of the structure contains parking or other similar open floor space that causes soft, weak or open-front wall lines, and there exists one or more stories above.
(b) Buildings described in subsection (a) have completed all required seismic retrofit work, with a lateral load resisting analysis and structural design plans, and obtained valid final approval from the City of Santa Monica prior to the adoption of the ordinance codified in this Chapter, are exempt from the requirements this Chapter, except that:
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(1) Buildings with pole structures supporting the soft, weak or open front walls shall be subject to this Chapter regardless of previous retrofit status; (2) Buildings of three or more stories having horizontal structural irregularities of Type 2, 3, 4, or 5 listed in ASCE 7-10 "Horizontal Structural Irregularities" Table 12.3- 1, shall be subject to this Chapter regardless of previous retrofit status. (c) An owner of any buildings within the scope of this Chapter shall demonstrate compliance with the mandatory seismic retrofit requirements of this Chapter, as set forth in Section 8.72.050, consistent with the time limits set forth in this Chapter. § 8.72.030. Definitions.
"ASCE 7-10 (March 7, 2013)" is a standards publication by the American Society of Civil Engineers entitled "Minimum Design Loads for Buildings and Other Structures." It provides requirements for general structural design. This publication is referenced in Chapter 35 of the California Building Code.
"Cripple wall" is a wood-framed stud wall extending from the top of the foundation wall to the underside of the lowest floor framing of the building. "Ground floor" is any floor within the wood-frame portion of a building whose elevation is immediately accessible from an adjacent grade by vehicles or pedestrians.
The ground floor portion of the structure does not include any floor that is completely below adjacent grades.
"Open-front wall line" is an exterior wall line, without vertical elements of the lateral force- resisting system, which requires tributary seismic forces to be resisted by diaphragm rotation or excessive cantilever beyond parallel lines of shear walls.
Diaphragms that cantilever more than twenty-five percent of the distance between lines 191
of lateral force resisting elements from which the diaphragm cantilevers shall be considered excessive. Exterior exit balconies of six feet or less in width shall not be considered excessive cantilevers.
"Soft wall line" is a wall line, the lateral stiffness of which is less than what is required by story drift limitations or deformation compatibility requirements of this Chapter. In lieu of the engineering analysis required by this Chapter to determine whether a wall line's lateral stiffness is less than the aforementioned story drift limitations or deformation compatibility requirements, a soft wall line may be defined as a wall line in a story where the wall stiffness is less than seventy percent of the stiffness of the exterior wall above for the direction under consideration.
"Story" is as defined in the California Building Code, but includes any basement or underfloor space of a building with cripple walls exceeding four feet in height. "Story strength" is the total strength of all seismic-resisting elements sharing the same story shear in the direction under consideration.
"Wall line" is any length of a wall along a principal axis of the building used to provide resistance to lateral loads.
"Weak wall line" is a wall line at the ground floor where the wall strength is less than eighty percent of the strength of the wall above in the direction under consideration. § 8.72.040. Engineering analysis and design.
(a) Scope of Analysis. This Chapter requires the alteration, repair, retrofit, replacement or addition of structural elements and their connections to meet the strength and stiffness requirements set forth in this Chapter, except as modified herein. The structural evaluation required by this Chapter shall analyze and identify structural 192
deficiencies in accordance with ASCE 7-10. As part of the structural evaluation, the lateral-load-path analysis shall include the resisting elements and connections from the wood diaphragm immediately above any soft, weak or open wall lines to the foundation.
Stories above the weak wall line shall be considered in the analysis but need not be structurally strengthened.
(b) Design Base Shear and Design Parameters. The design force in a given direction shall be seventy-five percent of the design base shear specified in the seismic provision of ASCE 7-10. The value of response modification coefficient, R, need not be less than 3.5, provided the strengthening systems are not cantilevered column systems and the strengthened structure will not have vertical structural irregularities of either Type 1a, 1b, 5a or 5b listed in ASCE 7-10, "Vertical Structural Irregularities" Table 12.3-2. (c) Lateral Vertical Systems. Strengthening systems with concrete walls or masonry walls, or steel braced frames shall not be permitted.
(d) Horizontal Structural Irregularities in Buildings with Three or More Stories.
Structures with three or more stories having horizontal structural irregularities of either Type 2, 3, 4, or 5 listed in ASCE 7-10, "Horizontal Structural Irregularities" Table 12.3-1, shall be altered to meet the additional requirements of those sections referenced in the table for the entire story with weak or open wall lines. (e) Alternate Analysis, Base Shear and Design Parameters. Alternate design methodologies that improve the whole first story seismic performance that are at least equivalent to those prescribed by this Chapter and that achieve the life safety objectives established by this Chapter may be submitted to the City for alternative analysis for base shear and design parameters.
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(f) Additional Anchorage Requirements for Buildings on Hillsides. Where any portion of a building within the scope of this Chapter is constructed on or into a slope steeper than one- unit vertical in three units horizontal (thirty-three percent slope), the lateral-force-resisting system, at and below the base level diaphragm, shall also be analyzed for the effects of concentrated lateral loads caused at the building base from the hillside conditions and comply with the provisions of the City of Santa Monica Building Code.
(g) Story Drift Limitations. The calculated story drift for each retrofitted story shall not exceed the allowable deformation compatible with all vertical load-resisting elements and 0.025 times the story height. The calculated story drift shall not be reduced by the effects of horizontal diaphragm stiffness, but shall be increased when these effects produce rotation. Drift calculations shall be in accordance with ASCE 7-10 requirements. (h) Pole Structures. The effects of rotation and soil stiffness shall be included in the calculated story drift where lateral loads are resisted by vertical elements whose required depth of embedment is determined by pole formulas. The coefficient of subgrade reaction used in deflection calculations shall be based on an approved geotechnical investigation conducted in accordance with approved geotechnical engineering reports. (i) P-Delta Effect. The requirements of the California Building Code shall apply, except as modified herein. All structural framing elements and their connections not required by the design to be part of the lateral force resisting system shall be designed and detailed to be adequate to maintain support of design dead plus live loads when subject to the expected deformations caused by seismic forces. The stress analysis of cantilever columns shall use an effective length factor of 2.1 for the direction normal to 194
the axis of the beam.
(j) Ties, Continuity and Collectors. All parts of the structure included in the scope of analysis shall be interconnected and the connection shall be capable of resisting the seismic force created by the parts being connected as required per the California Building Code.
§ 8.72.050. Time limits for compliance.
The owner of any building covered by this Chapter shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 4 Years or 48 Months
Application for Building Permit and
Submission of Plans
5 Years or 60 Months
Final Approval 8 Years or 96 Months
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SECTION 18. CHAPTER 8.76 – MANDATORY SEISMIC RETROFIT REQUIREMENTS
FOR EXISTING WELDED STEEL MOMENT FRAME STRUCTURES
§ 8.76.010. Purpose.
The provisions of this Chapter are intended to promote the public welfare and safety by reducing the risk of death or injury that may result from the effects of earthquakes on existing welded steel moment frame buildings. The welded connections and non-ductility of the steel connecting elements introduce poor performance of these buildings in seismic events. The deficiencies in the lateral force resisting system beam-column connections could experience damage and possible connection failures. This Chapter creates minimum standards intended to improve the performance of these buildings during earthquakes and reduce, but not necessarily prevent, the loss of life, injury or earthquakerelated damage. § 8.76.020. Scope and applicability.
(a) The provisions of this Chapter shall apply to any building utilizing a welded steel moment frame that was built under building code standards enacted before January 1, 1996.
(b) Buildings described in subsection (a) above that have completed all required seismic retrofit work, with a lateral load resisting analysis and structural design plans, and obtained valid final approval from the City of Santa Monica prior to the adoption of the ordinance codified in this Chapter, are exempt from the requirements this Chapter. (c) An owner of any buildings within the scope of this Chapter shall demonstrate compliance with the mandatory seismic retrofit requirements of this Chapter, as set forth in Section 8.76.050, consistent with the time limits set forth in this Chapter. 196
(d) Welded steel moment frames in existing unreinforced masonry buildings or in soft story buildings are exempt from the requirements of this Chapter. § 8.76.030. Definitions.
"ASCE 41-13 (2014 Edition)" is a standards publication by the American Society of Civil Engineers entitled "Seismic Evaluation and Retrofit of Existing Buildings" and describes deficiency-based and systematic procedures to evaluate and retrofit existing buildings to withstand the effects of earthquakes. This publication is referenced in Chapter 35 of the California Building Code.
"Load path deficiency" occurs when the structure does not contain a complete, well defined load path, including structural elements and connections, that serves to transfer the inertial forces associated with the mass of all elements of the building to the foundation.
"Steel moment frame" is a frame capable of resisting horizontal forces caused by the steel members (beams and column) and joints resisting forces primarily caused by flexure.
§ 8.76.040. Compliance requirements.
The structural evaluation, structural analysis report, and structural design plans for the seismic strengthening and retrofit for welded steel moment frame buildings shall be conducted by a State of California licensed civil or structural engineer, or a State of California registered architect.
For welded steel moment frame buildings over fifty-five feet in height as described by Section 8.44.090 of the Santa Monica Municipal Code, the structural evaluation, structural analysis report, and structural design plans shall be conducted by a State of 197
California licensed structural engineer.
Plans and associated documents shall bear the seal and signature of the design professional.
§ 8.76.050. Engineering analysis and design.
(a) Evaluation, Analysis, and Engineering Report. This Chapter requires the alteration, repair, retrofit, replacement or addition of structural elements and their connections to meet the strength and stiffness requirements set forth in this Chapter, except as modified herein. The structural evaluation required by Section 8.58.030 shall analyze and identify all structural deficiencies in accordance with ASCE 41. The engineering report, containing the required structural evaluation, shall further identify major deficiencies observed in the analysis of the building including: deficient load path, weak or soft story conditions, horizontal or vertical irregularities. (b) Major Deficiencies. Any of the major deficiencies described in subsection (a) of this Section shall cause the building to be retrofitted. Retrofit work to mitigate the major deficiencies shall not impact the existing lateral load elements by increasing any demandto-capacity ratio by more than ten percent unless the existing elements are shown to be capable of resisting the increased demand. The mitigation of the major deficiencies shall also not create additional structural deficiencies or make the existing structural deficiencies more severe.
(c) Advance Analysis. The engineering report may show that the major deficiencies meet the requirements of ASCE 41 by advanced analysis.
(d) Structural Analysis, Design and Evaluation. The building shall meet or exceed the structural performance level for the associate earthquake hazard levels based on Risk 198
Category as defined in ASCE 41 as follows:
Risk Category Hazard Level 1 Hazard Level 2
I & II BSE-1E, S-3 BSE-2E, S-5
III & IV BSE-1E, S-2 BSE-2E, S-5
§ 8.76.060. Time limits for compliance.
(a) Except as provided in subsection (b) below, the owner of any building covered by this Chapter shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 3 Years or 36 Months
Application for Building Permit and
Submission of Plans
12 Years or 144 Months
Final Approval 20 Years or 240 Months
(b) Notwithstanding subsection (a) above, the owner of any building covered by this Chapter that has received a permit: (1) issued and active as of March 13, 2020; (2) issued between March 13, 2020 and December 31, 2022; or (3) issued pursuant to a complete application submitted between March 13, 2020 and December 31, 2022 shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 5 Years or 60 Months
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Application for Building Permit and
Submission of Plans
14 Years or 168 Months
Final Approval 22 Years or 264 Months
200
SECTION 19. CHAPTER 8.80 - MANDATORY SEISMIC RETROFIT REQUIREMENTS
FOR EXISTING NON- DUCTILE CONCRETE BUILDINGS
§ 8.80.010. Purpose.
The purpose of this Chapter is to promote the public welfare and safety by reducing the risk of death or injury that may result from the effects of earthquakes on existing concrete buildings. Older concrete buildings are typically vulnerable in seismic events due to deficiencies in the lateral force resisting system (beams, columns and joints) that render the building incapable of sustaining gravity loads when the building is subjected to earthquake-induced lateral displacements. This Chapter creates minimum standards to mitigate hazards from these structural deficiencies. Adherence to these minimum standards will improve the performance of these buildings during earthquakes and reduce, but not necessarily prevent, the loss of life, injury or earthquake-related damage. § 8.80.020. Scope and applicability.
(a) The provisions of this Chapter shall apply to any concrete building built under building code standards enacted before January 11, 1977. (b) Buildings described in subsection (a) above that have completed all required seismic retrofit with a lateral load resisting analysis and structural design plans, and obtained valid final approval from the City of Santa Monica prior to the adoption of the ordinance codified in this Chapter, are exempt from the requirements this Chapter. (c) An owner of any buildings within the scope of this Chapter shall demonstrate compliance with the mandatory seismic retrofit requirements of this Chapter, as set forth in Section 8.80.050, consistent with the time limits set forth in this Chapter. § 8.80.030. Definitions.
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"ASCE 41" is a standards publication by the American Society of Civil Engineers entitled "Seismic Evaluation and Retrofit of Existing Buildings" and describes deficiencybased and systematic procedures to evaluate and retrofit existing buildings to withstand the effects of earthquakes. This publication is referenced in Chapter 35 of the California Building Code.
"Concrete building" is a building having concrete floors and/or roofs, either with or without beams, supported by concrete walls and/or concrete columns, and/or concrete frames with or without masonry infills, or any combination thereof. "Masonry infill" is the unreinforced or reinforced masonry wall construction within a reinforced concrete frame.
§ 8.80.040. Compliance requirements.
The structural evaluation, structural analysis report, and structural design plans for the seismic strengthening and retrofit for non-ductile concrete buildings shall be conducted by a State of California licensed civil or structural engineer, or a State of California registered architect.
For non-ductile concrete buildings over fifty-five feet in height as described by Section
8.44.090 of the Santa Monica Municipal Code, the structural evaluation, structural analysis report, and structural design plans shall be conducted by a State of California licensed structural engineer.
Plans and associated documents shall bear the seal and signature of the design professional.
§ 8.80.050. Engineering analysis and design.
(a) Scope of Analysis. This Chapter requires the alteration, repair, retrofit, 202
replacement or addition of structural elements and their connections to meet the following requirements in this Section.
(b) Building Structural Analysis, Design and Evaluation. The building shall meet one of the following criteria:
(1) Strength of the lateral-force resisting system shall meet or exceed seventyfive percent of the base shear specified in the California Building Code seismic provisions. Elements not designated to be part of the lateral-force resisting system shall be adequate for gravity load effects and seismic displacement due to the full (one hundred percent) of the design story drift specified in the California Building Code seismic provisions.
(2) Meet or exceed the structural performance level for the associate earthquake hazard levels based on Risk Category as defined in ASCE 41 as follows:
Risk
Category
Hazard Level 1 Hazard Level 2
I & II BSE-1E, S-3 BSE-2E, S-5
III & IV BSE-1E, S-2 BSE-2E, S-5
§ 8.80.060. Time limits for compliance.
(a) Except as provided in subsection (b) below, the owner of any building covered by this Chapter shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 3 Years or 36 Months
203
Application for Building Permit and
Submission of Plans
4 Years, 6 Months or 54 Months
Final Approval 10 Years or 120 Months
(b) Notwithstanding subsection (a) above, the owner of any building covered by this Chapter that has received a permit: (1) issued and active as of March 13, 2020; (2) issued between March 13, 2020 and December 31, 2022; or (3) issued pursuant to a complete application submitted between March 13, 2020 and December 31, 2022 shall comply with the following time limits.
Action by Building Owner Time Limits from Date of Service of Order
Structural Evaluation Report 5 Years or 60 Months
Application for Building Permit and
Submission of Plans
6 Years, 6 Months or 78 Months
Final Approval 12 Years or 144 Months
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SECTION 20. CHAPTER 8.106 – GREEN BUILDING STANDARDS CODE § 8.106.010 Adoption.
That certain document entitled "California Green Building Standards Code, 20252022 Edition," as published by the California Building Standards Commission, is hereby adopted as the Green Building Standards Code of the City of Santa Monica. § 8.106.020 Local amendments to the California Green Building Standards Code.
Notwithstanding any provisions of the 20252022 California Green Building Standards Code, 20252022 California Energy Code, or other codes adopted by any Chapter in Article VIII of the Municipal Code to the contrary, the following local amendments shall apply.
§ 8.106.050. Additional definitions.
In addition to definitions set forth in Section 202 of the 2019 California Green Building Standards Code, the following definitions shall apply:
Major addition.
The addition to any building of either: (1) an additional story; or (2) additional floor area equal to or greater than fifty percent of the building's existing floor area prior to the addition.
Sustainability.
Consideration of present development and construction impacts on the community, the economy, and the environment without compromising the needs of the future.
Unshaded area.
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Area(s) where light emittance from the sun is unobstructed by fixed objects during the majority of daylight hours between March 21st and September 21st. § 8.106.05 Green building.
Section 301.1.1 of the 2019 California Green Building Standards Code is amended to read as follows:
301.1.1 Additions and Alterations. With the exception of Sections 4.201.4 and
4.201.5, which apply only to major additions to one-, two-, and multi-family dwellings (three stories or less), the mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings. The requirements shall apply only to and/or within the specific area of the addition or alteration. § 8.106.070 Flashing details.
Section 4.407.1 of the 2019 California Green Building Standards Code is amended to read as follows:
4.407.1 Flashing Details. Provide flashing details on the building plans which comply with accepted industry standards or manufacturer's instructions. Details are shown on the house plans at all of the following locations:
1. windows and doors.
2. Roof valleys.
3. Deck connections to the structure.
4. Roof-to-wall intersections.
5. Chimneys to roof intersections.
6. Drip caps above windows and doors with architectural projections. 206
7. Other locations as identified by the Building Officer. § 8.106.080 Non-residential, high-rise residential, hotel and motel solar and pool heating requirements.
Section 5.201 of the 2022 California Green Building Standards Code is amended to read as follows:
5.201.3 Pool Heating—Non-Residential, High-Rise Residential, and Hotel and Motel Buildings.,
(a), For new pool construction, if the pool is to be heated, an electric heat pump water heater or a solar thermal system shall be used for such heating.
5.201.4 Solar Photovoltaic Installation Requirements for Major Additions to NonResidential, High-Rise Residential, and Hotel and Motel Buildings., (a), All major additions to non-residential, high-rise residential, and hotel and motel buildings are required to install a solar electric photovoltaic (PV) system. The PV system installed must have a minimum total wattage 2.0 times the square footage of the footprint of the addition (2.0 watts per square foot).
(b), The requirements of this Section shall be waived or reduced, by the minimum extent necessary, where: (i) production of electric energy from solar panels is technically infeasible due to lack of available and feasible unshaded areas; (ii) the PV system size required is less than 1,200 watts DC; or (iii) the dwelling has an existing functioning gridtied PV system meeting the electrical utility's interconnection requirements. (c), The requirements of this Section shall take priority if there is a conflict between compliance with Section 5.201.3 through use of a solar thermal system and compliance with this Section.
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§ 8.106.100 Reserved. Electric vehicle charging
Electric vehicle charging for new residential and hotel and motel buildings is governed by Sections 4.106.4 through 4.106.4.3.6 of the Green Building Standards Code. Electric vehicle charging for new non-residential buildings is governed by Sections 5.106.5.3 through 5.106.5.3.5 of the Green Building Standards Code. § 8.106.110 Reserved. Electric vehicle charging residential mandatory measures.
Section 4.106.4 of the 2022 California Green Building Code and its subsections are amended to read as follows:
A4.106.8 Electric vehicle (EV) charging for new construction. New construction shall comply with Section A4.106.8.1 or A4.106.8.2, to facilitate the installation and use of EV ready spaces. Electric vehicle supply equipment (EVSE) shall comply with the California Electrical Code.
A4.106.8.1 New one- and two-family dwellings and townhouses with attached private garages.
Tier 1 and Tier 2. For each dwelling unit, a dedicated 208/240-volt branch circuit shall be installed in the raceway required by Section 4.106.4.1. The branch circuit and associated overcurrent protective device shall be rated at 40 amperes minimum. Other electrical components, including a receptacle or blank cover, related to this Section shall be installed in accordance with the California Electrical Code.
A4.106.8.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device designated for future EV charging purposes as "EV READY" in accordance with the California Electrical Code. The receptacle or blank cover shall be identified as "EV READY."
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A4.106.8.2 New multifamily dwellings, hotels and motels. New multifamily dwellings, hotels and motels shall meet the following requirements:
A4.106.8.2.1 Multifamily dwellings, hotels and motels.
Tier 1. New multifamily projects shall comply with Option A.
Option A for new multifamily dwellings, hotels and motels.
1. EV Ready parking spaces with receptacles.
a. Hotels and motels. Fifty percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. b. Multifamily parking facilities. Fifty percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles.
EV charging receptacles required by this Section shall be located in at least one assigned parking space per dwelling unit where assigned parking is provided but need not exceed 50% of the total number of assigned parking spaces provided on the site.
Exceptions:
1. Areas of parking facilities served by parking lifts, including, but not limited to, automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging.
2. Hotels and motels may substitute Level 2 EV chargers for some or all of the required EV charging receptacles. Where Level 2 EV chargers are installed in place of low power Level 2 receptacles, at least 50% of the installed EV chargers shall be equipped with J1772 connectors. 209
2. EV Ready parking spaces with EV chargers.
a. Hotels and motels. Fifteen percent of the total number of parking spaces for hotels and motels shall be equipped with Level 2 EV chargers. At least 50% of the required EV chargers shall be equipped with J1772 connectors. b. Multifamily parking facilities. Fifteen percent of the total number of parking spaces shall be equipped with Level 2 EV chargers. At least 50% of the required EV chargers shall be equipped with J1772 connectors. Where common use parking or unassigned parking is provided, EV chargers shall be located in common use or unassigned parking areas and shall be available for use by all residents or guests.
Exception:
1. Areas of parking facilities served by parking lifts, including, but not limited to, automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging.
An automatic load management system (ALMS) may be used to reduce the maximum required electrical capacity to each space served by the ALMS. The electrical system and any on-site distribution transformers shall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS) served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EV chargers shall have a capacity of not less than 30 amperes.
A4.106.8.2.2 Technical requirements. The EV spaces required by Section A4.106.8.2 210
shall be designed and constructed in accordance with Sections 4.106.4.2,
4.106.4.2.2.1.1, 4.106.4.2.2.1.2, and 4.106.4.2.5.
§ 8.106.120 Reserved. Electric vehicle charging non-residential mandatory measures
x Section 5.106.5.3 of the 2022 California Green Building Code and its subsections are amended to read as follows:
5.106.5.3 Electric vehicle (EV) charging. Construction shall comply with Section A5.106.5.3.1 Tier 1, and in accordance with regulations in the California Building Code and the California Electrical Code.
A5.106.5.3.1 Tier 1. Comply with Section 5.106.5.3.1 EV capable spaces, Section
5.106.5.3.2 Electric vehicle charging stations and associated Table A5.106.5.3.1 Tier 1, or comply with Section A5.106.5.3.2 Electric vehicle charging stations (EVCS) — Power allocation method and associated Table A5.106.5.3.2 Tier 1.
Refer to Section 5.106.5.3.2 for the permitted use of Level 2 or direct current fast charger (DCFC) to create EVCS. Refer to Section 5.106.3.2.1 for the allowed use of DCFC to comply with both EV capable spaces and Level 2 EVSE. Refer to Section 5.106.5.3.3 for the allowed use of automatic load management system (ALMS).
Table A5.106.5.3.1
Total Number of Actual
Parking Spaces
Tier 1 Number of Required
EV Capable Spaces
Tier 1 Number of EVCS
(EV Capable Spaces
Provided with EVSE)2
0-9 2 0
10-25 5 2
26-50 11 4
51-75 19 5
76-100 26 9
211
101-150 38 13
151-200 53 18
201 and over 30% of actual parking spaces1 33% of EV capable spaces1 Notes:
1. Calculation for spaces shall be rounded up to the nearest whole number.
2. The number of required EVCS (EV capable spaces provided with EVSE) in column 3 count toward the total number of required EV capable spaces shown in column 2.
3. At least one Level 2 EVSE shall be provided.
A5.106.5.3.2 Electric vehicle charging stations (EVCS) - Power Allocation method. The power allocation method may be used as an alternative to the requirements in Section
5.106.5.3.1, Section 5.106.5.3.2, and associated Table A5.106.5.3.1 Tier 1. Use Table A5.106.5.3.2 Tier 1 to determine the total power in kVA required based on the total number of actual parking spaces.
Power allocation method shall include the following:
1. Use any kVA combination of EV capable spaces, low power Level 2, Level 2 or DCFC EVSEs.
2. At least one Level 2 EVSE shall be provided.
Table A5.106.5.3.2 Tier 1
Total Number of Actual
Parking Spaces
Minimum Total kVA@ 6.6
kVA
Total kVA Required in any
Combination of EV
Capable3, 4, Low Power Level
2, Level 21, 2, or DCFC
0-9 13.2 13.2
10-25 33 33
212
26-50 72.6 72.6
51-75 125.4 125.4
76-100 171.6 171.6
101-150 250.8 250.8
151-200 349.8 349.8
201 and over 30% of actual parking spaces
x 6.6
Total required kVA = P x 0.30
x 6.6
Where P = Parking spaces in
facility
Notes:
1. Level 2 EVSE at 6.6 kVA minimum.
2. At least one Level 2 EVSE shall be provided.
3. Maximum allowed kVA to be utilized for EV capable spaces is 67%.
4. If EV capable spaces are utilized, they shall meet the requirements of Section 5.106.5.3.1 EV capable spaces.
5.106.5.3.3 Use of automatic load management systems (ALMS). ALMS shall be permitted for EVCS. When an ALMS is installed, the required electrical load capacity specified in Section 5.106.5.3.1 for each EVCS may be reduced when serviced by an EVSE controlled by an ALMS. Each EVSE controlled by an ALMS shall deliver a minimum 30 amperes to an EV when charging one vehicle and shall deliver a minimum
3.3 kW while simultaneously charging multiple EVs.
5.106.5.3.4 Accessible electric vehicle charging station (EVCS). When EVSE is installed, accessible EVCS shall be provided in accordance with the California Building Code Chapter 11B, Section 11B-228.3.
Note: 5.106.5.3.5 Electric vehicle charging station signage. For EVCS signs, refer 213
to Electric vehicle charging stations shall be identified by signage or pavement markings in compliance with Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
5.106.5.3.5.1Additional EV ready requirement for office facilities. In addition to the requirements of Table A5.106.5.3.1, for office parking facilities, an additional 20% (rounded to the nearest whole number) of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles.
5.106.5.4 Additions or alterations to existing buildings or parking facilities [A]. [BSCCG] Existing buildings or parking facilities being modified by one of the following shall comply with Section 5.106.5.4.1 or 5.106.5.4.2. When EVSE is installed, accessible EVCS shall be provided in accordance with the California Building Code, Chapter 11B, Section 11B-228.3.
1. When the scope of construction work includes an increase in power supply to an electric service panel as part of a parking facility addition or alteration.
2. When a new photovoltaic system is installed covering existing parking spaces.
3. When additions or alterations to existing buildings are triggered pursuant to code Section
301.3 and the scope of work includes an increase in power supply to an electric service panel.
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this Section is not feasible based upon one of the 214
following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcement agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project. d. Where demonstrated as impracticable excluding local utility service or utility infrastructure issues.
2. Remote parking facilities that do not have access to the building service panel.
3. Parking area lighting upgrades where no trenching is part of the scope of work.
4. Emergency repairs, including, but not limited to, water line break in parking facilities, natural disaster repairs, etc.
5.106.5.4.1 Existing buildings or parking areas without previously installed EV capable infrastructure [A]. When EV capable infrastructure does not exist at an existing parking facility or building, and the parking facility or building undergoes an addition or alteration listed in Section 5.106.5.4, construction shall include electric vehicle charging in compliance with either Section 5.106.5.3 and associated Table 5.106.5.3.1, or Section
5.106.5.3.6 and associated Table.
5.106.5.3.6 for the total number of actual parking spaces being added or altered.
5.106.5.4.2 Existing buildings or parking areas with previously installed EV capable 215
infrastructure [A]. When EV capable infrastructure is available at an existing parking facility or building, and the parking facility or building is undergoing an addition or alteration listed in Section 5.106.5.4, construction shall include electric vehicle charging in compliance with either Section 5.106.5.3 and associated Table 5.106.5.3.1, or Section
5.106.5.3.6 and associated Table 5.106.5.3.6 utilizing the existing EV capable allocated power and infrastructure for the total number of actual parking spaces being added or altered. If the area being added or altered exceeds the existing EV capable capacity, allocated power and infrastructure, provide additional EV charging as needed to comply with this section.
5.106.5.5 Electric vehicle (EV) charging: medium-duty and heavy-duty. [N] [BSG-CG] Construction shall comply with Section 5.106.5.4.1 to facilitate future installation of electric vehicle supply equipment (EVSE). Construction for warehouses, grocery stores and retail stores with planned off-street loading spaces shall also comply with Section
5.106.5.4.5.1 for future installation of medium- and heavy-duty EVSE.
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.
216
When EVSE(s) is/are installed, it shall be in accordance with the California Building Code, the California Electrical Code and as follows:
5.106.5.4.5.1 Electric vehicle charging readiness requirements for warehouses, grocery stores and retail stores with planned off-street loading spaces. In order to avoid future demolition when adding EV supply and distribution equipment, spare raceway(s) or busway(s) and adequate capacity for transformer(s), service panel(s) or subpanel(s) shall be installed at the time of construction in accordance with the California Electrical Code. Construction plans and specifications shall include, but are not limited to, the following:
1. The transformer, main service equipment and subpanels shall meet the minimum power requirement in Table 5.106.5.5.1 to accommodate the dedicated branch circuits for the future installation of EVSE.
2. The construction documents shall indicate one or more location(s) convenient to the planned off-street loading space(s) reserved for medium- and heavy-duty ZEV charging cabinets and charging dispensers, and a pathway reserved for routing of conduit from the termination of the raceway(s) or busway(s) to the charging cabinet(s) and dispenser(s), as shown in Table 5.106.5.5.1.
3. Raceway(s) or busway(s) originating at a main service panel or a subpanel(s) serving the area where potential future medium- and heavy-duty EVSE will be located, and shall terminate in close proximity to the potential future location of the charging equipment for medium- and heavy-duty vehicles.
4. The raceway(s) or busway(s) shall be of sufficient size to carry the minimum additional system load to the future location of the charging for medium- and heavy-duty 217
ZEVs as shown in Table 5.106.5.4.5.1.
Table 5.106.5.4.5.1
Raceway Conduit and Panel Power Requirements for Medium- and Heavy-Duty EVSE [N]
Building Type
Building Size
(sq. ft.)
Number of OffStreet Loading
Spaces
Additional Capacity
Required (kVa) for
Raceway & Busway
and Transformer &
Panel
Grocery 1 or 2 200
10,000 to 90,000 3 or Greater 400
Greater than 90,000 1 or Greater 400
Manufacturing
Facilities
10,000 to 50,000 1 or 2 200
10,000 to 50,000 3 or Greater 400
Greater than 50,000 1 or Greater 400
Office Buildings 10,000 to 135,000 1 or 2 200
10,000 to 135,000 3 or Greater 400
Greater than 135,000 1 or Greater 400
Retail 10,000 to 135,000 1 or 2 200
3 or Greater 400
Greater than 135,000 1 or Greater 400
Warehouse 20,000 to 256,000 1 or 2 200
Greater than 256,000 3 or Greater
1 or Greater
400
400
5.106.5.6 Electric vehicle (EV) charging at public schools and community colleges. [DSA- SS] Electric vehicle infrastructure and electric vehicle charging stations shall comply with Section 5.106.5.6 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code.
Exceptions:
1. On a case-by-case basis where compliance with this Section has been 218
demonstrated to be not feasible based upon one of the following conditions, and with concurrence by the Division of the State Architect (DSA), compliance with Section
5.106.5.6 shall not be required.
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. The installation of EVCS is impracticable.
2. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with Section 5.106.5.6.
5.106.5.6.1 EV capable spaces. EV capable spaces shall be provided in accordance with Table A5.106.5.6.1 and the following requirements:
1. Raceways complying with the California Electrical Code and no less than one-inch (25 mm) diameter shall be provided and shall originate at a service panel or a subpanel(s) serving the area and shall terminate in close proximity to the proposed location of the EV capable space and into a suitable listed cabinet, box, enclosure or equivalent. A common raceway may be used to serve multiple EV capable spaces.
2. A service panel or subpanel(s) shall be provided with panel space and electrical load capacity for a dedicated 208/240 volt, 40-ampere minimum branch circuit for each EV capable space, with delivery of 30-ampere minimum to an installed EVSE at each EVCS.
3. The electrical system and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each EV capable space.
4. The service panel or subpanel circuit directory shall identify the reserved overcurrent protective device space(s) as "EV CAPABLE." The raceway termination 219
location shall be permanently and visibly marked as "EV CAPABLE."
5.106.5.6.2 Electric vehicle charging stations (EVCS). EV capable spaces shall be provided with EVSE to create EVCS in the number indicated in Table 5.106.5.6.1 and shall comply with Section 5.106.5.6.2. EVCS shall be serviced by Level 2 or Direct Current Fast Charging (DCFC) EVSE, or with EVSE in any combination of Level 2 and DCFC. Accessible EVCS shall be provided in accordance with California Building Code Chapter 11B.
5.106.5.6.2.1 Reduced number of EV capable spaces. The installation of each DCFC EVSE shall be permitted to reduce the minimum number of required EV capable spaces indicated in Table 5.106.5.6.1 by five and reduce proportionally the required electrical load capacity to the service panel or subpanel.
5.106.5.6.2.2 Multiple connectors. EVSE with multiple vehicle connectors capable of charging multiple EVs simultaneously shall be permitted if the electrical load capacity required by Section 5.106.5.6.1 for each EV capable space is accumulatively supplied to the EVSE.
5.106.5.6.2.3 Use of automatic load management systems (ALMS). ALMS shall be permitted for EVCS installed in accordance with Section 5.106.5.6.2. When ALMS is installed, the required electrical load capacity specified in Section 5.106.5.6.1 for each EVCS may be reduced when serviced by an EVSE controlled by an ALMS. Each EVSE controlled by an ALMS shall deliver a minimum 30 amperes to an EV when charging one vehicle and shall deliver a minimum 3.3 kW while simultaneously charging multiple EVs.
5.106.5.6.3 EVCS alternative compliance.
In lieu of compliance with Section 5.106.5.6.2, EVCS shall be provided with Level 1, low 220
power Level 2, or Level 2, or any combination of Level 1, low power Level 2 or Level 2 EVSE such that the total power supplied by the combination of EVSE meets the minimum power indicated in Table 5.106.5.6.3, based on the total number of actual parking spaces in each parking facility.
Table 5.106.5.6.3
Number of Parking Spaces in a Parking
Facility
Minimum Total Power (kVa) Required for
EVCS
0-9 0
10-25 7
26-50 14
51-75 20
76-100 27
101-150 40
151-200 60
201 and over Total required KVA = P x 0.05 x 6.6
Where P = Parking spaces in facility
5.106.5.6.4 EVCS for alterations of or additions to parking facilities. Alterations of or additions to parking facilities shall provide EVCS in compliance with Section 5.106.5.6.4.
The installation of infrastructure for EV capable spaces required to be provided without EVSE shall not be required.
5.106.5.6.4.1Alterations of and additions to parking facilities. EVCS shall be provided in accordance with the number indicated in Table 5.106.5.6.1 or minimum power indicated in Table 5.106.5.6.3 when the scope of work includes an increase in power supply to an electric panel serving light fixtures illuminating the parking area or when area containing parking spaces is added to a parking facility. The number of required EVCS shall be based on the total number of existing and new parking spaces in the parking facility. 221
5.106.5.6.4.2Alterations consisting of the installation of photovoltaic systems. EVCS shall be provided in accordance with the number indicated in Table 5.106.5.6.1 or maximum power indicated in Table 5.106.5.6.3 when a new photovoltaic system is installed in an existing parking facility.
5.106.5.6.5 Requirement to install EVSE. Level 2 EVSE shall be provided in all existing EV capable spaces to create EVCS when a project is required by California Administrative Code Section 4-309 to be submitted for plan approval to the Division of the State Architect. When EVSE is installed in existing EV capable spaces, accessible EVCS shall be provided in accordance with California Building Code Chapter 11B.
Exception: Projects in which improvements in parking areas consist only of accessibility improvements are not required to comply with Section 5.106.5.6.5.
8.106.130 Reduction in cement use.
(a) Adoption of Local Amendments.
That certain document entitled “California Green Building Standards Code, 2022 2025 Edition,” as published by the California Building Standards Commission, is hereby amended with the following local amendments:
(b) Definitions.
Unless defined herein, all defined terms shall be those found in the 2022 2025 California Green Building Standards Code.
For the application of this section the following definitions shall apply:
Cement Limit: The maximum allowed amount of Cement in concrete at specified compressive strengths measured in pounds per cubic yards and listed on concrete mixdesigns. 222
Concrete: Concrete is any approved combination of mineral aggregates bound together into a hardened conglomerate in accordance with the requirements of this code.
Environmental product declaration (EPD): EPDs present quantified environmental information on the life cycle of a product to enable comparisons between products fulfilling the same function. EPDs must conform to ISO 14025, and EN 15804 or ISO 21930, and have at least a "cradle to gate" scope (which covers product life cycle from resource extraction to the factory).
High Early Strength Cement: Defined as cement used to produce concrete with the compressive strength shown on submitted building plans within 12 hours.
Newly-Constructed Building: “Newly-constructed building” means a new structure that has never before been used or occupied for any purpose or removal and replacement of an existing structure, or repair, alteration, modification, addition to, or rehabilitation of an existing structure, where a demolition will occur, as defined Santa Monica Municipal Code Section 9.25.030 (A.1) or (A.2).
(c) Scope: The requirements of this Chapter shall apply to all Newly Constructed Buildings and swimming pools and spas as provided in Section 8.106.130.1 for which a building permit for construction is issued on or after 30 days following the second reading of this ordinance. Projects that do not meet the thresholds requiring plan review, as determined by the Building OfficialOfficer shall be exempt from this ordinance. (d) 8.106.130.3 - California Building Standards Code amendments. (1) Section 1901.2 of the 2022 2025 California Building Code is hereby amended as follows:
1901.2 Plain and reinforced concrete. Structural concrete shall be designed and 223
constructed in accordance with the requirements of this chapter and ACI 318 as amended in Section 1905 of this code and Santa Monica Municipal Code Chapter
8.106.130. Except for the provisions of Sections 1904 and 1907, and other than compliance with Santa Monica Municipal Code Section 8.106.130, the design and construction of slabs on grade shall not be governed by this chapter unless they transmit vertical loads or lateral forces from other parts of the structure to the soil. (2) Section R402.2.1 of the 2022 2025 California Residential Code is hereby amended as follows:
R402.2.1 Materials for concrete. Materials for concrete shall comply with the requirements of Section R608.5.1, as amended by Santa Monica Municipal Code Section 8.106.130.
(3) Section R404.1.3 of the 2022 2025 California Residential Code is hereby amended as follows:
R404.1.3 Concrete foundation walls. Concrete foundation walls that support light- frame walls shall be designed and constructed in accordance with the provisions of this section, ACI 318, ACI 332, or PCA 100, as amended by Santa Monica Municipal Code Section 8.106.130. Concrete foundation walls that support above-grade concrete walls that are within the applicability limits of Section R608.2 shall be designed and constructed in accordance with the provisions of this section, ACI 318, ACI 332, or PCA 100, as amended by Santa Monica Municipal Code Section 8.106.130. Concrete foundation walls that support above-grade concrete walls that are not within the applicability limits of Section R608.2 shall be designed and constructed in accordance with the 224
provisions of ACI 318, ACI 332, or PCA 100, as amended by Santa Monica Municipal Code Section 8.106.130. Where ACI 318, ACI 332, PCA 100 or the provisions of this section, as amended by Santa Monica Municipal Code Section 8.106.130, are used to design concrete foundation walls, project drawings, typical details and specifications are not required to bear the seal of the architect or engineer responsible for design, unless otherwise required by the state law of the jurisdiction having authority.
(4) Section R506.1 of the 2022 2025 California Residential Code is hereby amended as follows:
R506.1 General. Concrete slab-on-ground floors shall be designed and constructed in accordance with the provisions of this section or ACI 332, as amended by Santa Monica Municipal Code Section 8.106.130. Such floors Floors shall be a minimum not be less than 3 1/2 inches (89mm) thick (for expansive soils, see Section R403.1.8). The specified compressive strength of concrete shall be as set forth in Section R402.2.
(5) Section R608.5 of the 2022 2025 California Residential Code is hereby amended as follows:
R608.5 Materials. Materials used in the construction of concrete walls shall comply with this section, as amended by, Santa Monica Municipal Code Section 8.106.130.
(6) Section 301 of the 2022 2025 California Green Building Standards Code is hereby augmented with the following:
225
301.6 Low-carbon concrete requirements for all projects. Plain and reinforced concrete installed as part of any project subject to the application of this code shall demonstrate compliance with the requirements of Santa Monica Municipal Code Section 8.106.130, the full text of which is herein added to this code by reference.
(7) Section 5.409.3 Product GWP compliance – prescriptive path of the 2025 California Green Building Standards Code is hereby adopted and amended as follows:
5.409.3 Product GWP compliance – prescriptive path. Each product that is permanently installed and listed in Table 5.409.3 shall have a Type III environmental product declaration (EPD), either product-specific or factoryspecific. All concrete must comply with section 5.409.3.2.
TABLE 5.409.3 PRODUCT GWP LIMITS
Buy Clean California
Materials Product
Category 1
Maximum acceptable
GWP value
(unfabricated)
(GWP allowed)
Unit of Measurement
Hot-rolled structural
steel sections
1.77 MT CO2e/MT
Hollow structural
sections
3.00 MT CO2e/MT
Steel plate 2.61 MT CO2e/MT
Concrete reinforcing
steel
1.56 MT CO2e/MT
Flat glass 2.50 kg CO2e/MT
Light-density mineral
wool board insulation
5.83 kg CO2e/1 m2
226
Heavy-density mineral
wool board insulation
14.28 kg CO2e/1 m2
Concrete, Ready-Mixed 2, 3
Concrete Product
Category
Maximum GWP
allowed value
(GWP allowed)
Unit of Measurement
up to 2499 psi 450 kg CO2e/m3
2500-3499 psi 489 kg CO2e/m3
3500-4499 psi 566 kg CO2e/m3
4500-5499 psi 661 kg CO2e/m3
5500-6499 psi 701 kg CO2e/m3
6500 psi and greater 799 kg CO2e/m3
Concrete, Lightweight Ready-Mixed 2
CConcrete Product
Category
Maximum GWP
allowed value (GWP
allowed)
Unit of Measurement
up to 2499 psi 875 kg CO2e/m3
2500-3499 psi 956 kg CO2e/m3
3500-4499 psi 1,039 kg CO2e/m3
Footnotes:
1. The GWP values of the products listed in Table 5.409.3 are based on 175 percent of Buy Clean California Act (BCCA) GWP values, except for concrete products which are not included in BCCA.
2. For concrete, 175 percent of the National Ready Mix Concrete Association (NRMCA) 2022 version 3 Pacific Southwest regional benchmark values are 227
used for the GWP allowed, except for High Early strength.
3. Concrete High Early Strength ready-mixed shall be calculated at 130 percent of the Ready mixed concrete GWP allowed values for each product category.
Notation:
Authority: Health and Safety Code Section 18930.5
Reference(s): Health and Safety Code Section
18930.5
5.409.3.1 Products shall not exceed the maximum GWP value specified in Table 5.409.3.
Exception: Concrete may be considered one product category to meet compliance with this section. A weighted average of the maximum GWP for all concrete mixes installed in the project shall be less than the weighted average maximum GWP allowed per Table 5.409.3 using Exception Equation
5.409.3.1. Calculations shall be performed with consistent units of measurement for the material quantity and the GWP value. For the purposes of this exception, industry wide EPD’s are acceptable.
Exception EQUATION 5.409.3.1
GWPn < GWPallowed
where
GWPn = Σ (GWPn)(vn) and GWPallowed = Σ (GWPallowed)(vn) And
n = each concrete mix installed in the project
GWPn = the GWP for concrete mix n per concrete mix EPD, in kg CO2e /m3 228
GWPallowed = the GWP potential allowed for concrete mix n per Table 5.409.3 vn = the volume of concrete mix n installed in the project, in m3
5.409.3.2. Verification of compliance. Calculations to demonstrate compliance, Type III EPDs for products required to comply if included in the project, and Worksheet WS-5 signed by the design professional of record shall be provided on the construction documents. Updated EPDs for products used in construction shall be provided to the owner at the close of construction and to the enforcement entity upon request. The enforcing agency may require inspection and inspection reports in accordance with Sections 702.2 and 703.1 during and at completion of construction to demonstrate substantial conformance. Inspection shall be performed by the design professional of record or third party acceptable to the enforcing agency.
5.409.3.2 Reduction in cement use requirements.
All plain and reinforced concrete installed in residential and non-residential Newly Constructed Buildings and swimming pools and spas as provided in Section 8.106.130.1 for which a building permit for construction is issued on or after 30 days after the second reading of this ordinance shall comply with Section 5.409.3 to reduce embodied carbon in concrete. Projects that do not meet the thresholds requiring plan review, as determined by the Building OfficialOfficer, shall be exempt from this ordinance.
5.409.3.2.1
Products shall comply with the requirements for product GWP or Cement Limit performance in accordance with Section 5.409.3 using the maximum 229
acceptable GWP or Cement Limit value for the product category listed in Table 5.409.3.5.
5.409.3.3 Project Based Compliance:
A weighted average of the maximum GWP or Cement Limit for all concrete mixes installed in the project shall be less than the weighted average maximum GWP or Cement Limit allowed per Table 5.409.3.5 using Project Based Equation 5.409.3.3A or
5.409.3.3B Calculations shall be performed with consistent units of measurement for the material quantity and the GWP or Cement Limit value. For the purposes of this exception, industry wide EPD’s are acceptable.
Project Based GWP Equation 5.409.3.3A
GWPn < GWP allowed
Where
GWPn = Σ (GWPn)(vn) and GWP allowed = Σ (GWP allowed)(vn) And
n = each concrete mix installed in the project
GWPn = the GWP for concrete mix n per concrete mix EPD, in kg CO2e /m3 GWP allowed = the GWP potential allowed for concrete mix n per Table
5.409.3.5 vn = the volume of concrete mix n installed in the project, in m3 Project Based Cement Limit Equation 5.409.3.3B
Cem proj < Cem allowed
Where
Cem proj = ΣCem n v n and Cem allowed = ΣCem lim v n
and
230
n = the total number of concrete mixtures for the project Cem n = the cement content for mixture n , kg/m 3 or lb/yd 3
Cem lim = the maximum cement content for mixture n per Table 5.409.3.5 kg/m 3 or lb/yd 3
v n = the volume of mixture n concrete to be placed, yd 3 or m 3 Applicant can use yd 3 or m 3 for calculation, but must keep same units throughout.
5.409.3.4. Verification of compliance.
Calculations to demonstrate compliance, Type III EPDs for products required to comply if included in the project, or mix designs showing the cement content, and the Acknowledgement Worksheet signed by the design professional of record shall be provided on the construction documents. Updated EPDs or mix designs for products used in construction shall be provided to the owner at the close of construction and to the City.
The City requires inspection and inspection reports in accordance with Sections 702.2 and 703.1 during and at completion of construction to demonstrate substantial conformance. Inspection shall be performed by the design professional of record or third party acceptable to the City The Acknowledgement Worksheet signed by the design professional of record shall be provided on the construction documents during plan review.
Updated EPDs or Mix Designs, and a batch receipt from the concrete supplier for products used in construction shall be provided to the owner at the close of construction and to the City upon request. The City requires inspection and inspection reports in accordance with Sections 702.2 and 703.1 during and at completion of construction to demonstrate substantial conformance. Inspection shall be performed by the design professional of record or third party acceptable to the City.
231
TABLE 5.409.3.5
Concrete GWP and Cement Limits
Note: Acceptable supplementary cementitious materials used to replace cement in concrete mix designs include but are not limited to:
1. Fly ash conforming to ASTM C618.
2. Slag cement (GGBFS) conforming to ASTM C989.
3. Silica fume conforming to ASTM C1240.
4. Natural pozzolan conforming to ASTM C618.
5. Blended supplementary cementitious materials conforming to ASTM C1697.
6. Ultra-fine fly ash (UFFA) conforming to ASTM C618.
7. Metakaolin conforming to ASTM C618.
8. Ground-glass pozzolan per ASTM C1866/C1866M.
9.Other materials with comparable or superior environmental benefits, as approved by the Engineer of Record and enforcing authority.
Concrete, Ready-Mixed
Cement Limits Global Warming Potential
(GWP) Limits
Minimum specified 28 day
compressive strength f’c, psi
Maximum cement
content, lbs/yd3
Maximum Global Warming
Potential (GWP) kg CO2e/m3
up to 2500 362 260
3000 410 289
4000 456 313
5000 503 338
6000 531 356
7000 594 394
7001 and higher 657 433
232
up to 2499 light weight 512 500
Up to 3499 light weight 571 546
Up to 4499 light weight 629 594
5.409.3.6 Allowable Increases.
1. Cement or GWP limits shown in Table 5.409.3.5 can be increased by 30% for concrete demonstrated in writing to the Building Official or for Public Works Projects, the City Engineer, as requiring high early strength. Such concrete could include precast, prestressed concrete; beams and slabs above grade; shotcrete; and other applications as demonstrated in writing by the Professional Engineer or other licensed professionals.
2. Approved Cements. The industry-average EPD describing Portland cements produced in the United States by the Portland Cement Association, certified by ASTM, lists a Portland cement global warming potential of 922 kg CO2e/metric ton. If your plant specific EPD for a cement or blended cement, demonstrated to the Building Official by an approved EPD, is lower than 922 kg CO2e/metric ton an increase in cement is allowed (e.g. use of ASTM 595 Type 1L Cement). The maximum cement content may be increased above the compliance level in Table 5.409.3.5 proportionate to the percentage difference in GWP of the plant specific EPD and the industry-average 922 kg CO2e/metric ton.
Notes
(1) For concrete strengths between the stated values, use linear interpolation to determine cement and/or GWP limits.
(2) Cement of any type per ASTM C150, ASTM C595.
(3) Project applicants can choose to comply using the Maximum Cement limits OR the Maximum Global Warming Potential limits.
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Formula: 922 – Plant Specific GWP =
Difference Difference/922 = Percent
Allowable Increase
For example: A plant specific EPD of 900 kg CO2e/metric ton could allow up to a 2% increase in allowable cement.
922– 900 = 22
22/922 = 0.02.
5.409.3.7 Exemptions.
If an applicant for a project subject to this chapter believes that circumstances exist that make it a hardship or infeasible to meet the requirements of this chapter, the applicant may request an exemption in writing to the building department or Public Works (for City project or work within the Public Right of Way). In applying for an exemption, the burden is on the applicant to show hardship or infeasibility. Circumstances that constitute hardship or infeasibility may include:
• There is a lack of commercially available material necessary to comply with this chapter. The applicant must provide written notice from at least two local concrete suppliers that there is a lack of commercially available materials necessary to comply.
• The cost of the concrete mix that achieves compliance is more than the cost of a 100% Portland cement (ASTM C-150) or a 100% Portland limestone cement (ASTM C-595 Type 1L) mix. Applicant must provide quotes from at least two local concrete suppliers comparing the cost of a 100% PC (ASTM- 150) or 100% PLC (ASTM C-595 Type 1L) mix and equivalent strength low- carbon concrete 234
mix.
• Emergency purchases made in conformance with Section 2.24.240; • Building permit applications submitted over the counter are exempt from this ordinance.
• This Chapter does not apply to pre-packaged proprietary concrete bags used for small quantities (less than 3 yards) or where there is an immediate need for on-site concrete mixing.