8D
Date: September 23, 2025
To: Honorable Mayor and Members of the City Council
From: Rebecca Poirier, City Clerk
By: Robert Williams, Deputy City Clerk I | [email protected] Subject: SECOND AND FINAL READING OF ORDINANCE NO. 3957
RECOMMENDATION
Second and Final Reading of ORDINANCE NO. 3957 amending Chapter 1, 2, 3, 9, 12 and 13 of Division 8 of the Torrance Municipal Code to adopt and amend the 2025 edition of the California Building Code Volumes 1 and 2 with appendices, the 2025 edition of the California Electrical Code, the 2025 edition of the California Plumbing Code with appendices, the 2025 edition of the California Mechanical Code with appendices, the 2025 edition of the California Residential Code with appendices, and the 2025 edition of the California Green Building Standards Code and approval of the Ordinance Summary for publication. This item is for consideration of adoption of the ordinance only. The item was previously discussed, and action was taken at a prior council meeting.
FUNDING
None required.
DISCUSSION
At the regular meeting of the City Council held on September 9, 2025, this Ordinance was discussed, introduced, and approved for its first reading by the following roll call vote:
AYES: COUNCILMEMBERS Gerson, Kaji, Kalani, Lewis, Mattucci, Sheikh, and Mayor Chen.
NOES: COUNCILMEMBERS None.
ABSTAIN: COUNCILMEMBERS None.
RECUSED: COUNCILMEMBERS None.
ABSENT: COUNCILMEMBERS None.
ATTACHMENTS
1. Ordinance No. 3957
2. Ordinance Summary
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ORDINANCE NO. 3957
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING CHAPTER 1, 2, 3,
9, 12 AND 13 OF DIVISION 8 OF THE TORRANCE
MUNICIPAL CODE. TO ADOPT AND AMEND THE 2025
EDITION OF THE CALIFORNIA BUILDING CODE
VOLUMES 1 AND 2 WITH APPENDICES, THE 2025
EDITION OF THE CALIFORNIA ELECTRICAL CODE, THE
2025 EDITION OF THE CALIFORNIA PLUMBING CODE
WITH APPENDICES, THE 2025 EDITION OF THE
CALIFORNIA MECHANICAL CODE WITH APPENDICES ,
THE 2025 EDITION OF THE CALIFORNIA RESIDENTIAL
CODE WITH APPENDICES, AND THE 20 25 EDITION OF
THE CALIFORNIA GREEN BUILDING STANDARDS CODE
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TORRANCE, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1
That Article 1 of Chapter 1 of Division 8 of the Torrance Municipal Code is hereby repealed in its entirety and a new Article 1 of Chapter 1 of Division 8, is added in its entirety to read as follows:
“ARTICLE 1 CALIFORNIA BUILDING CODE
Section 81.1.1 Adoption of California Building Code.
Those certain documents in book form entitled “California Building Code Volumes 1 and 2 with Appendices,” 2025 Edition, published by the International Code Council and the California Building Standards Commission, not less than one (1) copy each of which have been and are now filed in the office of the City Clerk of the City of Torrance, save and except such portions as are hereinafter deleted, modified, or amended by this ordinance, are hereby adopted by the City Council of the City of Torrance as the Building Code and Standards of the City of Torrance.”
SECTION 2
Sections 81.2.1 through section 81.2.56 of Article 2, Chapter 1, Division 8 of the Torrance Municipal Code are repealed in their entirety and new Sections 81.2.1 through 81.2.56 are added to read in their entirety as follows:
Section 81.2.1 Authority. [Administrative]
A new section 104.10 is added to the California Building Code, 2025 Edition, to read in its entirety as follows:
“104.10 Authority. The Building Official shall have the authority to adopt rules and regulations to clarify and interpret the provisions of this ordinance. The Building Official may also approve variations and omissions when such variation or omissions are not detrimental to the life, health, safety, or welfare of the public, and do not violate the intent or purpose of this code.”
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2 Section 81.2.2 Exempted Work. [Geological]
Section 105.2 of the California Building Code, 2025 Edition, is hereby deleted and a new section 105.2 is added to read in its entirety as follows:
“105.2 Work exempt from permit. Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.
Permits shall not be required for the following:
Building
1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area does not exceed 120 square feet. It is permissible that these structures still be regulated by Section 710A, despite exemption from permit.
2. Fences not over three 3 feet high.
3. Oil Derricks.
4. Retaining walls that are not over four 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II, or III-A Liquids.
5. Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons and the ratio of height to diameter or width is not greater than two (2) to one (1).
6. Sidewalks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and are not part of an accessible route.
7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
8. Temporary motion picture, television and theater stage sets and scenery.
9. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 12 inches deep, are not greater than 5,000 gallons and are installed entirely above ground.
10. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
11. Swings and other playground equipment accessory to detached one - and two- family dwellings.
12. Window awnings in Group R-3 and U occupancies, supported by an exterior wall that do not project more than 54 inches from the
exterior wall and do not require additional support.
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13. Non-fixed and movable fixtures, cases, racks, counters and partitions no t over 5 feet 9 inches in height.
Electrical:
Repairs and maintenance: Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
Radio and television transmitting stations: The provisions of this code shall not apply to electrical equipment used for radio and television transmissions, but do apply to equipment and wiring for a power supply and the installations of towers and antennas.
Temporary testing systems: A permit shall not be required for the installation of any temporary system required for the testing or servicing of electrical equipment or apparatus.
Gas:
1. Portable heating appliance
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any part that does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds or less of refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with the new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
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2. The cleaning of stoppages of the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.”
Section 81.2.3 Permits. [Administrative]
Section 105.5 of the California Building Code, 2025 Edition, is hereby deleted and a new section 105.5 is added to read in its entirety as follows:
“105.5 Permit Expiration. Every permit issued by the Building Division pursuant to this chapter shall expire and become null and void if any of the following occur:
(a) The building or work authorized by such permit is not commenced within 180 days after its issuance or two years from the date of the permit application, or
(b) The building or work authorized by such permit is stopped, suspended or abandoned for a period of 180 days after the time the work is commenced, or
(c) The building or work authorized by the permit has not been completed within three years from the date the permit was issued.
When a permit expires under this section. No building or work shall be done unless the permittee obtains a new permit or a renewal permit as provided in sections 105.5.1 - 105.5.5
105.5.1 Permits Where Work Has Not Commenced. For a permit where work has not commenced in the first 180 days from the date the permit was issued or two years from the date of the permit application, the permittee may obtain a renewal permit provided:
(a) No changes have been made or will be made in the original plans and specifications for the work.
(b) Three years have not passed from the original issue date. (c) The same edition of the building codes are in effect as used in the original plan check and no relevant City ordinances, policies, rules or regulations have changed since the expiration of the permit. Where a later edition of the building codes have been adopted since the original plan check, the applicant shall apply for a new permit and the project shall be considered as a new plan check submittal. Accordingly, plans accompanying the new application shall reflect the requirements of the current building codes and relevant City ordinances, policies, rules or regulations in effect. A full new plan check fee shall be required and paid with the new application.
(d) After the plans have been approved, the applicant pays a fee equal to one-half the amount required for a new permit.
(e) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180 -day period shall be measured from the date of renewal. A renewal permit issued under this section shall expire three years from the date the original permit was issued.
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105.5.2 Permits Where Work Has Commenced. For a permit where the permittee commenced work and stopped work beyond the deadline provided in section 105.5, a permittee may obtain a renewal permit as follows:
(a) No changes have been made or will be made in the original plans and specifications for such work.
(b) Three years have not passed from the original issue date. (c) The applicant pays a fee equal to one -half the amount required for a new permit, except that where construction has progressed and has been approved to the point of requiring only a final inspection, the applicant shall pay a fee equal to one -quarter the amount required for a new permit.
(d) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180 -day period shall be measured from the date of renewal. A renewal permit issued under this section shall expire three years for the date the original permit was issued.
105.5.3 Work Authorized by the Permit Has Not Been Completed within Three Years. Where an applicant has not completed the work authorized by a permit within three years from the date the permit was issued, a renewal permit may be obtained as follows:
(a) The applicant has commenced work based on the permit and the Building Official has approved the work.
(b) No changes have been made or will be made in the original plans and specifications for the work.
(c) The applicant shall pay a fee equal to the full amount required for a new permit, except that where the Building Official determines that work has progressed to a point that a lesser fee is warranted, the applicant shall pay the lesser fee.
(d) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180-day period shall be measured from the date of renewal. The maximum life of a permit renewal issued under this section shall be 180 days from the renewal date. The permit may be renewed for 180 days thereafter provided the applicant meets all requirements of this section at time of each renewal.
105.5.4 Extension of an Unexpired Permit. A permittee holding an unexpired permit may apply for an extension of the time within which work pursuant to a permit may be extended on showing good cause why the work could not be completed with the time required by this chapter. The request for exten sion shall be in writing. The Building Official may grant a permittee a one -time extension under this section to complete the work for up to 180 days from the request without the permittee paying an additional fee, as long as the work will be completed within three years from the date the original permit was issued.
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105.5.5 Expiration. On or after January 1, 2019, every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 12 months after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 12 months after the time the work is commenced. The building official is authorized to grant in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. (See Health and Safety Code Section 18938.5 and 18938.6.)”
Section 81.2.4 Enforcement. [Administrative]
A new section 114.5 is added to the California Building Code, 2025 Edition, to read in its entirety as follows:
“114.5 Enforcement. The Building Official may require that a registered design professional evaluate the unpermitted work and prepared mitigation plans to mitigate such works.”
Section 81.2.5 Definitions. [Geological/Climatic]
Section 202 of the California Building Code, 2025 Edition, is hereby amended to include the following revision to the definition of High Rise Building:
“HIGH RISE BUILDING” as used in this code:
1. “Existing high-rise structure” means a high-rise structure, the construction of which is commenced or completed prior to July 1, 1974.
2. “High-rise structure” means every building of any type of construction or occupancy having floors used for human occupancy located more than 40 feet above the lowest level having building access (see Section 403), except buildings used as hospitals as defined in Health and Safety Code Section 1250.
3. “New high-rise structure” means a high-rise structure, the construction of which is commenced on or after July 1, 1974.
Section 81.2.6 Fire Ratings Between Similar Occupancies. [Climatic] Section 508. 4.5 is hereby added to the California Building Code, 2025 Edition, to read in its entirety as follows:
“508.4.5 Fire Ratings Between Similar Occupancies. Where more than one (1) tenant or owner occupies a building and has the same character of occupancy, such tenants or owners shall be separated by a minimum of one -hour fire resistive construction, continuous from the ground to the roof.
Exceptions:
1. Where all portions of the building, including attics, are protected by an automatic fire extinguishing system in accordance with NFPA Standards.
2. In all Type I buildings.
3. In multi-story buildings, separation walls may terminate at floors provided the floor system is of a one (1) hour minimum fire resistive construction.” 7 7
Section 81.2.7 Automatic Fire Extinguishing Systems. [Climatic] Section 903.2 of the California Building Code, 2025 Edition, is hereby amended to read as follows:
“903.2 Where Required. An approved automatic sprinkler system must be provided in new buildings and structures for all occupancies. In addition, automatic sprinkler system shall be provided in the location described in section 903.2.1, 903.2.2, 903.2.7, 903.2.8.1.1, 903.2.9, 903.2.10.2 and 903.2.11.3.
Exception: New detached buildings under 1000 square feet in size subject to approval of Building Official.
903.2.1 Group A Occupancies.
903.2.1.1 Group A-2. An automatic sprinkler system shall be provided for Group A-2 occupancies where one of the following conditions exists:
1. The cumulative building floor area exceeds 4,000 square feet (465 m2);
2. The fire area has an occupant load of 100 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
903.2.2 Group B Occupancies.
903.2.2.1 General. An automatic sprinkler system shall be installed in Group B, Occupancies where the floor area exceeds 12,000 square feet on any floor or 12,000 square feet on all floors or in Group B occupancies more than three stories in height. The area of mezzanines shall be included in determining the areas where sprinklers are required.
903.2.2.2 Eating Establishments . An automatic sprinkler system shall be installed throughout every building containing one or more eating establishments with a total accumulative floor area in excess of four thousand (4000) square feet.
903.2.2.3 Group B A mbulatory Healthcare F acilities. An automatic sprinkler system shall be installed throughout all fire areas containing a Group B ambulatory health care facility occupancy when either of the following conditions exists at any time:
1. Four or more care recipients are incapable of self-preservation.
2. One or more care recipients who are incapable of self-preservation are located at other than the level of exit discharge serving such an occupancy.
3. In rooms or areas with special hazards such as laboratories, vocational shops and other such areas where hazardous materials in exempt amounts are used or stored.
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4. Throughout any Group E structure greater than 20,000 square feet (1155 m2) in areas, which is separated into two or more buildings by fire walls of less than four-hour fire resistance rating without openings.
903.2.7 Group M. An automatic sprinkler systems shall be provided throughout buildings containing Group M occupancy where one of the following conditions exists:
1. Where a Group M fire area is located more than three stories above grade plane.
2. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 12,000 square feet (1115 m2).
3. A Group M occupancy is used for the display and sale of upholstered furniture.
4. The structure exceeds 12,000 square feet (1115 m2) contains more than one fire area containing a Group M occupancy, and is separated into two or more buildings by fire walls of less than 4 -hour fire resistance rating without openings.
903.2.8.1.1 Existing R-3 Occupancies. An automatic sprinkler system must be provided throughout every existing R -3 occupancy when a 1,000 square foot or greater addition occurs established by the Building Code Official.
903.2.9 Group S -1. An automatic sprinkler system shall be provided throughout all building containing a Group S-1 occupancy where one of the following conditions exists:
1. Where a Group S -1 fire area is located more than three stories above grade plane.
2. The combined area of all Group S -1 fire areas on all floors, including any mezzanines, exceeds 12,000 square feet (1115 m2).
3. A Group S-1 fire area used for the storage of commercial trucks or buses where the fire area exceeds 5,000 square feet (464 m2).
903.2.10.2 Parking Garages . In parking garages over 10,000 square feet in area, incorporated within and part of Group R Occupancies and not otherwise covered by this code or the California Building code.
903.2.11.3 Building 40 feet or more in height . An automatic sprinkler system shall be installed throughout buildings with a floor level having usable floor area that is located 40 feet or four (4) stories above the lowest level of fire department vehicle access.
Exceptions:
1. Airport control towers.
2. Open parking structures.
3. Occupancies in Group F-2.”
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Section 81.2.8 Smoke Detectors and Carbon Monoxide in Residential Occupancies. [Climatic]
Section 907.2.11.10 of the California Building Code, 2025 Edition, is hereby added to read in its entirety as follows:
“907.2.11.10 Smoke and Carbon Monoxide Detectors. When an existing dwelling unit changes ownership, a battery operated or permanently wired smoke and carbon monoxide detector system shall be installed incident to the change of ownership. The installation of State Fire Marshal approved units shall be certified by the owner or installer that the unit is operating in accordance with the manufacturer’s instructions. Perma nently wired units shall require a separate electrical permit. Receipt of this certification by the City shall be deemed as compliance with this regulation.”
Section 81.2.9 Power Source for Smoke-Control Systems. [Geological/Climatic] Section 909.11.3 of the California Building Code, 2025 Edition, is hereby ad ded to read in its entirety as follows:
“909.11.3 Primary and Standby Power Source . The smoke-control system shall be supplied with two sources of power. Primary power shall be from the normal building power systems. Secondary power shall be from an approved standby source complying Chapter 27 of this code. The standby power source and its transfer switches shall be in a room separate from the normal power transformers and switch -gear and ventilated directly to and from the exterior. The room shall be enclosed with not less than 1-hour fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both.
Transfer to full standby power shall be automatic and within 60 seconds of failure of the primary power. The systems shall comply with the Electrical Code.
Exception: The secondary power is not required for pressurized enclosures in buildings of less than 5 floors used for human occupancy.”
Section 81.2.10 Stairs in Smokeproof Enclosures. [Geological/Climatic] Section 909.20.2.6 of the California Building Code, 2025 Edition, is hereby added to read as follows:
“909.20.2.6 Stairs. Stairs in smokeproof enclosures shall be of noncombustible construction or heavy timber if permitted within the type of construction."
Section 81.2.11 Stairway to Roof. [Geological/Climatic] Section 1011.12 of the California Building Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“1011.12 Stairway to Roof . In every building four or more stories in height all required stairways shall extend to the roof surface, unless the roof has a slope greater than four in twelve.”
Section 81.2.12 Exit Door to Roof. [Geological/Climatic] Section 1011.12.3 of the California Building Code, 202 5 Edition, is hereby added to read in its entirety as follows:
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“1011.12.3 Exit Door to Roof. The exit doors at the roof shall be locked at all times and shall not comply to Section 1010.2.4. Locking mechanisms shall have the capacity of being unlocked simultaneously without unlatching upon a signal from the central control station or the fire a nd sprinkler alarm system if a central control system is not required.
Upon failure of electrical power, the locking mechanisms shall be retracted to the unlocked position.”
Section 81.2.13 Smoke Proof Enclosures. [Geological/Climatic] Sections 1023.12.3 of the California Building Code, 2025 edition is hereby added to read in its entirety as follows:
“1023.12.3 Building Owners Responsibility. The building engineer shall test all the equipment referred to in these requirements at least once every thirty (30) days and maintain a log attesting to the results. The log shall be available for inspection by the Building Official and the Fire Chief.”
Section 81.2.14 Roof Drainage Water. [Climatic]
Section 1502.4 of the California Building Code, 2025 Edition, is hereby added to read in its entirety, as follows:
“1502.4 Over Public Property. Unless otherwise approved by the Building Official, roof drainage water from a building shall be conducted from the roof by gutters to downspouts or roof drains by conduit underground to the street, or other approved drainage way.
Exception: Groups R, Division 3 and U Occupancies”
Section 81.2.15 Minimum Slope of Built-Up Roofs. [Climatic] Section 1507.10.1 the California Building Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“1507.10.1 Slope. Built-up roofs shall have a design slope of a minimum of one-fourth unit vertical in 12 units horizontal (2-percent slope) for drainage.”
Section 81.2.16 Values for Vertical Combinations. [Geological] Sections 1613.8 and 1613.8.1 are added to Chapter 16 of the 20 25 Edition of the California Building Code to read as follows:
“1613.8 Amendments to ASCE 7 . The provisions of Section 1613. 8 shall be permitted as an amendment to the relevant provisions of ASCE 7.”
“1613.8.1 Values for vertical combinations. Modify ASCE 7 Section 12.2.3.1 Exception 3 as follows:
3. Detached one- and two-family dwellings up to two stories in height of light frame construction.”
Section 81.2.17 Wood Diaphragms Continuous Ties. [Geological] Section 1613.8.2 is added to Chapter 16 of the 202 5 Edition of the California Building Code to read as follows:
“1613.8.2 Wood diaphragms. Modify ASCE 7 Section 12.11.2.2.3 as follows:
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12.11.2.2.3 Wood diaphragms. The anchorage of concrete or masonry structural walls to wood diaphragms shall be in accordance with AWC SDPWS 4.1.5.1 and this section.
Continuous ties required by this section shall be in addition to the diaphragm sheathing.
Anchorage shall not be accomplished by use of toenails or nails subject to withdrawal, nor shall wood ledgers or framing be used in cross-grain bending or cross-grain tension. The diaphragm sheathing shall not be considered effective for providing the ties or struts required by this section
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.”
Section 81.2.18 Structural Separation. [Geological]
Section 1613.8.3 is added to Chapter 16 of the 20 25 Edition of the California Building Code to read as follows:
“1613.8.3 Structural Separation. Modify ASCE 7 Section 12. 8.6.3 Equation 12.8-16 as follows:
(12.8-16)”
Section 81.2.19 Suspended Ceilings. [Geological]
Section 1613.9 is added to Chapter 16 of the 2025 Edition of the California Building Code to read as follows:
“1613.9 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 section.
1613.9.1 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.
1613.9.2 General. The suspended ceilings and lighting systems shall be limited to 6 feet (1828 mm) below the structural deck unless the lateral bracing is designed by a licensed engineer or architect.
1613.9.3 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 penetrations shall have a 2 inch (50mm) oversize ring, sleeve, or adapter through the ceiling tile to allow for free movement of at least 1 inch (25mm) in all horizontal directions. Alternatively, a swing joint that can accomm odate 1 inch (25 mm) of ceiling =
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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.
1613.9.4 Special requirements for means of egress . Suspended ceiling assemblies located along means of egress serving an occupant load of 30 or more and at lobbies accessory to Group A Occupancies shall comply with the following provisions.
1613.9.4.1 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.
1613.9.4.2 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 (1219 mm) radius of the exit lights and exit signs.
1613.9.4.3 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.
1613.9.4.4 Supports for appendage. Separate support from the structural deck shall be provided for all appendages such as light fixtures, air diffusers, exit signs, and similar elements.”
Section 81.2.20 Structural Observations. [Geological]
Section 1704.6 of the 2025 Edition of the California Building Code is amended to read as follows:
“1704.6 Structural observations. Where required by the provisions of Section 1704.6.1, the owner or the owner’s authorized agent shall employ a structural observer to perform structural observations. The structural observer shall visually observe representative locations of structural systems, details and load paths for general conformance to the approved construction documents. Structural observa tion does not include or waive the responsibility for the inspections in Section 110 or the special inspections in Section 1705 or other sectio ns 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.
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.
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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 t he 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.”
Section 81.2.21 Structural Observations For Seismic Resistance. [Geological] Section 1704.6.1 of the 202 5 Edition of the California Building Code is amended to read as follows:
“1704.6.1 Structural observations for structures. Structural observations shall be provided for those structures where one or more of the following conditions exist:
1. The structure is classified as Risk Category III or IV.
2. The structure is a high-rise building.
3. A lateral design is required for the structure or portion thereof.
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.
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.”
Section 81.2.22 Concrete Construction. [Geological]
Section 1705.3 of the 2025 Edition of the California Building Code is amended to read as follows:
“1705.3 Concrete construction. Special inspections and tests of concrete construction shall be performed in accordance with 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, not more 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.
2. Continuous concrete footings supporting walls of buildings three stories or less above grade plane 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 14 14
2.3. The structural design of the footing is based on a specified compressive strength, f’c, not more 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.”
Section 81.2.23 Special Inspections For Seismic Resistance. [Geological] Section 1705.13 of the 2025 Edition of the California Building Code is amended to read as follows:
“1705.13 Special inspections 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: The special inspections specified 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, S DS, as determined in Section 1613.2.4, does not exceed 0.5; and the building height of the structure does not exceed 35 feet (10 668 mm).
2. The seismic force-resisting system of the structure consists of 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 (7620 mm)
3. The structure is a detached one- or two-family dwelling not exceeding two stories above grade plane, 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-soft story or stiffness-extreme soft story irregularity.
3.4 Discontinuity in lateral strength-weak story irregularity.”
Section 81.2.24 Permanent Wood Foundation Systems. [Geological] Section 1807.1.4 of the 202 5 Edition of the California Building Code is amended to read as follows:
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“1807.1.4 Permanent wood foundation 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 Se ction 2303.1.9.1.
Permanent wood foundation systems shall not be used for structures assigned to Seismic Design Category D, E or F.”
Section 81.2.25 Prescriptive Design of Concrete/Masonry Foundation Walls. [Geological]
Section 1807.1.6 of the 202 5 Edition of the California Building Code is amended to read as follows:
“1807.1.6 Prescriptive design of concrete 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 t o Seismic Design Category D, E or F.”
Section 81.2.26 Retaining Wall [Geological]
Section 1807.2 of the 2025 Edition of the California Building Code is amended to read as follows:
“1807.2 Retaining walls. Retaining walls shall be designed in accordance with Section 1807.2.1 through 1807.2.4. Retaining walls assigned to Seismic Design Category D, E or F shall not be partially or wholly constructed of wood or interlocking blocks or stack pavers.”
Section 81.2.27 Stepped Footings. [Geological]
Section 1809.3 of the 2025 Edition of the California Building Code is amended to read as follows:
“1809.3 Stepped footings. 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 assigned to Seismic Design Category D, E or F, the stepping requirement shall also apply to the top surface of continuous footings supporting walls. Footings shall be reinforced with four No. 4 deformed reinforcing bars. Two bars shall be pl aced at the top and bottom of the footings as shown in Figure 1809.3.
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FIGURE 1809.3
STEPPED FOOTING”
Section 81.2.28 Prescriptive Footings for Light-Frame Construction. [Geological] Section 1809.7 and Table 1809.7 of the 2025 Edition of the California Building Code are amended 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 light -frame construction shall be permitted to be designed in accordance with Table 1809.7. Light - frame construction using prescriptive footings in Table 1809.7 shall not exceed one story above grade plane for structures assigned to Seismic Design Category D, E or F.
TABLE 1809.7
PRESCRIPTIVE FOOTINGS SUPPORTING WALLS OF
LIGHT-FRAME CONSTRUCTION a, b, c, d, e
NUMBER OF FLOORS
SUPPORTED BY THE
FOOTING f
WIDTH OF
FOOTING
(inches)
THICKNESS OF
FOOTING (inches)
1 12 6
2 15 6
3 18 8 g
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. Not Adopted.
d. See Section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design Category C, D, E or F.
e. For thickness of foundation walls, see Section 1807.1.6. f. 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.”
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Section 81.2.29 Timber Footings. [Geological]
Section 1809.12 of the 2025 Edition of the California Building Code is amended 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 req uired 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 as specified in the ANSI/AWC NDS. Timber footings shall not be used in structures assigned to Seismic Design Category D, E or F.”
Section 81.2.30 Expansive Soils. [Geological]
Section 1809.16 is added to the 2025 California Building Code to read as follows:
“1809.16 Expansive Soils. When expansive soils are present, the Building Official shall require that footings supporting light-frame construction shall, at a minimum, comply with the following provisions:
1. MINIMUM FOUNDATION REQUIREMENTS FOR BEARING WALLS LOCATED IN
EXPANSIVE SOIL
Number of
Stories
Thickness of Wall
Foundation
(Inches)
Concrete Unit
Masonry
Pier
(inches)
Width of
Footing
(Inches)
Thickness of
Footing
(Inches)
Depth of
Foundation
Below Natural
Grade
Int./Ext.
(Inches)
1 8 8 16x16 15 8 18/24
2 8 8 - 18 8 18/24
3 10 10 - 24 10 18/24
2. MINIMUM FOOTINGS AND FOUNDATION WALL REQUIREMENTS
Footings and foundation walls when located on expansive soil shall be of concrete poured integrally and continuous under all exterior and interior bearing walls.
Footings and foundation walls shall be reinforced continuously top and bottom.
Footings and foundation walls for one-story buildings shall have a minimum of two (2) one-half (1/2) inch diameter steel bar. Footings and foundation walls for two story and three story buildings and over shall have a minimum of two (2) five-eighths (5/8) inch diameter steel bars. All access openings through foundation walls shall be provided with additional concrete and steel below access openings. Crawl holes through interior foundation walls shall not be closer than ten (10) feet to any intersecting exterior wall. Footings below any such crawl hole shall be dropped to provide a reinforced concrete beam section with a depth of at least twelve (12) inches between reinforcing rods. Foundation walls supporting wood shall extend six (6) inches above the finish grade adjacent to the wall at all points. 18 18
3. MINIMUM SLAB FLOOR REQUIREMENTS
Concrete slab floors shall be a minimum of four (4) inches thick reinforced with one- half (1/2) inch diameter steel bars @ sixteen (16) inches on center in each direction.
Concrete to be underlain by two (2) layers of two (2) inch sand fill with six (6) m ils thick moisture barrier membrane between the two layers. Subgrade shall be saturated to 18” depth prior to placement of concrete.”
Section 81.2.31 Timber Deep Foundations. [Geological]
Section 1810.3.2.4 of the 202 5 Edition of the California Building Code is amended 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.”
Section 81.2.32 Seismic Design Categories C, D, E, and F. [Geological] Section 1905. 6.2 of the 202 5 Edition of the California Building Code is amended to read as follows:
“1905.6.2 Seismic Design Categories C, D, E, and F.
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 (2) sacks of Portland cement or cementitious 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 cross -sectional area of the footing. A minimum of one bar shall be provided at the top 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 and are permitted to have a total area of longitudinal reinforcement less than 0.002 times the gross cross-sectional area of the footing.”
Section 81.2.33 General. [Geological]
Section 1905.1 is amended and Sections 1905. 8 thru 1905.10 are added to Chapter 19 of the 2025 Edition of the California Building Code to read as follows:
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“1905.1 General. In addition to the provisions of ACI 318, structural concrete shall comply with the requirements of Section 1905..
1905.8 ACI 318, Section 18.7.5 . Modify ACI 318, Section 18.7.5, by adding Section
18.7.5.8 and 18.7.5.9 as follows:
18.7.5.8 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 Sections 18.7.5.1, Items (a) through (c), over the full height of the member.
18.7.5.9 – At any section where the design strength, jPn, of the column is less than the sum of the shears Ve computed in accordance with ACI 318 Sections 18.7.6.1 and 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 be ams framing into opposite sides of the column, the moment components are permitted to be assumed to be of opposite sign. For the determination of t he design strength, jPn, of the column, these moments are permitted to be assumed to result from the deformation of the frame in any one principal axis.
1905.9 ACI 318, Section 18.10.4 . Modify ACI 318, Section 18.10.4, by adding Section
18.10.4.7 as follows:
18.10.4.7 – Walls and portions of walls with P u > 0.35P o shall not be considered to contribute to the calculated shear strength of the structure for resisting earthquake - induced forces. Such walls shall conform to the requirements of ACI 318 Section 18.14.
1905.10 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.”
Section 81.2.34 Masonry Chimneys. [Geological]
Section 2113.4 of the 2025 Edition of the California Building Code is amended as follows:
“2113.4 Seismic Anchorage. Masonry chimneys shall be designed and constructed to comply with Section 1605. All masonry chimneys shall be anchored at each floor or ceiling line more than 6 feet above grade, except when constructed completely within the exterior walls of the buildings.”
Section 81.2.35 Fastener Requirements. [Geological]
Section 2304.10.2 of the 202 5 Edition of the California Building Code is amended 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 2304.10.2. Staple fasteners in Table 2 304.10.2 shall not be used to resist or transfer seismic forces in structures assigned to Seismic Design Category D, E or F. 20 20
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.”
Section 81.2.36 Quality of Nails. [Geological]
Section 2304.10.3.1 is added to Chapter 23 of the 2025 Edition 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 penetration 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 shall be multiplied by the nail-head-area ratio of clipped head nails to that of the same size hand-driven nails.”
Section 81.2.37 Wood Used in Retaining Walls and Cribs. [Geological] Section 2304.12.2.8 of the 202 5 Edition of the California Building Code is amended to read as follows:
“2304.12.2.8 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 be used in retaining or crib walls for structures assigned to Seismic Design Category D, E or F.”
Section 81.2.38 Hold-down Connectors. [Geological]
Section 2305.4 is added to Chapter 23 of the 2025 Edition of the California Building Code to read as follows:
“2305.4 Hold-down connectors. In Seismic Design Category D, E or F, hold -down 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 si ze.
Hold-down connectors shall be tightened to finger tight plus one half (1/2) wrench turn just prior to covering the wall framing.”
Section 81.2.39 Wood-frame Diaphragms. [Geological]
Section 2306.2 of the 2025 Edition of the California Building Code is amended to read as follows:
“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.
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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 panels used to resist seismic diaphragm forces in structures assigned to Seismic Design Category D, E or F shall be applied directly to the framing members.
Exception: Wood structural panels 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.”
Section 81.2.40 Wood-frame Shear Walls [Geological]
Section 2306.3 of the 2025 Edition of the California Building Code is amended to read as follows:
“2306.3 Wood-frame shear walls . Wood-frame shear walls shall be designed and constructed in accordance with ANSI/AWC SDPWS. For structures assigned to Seismic Design Category D, E, or F, application of Table 4.3A of ANSI/AWC SDPWS shall include the following:
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.
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For structures assigned to Seismic Design Category D, E or F, application of Table 4.3B of ANSI/AWC SDPWS shall not be allowed.
For structures assigned to Seismic Design Category D, E or F, application of Table 4.3C of ANSI/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.
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 ANSI/AWC SDPWS.”
Section 81.2.41 Wood-frame Shear Walls. [Geological]
Section 2307.2 is added to the 2025 Edition of the California Building Code to read as follows:
“2307.2 Wood-frame shear walls. Wood-frame shear walls shall be designed and constructed in accordance with Section 2306.3 as applicable.”
Section 81.2.42 Wall Bracing Requirements. [Geological] Table 2308.10.1 of the 2025 Edition of the California Building Code is amended to read as follows:
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Section 81.2.43 Alternate Bracing. [Geological]
Sections 2308. 10.5.1 and 2308. 10.5.2 and Figures 2308. 10.5.1 and 2308. 10.5.2 of the 202 5 Edition of the California Building Code are amended 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. 10.5.1. 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. 2 and blocked at wood structural panel edges. Fo r structures assigned to Seismic Design Category D or E, each panel shall be sheathed on one face with 15/32-inch-minimum-thickness (11.9 mm) wood structural panel sheathing nailed with 8d common nails spaced 3 inches on panel edges, 3 inches at intermedia te supports. Two anchor bolts installed in accordance with Section 2308. 7.1 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 len gth 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 t he 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).
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2308.10.5.2 Portal frame with hold-downs (PFH). A PFH shall be constructed in accordance with this section and Figure 2308.10.5.2. 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. 10.5.2. For structures assigned to Seismic Design Category D or E, each panel shall be sheathed on one face with 15/32 -inch-minimum-thickness (11.9 mm) wood struct ural panel sheathing nailed with 8d common nails spaced 3 inches on panel edges, 3 inches at intermediate supports and in accordance with Figure 2308.10.5.2. The wood structural panel sheathing shall extend up over the solid sawn or glued-laminated header and shall be nailed in accordance with Figure 2308.10.5.2. 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 2304.10.2 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 ea ch 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. 7.1 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 (15 570 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 typ e, installed in accordance with the manufacturer’s recommendations. The PFH panels shall be 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 N o. 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).”
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Section 81.2.44 Foundation Requirements for Braced Wall Lines. [Geological]
Section 2308.10.8.1 of the 202 5 Edition of the Califor nia Building Code is amended to read as follows:
“2308.10.8.1 Foundation requirements. Braced wall lines shall be supported by continuous foundations.
Exception: For structures with a maximum plan dimension not more than 50 feet (15240 mm), continuous foundations are required at exterior walls only for structures assigned to Seismic Design Category A, B, or C.
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 2308.3.”
Section 81.2.45 Attachment of Sheathing. [Geological]
Section 2308.10.9 of the 202 5 Edition of the California Building Code is amended to read as follows:
“2308.10.9 Attachment of sheathing. Fastening of braced wall panel sheathing shall not be less than that prescribed in Tables 2308.10.1 or 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.
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. 27 27
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 a maximum of 24 inches (6096 mm) on center with four 8d nails per leg (total eight 8d nails per clip, minimum). Braced wall panels shall be laterally braced at each top corner and at intervals not to exceed 24 inches (6096 mm) along the top plate of discontinuous vertical framing.”
Section 81.2.46 Intermodal Shipping Containers [Climatic/Geological]
Section 3114 of the 2025 Edition of the California Building Code is amended to read as follows:
“SECTION 3114
INTERMODAL SHIPPING CONTAINERS
3114.1 General. The provisions of Section 3114 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.
4. Intermodal shipping containers housing or supporting experimental equipment are exempt from the requirements of Section 3114, 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.
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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 3114.
3114.2 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.
3114.3 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.
3114.4 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.
3114.5 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.
3114.6 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.
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3114.7 Joints and voids. Joints and voids that create concealed spaces between intermodal shipping containers, that are connected or stacked, at fire -resistance-rated 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.
3114.8 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.
3114.8.1 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.
3114.8.1.1 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.
3114.8.1.2 Stacking. Intermodal shipping containers used to support stacked units shall comply with Section 3114.8.4.
3114.8.2 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.
3114.8.3 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 3114.8.4 or 3114.8.5.
3114.8.4 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 container s designed in accordance with Section 3114.8.5.
3114.8.4.1 Material properties. Structural material properties for existing intermodal shipping container steel components shall be established by Section 2202.
3114.8.4.2 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 system shall be selected and detailed in accordance with ASCE 7, Table 12.2 -1, or
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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 3114.8.4.2 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. 3114.8.4.3 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 3114.8.4.2. 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.
3114.8.5 Simplified structural design procedure of single -unit containers. Single-unit intermodal shipping containers conforming to the limitations of Section 311 4.8.5.1 shall be permitted to be designed in accordance with Sections 3114.8.5.2 and 3114.8.5.3.
3114.8.5.1 Limitations. Use of Section 3114.8.5 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.
4. The intermodal shipping container shall be located in Seismic Design Category A, B, C and D.
3114.8.5.2 Structural design assumptions . Where permitted by Section 311 4.8.5.1, 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, Ω0 = 2.5.
4. Deflection amplification factor, Cd = 2.
5. Limits on structural height, hn = 9.5 feet (2900 mm).
3114.8.5.3 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 3114.8.5.2 shall be in accordance with Table 3114.8.5.3, provided that all of the following conditions are met:
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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 3114.8.5.3(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 3114.8.5.3(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 application to the final point of resistance, as show n in Figure 3114.8.5.3(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 than16 square inches (10 322mm2) for electrical boxes, is permitted for each individual 8 feet (2438 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 3114.8.5.3(4).
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.
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TABLE 3114.8.5.3
ALLOWABLE SHEAR VALUES FOR PROFILED STEEL PANEL
SIDE WALLS AND END WALLS FOR WIND OR SEISMIC LOADING
CONTAINER
DESIGNATION b
CONTAINER
DIMENSION
(Nominal Length)
CONTAINER
DIMENSION
(Nominal Height)
ALLOWABLE SHEAR
VALUES
(PLF) a,c
Side Wall End Wall
1EEE 45 feet 9.5 feet 75
843
1EE 8.5 feet
1AAA
40 feet
9.5 feet
84 1AA 8.5 feet
1A 8.0 feet
1AX <8.0 feet
1BBB
30 feet
9.5 feet
112 1BB 8.5 feet
1B 8.0 feet
1BX <8.0 feet
1CC
20 feet
8.5 feet
168 1C 8.0 feet
1CX <8.0 feet
1D 10 feet 8.0 feet 337 1DX <8.0 feet
For SI: 1 foot = 304.8 mm.
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 3114.8.5.1 and 3114.8.5.3 shall apply.
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FIGURE 3114.8.5.3(1)
Bracing Unit Distribution – Maximum Linear Length
FIGURE 3114.8.5.3(2)
Bracing Unit Distribution – Minimum Linear Length
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FIGURE 3114.8.5.3(3)
Bracing Unit Distribution – Boundary Elements
FIGURE 3114.8.5.3(4)
Bracing Unit Distribution – Penetrating Limitations”
Section 81.2.47 Patio Covers. [Climatic]
Section I105.1 of Appendix I of the California Building Code, 2025 Edition, is hereby deleted and a new Section I105.1 added to read in its entirety as follows:
“Section I105.1 Patio Cover Design Loads. Patio covers shall be designed and constructed to sustain, within the stress limits of this code, all dead loads, plus a minimum vertical live load of ten (10) pounds per square foot for detached patios, and twenty (20) pounds per square foot for patios attache d to Group R -3 and to Group U occupancies.
Such patio covers shall be designed to resist the minimum wind and seismic loads set forth in this code.”
Section 81.2.48 Excavation and Grading. [Geological]
A new Section J101.3 of Appendix J of the California Building Code, 20 25 Edition, is added to read as follows:
“Section J101.3 Hazards.
J101.3.1 General. Excavations, embankments or fills for buildings or structures shall be so constructed or protected that they do not endanger life or property. No fill or other surcharge loads shall be placed adjacent to any building, slope or structure unless such building, slope or structure is capable of withstanding the additional loads caused by the fill or surcharge.
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J101.3.2 Excavation, Grading, Geologic and Hillside Hazard. Whenever the Building Official determines that any existing excavation, embankment, fill, hillside or slope area has become or constitutes a hazard to safety or public welfare, or endangers property, or adversely affects the safety, use or stability of a public way or drainage course, the Building Official may declare these areas hazard areas. All such hazard areas are hereby declared a public nuisance and shall be rendered safe by repair, removal, reconstruction, or proper erosion planting in accordance with procedures specified in this chapter, or by any other procedures approved by the Building Official. The owner of the property upon which the excavation or fill is located, or other person or agent in control of said property, upon receipt of notice in writing from the Building Official, shall within the period specified therein repair, remove, reconstruct, or plant so as to be in conformance with the requirements of this code.
J101.3.3 Geological, Seismological or Flood Hazard. If, in the opinion of the Building Official, the land area for which grading or construction is proposed is subject to geological, seismological, or flood hazard to the extent that no reasonable amount of corrective work can eliminate or sufficiently reduce the hazard to human life or property, the grading permit and building permits for habitable structures shall be denied.
J101.3.4 Safety Precautions. If, at any stage of the work on an excavation, slope, embankment or fill, the Building Official believes that the nature of the formation is such that further work as authorized by an existing permit is likely to endanger any property or public way, the Building Official may require, as a condition of allowing the work to be done, that such reasonable safety precautions be taken as the Building Official considers advisable to avoid such likelihood of danger. Safety precaution s may include, but shall not be limited to, specifying a flatter exposed slope, construction of additional drainage facilities, berm terracing compaction, or cribbing.”
Section 81.2.49 Definitions. [Geological]
Section J102 of Appendix J of the California Building Code, 2025 Edition, is hereby deleted in its entirety and a new Section J102 added to read in its entirety as follows:
“Section J102 Definitions. For the purposes of this chapter, the definitions listed hereunder shall be construed as specified in this section.
APPROVAL shall mean a written engineering or geological opinion concerning the progress and completion of the work, and the proposed or completed work conforms to this Division of the code in the opinion of the Building Official.
ASPHALTIC CONCRETE is a mixture of mineral aggregate and liquid asphalt mixed at a central mixing plant.
AS GRADED is the extent of surface conditions on completion of grading.
BEDROCK is in-place solid rock.
BENCH is a relatively level step excavated into earth material on which fill is to be placed.
BENCHMARK shall mean a point of elevation accepted by the City of Torrance based on the latest adjusted datum, as a point of reference for survey elevations. 36 36
BORROW is earth material acquired from an off-site location for use in grading on a site.
CIVIL ENGINEER shall mean a professional engineer registered in the State of California to practice in the field of civil engineering works.
COMPACTION is the densification of a fill by mechanical means.
CRUSHED AGGREGATE is crushed rock and rock dust. This does not include decomposed granite.
DAYLIGHT LINES are boundary lines of either the cut or fill where they meet the natural ground and the exposed surface.
DOWN DRAIN is a device for collecting water from a swale of ditch located on or above a slope, and safely delivering it to an approved drainage facility.
EARTH MATERIAL is any rock crushed aggregate, natural soil or fill and/or any combination thereof.
EMBANKMENT is built up soil used to protect, screen or support structures or designated areas.
ENGINEERING GEOLOGIST shall mean a geologist experienced and knowledgeable in engineering geology and registered in the State of California as an Engineering Geologist.
ENGINEERING GEOLOGY shall mean the application of geologic and seismic knowledge and principles in the investigation and evaluation of naturally occurring rock and soil for use in the design of civil works.
EROSION is the wearing away of the ground surface as a result of the movement of wind, water, and/or ice.
EXCAVATION is the mechanical removal of earth material by artificial means, also referred to as cut.
EXISTING GRADE is the grade prior to grading and/or demolition of structures.
FILL is a deposit of earth material placed by artificial means.
FINISH GRADE is the grade of the site at the conclusion of all grading efforts.
GEOTECHNICAL ENGINEER See Soils Engineer.
GRADE shall mean the vertical location of the ground surface.
GRADING is any excavating or filling or combination thereof.
HILLSIDE AREAS shall mean any land designated as being located within the Hillside Overlay District per Section 91.41.1.
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HILLSIDE LANDSCAPING shall mean the application of landscaping knowledge and principles in the investigation and evaluation of planting over natural and placed soils in hillside areas for the purpose of slope protection.
KEY is a designed compacted fill placed in a trench excavated in earth material beneath the toe of a proposed fill slope.
LANDSCAPE ARCHITECT shall mean a landscape architect licensed by the State of California to practice in the field of landscape architecture and acceptable to the Building Official as an expert in hillside planting design.
NONCOMPLYING FILL is fill, which was placed without the supervision and approval of a geotechnical engineer, or otherwise not in compliance with Section 81.2.49.
PAVEMENT is asphaltic concrete or Portland Cement Concrete placed upon a prepared base.
PORTLAND CEMENT CONCRETE is a mixture of mineral aggregate and cement mixed at a central mixing plant.
PROFESSIONAL INSPECTION is the inspection required by this code to be performed by the civil engineer, geotechnical engineer or engineering geologist. Such inspections include that performed by persons supervised by such engineers or geologists and shall be sufficient to form an opinion relating to the conduct of the work.
RAINY SEASON is the period of wet weather starting October 01 and ending April 15.
ROUGH GRADE is the stage at which the grade approximately conforms to the approved plan.
SEISMIC FAULT is an active earth plane associated with earthquakes.
SEISMOLOGY is the science of the study of earthquakes and their effect on site development.
SITE is any lot or parcel of land or contiguous combination thereof, under the same ownership, where grading is performed or permitted.
SLOPE is an inclined ground surface, the inclination of which is expressed as a ratio of horizontal distance to vertical distance. Any inclined surface with a ratio greater the ten (10) horizontal to one (1) vertical, or ten (10) percent, shall be considered a slope.
SOIL is naturally occurring surficial deposits overlying bedrock.
SOIL ENGINEER (Geotechnical Engineer) shall mean a civil engineer experienced and knowledgeable in the practice of soil engineering and acceptable to the Building Official as an expert in soil engineering.
SOIL ENGINEERING (Geotechnical Engineering) shall mean the application of the principles of soil mechanics in the investigation, evaluation, and design of Civil works 38 38
involving the use of earth materials and the inspection and testing of the construction thereof.
STOCKPILE is any amount of material stored upon a lot not in compliance with the grading provisions of this chapter.
TERRACE is a relatively level step constructed in the face of a graded slope surface for drainage and maintenance purposes.”
Section 81.2.50 Permits Required. [Geological]
Section J103 of Appendix J of the California Building Code, 2025 Edition, is hereby deleted in its entirety and a new Section J103 added to read in its entirety as follows:
Section J103. Permits Required.
“J103.1 Permits Required. Except as exempted in Section J103.2, no person shall do any grading or paving without first having obtained a grading permit from the Building Official. A grading permit does not include the construction of retaining walls or other structures.
J103.2 Exempt. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area if there is no danger apparent to private or public property and will not alter or increase the flow of the drainage of the area when approved by the Building Official.
2. An excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation nor exempt any excavation having an unsupported height greater than five (5) feet after the completion of such structure.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing, or stock piling 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 performed under the direction of a geotechnical engineer or engineering geologist.
8. Basements or roof improvement authorized by a valid building permit.
9. Resurfacing of existing paved areas provided existing pav ement is not removed and the drainage pattern is not modified.
10. Repair of paved areas of less than one thousand (1,000) square feet. 39 39
Exemption from the permit requirements of this appendix shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.”
Section 81.2.51 Grading Permit Requirements. [Geological] Section J104 of Appendix J of the California Building Code, 2025 Edition, is hereby deleted in its entirety and a new Section J104 added to read in its entirety, as follows:
“J104 Permit Application and Submittals.
J104.1 Submittal Requirements. In addition to the provisions of Sections 105.3 and
1.8.4, as applicable, the applicant shall state the estimated quantities of grading works.
J104.2 General Grading Requirements. In granting a grading permit, the Building Official shall impose the following restrictions or conditions thereon, in addition to those otherwise provided herein. Such restrictions or conditions shall include but not be limited to:
1. Whenever any grading, excavation, filling, or paving requires entry onto adjacent property for any reason, the permit applicant shall obtain the written consent of the adjacent property owner or his authorized representative, and shall file a copy of said consent with the Building Official, before a permit for such grading or paving work may be issued. In the event that contours on adjacent properties are permanently changed, structures or drainage devices are added or modified, and/or the work done requires a grading permit under Section J103, a separate permit shall be required for each of such affected adjoining properties in addition to the consent letter. The consent letter will not be required if the adjoining owner obtains such grading permit.
2. No person shall conduct any grading, excavation, filling or paving, including the export or import of earth material between the hours of 8:00 P.M. and 7:00 A.M. of any day, except in emergencies as determined by the Building Official.
3. No person shall conduct any grading, excavation, or filling in excess of two hundred (200) cubic yards or any paving operations in excess of five thousand (5,000) square feet during the period between October 1and April 5 unless a winter grading or paving plan and specifications and other plans or specifica tions, as required by the Building Official, are filed with the Building and Safety Division and approved by the Building Official. Whenever it appears that any grading or paving project previously commenced pursuant to a permit issued by the Building and Safety Division will not be completed by October 1, the Building Official may require the permit applicant to submit plans for winter protection and erosion control to safeguard adjacent properties.
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4. Paved streets, sidewalks and other improvements shall be maintained in a neat and clean condition free of loose soil, construction debris and trash. Street sweeping or other equally effective means shall be performed on a regular basis to prevent storm flows from transporting sediment and debris beyond the project boundaries. All improvements shall comply with NPDES requirements.
5. The civil engineer or other qualified professional who prepared the grading plans and designed the erosion control measures shall be responsible for inspection and modification of those measures, as necessary. Any significant modifications to the erosion control plan shall be subject to approval by the Building Official.
In addition, the Building Official in granting a grading or paving permit, may impose such conditions thereon in addition to those otherwise provided herein, as are reasonably necessary to prevent the proposed operations from being conducted in such a manner as to constitute or create a hazard to life or property. Such conditions may include, but shall not be limited to:
1. The designation of routes along which earth, sand, gravel, asphaltic concrete, or similar materials shall be transported where grading permit is for more than five hundred (500) cubic yards, or paving permits is for more than ten thousand (10,000) square feet.
2. Restrictions as to size, type, and number of pieces of equipment to be used, including trucks, where grading permit is for more than five hundred (500) cubic yards or paving permit is for more than ten thousand (10,000) square feet.
3. A provision that the applicant carry a policy of insurance insuring the City, its agents and employees, and the public against any loss or damage to persons or property resulting from the work to be performed under said permit in an amount not to exceed one million dollars ($1,000,000) or double the amount of the bond required therefore, whichever sum is greater, in a form approved by the Building Official.
4. Requirements for fencing or temporary protection for excavations or fills which would otherwise be hazardous.
5. A requirement for dust control during the course of grading or stockpile operation by watering or other approved method approved by the Building Official.
6. A requirement to provide a stabilized site access, using temporary asphalt concrete paving of two (2) inch thickness or more, or approved compacted base material, to allow for the removal of debris from vehicles leaving the development site, and prevent the tracking of debris into the public right of way.
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J104.3 Plans and Specifications. Each application for a grading or paving permit shall be accompanied by two (2) sets of plans and specifications and, when required, supporting data consisting of, but not limited to, a geotechnical report, engineering geology report, drainage report, and hillside landscape report. The plans and specifications shall be prepared and signed by a civil engineer when required by the Building Official. Plans shall be drawn to scale on substantial paper ,cloth, or in an approv ed electronic format, and shall be of sufficient clarity to indicate the nature and scope of the proposed work .
The plans must demonstrate, in detail, conformance with the provisions of this code and all relevant laws, ordinances, rules and regulations. The first sheet of each set of plans shall include the project location, legal description of the property , and the name and address of preparer . The plans sh all include, but not be limited to, the following information:
1. General vicinity sketch of the proposed site location and known seismic faults.
2. Property limits , accurate contours of existing ground , and details of terrain and drainage patterns on the subject property. This shall include contributory drainage areas and conditions on adjacent properties extending enough to allow for sufficient data to demonstrate compliance with grading code requirements.
3. Detailed plans of pavement, planters, landscaped areas, all surface and subsurface drainage devices, walls, cribbing, dams, and other protective features. A drainage map showing drainage areas and estimated runoff for areas served by any drainage facilities shall also be provided.
4. The location of any buildings or structures on the subject property and the location of any building or structures on adjacent properties within fifteen (15) feet of the property line or that may be affected by the proposed grading activity.
5. The location of top and toe of all cuts and fills, as well as the location of all “daylight” lines.
6. Planting and irrigation plans of all hillside or slope areas, when required by the Building Official.
7. The quantity of excavation and fill involved, including the recompaction of existing uncompacted fill.
8. Limiting dimensions, finish elevations or contours to be achieved by the grading, and the layout of proposed drainage channels and related improvements.
9. The dates of the geotechnical engineering and engineering geology reports together with the names, addresses and phone numbers of the firms or individuals who prepared the reports.
10. Existing and proposed improvements within the public right of way.
Specifications shall contain information covering construction and material requirements.
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J104.4 Grading and Paving Designation. All grading in excess of five thousand (5,000) cubic yards or paving in excess of fifty thousand (50,000) square feet shall be performed in accordance with the approved grading or paving plans prepared by a civil engineer, and shall be designated as “engineered grading or paving ”. Grading involving less than 5,000 cubic yards or paving of less than fifty thousand (50,000) square feet shall be designated “regular grading or paving” unless the permittee with the approval of the Building Official chooses to have the grading performed as “engineered grading or paving.” The Building Official may designate grading of less than five thousand (5,000) cubic yards or paving of less than fifty thousand (50,000) square feet as “engineered grading or paving” if the grading takes place in the Hillside Area or the nature of the work requires special design consideration.
J104.5 Engineered Grading and Paving Requirements . For engineered grading or paving , the plans and specifications shall be prepared and signed by aa registered design professional licensed by the state to prepare such plans or specifications, when required by the Building Official. It shall be the responsibility of the registered design professional to incorporate all recommendations from the geotechnical engineering, engineering geology, seismological, drainage and landscape planting reports into the grading or paving plans. The registered design professional shall also act as the coordinating agent in the event the need arises for liaison between the other professionals, the contractor, and the Building Official.
The landscape architect shall also be responsible for the preparation of landscape planting and irrigation plans and specifications. These plans and specifications shall be submitted to the Building Official for approval prior to the issuance of the grading permit.
All undocumented fill shall be removed, until competent native soils have reached , and recompacted from property line to property line.
Exception: The building official is authorized to waive or modify the requirement if it found that the nature of the work is not necessary.
J104.6 Geotechnical Report. The geotechnical report prepared by a registered design professional required by Section J104.3 shall include at least the following:
1. Data regarding the nature, distribution, and strength of existing soils;
2. Conclusions, and recommendations for grading and paving procedures;
3. Soil design criteria for any structures or embankments required to accomplish the proposed grading;
4. Where necessary, slope stability studies, and recommendations and conclusions regarding site geology; and
5. Effect of the development on adjacent properties.
Recommendations included in the report and approved by the Building Official shall be incorporated in the grading or paving plans and specifications.
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J104.7 Engineering Geology Report. The engineering geology report prepared by a registered geologist required by Section J104.3 shall include at least the following:
1. An adequate description of the geology of the site, conclusions, and recommendations regarding the effect of geologic conditions on the proposed development;
2. Opinions and recommendations covering the adequacy of sites to be developed by the proposed grading or construction; and
3. Analysis of seismic activity and seismic fault zones and their influence of the proposed development.
Recommendations included in the report, and approved by the Building Official, shall be incorporated in the grading plans or specifications.
J104.8 Liquefaction Study. For sites with mapped maximum considered earthquake spectral response accelerations at short periods (Ss) greater than 0.5g as determined by Chapter 11 of ASCE 7 , a study of the liquefaction potential of the site shall be provided and the recommendations incorporated in the plans.
Exception: A liquefaction study is not required where the Building Official determines from established local data that the liquefaction potential is low.
J104.9 Drainage Report. Developments in excess of one acre, and using a subsurface drainage system shall submit a drainage study prepared by a civil engineer. The drainage report shall use the Los Angeles County Department of Public Works Hydrology Handbook methodology. A design frequency of 50-years shall be used for all developments located within sumped areas or required to retain drainage on site. All other developments may use a design frequency of 25-years.
J104.10 Hillside Landscaping Report. The landscaping report required by J104.3 shall include a plant list and data regarding the nature and method for promotion of growth of ground cover plants and shrubs to protect the slopes against erosion, conclusions, and recommendations for planting procedures, and criteria for corrective measures when necessary; and opinions and recommendations covering adequacy of protection of sites to be developed by the proposed grading. This report shall be prepared by a licensed landscape architect and approved by the Building Official.
Recommendations included in the report and approved by the Building Official shall be incorporated in the grading plans or specifications.
J104.11 Issuance. The provisions of Sections 107.3, 107.4 and 107.5 of the California Building Code are applicable to grading permits. The Building Official may require that grading or paving operations and project designs be modified if delays occur which incur weather-generated problems not considered at the time the permit was issued. Grading and paving operations on a single site may be conducted under a single permit provided fees have been paid.
The Building Official may require professional inspection and testing by the geotechnical engineer. When the Building Official has cause to believe that geologic factors may be involved, the grading will be required to conform to engineered grading.
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J104.12 Stockpile Permit. The Building Official may issue a permit to stockpile soil on a lot upon submission by the owner of such a lot or his authorized agency, a scaled plan showing the lot dimensions, location in which the stockpile is to be placed, the approximate amount of soil to be stockpiled, height of stockpile and method of dust and erosion control. Soil so stockpiled must not be disturbed or leveled unless a regular grading permit has been obtained for the work. Stockpile permits shall be valid for no longer than 180 days unless a written extension request is received from the owner, or his authorized agency, and approved by the Building Official.”
J104.13 Bonds. [Administrative]
“a) General. The Building Official may require bonds in such form and amounts as may be deemed necessary to assume that the work, if not completed in accordance with the approved plans and specifications, will be corrected to eliminate hazardous conditions or assure performance under conditions imposed by the pertinent governing body.
When required, bonds shall be filed with the Building Official for the benefit of the City prior to the issuance of the permit for grading. The bond shall be on a form approved by the Building Official, executed by the owner and a corporate surety suffici ent to cover correction elimination of hazardous conditions or to assure completion of conditions imposed by the pertinent governing body.
b) Hillside. Bonds shall be required for excavation or fill of earth in a hillside area unless the Building Official determines that the proposed grading is neither actually or potentially hazardous.
c) Cash Bond. In lieu of a surety bond the applicant may file a cash bond or instrument of credit with the Building Official in an amount equal to that which would be required in the surety bond.
d) Conditions of the Bond. Every bond shall be conditioned such that the owner shall:
1. Comply with all applicable provisions of this Code and all other applicable laws.
2. Comply with all of the terms and conditions of the grading permit to the satisfaction of the Building Official.
3. Complete all of the work described by the permit, and the plans and specifications relating thereto, within the time limit specified in the permit. Upon application by the permittee, the Building Official, for sufficient cause, may extend the time specified in the permit, but no such extension shall release any surety on the bond.
4. Install temporary erosion control devices when required to do so by the provisions of this Chapter.
e) Term of the Bond. The term of each bond shall begin upon the date of filing with the City and shall remain in effect until the completion of the work to the satisfaction of the Building Official or until replaced by a new bond in the event of a change of ownership. In the event of a failure to complete the work and failure to comply with all of the conditions and terms of the permit, the Building Official may order the work to be completed as required by the permit and to the satisfaction of the Building Official. 45 45
f) Bond Amount. The amount of the bond shall be based upon the number of cubic yards of material in either excavation or fill, whichever is the greater amount, and in addition shall include the cost of all drainage or other protective devices as may be required by the c ivil engineer and approved by the Building Official. That portion of the bond valuation covering the costs of excavation or fill shall be computed as set forth in Table B-J-A, unless increased by the Building Official.
TABLE B-J-A—BONDS
1 to 10,000 cubic yards
Over 10,001 cubic yards
$10.00 per cubic yard
$100,000 plus $5.00 for each
additional cubic yard in excess of
10,000
Minimum Grading Bond $10,000 ”
Section 81.2.52 Fills. [Geological]
Section J107 of Appendix J of the California Building Code, 2025 Edition, is hereby deleted in its entirety and a new Section J107 added to read in its entirety as follows:
“J107 Fills.
J107.1 General. Unless otherwise recommended in the approved geotechnical engineering report, fills shall conform to the provisions of this section.
In the absence of an approved geotechnical engineering report, these provisions may be waived for minor fills not intended to support structures.
J107.2 Preparation of Ground. Fill slopes shall not be constructed on natural slopes steeper than two to one. The ground surface shall be prepared to receive fill by removing vegetation, noncomplying fill, topsoil and other unsuitable materials scarifying to provide a bond with the new fill and where slopes are steeper than five to one, and the height is greater than five (5) feet, by benching into sound bedrock or other competent material, as determined by the geotechnical engineer. The bench under th e toe of a fill on a slope steeper than five to one shall be at least ten (10) feet wide. The area beyond the toe of fill shall be sloped for sheet overflow or a paved drain shall be provided. When fill is to be placed over a cut, the bench under the toe of the fill shall be at least ten (10) feet wide but the cut shall be made before placing the fill and acceptance by the geotechnical engineer or engineering geologist or both as a suitable foundation for fill. Unsuitable soil is soil which, in the opini on of the Building Official or the civil engineer or the geotechnical engineer or the geologist, is not competent to support other soil or fill, to support structures, or to satisfactorily perform the other functions for which the soil is intended.
J107.3 Fill Material. Detrimental amounts of organic material shall not be permitted in fills. Except as permitted by the Building Official, no rock or similar irreducible material with a maximum dimension greater than twelve (12) inches shall be buried or placed in fills.
Exception: The Building Official may permit placement of larger rock when the geotechnical engineer properly devises a method of placement, continuously inspects its placement, and approves the fill stability. 46 46
The following conditions shall also apply:
1. Prior to issuance of the Grading Permit, potential rock disposal areas shall be delineated on the grading plan.
2. Rock sizes greater than twelve (12) inches in maximum dimension shall be ten (10) feet or more below grade, measured vertically.
3. Rocks shall be placed so as to assure filling of all voids with fines.
J107.4 Compaction. All manufactured fills shall be placed on natural undisturbed material or approved compacted fill, and compacted to a minimum of 90 percent relative compaction as determined by ASTM D 1557. Every manufactured fill shall be tested for relative compaction by a soil testing agency approved by the Building Official. A compaction report including a Certificate of Compliance setting forth densities so determined shall be submitted to the Building Official for review before approval of any fill is given.
Exception:
1. The Building Official may approve uncompacted fill in self -contained areas where the fills are not to be used to support buildings or structures and no hazard will be created.
2. Compaction report is not required for gravel backfill behind retaining walls provided the following conditions are met:
(a) The retaining wall does not exceed 5 feet in height from the bottom of the footing to the top of the wall.
(b) The maximum distance between the retaining wall and the backcut shall not exceed 24 inches.
(c) The gravel backfill shall be mechanically compacted and covered with concrete pavement or be capped with a 24 -inch thick soil blanket mechanically compacted to the Building Official’s satisfaction.
3. The gravel backfill does not provide vertical or lateral support for any structures or adverse bedding planes.
J107.5 Slope. The slope of fill surfaces shall be no steeper than is safe for the intended use. Fill slopes shall be no steeper than two (2) horizontal to one (1) vertical unless justified by a geotechnical report or engineering data.
J107.6 Grade. All lots shall have a minimum grade of one (1) percent unless waived by the Building Official. The lot shall be graded to drain to the adjacent street(s). If the natural grade of any lot slopes away from the adjacent street an average grade greater than two (2) percent, or if the grade of adjacent lots causes adherence to the provisions of this section to not be in the best engineering practices, then the Building Official may allow an alternate method of conducting the drainage to adjacent streets as p rovided in Section J109. All paved parking areas, except driveways, shall have a maximum grade of ten (10) percent unless waived by the Building Official.
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J107.7 Subgrade. All areas over which paving is to be placed shall be prepared in accordance with Sections J107.2, J107.3 and J107.4. Before the placing of pavement or before the construction of any structures, the geotechnical engineer shall approve or certify as to the conformance of the fill.
J107.8 Pavement.
J107.8.1 Asphalt Concrete Payment. Asphalt Concrete Pavement shall be designed to be of sufficient thickness to safeguard against damage due to soil and load conditions.
Pavement sections may be designed by a geotechnical engineer or civil engineer in compliance with the California R -Value Method and approved by the Building Official.
However, asphalt concrete shall not be less than two (2) inches in thickness. Minimum asphalt concrete pavement designed shall conform to the following: two (2) inches o f asphalt concrete on four (4) inches of untreated rock base on sandy soils, and two (2) inches of asphalt concrete on six (6) inches of untreated rock base on expansive soils.
Pavement shall have a minimum grade of one (1) percent unless waived by the Bu ilding Official.
J107.8.2 Portland Cement Concrete. Portland Cement Concrete paving shall consist of not less than three and one-half (3 ½) inches in thickness for sandy soils or 3 ½ inches in thickness over four (4) inches of select material base for expansive soils. Concrete shall have a minimum grade of 0.4 percent unless waived by the Building Official.
J107.8.3 Minimum Material Standards. Base material, asphaltic concrete, and Portland Cement Concrete shall be of a type approved by the Building Official. The Building Official may require base compaction to a minimum of ninety -five (95) percent of maximum density as determined by ASTM D 1557. Field density shall be determined in accordance with ASTM D 1556, ASTM D 2167, ASTM D 2937 or ASTM D 2922 and ASTM D 3017.”
Section 81.2.53 Drainage and Terracing. [Geological]
Section J109.5 and J109.6 are added to read in its entirety as follows:
“J109.5 Disposal. All drainage facilities shall be designed to carry waters to the nearest practicable drainage way approved by the Building Official and/or other appropriate jurisdiction as a safe place to deposit such waters. Erosion of ground in the area of discharge shall be prevented by installation of non -erosive downdrains or other devices.
Concentrated drainage water from drainage devices shall not be permitted to flow over the sidewalks or parkways.
Building pads shall have drainage of one (1) percent towards approved drainage facilities.
Drainage devices shall service no more than one property unless said device is located within an approved easement.
Sump pumps shall be designed per the Los Angeles County Sump Pump Manual. Sump pumps shall provide check valve, gate/ball valve, alarms. Sump pit shall be reinforced concrete, reinforced cement masonry units, or other material approved by the Building Official.
Bubble catch basin is not permitted, unless approved by the Building Official.
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Each horizontal drainage pipe shall be provided with a cleanout for each 100 feet, or fraction thereof, in length of such piping. An additional cleanout shall be provided in a drainage line for each aggregate horizontal change in direction exceeding 135 degrees.
Stormdrain line under buildings and structures shall be removed and abandoned.
J109.6 Ponding. Ponding of water shall not be permitted to occur on pavement, concrete or in landscape areas.
Exception: Upon the approval of the Building Official, a maximum ponding depth of 6 (six) inches in parking or paved areas is permitted where it is determined, as recommended in an approved drainage report, that storm water must be retained on site to comply with the provisions of this Chapter.”
Section 81.2.54 Erosion Control. [Topographical]
Section J110 of Appendix J of the California Building Code, 2025 Edition is hereby deleted in its entirety and a new Section J110 added to read in its entirety, as follows:
“J110 Erosion Control of Cut and Fill Slopes in Hillside Areas.
J110.1 Slopes. The faces of cut and fill slopes shall be prepared and maintained to control against erosion. This control may consist of effective planting. The protection for the slopes shall be installed as soon as practicable and prior to calling for final approva l.
The Building Official may require landscaping plans, plant lists, and sprinkler plans to be prepared and signed by a licensed landscape architect and approved by the Building Official prior to issuance of a grading permit. Slopes shall be planted with grass or ground cover plants and an adequate irrigation system installed.
J110.2 Other Devices. Where necessary, check dams, cribbing, riprap, or other devices or methods shall be employed to control erosion and provide safety.”
Section 81.2.55 Completion of Work. [Administrative]
Section J112 is added to read in its entirety, as follows:
“J112 Completion of Work.
J112.1 Final Reports. Upon completion of the rough grading work and at the final completion of the work, the following reports and drawings and supplements thereto shall be required unless waived by the Building Official:
1. If substantial changes, as determined by the Building Official, have taken place from the approved grading plan, an as-graded grading plan or paving plan prepared by the individual of record, including original ground surface elevations, as -graded ground surface elevations, lot drainage patterns and locations, and elevation of all surface and subsurface drainage facilities. In addition, the Building Official shall state that to the best of his knowledge the work was done in accordance with the final approv ed grading plan or paving plan.
2. A report prepared by the geotechnical engineer retained to provide such services in accordance with Section J104.2, including locations and elevations of field density tests, summaries of field and laboratory test, a statement that all subdrains were 49 49
inspected prior to backfill, other substantiating data and comments on any changes made during grading and their effect on the recommendations made in the approved geotechnical engineering investigation report. The geotechnical engineer shall provide a professional opinion of the suitability of the fill material and their placement, and the ability of the natural materials to support the compacted fill without excessive settlement of the fill or potential damage to structures erected thereon; geotechnical engineers shall submit a statement that, to the best of their knowledge, the work within their area of responsibilities is in accordance with the approved geotechnical engineering report and applicable provisions of this chapter.
3. A report prepared by the engineering geologist retained to provide such services in accordance with Section J104.2, including a final description of the geology of the site and any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. The report shall include the geologist’s certification that inspections were performed on all cut and fill slopes prior to placement of fill material. Engineering geologists shall submit a statement that, to the best of their knowledge, the work within their area of responsibility is in accordance with the approved engineering geologist’s report and applicable provisions of this chapter.
4. The grading contractor shall submit in a form prescribed by the Building Official a statement of conformance to said as-built plan and the specifications.
5. A landscape planting report prepared by the landscape architect, including a final planting list and layout of the planting of the hillside area. The Building Official shall provide approved the adequacy of the planting for the intended use.
6. Final grading certification from geotechnical engineer, civil engineer, and licensed surveyor indicating that project(s) were completed per the approved plans shall be provided to the Building Official upon the completion.
J112.2 Notification of Completion. The permittee or his agent shall notify the Building Official when the grading operation is ready for the final inspection. Final approval shall not be given until all work, including installation of all drainage facilities and their protective devices and all erosion control measures, have been completed in accordance with the final approved grading plan and the required reports have been submitted.”
Section 81.2.56 Permit Fess; Excavation, Grading and Paving. [Geological]
1. Grading Plan Checking Fee. For excavation and fill on the same site, the fee shall be based on the volume of the excavation or fill, whichever is greater. Before accepting a set of plans and specifications for checking, the Building Official shall collect a plan checking fee. Separate permits and fees sha ll apply to retaining walls or major drainage structures as indicated elsewhere in this Code. There shall be no separate charge for standard terrace drains and similar facilities. The amount of the plan checking fee for grading plans shall be set by resolution of the City Council from time to time.
2. Grading Permit Fees. A fee for each grading permit shall be paid to the Building Official as set forth in a resolution of the City Council from time to time.
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3. Stockpile Permit Fee. The permit fee for stockpiling shall be set forth in a resolution of the City Council from time to time.
4. Paving Plan Checking Fee. For paving, the fee shall be based on the square footage of the pavement placed. Before accepting a set of plans and specifications for checking, the Building Official shall collect a plan checking fee. The amount of the plan checking fee for paving plans shall be set forth in a resolution of the City Council from time to time.
5. Paving Permit Fee. A fee for each paving permit shall be paid to the Building Official as set forth in a resolution of the City Council from time to time.”
SECTION 3
That Article 1 of Chapter 2 of Di vision 8, of the Torrance Municipal Code is hereby repealed and a new Article 1 of Chapter 2 of Division 8 is added to read in its entirety as follows:
“ARTICLE 1 – 2025 CALIFORNIA ELECTRICAL CODE
Section 82.1.1 Adoption of 2025 California Electrical Code.
Those certain documents in book form entitled California Electrical Code, 2025 Edition, published by The National Fire Protection Association and The California Building Standards Commission, not less than one (1) copy of which has been and is now filed in the office of the City Clerk of the City of Torrance, save and except such po rtions as are hereinafter deleted, modified or amended by this ordinance, are hereby adopted by the City Council of the City of Torrance as the Electrical Code of the City of Torrance.”
SECTION 4
Sections 82.2.1 through Section 82.2. 5 of Article 2, Chapter 2, Division 8 of the Torrance Municipal Code are repealed in their entirety and new Sections 82.2.1 through 82.2.4 are added to read in their entirety as follows:
Section 82.2.1 Annex H Administration and Enforcement. [Administrative] Articles 80.1 thru 80.13 and 80.17 thru 80.25 of Annex H Administration and Enforcement of the California Electrical Code, 2025 Edition, are hereby adopted in their entirety and Article 80.18 is added.
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“Article 80.18 Permits Required . Except as specified in Article 80.19 (C)(1)(2), no electrical system regulated by this code shall be installed, altered, re paired, replaced or remodeled unless a separate electrical permit for each building, structure system or equipment has first been obtained from the Building Official.”
Section 82.2.2 Used Materials. [Geological]
Article 90.10 of the California Electrical Code, 2025 Edition, is hereby added to read in its entirety as follows:
“Article 90.10 Used Material. Previously used materials shall not be reused in any work without the written approval obtained in advance from the Building Official.”
Section 82.2.3 Aluminum Conductors. [Geological]
Article 90.11 of the California Electrical Code, 2025 Edition, is hereby added to read in its entirety as follows:
“Article 90.11 Aluminum Conductors. The use of aluminum and copper-clad aluminum conductors is limited to No. 1 AWG or larger for service entrance and feeder applications only.
Section 82.2.4 Wiring Methods [Climactic]
Article 690.31 (A) Subsection 1 of the California Electrical Code, 202 5 Edition, is hereby added to read in its entirety as follows:
“Article 690.31 (A) Wiring Methods.
1. PV Source circuit conductors and PV output circuit conductor shall be protected from physical damage when installed outside the array. (RMC) Rigid Metal Conduit.”
SECTION 5
That Article 1 of Chapter 3 of Division 8 of the Torrance Municipal Code is hereby repealed in its entirety and a new Article 1 of Chapter 3 of Division 8 is added to read in its entirety as follows:
“ARTICLE 1 CALIFORNIA PLUMBING CODE
Section 83.1.1 Adoption of California Plumbing Code.
That certain documents in book form entitled California Plumbing Code, 2025 Edition, published by the International Association of Plumbing and Mechanical Officials and the California Building Standards Commission, with appendices A, B, , D, and I of which not less than one copy has been and is now filed in the office of the City Clerk of the City of Torrance save and except those portions which are herein amended, deleted or modified by this chapter is hereby adopted by the City Council as the Plumbing Code of the City of Torrance.”
SECTION 6
Sections 83.2.1 through 83.2.11 of Article 2, Chapter 3, Division 8 of the Torrance Municipal Code are hereby repealed, and new Sections 83.2.1 through 83.2.10 are hereby added to read in their entirety as follows:
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“Section 83.2.1 Fees. [Administrative]
Schedule of fees of Table 104.5 of the California Plumbing Code, 2025 Edition, is deleted in its entirety.
Section 83.2.2 Minimum Number of Required Fixtures. [Administrative] Section 422.1 of the California Plumbing Code, 2025 Edition, is hereby amended to read in its entirety as follows:
422.1 Fixture Count. Plumbing fixtures shall be provided for the type of building occupancy and in the minimum number shown in Table 422.1.
Exception: Where circumstances dictate that a different ratio is needed, the adjustment shall be approved by the Building Official.”
Section 83.2.3 Drainage System Materials. [Climatic]
Subsection 701.2 (2)(C) of the California Plumbing Code, 2025 Edition, is hereby added to read in its entirety as follows:
701.2 (2)(C) ABS and PVC DWV piping installations above ground shall be limited to residential construction .”
Section 83.2.4 Building Sewer Materials. [Climatic]
Section 715.1 of the California Plumbing Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“715.1 Materials. The building sewer, beginning two (2) feet from any building or structure shall be of cast iron, vitrified clay, asbestos cement sewer pipe, schedule 40 ABS, schedule 40 PVC pipe, or PVC SDR35 pipe or as approved by administrative authority.”
Section 83.2.5 Material for Vents. [Climatic]
Subsection 903.1 (3) of the California Plumbing Code, 2025 Edition, is hereby added to read in its entirety as follows:
“ 903.1 (3) ABS and PVC DWV installations above ground shall be limited to residential construction.”
Section 83.2.6 Horizontal Wet Venting.
Subsection 908.2 of the California Plumbing Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“908.2 Horizontal Wet Venting for Bathroom Groups . Bathroom Horizontal Wet Venting is not permitted.”
Section 83.2.7 Circuit Venting.
Subsection 911.0 of the California Plumbing Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“911.0 Circuit Venting. Circuit Venting is not permitted.”
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Section 83.2.8 Rainwater Systems. [Climatic]
Subsection 1101.4 (1) of the California Plumbing Code, 2025 Edition, is hereby added to read in its entirety as follows:
“1101.4 (1) Materials. ABS and PVC DWV piping installation s above ground shall be limited to residential construction.”
Section 83.2.9 Primary Roof Drainage
Subsection 1101.12.1 of the California Plumbing Code, 2025 Edition, is hereby amended to read in its entirety as follows:
“1101.12.1 Primary Roof Drainage. Roof areas of a building shall be drained by roof drains or gutters. The location and sizing of drains and gutters shall be coordinated with the structural design and pitch of the roof. Roof drains, gutters, vertical conductors or leaders, and horizontal storm drains for primary drainage shall be sized based on rainfall of four (4”) inches per hour.”
Section 83.2.10 Swimming Pools. [Administrative]
Appendix T of the California Plumbing Code, 2025 Edition, is hereby added to read in its entirety as follows:
“Appendix T Swimming Pools.
T1. Swimming pool waste water shall be disposed of as hereinafter set forth in this Section and the type of disposal proposed shall be approved by the Administrative Authority prior to the commencement of any work. A means of disposal of the total contents of the pool (periodic emptying) without surface run -off shall be established to the satisfaction of the Administrative Authority.
T2. Except as provided in M3, when a public sewer or storm drain of adequate capacity is available for use, swimming pool waste water shall be discharged thereinto and permission shall be obtained in writing from the proper authority to do so. A copy of such permission stating the maximum size of the waste line between the receptor and the sewer, and other specific requirements, shall accompany any applications for a permit made to the Administrative Authority.
T3. Where space and conditions are such that no hazard, nuisance or unsanitary condition is evidenced, swimming pool waste water may be used for irrigation by surface or subsurface spreading.
T4. When no other means of waste water disposal is available, a drywell may be installed.
Each such drywell shall be constructed in the manner prescr ibed for cesspools in Appendix H of this Code, and drywells receiving only filter backwash shall have a capacity of at least twice the amount of effluent discharged during one (1) normal backwash operation, but shall in no case have less than a five (5) foot (1.5m) vertical sidewall. When pool emptying or other drains are proposed, the size and leaching capacity of such drywell shall be proportionately increased to the satisfaction of the Administrative Authority. No waste water other than that from swimming pool shall discharge into any such drywell and no waste water from any swimming pool shall discharge i nto a private sewage disposal system.
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T5. No direct connection shall be made between any storm drain, sewer, drainage system, drywell or subsoil irrigation line and any line connected to a swimming pool.
T6. Waste water from any filter, scum gutter overflow, pool emptying line or similar apparatus or appurtenance shall discharge into an approved type receptor. The flood level rim of each such receptor shall be at least six (6) inches (152.4mm) above the flood level of the adjacent ground. Each such receptor, when permitted to be connected to any part of a drainage system shall be provided with a three (3) inch (76.2mm) trap.
T7. Except as provided in M8, the discharge outlet terminal from any pool or filter shall be protected from backflow by an air gap at least six (6) inches (152.4mm) above the flood rim of the receptor.
T8. No scum gutter drain, overflow drain, backwash discharge drain, or pool emptying line shall enter any receptor below the rim unless the pool piping at its deepest point, the bottom of the filters, and the bottom of the scum gutter drain trough or overflow inlets are at least six (6) inches (152.4mm) above the overflow rim of the receptor.
T9. A positive point of potable water supply to each swimming pool shall be established and shall be installed as required by Chapter 6 of this Code.
T10. Plans for other than private swimming pools shall be approved by the Health Officer before any water supply or waste discharge permit is issued.
NOTE: The foregoing applies only to outdoor swimming, bathing, or wading pools. Plans and specifications for all indoor installations shall be submitted to the Administrative Authority for approval prior to the commencement of any work, and all piping, equipment and construction shall be equal to the types prescribed in the Installation Requirements of this Code for indoor work.”
SECTION 7
That Article 1 of Chapter 9 of Division 8 of the Torrance Municipal Code is hereby repealed in its entirety and a new Article 1 of Chapter 9 of Division 8 is added in its entirety to read as follows:
“ARTICLE 1 CALIFORNIA MECHANICAL CODE
Section 89.1.1 Adoption of California Mechanical Code.
That certain document in book form, entitled “California Mechanical Code, 2025 Edition”, and Appendices A, B, C, AND D of the Code, published by the International Association of Plumbing and Mechanical Officials, and The California Building Standards Commission, not less than one (1) copy of which has been and is now filed in the office of the City Clerk of the City of Torrance, save and except such portions as are hereinafter deleted, modified, or amen ded by this ordinance, are hereby adopted by the City Council of the City of Torrance as the Mechanical Code of the City of Torrance.”
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SECTION 8
That Sections 89.2.2 and 89.2.3 of Article 2, Chapter 9, Division 8 of the Torrance Municipal Code are hereby repealed in their entirety and new Sections 89.2.2 and 89.2.3 are added to read in their entirety as follows:
Section 89.2.2 Fees. [Administrative]
Section 104.5 and Table 104.5 of Chapter 1, Division II of the California Mechanical Code, 2025 Edition, is deleted in its entirety.
Section 89.2.3 Roof Mounted Equipment Platforms. [Climatic] Section 303.8.7 of the California Mechanical Code, 2025 Edition, is hereby added to read in its entirety as follows:
“303.8.7 Roof Mounted Equipment Platforms. All roof mounted equipment shall be located on raised platforms to allow clearance for re-roofing. The Building Official shall institute design specification for platforms on various roof configurations.”
SECTION 9
That Article 1 of Chapter 1 2 of Division 8 of the Torrance Municipal Code is hereby repealed in its entirety and a new Article 1 of Chapter 12 of Division 8 is added to read in its entirety as follows:
“ARTICLE 1 CALIFORNIA RESIDENTIAL CODE
Section 812.1.1 Adoption of California Residential Code.
Those certain documents in book form entitled “California Residential Code with Appendices,” 2025 Edition, published by the California Building Standards Commission, not less than one (1) copy each of which have been and are now filed in the office of the City Clerk of the City of Torrance, save and except such portions as are hereinafter deleted, modified, or amended by this ordinance, are hereby adopted by the City Council of the City of Torrance as the Building Code and Standards of the City of Torrance.”
SECTION 10
That Sections 812.2.1 through 812.2.2 7 of Article 2, Chapter 12, Division 8 of the Torrance Municipal Code are hereby repealed in their entirety and new Sections 812.2.1 through 812.2.27 are added to read in their entirety as follows:
Section 812.2.1 Authority. [Administrative]
A new section R104.1 0 is added to the California Residential Code, 20 25 Edition, to read in its entirety as follows:
“R104.10 Authority. The Building Official shall have the authority to adopt rules and regulations to clarify and interpret the provisions of this ordinance. The Building Official may also approve variations and omissions when such variation or omissions are not detrimental to the life, health, safety, or welfare of the public, and do not violate the intent or purpose of this code.”
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Section 812.2.2 Enforcement. [Administrative]
A new section R113.5 is added to the California Building Code, 2025 Edition, to read in its entirety as follows:
“R113.5 Enforcement. The Building Official may require that a registered design professional evaluate the unpermitted work and prepared mitigation plans to mitigate such works.”
Section 812.2.3 Woodframe structures greater than two-stories. [Geological] Section R301.1.3.2 of the 2025 Edition of the California Residential Code is amended to read as follows:
“R301.1.3.2 Woodframe structures greater than two-stories. 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 two stories and basement in height located in Seismic Design Category A, B or C. Notwithstanding other sections of law; the law establishing these provisions is found in Business and Professions Code Sections 5537 and 6737.1.
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 in Seismic Design Category D0, D1, or D2.”
Section 812.2.4 Seismic Provisions on Slopes. [Geological] Section R301.1.5 is added to Chapter 3 of the 2025 Edition of the California Residential Code to read as follows:
“R301.1.5 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 1808.7 of the California Building Code.“
Section 812.2.5 Anchorage of Mechanical, Electrical, or Plumbing Components and Equipment. [Geological]
Section R301.2.2.11 is added to Chapter 3 of the 2025 Edition 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 California Building Code and ASCE 7, except where the comp onent 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 (89N) or less or, in the case of a distributed system, 5 lb/ft (73 N/m) or less.”
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Section 812.2.6 Replacement Windows for Emergency Escape and Rescue Openings
Section R319.5 of the 202 5 Edition of the California Residential Code is amended to read as follows
“R319.5 Replacement Windows for Emergency Escape and
Rescue Openings. Replacement windows shall comply with Sections R31 9.2 and R319.4.4.
Section 812.2.7 Window Opening Height [Geological]
Section R321.2.1 of the 202 5 Edition of the California Residential Code is amended to read as follows:
“R321.2.1 Window opening height. In dwelling units, where the bottom of the clear opening of an operable window opening is located less than 36 inches above the finished fl oor and greater than 72 inches above the finished grade or other surface below on the exterior of the building, the operable window shall comply with one of the following:
1. Operable window openings will not allow a 4 -inchdiameter sphere to pass through where the openings are in their largest opened position.
2. Operable windows are provided with window opening control devices or fall prevention devices that comply with ASTM F2090.”
Section 812.2.8 Wood Foundations. [Geological]
Section R401.1 of the 202 5 Edition of the California Residential Code is amended 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 buildings. In addition to the provisions of this chapter, the design and construction of foundations in flood hazard areas as established b y Table R301.2 shall meet the provisions of Section R3 06. 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.”
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Section 812.2.9 Footings. [Geological]
Sections R403.1.2, R403.1.3.6 and R403.1.5 of the 202 5 Edition of the California Residential Code are amended to read as follows:
“R403.1.2 Continuous footing in Seismic Design Categories D 0, D1 and 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. Required interior braced wall panels in buildings located in Seismic Design Categories D 0, D 1 and D 2 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 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 not have a slope 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 footings or where the slope of the bottom surface of the footings will exceed one unit vertical in 10 units horizontal (10-percent slope).
For structures assigned to Seismic Design Categories D0, D1 or D2, stepped footings shall be reinforced with four No. 4 rebar. Two bars shall be place at the top and bottom of the footings as shown in Figure R403.1.5.
FIGURE R403.1.5
STEPPED FOOTING”
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Section 812.2.10 Wood Foundation Walls. [Geological]
Section R404.2 of the 202 5 Edition of the California Residential Code is amended to read as follows:
“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 shown 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.”
Section 812.2.11 Application. [Geological]
Section R501.2 of the 202 5 Edition of the California Residential Code is amended to read as follows:
“R501.2 Requirements. Floor construction shall be capable of accommodating all loads in accordance with Section R301 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.”
Section 812.2.12 Openings in horizontal diaphragms [Geological].
A new section R503.2.4 is added to the California Residential Code, 2025 Edition, to read in its entirety as follows:
“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.
60 60
“
Section 812.2.13 Fastening Schedule. [Geological]
Lines 20, 21, 24, and 34 - 37 of Table R602.3(1) of the 2025 Edition of the California Residential Code are amended to read as follows:
“TABLE R602.3(1)—continued
FASTENING SCHEDULE
ITEM DESCRIPTION OF
BUILDING ELEMENTS
NUMBER AND TYPE OF FASTENERa,
b, c
SPACING
AND
LOCATION
20 k
1" × 6" sheathing to each
bearing
3-8d box (21/2" × 0.113"); or
2-8d common (21/2" × 0.131"); or
2-10d box (3" × 0.128"); or
2 staples, 1" crown, 16 ga., 13/4" long
Face nail
21 k
1" × 8" and wider sheathing
3-8d box (21/2" × 0.113"); or
3-8d common (21/2" × 0.131"); or
3-10d box (3" × 0.128"); or
3 staples, 1" crown, 16 ga., 13/4" long
Face nail
61 61
to each bearing Wider than 1" × 8"
4-8d box (21/2" × 0.113"); or
3-8d common (21/2" × 0.131"); or
3-10d box (3" × 0.128"); or
4 staples, 1" crown, 16 ga., 13/4" long
Floor
24 k
1" × 6" subfloor or less to
each joist
3-8d box (21/2" × 0.113"); or
2-8d common (21/2" × 0.131"); or
3-10d box (3" × 0.128"); or
2 staples, 1" crown, 16 ga., 13/4" long
Face nail
Other wall
sheathingg
34 k
1/2" structural
cellulosic
fiberboard
sheathing
11/2" x 0.120” galvanized roofing nail, 7/16"
head diameter, or 11/4" long 16 ga. staple with
7/16" or 1" crown
3 6
35 k 25/32" structural
cellulosic
fiberboard
sheathing
13/4" x 0.120” galvanized roofing nail, 7/16”
head diameter, or 1 ¼” long 16 ga. Staple with
7/16” or 1” crown
3 6
36 k 1/2” gypsum sheathingd 11/2” x 0.120” galvanized roofing nail, 7/16” head diameter, or 1¼” long, 16 ga.;
staple galvanized, 11/2" long; 7/16” or 1” crown
or 11/4" screws, Type W or S
7 7
37 k 5/8"
sheathingd
13/4" galvanized roofing nail, 7/16” head
diameter, or 1¼” long, 16 ga.;
staple galvanized, 11/2" long; 7/16” or 1” crown
or 11/4" screws, Type W or S
7 7
TABLE R602.3(1)—
continued FASTENING
SCHEDULE
k. Use of staples in roof, floor, and braced wall panels shall be prohibited in Seismic Design Category D0, D1, or D2.”
Section 812.2.14 Top Plate. [Geological]
Exception of Section R602.3.2 and Table R602.3.2 of the 202 5 Edition of the California Residential Code is amended to read as follows:
“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).
62 62
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.
”
Section 812.2.15 Table R602.3(2) Alternate Attachments. [Geological] Footnote “b” of Table R602.3(2) of the 2025 Edition of the California Residential Code is amended 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.”
Section 812.2.16 Bracing Requirements Based on Seismic Design Category. [Geological]
Table R602.10.3(3) of the 2025 Edition of the California Residential Code is amended to read as follows:
63 63
64 64
a. Linear interpolation shall be permitted.
b. 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 less, and the amount of 65 65
bracing within each segment shall be in accordance with this table. d. Method LIB shall have gypsum board fastened to not less than one side with nails or screws in accordance with 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. Methods PFG and CS-SFB do not apply in Seismic Design Categories D0, D1 and D2. f. Methods PFH, PFG and ABW are only permitted on a single story or a first of two stories. g. Where more than one bracing method is used, mixing methods shall be in accordance with Section R602.10.4.1.
h. One- and two- family dwellings in Seismic Design Category D2 exceeding two stories shall be designed in accordance with accepted engineering practice. i. Methods GB and PCP braced wall panel h/w ratio shall not exceed 1:1 in SDC D0, D1 and D2. Methods DWB, SFB, PBS, HPS, and CS-SFB are not permitted in D0, D1 and D2.
66 66
Section 812.2.17 Bracing Requirements Based on Seismic Design Category. [Geological]
Table R602.10.4 of the 202 5 Edition of the California Residential Code is amended to read as follows:
67 67
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 where supporting gable end wall or roof load only. Shall only be used on one wall of the garage. In Seismic Design Categories D 0, D1 and D2, roof covering dead load shall not exceed 3 psf.
c. Garage openings adjacent to a Method CS -G panel shall be provided with a header in accordance with Table R602.7(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. 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 and D2.
Methods LIB, DWB, SFB, PBS, HPS, and PFG are not permitted in SDC D0, D1 and D2. g. Use of stapes in braced wall panels shall be prohibited in SDC D0, D1 and D2.
68 68
METHOD
(See Table R602.10.4)
MINIMUM LENGTHa
(inches)
CONTRIBUTING LENGTH
(inches) Wall Height
8 feet 9 feet 10 feet 11 feet 12 feet
DWB, WSP, SFB, PBS, PCP, HPS, BV-WSP 48 48 48 53 58 Actualb GB 48 48 48 53 58 Double sided = Actual
Single sided = 0.5 × Actual
LIB 55 62 69 NP NP Actualb
ABW
SDC A, B and C, ultimate
design
wind speed < 140 mph
28 32
34 38
42 48 SDC D0, D1 and D2, ultimate
design
wind speed < 140 mph
32 32
34 NP
NP
CS-G 24 27 30 33 36 Actualb
CS-WSP, CS-SFB
Adjacent clear opening height
(inches)
64 24 27 30 33 36
Actualb
68 26 27 30 33 36
72 27 27 30 33 36
76 30 29 30 33 36
80 32 30 30 33 36
84 35 32 32 33 36
88 38 35 33 33 36
92 43 37 35 35 36
96 48 41 38 36 36
100 — 44 40 38 38
104 — 49 43 40 39
108 — 54 46 43 41
112 — — 50 45 43
116 — — 55 48 45
120 — — 60 52 48
124 — — — 56 51
128 — — — 61 54
132 — — — 66 58
136 — — — — 62
140 — — — — 66
144 — — — — 72
METHOD
(See Table R602.10.4)
Portal header height
8 feet 9 feet 10 feet 11 feet 12 feet
PFH Supporting roof only 16 24 16 24 16 24 Note c Note c 48 Supporting one story and roof 24 24 24 Note c Note c PFG 24 27 30 Note d Note d 1.5 × Actualb
CS-PF SDC A, B and C 16 18 20 Note e Note e 1.5 × Actualb SDC D0, D1 and D2 16 24 18 24 20 24 Note e Note e Actualb
Section 812.2.18 Minimum Length of Braced Wall Panels. [Geological]
Table R602.10.5 of the 202 5 Edition of the California Residential Code is amended to read as follows:
TABLE R602.10.5
MINIMUM LENGTH OF BRACED WALL PANELS
69 69
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm, 1 mile per hour = 0.447 m/s.
NP = Not Permitted.
a. Linear interpolation shall be permitted.
b. Use the actual length where it is greater than or equal to the minimum length. The actual length of Methods CS-G, CS-WSP, CS-SFB, PFH, PFG, and CS-PF is the length of the full- height sheathed section.
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. 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.
Section 812.2.19 Alternate Braced Wall Panel. [Geological] Figure R602.10.6.1 of the 2025 Edition of the California Residential Code is amended to read as follows:
70 70
Section 812.2.20 Portal Frame. [Geological]
Figure R602.10.6.2 of the 2025 Edition of the California Residential Code is amended to read as follows:
Note: Header shall not extend over more than one opening.
71 71
Section 812.2.21 Figure R602
Figure R602.10.6.4 of the 2025 Edition of the California Residential Code is amended to read as follows:
Note: Header shall not extend over more than one opening. 72 72
Section 812.2.22 Parapet Walls. [Geological]
Section R606.4.4 of the 202 5 Edition 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 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.”
Section 812.2.23 Reinforcement Requirements for Masonry Elements. [Geological] Section R606.12.2.2.3 of the 2025 Edition 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(2) and in accordance with the following:
1. Horizontal reinforcement. Horizontal joint reinforcement shall consist of not less than one No. 4 bar spaced not more than 48 inches (1219 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 not less than one No. 4 bar spaced not more than 48 inches (1219 mm). Vertical reinforcement shall be within 8 inches (203 mm) of the ends of masonry walls.”
Section 812.2.24 New Openings [Geological]
A new section R609.1.1 is added to the California Residential Code, 2025 Edition, to read in its entirety as follows:
“R609.1.1 New Openings. New window and door openings shall comply with R703.4.
Retrofit window and door are not allowed in new framed or existing non -conforming openings.
Section 812.2.25 Openings in Horizontal Diaphragms. [Geological] Section R803.2.4 is added to Chapter 8 of the 2025 Edition 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.”
Section 812.2.26 Vertical Reinforcement. [Geological]
Section R1001.3.1 of the 2025 Edition of the California Residential Code is amended to read as follows:
“R1001.3.1 Vertical reinforcing. For chimneys up to 40 inches (1016 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 73 73
flue liner so that the flue liner is free to move with thermal expansion. For chimneys more than 40 inches (1016 mm) wide, two additional No. 4 vertical bars adequately anchored into the concrete foundation shall be provided for each additional flue incorp orated into the chimney or for each additional 40 inches (1016 mm) in width or fraction thereof.”
Section 812.2.27 Patio Cover Design Loads. [Geological] Section BF105.1 of Appendix BF of the California Residential Code, 20 25 Edition, is hereby deleted and a new section BF105.1 added to read in its entirety, as follows:
“Section BF105.1 Patio Cover Design Loads . Patio covers shall be designed and constructed to sustain, within the stress limits of this code, all dead loads, plus a minimum vertical live load of ten (10) pounds per square foot for detached patios, and twenty (20) pounds per square foot for patios at tached to Group R -3 and to Group U occupancies.
Such covers shall be designed to resist the minimum horizontal wind loads set forth in this Code. Such covers shall be designed to resist the minimum win d loads se t forth in .
R301.2.1. In addition, they shall be designed to support a minimum wind uplift to horizontal wind load acting vertically upward normal to the roof surface”
SECTION 11
That Article 1 of Chapter 13 of Division 8 of the Torrance Municipal Code is hereby repealed in its entirety and a new Article 1 of Chapter 13 of Division 8 is added to read in its entirety as follows:
“ARTICLE 1 CALIFORNIA GREEN BUILDING CODE
Section 813.1.1 Adoption of California Green Building Code.
Those certain documents in book form entitled “California Green Building Code with Appendices,” 2025 Edition, published by the California Building Standards Commission, not less than one (1) copy each of which have been and are now filed in the office of the City Clerk of the City of Torrance, save and except such portions as are hereinafter deleted, modified, or amended by this ordinance, are hereby adopted by the City Council of the City of Torrance as the Building Code and Standards of the City of Torrance.”
SECTION 12
That Sections 813.2.1 through 813.2.4 of Article 2, Chapter 13, Division 8 of the Torrance Municipal Code are hereby repealed in their entirety and new Sections 813.2.1 through 813.2.3 are added in their entirety to read as follows:
Section 813.2.1 Scope. [Administrative]
Section 301.1 of the 2025 Edition of the California Green Building Standards Code is amended to read as follows:
“301.1 Scope. Buildings shall be designed to include the green building measures specified as mandatory in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless they are adopted by a city or county as specified in Section 101.7.”
74 74
Section 813.2.2 Additions and Alterations. [Administrative] Section 301.1.1 of the 2025 Edition of the California Green Building Standards Code is amended to read as follows:
“Section 301.1.1 Additions and A lterations. The mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings. Code sections relevant to additions and alterations shall only apply to the portions of the building being added or altered within the scope of the permitted work.
The mandatory provisions of Section 4.106.4.2 may apply to additions or alterations of existing parking facilities or the addition of new parking facilities serving existing multifamily buildings. See Section 4.106.4.3 for application.
NOTE: Repairs including, but not limited to, resurfacing, restriping, and repairing or maintaining existing lighting fixtures are not considered alterations for the purpose of this section.
NOTE: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions or improvements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures. Plumbing fixture replacement is required prior to issuanc e of a certificate of final completion, certificate of occupancy or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates.”
Section 813.2.3 Excavated Soil and Land Clearing Debris. [Administrative] Section 5.408.3 of the 2025 Edition of the California Green Building Standards Code is amended to read as follows:
“5.408.3 Excavated Soil and Land Clearing Debris. 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on-site or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the County Agricultural Commissioner and follow its direction for recycling or disposal of the material. (www.cdfa.ca.gov/exec/
county/county_contacts.html)
2. For a map of known pest and/or disease quarantine zones, consult with the California Department of Food and Agriculture. (www.cdfa.ca.gov)
3. Contaminated soil shall not be reused and shall be disposed of or remediated in accordance with relevant regulations.”
75 75
SECTION 13
Any provisions of the Torrance Municipal Code, or appendices thereto, or any other ordinances of the City inconsistent herewith to the extent of such inconsistencies and no further, are hereby repealed.
SECTION 14
If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.
SECTION 15
Any person violating any of the provisions of this ordinance shall be guilty of a misdemeanor, and upon conviction thereof, shall be subject to a fine not exceeding $1000.00 or 6 months in the County Jail of Los Angeles County, or both such fine and impris onment in the discretion of the Court.
SECTION 16
This Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, Section 15061(b)(3), because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed Ordinance maintains the status quo and prevents changes in the environment pending the completion of the contemplated municipal code review . Because there is no possibility that the Ordinance may have a significant adverse effect on the environment, the adoption of the Ordinance is exempt from CEQA.
76 76
SECTION 17
This ordinance will take effect 30 days after the date of its adoption with the amendments becoming operative January 1, 2026 pursuant to Health & Safety Code 18941.5(a). Within 15 days following adoption, this ordinance or a summary of this ordinance, if authorized by the City Council, will be published at least once in the Daily Breeze, a newspaper of general circulation, published and circulated in the City of Torrance.
INTRODUCED and APPROVED this 9th day of September 2025.
ADOPTED and PASSED this 23rd day of September 2025.
Mayor George K. Chen
APPROVED AS TO FORM:
PATRICK Q. SULLIVAN, City Attorney
by:
Tatia Y. Strader, Assistant City Attorney
ATTEST:
Rebecca Poirier, MMC, City Clerk
77 ORDINANCE NO.3957 SUMMARY
This ordinance provides as follows:
1. Adopts by reference the 2025 edition of the California Building Code Volumes 1 and 2 with appendices, the 2025 edition of the California Residential Code with appendices, the 2025 edition of California Green Building Code, the 2025 Edition of the California Electrical Code, the 2025 Edition of the California Mechanical Code with appendices and the 2025 Edition of the California Plumbing Code with appendices.
2. The amendments to these uniform codes include the following subjects: authority of the Building Official, work exempt from permit, permit expiration, enforcement, certain definitions, fire ratings, smoke and carbon monoxide detectors, fire extinguisher systems, power sources for smoke control, stairs in smokeproof enclosures, stairs to roof, exit door to roof, roof drainage, roof cementing materials, seismic regulation, foundation regulation, intermodal shipping containers, diaphragm dimension ratios, chimneys, patio covers, excavation and fill hazards, definitions and other grading requirements, bonds and fees.
3. Certain definitions and regulations related to the 2025 California Electrical Code, such as permits, materials and wiring methods.
4. Certain definitions and regulations related to the 2025 California Plumbing Code, such as permits, fees, plastic pipes, drainage systems, vents, rainwater systems and swimming pools.
5. Certain definitions and regulations related to the 2025 California Mechanical Code, such as fees and roof mounted equipment.
6. All violations of the uniform codes adopted by this ordinance are misdemeanors. 78 ATTACHMENT 2