HomeMy WebLinkAboutO 2025-01165501.00002\44322752.8
ORDINANCE NO. 2025-011
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE
AMENDING PROVISIONS IN TITLES 8 AND 15 OF THE ARROYO GRANDE
MUNICIPAL CODE AND ADOPT ING BY REFERENCE THE 2025 CALIFORNIA
BUILDING STANDARDS CODE (CALIFORNIA CODE OF REGULATIONS, TITLE
24), INCLUDING THE 2025 CALIFORNIA ADMINISTRATIVE CODE, 2025
CALIFORNIA BUILDING CODE, 2025 CALIFORNIA ELECTRICAL CODE, 2025
CALIFORNIA MECHANICAL CODE, 2025 CALIFORNIA PLUMBING CODE, 2025
CALIFORNIA FIRE CODE, 2025 CALIFORNIA RESIDENTIAL CODE, 2025
CALIFORNIA ENERGY CODE, 2025 CALIFORNIA GREEN BUILDING
STANDARDS CODE, 2025 WILDLAND-URBAN INTERFACE CODE, AND THE
1997 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS
AND 2024 INTERNATIONAL PROPERTY MAINTENANCE CODE
WHEREAS, the City of Arroyo Grande (“City”) is a municipal corporation organized under the laws
of the State of California; and
WHEREAS, pursuant to California Health and Safety Code Section 17921, the State of California
(“State”) must adopt and enforce regulations for the protection of the public governing the
construction, alteration, demolition, occupancy, or other use of buildings; and
WHEREAS, pursuant to California Health and Safety Code Section 17958, cities may adopt
ordinances imposing the California Building Standards requirements as established by the State;
and
WHEREAS, the California Building Standards Commission (“Commission”) recently adopted the
2025 Edition of the California Building Standards Code; and
WHEREAS, pursuant to Government Code section 50022.1 et seq., the City may adopt by reference
the California Building Standards Code, 2025 edition, as provided in Title 24 of the California Code
of Regulations and other codes; and
WHEREAS, California Health and Safety Code sections 17958, 17958.5, 17958.7, and 18941.5
allow for a city to adopt and make local amendments and modifications to the building standards in
the California Building Standards Code to establish more restrictive building standards than those
contained in the California Building Standards Code; and
WHEREAS, California Health and Safety Code section 17958, 17958.5, 17958.7, and 18941.5
require a city, before making any amendments and modifications to the California Building
Standards Code, to make an express finding that such amendments and modifications are
reasonably necessary because of local climatic, geological or topographical conditions; and
WHEREAS, pursuant to California Health and Safety Code section 17958, the changes or
modifications proposed herein are substantially equivalent to changes or modifications previously
adopted by the City, and/or relate to home hardening; and
WHEREAS, based upon the recommendations of the Building Code Official and the Fire Chief, the
City Council finds that the proposed amendments to the 2025 California Building Standards Code
set forth in this Ordinance are more restrictive than the standards adopted by the California Building
Standards Commission, would decrease the number of potential incidences of property damage,
injury, and death due to fires and earthquakes, and are reasonable and necessary to mitigate local
climatic, geological, or topographical conditions; and
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WHEREAS, the City held a public hearing on November 25, 2025, at which time all interested
persons had the opportunity to appear and be heard on the matter of adopting these amendments;
and
WHEREAS, the City desires to amend its municipal code to adopt the most recent editions of the
California Building Standards Codes and Fire Codes established by the State; and
WHEREAS, it is the desire and intent of the City Council to provide citizens with the greatest degree
of protection from fire; and
WHEREAS, the City Council, in the attached Exhibit “A”, makes findings that the changes or
modifications to measures referred to herein are reasonably necessary because of local climatic,
geographical, or topographical conditions in the area encompassed by the boundaries of the City of
Arroyo Grande or other modifications, as permitted by the Health and Safety Code; and
WHEREAS, additionally, by this Ordinance, the City Council desires to make general corrections to
its Municipal Code in order to ensure internal consistency with other modifications set forth herein.
WHEREAS, all prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Arroyo Grande as follows:
SECTION 1. Recitals. The above recitals and findings are true and correct and are incorporated
herein by this reference.
SECTION 2. Authority. The City Council enacts this Ordinance under the authority granted to the
City as follows:
A. California Government Code Section 50022 et seq. authorizes the City to adopt by
reference the California Building Standards Code and authorizes the City to adopt other
uniform codes by reference; and
B. California Health and Safety Code Section 17958.7 and 18941.5 authorize the City to adopt
the California Building Standards Code with modifications determined to be reasonably
necessary because of local climatic, geological, or topographical conditions.
SECTION 3. Findings.
The City Council hereby finds that the proposed amendments to the 2025 Building Standards Code
are more restrictive than the standards adopted by the California Building Standards Commission,
and are reasonably necessary because of local climatic, geological, or topographic conditions,
based on the express findings and determinations, marked in relation to the respective
amendments provided in this Ordinance, described in Exhibit “A” and attached hereto, and hereby
adopted by the City Council as the findings to support the modifications to the California Building
Standards Code.
SECTION 4. Amendment. Arroyo Grande Municipal Code (“AGMC”) Chapter 15.01, entitled
"Building Code," is hereby amended as follows:
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Chapter 15.01
BUILDING CODE
15.01.010 Adoption of California Administrative Code.
15.01.020 Adoption of California Building Code.
15.01.020.1 Amendments to Building Code.
15.01.010 Adoption of California Administrative Code
Adoption of the California Administrative Code. The 2025 edition of the California Administrative
Code is hereby adopted by reference as the Administrative Code of the City of Arroyo Grande.
15.01.020 Adoption of California Building Code.
Adoption of the California Building Code. The 2025 edition of the California Building Code is
hereby adopted by reference as the Building Code of the City of Arroyo Grande, including
Appendices B, I, J, P, and Q, except for the following amendments:
15.01.020.1 Amendments to California Building Code.
(a) CBC, Section 105.1, is hereby amended by adding the following:
Permits Required and Violations and Penalties.
It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge,
alter, repair, move, improve, remove, convert, demolish, equip, use, occupy, or
maintain any building or structure in the City, or cause or permit the same to be done,
contrary to or in violation of any of the provisions of this Code. Any person violating any
of the provisions of this Code shall be deemed guilty of a misdemeanor. Each day that
a violation continues shall be deemed a separate offense. The Building Official or
his/her designee may commence any or all of the following proceedings in accordance
with the Arroyo Grande Municipal Code:
(1) Issue an administrative citation in accordance with the provisions of Chapter 1.18 of
Title 1 of the Arroyo Grande Municipal Code and related written policies.
(2) Request the City Attorney to institute legal action.
(b) CBC, Section 109.4, is hereby adopted by reference and Section 109.4.1 is added as
follows:
109.4.1 Fees for Work Commencing Before Permit Issuance
An investigation fee, in addition to the permit fee, shall be collected whether or not a
permit is then or subsequently issued. The investigation fee shall be equal to the
amount of the permit fee required by this code. The City Council may adopt or amend
the fees set forth in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive
investigation fee being accessed, second violation would result in a three times the
permit fee for the investigation fee, a third violation would result in a four times the
permit fee for the investigation fee, a fourth violation would result in a five times the
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permit fee for the investigation fee, and so on to a maximum of a ten times the permit
fee for the investigation fee.
The payment of such investigation fee shall not exempt an applicant from compliance
with all other provisions of either this code or the technical codes nor from the
penalty prescribed by law. Swimming Pool Safety Barriers not finaled prior to
pool water placement are subject to an investigation fee.
(c) Section 903.2 amended—Automatic sprinkler systems.
Sections 903.2 through 903.2.11.3 of the 2025 California Building Code shall be deleted in its
entirety and replaced with the following:
903.2 Where required. Automatic sprinkler systems shall be installed in the following
locations:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing
square footage to the structure AND results in a total square footage in excess
of 1,000 (one thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior
walls and/or remove more than 50% of the roof framing, and are in excess of
1,000 square feet.
c. Throughout structures where additions and alterations combined encompass
more than 50% of the existing square footage of the structure AND are in excess
of 1,000 (one thousand) square feet.
d. Where there is a change of occupancy to a more hazardous use as determined
by the building official or fire chief based on Table 903.2.1:
Table 903.2.1
Hazard Categories
Relative Hazard Occupancy Classifications
1 (Highest Hazard) H
2 I-2, I-2.1, I-3, I-4, L
3 A, E, I-1, M, R-1, R-2, R-2.1, R-4
4 B, F-1, R-3, R-3.1, S-1
5 (Lowest Hazard) F-2, S-2, U
e. These requirements will be applicable to the combined square footage of all building permits
issued for the address or site within the last five years. Buildings or structures separated by less
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than ten (10) feet shall be considered as a single building or structure unless separation is
provided by a permitted, code compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the
floor area within the surrounding exterior walls shall be considered as one building
(measured from the exterior surface of these exterior walls). For the purpose of calculating
square footage for the application of fire sprinkler requirements and fire flow, the floor area
shall be as defined by Floor Area, Gross in Section 202 of this code.
(d) CBC, Appendix B, Board of Appeals, is adopted by reference and amended as follows:
1. Board of appeals established. In order to hear and decide appeals of orders,
decisions or determinations made by the building official relative to the application and
interpretation of this code, there shall be and is hereby created a board of appeals. The
board of appeals shall be appointed by the City Council and shall hold office at its
pleasure. The building official shall serve as clerk to the board.
2. Membership and qualifications. The board of appeals shall consist of three members
who are qualified by experience and training to pass on matters pertaining to building
construction and are not employees of the city.
3. Procedures. The board of appeals shall follow the procedures for the conduct of
appeals set forth in Chapter 1.12 of Title 1 of the Arroyo Grande Municipal Code, or as
may be established by the building official and shall provide for proper notice and a
hearing that complies with due process procedures.
SECTION 5. Amendment. AGMC Chapter 15.02, entitled "Electrical Code," is hereby amended
as follows:
Chapter 15.02
ELECTRICAL CODE
15.02.010 Adoption of California Electrical Code.
Adoption of the California Electrical Code. The 2025 edition of the California Electrical Code is
hereby adopted by reference as the Electrical Code of the City of Arroyo Grande, except for the
following amendments:
15.02.010.1 Amendments to Electrical Code.
The California Electrical Code adopted by reference by Section 15.02.010 of this Code is
amended as follows:
89.108.4.1 Permits is hereby amended by adding the following:
The following provision is hereby added to the CEC regarding Unused Facilities:
(1) For all existing commercial and industrial establishments and places of assembly,
when the service has been disconnected for ninety (90) continuous days or more, the
service may not be reconnected without an inspection and approval from the Building
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Official. A permit shall be required for such inspection, and the fee shall be as set forth
in Section 15.1.01.1 of this Article.
(2) For all existing residential buildings, when the service has been disconnected for
ninety (90) continuous days or more, the service may not be reconnected without an
inspection and approval from the Building Official. A permit shall be required for such
inspection, and the fee shall be as indicated in Section 15.1.01.1 of this Article.
SECTION 6. Amendment. AGMC Chapter 15.03, entitled "Mechanical Code," is hereby amended
as follows:
Chapter 15.03
MECHANICAL CODE
15.03.010 Adoption of California Mechanical Code.
Adoption of the California Mechanical Code. The 2025 edition of the California Mechanical Code is
hereby adopted by reference as the Mechanical Code of the City of Arroyo Grande, including
Appendices B and C.
SECTION 7. Amendment. AGMC Chapter 15.04, entitled "Plumbing Code," is hereby amended
as follows:
Chapter 15.04
PLUMBING CODE
15.04.010 Adoption of the California Plumbing Code.
Adoption of the California Plumbing Code. The 2025 edition of the California Plumbing Code is
hereby adopted by reference as the Plumbing Code of the City of Arroyo Grande, including
Appendices A, B, D, H, I, J, and S, except for the following amendments:
15.04.010.1 Amendments to Plumbing Code.
The California Plumbing Code adopted by reference by Section 15.04.010 of this Code is
amended as follows:
(a) The following provision is hereby added to the California Plumbing Code to read as follows:
Section 1205.1.1
In all existing commercial and industrial establishments and places of assembly, when
the service has been discontinued for ninety (90) days or more, the gas meter may be
turned on only after the piping has been pressure tested and when the test and gas
appliances have been approved by the Administrative Authority. A permit shall be
required for such test.
In all existing residential buildings where service has been discontinued for ninety (90)
days or longer, the gas may be turned on only after the piping has been pressure
tested and when the test and gas appliances have been approved by the
Administrative Authority. A permit shall be required for such test.
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SECTION 8. Amendment. AGMC Chapter 15.05, entitled "Dangerous Buildings," is hereby
amended as follows:
Chapter 15.05
DANGEROUS BUILDINGS
15.05.010 Uniform Code for the Abatement of Dangerous Buildings adopted.
For the purpose of providing a just, equitable, and practicable method, to be cumulative with and
in addition to any other remedy provided by the California Building Code, 2025 Edition, the
International Property Maintenance Code, 2024 Edition, or otherwise available by law, whereby
buildings or structures, which from any cause endanger the life, limb, health, morals, property,
safety, or welfare of the general public or their occupants, may be required to be repaired,
vacated, or demolished, the 1997 Edition of the Uniform Code for the Abatement of Dangerous
Buildings, as prepared by the International Conference of Building Officials, three (3) copies of
which have been filed for use and examination by the public in the office of the City Clerk as
provided by Section 50022.1 et seq. of the Government Code of the State, is hereby adopted by
reference thereto as if fully set forth in this chapter.
SECTION 9. Amendment. AGMC Chapter 15.06 is hereby repealed.
SECTION 10. Amendment. AGMC Chapter 15.08, entitled "Residential Code," is hereby
amended as follows:
Chapter 15.08
RESIDENTIAL CODE
15.08.010 Adoption of the California Residential Code.
Adoption of the California Residential Code. The 2025 edition of the California Residential Code is
hereby adopted by reference as the Residential Code of the City of Arroyo Grande, including
Appendices BB, BF, CI, and CJ, except for the following amendments:
Section R108.6.1 Fees For Work Commencing Before Permit Issuance is hereby added to read
as follows:
An investigation fee, in addition to the permit fee, shall be collected whether or not a
permit is then or subsequently issued. The investigation fee shall be equal to the
amount of the permit fee required by this code. The City Council may adopt or
amend the fees in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive
investigation fee being accessed, second violation would result in a three times the
permit fee for the investigation fee, a third violation would result in a four times the
permit fee for the investigation fee, a fourth violation would result in a five times the
permit fee for the investigation fee, and so on to a maximum of a ten times the permit
fee for the investigation fee.
The payment of such investigation fee shall not exempt an applicant from compliance with all other
provisions of either this code or the technical codes nor from the penalty prescribed by law.
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Swimming Pool Safety Barriers not finaled prior to pool water placement are subject to an
investigation fee.
Section R309.1 Amended—Automatic sprinkler systems.
Sections R309.2 and R309.2, Exception 1 shall be deleted in its entirety and replaced with the
following:
Section R309.2 and R309.2, Exception 1. An automatic residential fire sprinkler system
shall be installed in additions or alterations for all one- and two-family dwelling buildings
or structures as follows:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing
square footage to the structure AND results in a total square footage in excess
of 1,000 (one thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior
walls and/or remove more than 50% of the roof framing, and are in excess of
1,000 square feet.
c. Throughout structures where additions and alterations combined encompass
more than 50% of the existing square footage of the structure AND are in excess
of 1,000 (one thousand) square feet.
d. These requirements will be applicable to the combined square footage of all
building permits issued for the address or site within the last five years. Buildings
or structures separated by less than ten (10) feet shall be considered as a single
building or structure unless separation is provided by a permitted, code
compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter, the
floor area within the surrounding exterior walls shall be considered as one building
(measured from the exterior surface of these exterior walls). For the purpose of calculating
square footage for the application of fire sprinkler requirements and fire flow, the floor area
shall be as defined by Floor Area, Gross in Section 202 of this code.
SECTION 11. Amendment. AGMC Chapter 15.09, entitled "Energy Code," is hereby amended as
follows:
Chapter 15.09
ENERGY CODE
15.09.010 Adoption of the California Energy Code.
Adoption of the California Energy Code. The 2025 edition of the California Energy Code is hereby
adopted by reference as the Energy Code of the City of Arroyo Grande.
SECTION 12. Amendment. AGMC Chapter 15.10, entitled "Green Building Standards Code," is
hereby amended as follows:
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Chapter 15.10
GREEN BUILDING STANDARDS CODE
15.10.010 Adoption of the California Green Building Standards Code.
Adoption of the California Green Building Standards Code. The 2025 edition of the California
Green Building Standards Code is hereby adopted by reference as the Green Building Standards
Code of the City of Arroyo Grande including Appendices A4 and A5.
SECTION 13. Amendment. AGMC Sections 8.04.010, 8.04.016, 8.04.018, 8.04.020 and 8.04.22
are hereby repealed and replaced to read as follows:
Section 8.04.010 Adoption of California Fire Code.
Adoption of California Fire Code. The 2025 edition of the California Fire Code, including,
Appendices A, B, BB, C, CC, D, F, H, and I is hereby adopted as the Fire Code of the City of
Arroyo Grande, except for the following amendments:
Chapter 1 Administration
Section 101.1 Title. These regulations shall be known as the Fire Code of the City of Arroyo
Grande, hereinafter referred to as “this code.”
Section 103 – Code Compliance Agency
Section 103.1 is amended to read as follows:
103.1 Creation of agency. The Five Cities Fire Authority is hereby created and the official in
charge therefore shall be known as the Fire Code Official. The function of the agency shall be
the implementation, administration and enforcement of the provisions of this code.
Section 104 – Duties and powers of the Fire Code Official.
Sections 104.10.2-104.10.5 is added to read as follows:
104.10.2 Fire Department personnel and police. The chief of the fire department and other
members of the Five Cities Fire Authority designated by the Chief of the fire department have
the authority of peace officers or public officers pursuant to California Penal Code sections
830.2(g), 830.7(d) and 836.5(a) in performing their duties under the California Fire Code.
104.10.3 Fire investigation unit. A fire investigation unit is established within the Five Cities
Fire Authority under the direction of the Fire Chief. All members of the fire investigation unit
shall, upon completion of requirements as set forth in California Penal Code section 832, or
any successor legislation, have the full power, authority, and immunity of a California peace
officer to issue citations for violations of this Code.
104.10.4 Arrests. In addition to Five Cities Fire Authority personnel, who are assigned as arson
investigators pursuant to California Penal Code section 830.37, any other member of the Five
Cities Fire Authority shall have the power to arrest, without a warrant, whenever that member
has reasonable cause to believe the person to be arrested has committed the crime of
misdemeanor or felony arson, as defined in California Penal Code sections 450 et seq. and
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California Code of Regulations, Titles 19, 24, and 25, in his/her presence, pursuant to the
authority granted by California Penal Code section 836.5.
104.10.5 Citations. The Fire Code Official, or duly authorized agent, is granted the authority
as provided in Section 836.5(a) of the California Penal Code to issue citations for violations of
this code.
Section 105 – Permits
105.3.3 Occupancy and use prohibited before approval. The building or structure shall not be
occupied prior to the fire code official issuing a permit and conducting associated inspections
indicating that applicable provisions of this code have been met. No appliance, device,
equipment, or system shall be operated or used until the installation has been approved and
permitted by the Fire Code Official and all applicable provisions of this code have been met. It
shall be the duty of the permit applicant or contractor or both to cause the work to remain
accessible and exposed for inspection purposes.
Section 113 – Violations
Section 113.4 is amended to read as follows:
113.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to
comply with any of the requirements thereof or who shall erect, install, alter, repair or do work
in violation of the approved construction documents or directive of the Fire Code Official, or of
a permit or certificate used under the provisions of this code, shall be guilty of a misdemeanor
punishable by a fine of not more than one thousand dollars $1,000.00, or by imprisonment not
exceeding three hundred sixty five (365) calendar days, or by both such fine and imprisonment.
Each day a violation continues, after due notice has been served, shall be deemed a separate
offense.
Section 113.5 is added to read as follows:
113.3.5. Citations. The Fire Chief, Fire Marshal and Battalion Chiefs are each authorized to
issue a citation to any person operating or maintaining an occupancy or a premises or vehicle
subject to this code, and who allow a hazard to exist or fail to take immediate action to abate
a hazard on such occupancy, premises or vehicle when ordered or notified to do so by any of
those officials.
Chapter 4 Emergency Planning
Section 405 – Emergency Evacuation Drills
Section 405.8 is amended to read as follows:
405.8 Initiation. Where a fire alarm system is provided, emergency evacuation drills shall be
initiated by activating the fire alarm system. Prior to initiating an alarm, the person initiating the
alarm shall contact the fire alarm monitoring company and advise the company’s dispatcher
of the fire drill. In cases where the fire alarm system is not monitored by a central station,
notification shall be provided to the fire department dispatch center.
Chapter 5 Fire Service Features
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Section 503 – Fire Apparatus Access Roads
Section 503.3 is amended to read as follows:
503.3 Marking. Fire lanes and fire apparatus access roads shall be identified by curbs painted
red on both the top and face along the entire length of the fire lane or fire apparatus access
road, as applicable. Where no curb exists or a rolled curb is installed, an eight-inch wide red
(OSHA safety red) strip or approved posted signs applied the full length of the fire lane or fire
apparatus access road, as applicable, shall be installed. “FIRE LANE – NO PARKING” shall
be painted on top of curb in 3” white lettering at a spacing of 25 feet on center or portion
thereof.
Exception: On school grounds, the markings to be implemented shall be as approved by the
Fire Chief or his/her designee.
Section 503.4.2 is added to read as follows:
503.4.2 Removal of Obstructions. The Fire Code Official shall have the power and authority
to remove or cause to be removed, without notice, any vehicle, vessel, or thing parked or
placed in violation of any or all sections of this code. The owner of any item so removed shall
be responsible for all charges connected therewith.
Section 503.6 – Security Gates
Sections 503.6.1-503.6.4 is added to read as follows;
503.6.1 Electrically operated gates. Any electrically operated gate which is installed across
any required fire access road or fire lane shall have a Knox brand access switch installed which
will open the gate. The switch (with dust cover) shall be installed so it will open the gate, and
the gate will remain in the open position until re-set by fire department personnel. The key
switch shall be placed between 42” and 48” above the roadway surface at the left side of the
access gate unless otherwise allowed by the fire code official. The key switch shall be clearly
labeled “FIRE DEPT”. The gate shall have a manual means of opening in the event of a power
failure and shall be accessible from the exterior of the property.
503.6.2 Click to Enter Remotely Operated Gates. For electrically operated gates, a radio-
controlled system “Click to Enter” may be required in addition to the Knox key switch. A
gate serving an individual single-family residence or duplex is exempt from this requirement.
503.6.3 Exiting. If there is no sensing device that will automatically open the gates for exiting,
then a Knox brand electrical override switch (or substantially similar as determined by the Fire
Chief) shall be placed on each side of the gate in approved locations.
503.6.4 Manually operated gates. Each manually operated gate which is installed across any
required fire access road or fire lane and which is locked shall have a Knox brand (or
substantially similar as determined by the Fire Chief) padlock installed. The Knox padlock (or
substantially similar as determined by the Fire Chief) shall be integrated with any other lock in
such a manner as to allow the gate to be opened only by unlocking the Knox padlock (or
substantially similar as determined by the Fire Chief).
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Section 505 – Premises Identification
Section 505.1 is amended to read as follows:
505.1 Address identification. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in a position that
is visible from the street or road fronting the property. Address identification characters shall
contrast with their background. Numbers shall not be spelled out. Address numbers shall be
Arabic numbers or alphabetical letters. Each character shall be not less than 4 inches (102
mm) high for single family residential buildings and 8 inches (203.2 mm) for R-1, R-2 and non-
residential buildings, with a minimum stroke of 0.5 inch (12.7 mm), unless otherwise required
to be greater in height or of reflective material as determined by the fire code official during the
jurisdiction’s development review process for a specific project. Where required by the fire
code official, address identification shall be provided in additional approved locations to
facilitate emergency response. Where access is by means of a private road and the building
cannot be viewed from the public way, a monument, pole or other approved sign or means
shall be used to identify the structure. Address identification shall be maintained.
Section 505.1.1 is added to read as follows:
505.1.1 Directories. When required by the Fire Code Official, complexes with multiple
buildings may be required to provide directories, premises maps and directional signs. The
scale, design and location of directory signs shall be approved by the Fire Code Official and
may be required to be illuminated.
Section 506 – Key Boxes
Section 506.1 is amended to read as follows:
506.1 Knox Box. All new commercial occupancies shall have a Knox brand key box (or
substantially similar as determined by the Fire Chief) installed as directed by the fire code
official. Existing commercial occupancies shall install a Knox brand key box (or substantially
similar as determined by the Fire Chief), as directed by the fire code official when a building
permit is obtained for any work. The key box shall contain keys which will allow the fire
department access to all portions of the building. The keys shall have a tag affixed identifying
their purpose. The nominal height of key box installations shall be five (5) feet above grade.
Section 506.3 is added to read as follows:
506.3 Electronic Controlled Gates. A final field inspection, by the Fire Code Official or an
authorized representative, is required before electronic Knox (or substantially similar as
determined by the Fire Chief) controlled gates may become operative. Prior to final inspection,
electronic gates shall remain in a locked open position.
Section 507 – Fire Protection Water Supplies
507.5.7 Fire Department Connection. All newly installed fire department connections will be
required to install Knox brand FDC caps (or substantially similar as determined by the Fire
Chief). This also includes existing businesses that perform work to the structure that requires
a building permit or any tenant improvement.
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Chapter 6 – Building Services and Systems
Section 605 – Fuel Fired Appliances
Section 605.8 is amended to read as follows:
605.8 Gas meters. Above-ground gas meters, regulators and piping subject to damage shall
be protected by a barrier complying with Section 312 or otherwise protected in an approved
manner. Gas meters shall be permanently marked identifying the building or system served.
Chapter 9 – Fire Protection and Life Safety Systems
Sections 903.2 through 903.2.11.3 of the 2025 California Fire Code shall be deleted in its
entirety and replaced with the following:
Section 903.2. Where required. Approved automatic sprinkler systems shall be installed in
the following locations:
1. In all new buildings and structures that exceed 1,000 square feet.
2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% to the existing square
footage, and results in a total square footage equal or greater than 1,000 square feet.
Modifications that require addition of an automatic sprinkler system shall include
removal, combining or rearrangement of demising or tenant space walls to create a
single occupancy or tenant space of 1000 square feet or greater or changes in
occupancy or use when the change of occupancy or use results in a requirement for
an automatic sprinkler system as specified in Section 903, including, but not limited
to, increased occupant load, multiple fire areas, use of hazardous materials and other
increased hazards.
b. Throughout structures where alterations remove more than 50% of the exterior walls
and/or remove more than 50% of the roof framing, and are in excess of 1,000 square
feet.
c. Throughout structures where additions and alterations combined encompass more
than 50% of the existing square footage of the structure and are in excess of
1,000 square feet.
d. Where there is a change of occupancy to a more hazardous use as determined by
the Building Official or Fire Chief based on Table 903.2.1.
Table 903.2.1
Hazard Categories
Relative Hazard Occupancy Classifications
1 (Highest Hazard) H
2 I-2, I-2.1, I-3, I-4, L
3 A, E, I-1, M, R-1, R-2, R-2.1, R-4
4 B, F-1, R-3, R-3.1, S-1
5 (Lowest Hazard) F-2, S-2, U
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e. These requirements will be applicable to the combined square footage of all building
permits issued for the address or site within the last five years.
[Intervening sections 903.2.1 to 903.2.8 intentionally deleted.]
903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3, including Section
903.3.1.3 for Group R-3, shall be provided throughout all buildings with a Group R fire area
including all Manufactured, Modular or Mobile single family or Multifamily Homes or sleeping
units.
[Intervening sections 903.2.8.2 to 903.2.9.4 intentionally deleted.]
903.2.10 Group S-2 parking garages
2. Where the enclosed parking garage, in accordance with Section 406.6 of the
California Building Code, is located beneath other groups.
Section 907 – Fire Alarm and Detection Systems.
907.3.1 Duct smoke detectors. Smoke detectors installed in ducts shall be listed for the air velocity,
temperature and humidity present in the duct. Duct smoke detectors shall be connected to
the building’s fire alarm control unit when a fire alarm system is installed. Activation of a duct
smoke detector shall initiate a visible and audible supervisory signal at a constantly attended
location and shall perform the intended fire safety function in accordance with this code and
the California Mechanical Code. Duct smoke detectors shall not be used as a substitute for
required open area detection. The reset switch for the duct detectors shall be in an
accessible location acceptable to the fire code official. A copy of the alarm system plan shall
be accessible at the alarm panel indicating the location of the duct smoke detectors that
correspond with the alarm fault activation name or number.
Exception:
1. In occupancies not required to be equipped with a fire alarm system, actuation of a smoke
detector shall activate a visible and an audible signal in an approved location. Smoke
detector trouble conditions shall activate a visible or audible signal in an approved
location and shall be identified as air duct detector trouble.
Section 912 – Fire Department Connections.
Section 912.2.1 is amended as follows:
912.2.1 Visible locations. Fire department connections shall be located on the front access side of
buildings, fully visible and recognizable from the street, or nearest point of fire department
vehicle access or as otherwise approved by the Fire Chief or his/her designee fire code
official. The location of fire department connections shall be approved and installed as
follows:
1. Within 40 feet from an approved roadway or driveway and arranged so that hose lines can
be readily attached to the inlets without interference from any nearby objects including
buildings, fences, posts, plantings, or other fire department connections or otherwise
approved by the Fire Chief or his/her designee.
2. Within 50 feet from an approved hydrant.
3. Inlet height shall not be less than 18 inches or more than 48 inches above grade.
4. Guard posts or other approved means shall be required to protect fire department inlet
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connections from vehicular damage.
Appendix D – Fire Apparatus Access Roads.
Appendix D Section D107.1 – Exception 1 shall be deleted in its entirety.
Appendix D Section D109 and D109.1-D109.2 are added to read as follows:
SECTION D109 - DRIVEWAYS
D109.1 Driveways less than 150 feet in length. A driveway that serves one- or two-family residential
(occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 12 feet wide driveway.
2. Driveways with a grade of 12% or less shall be paved or approved all weather road
base.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
D109.2 Driveways that exceed 150 feet in length. A driveway that serves one or two family
residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 16 feet wide driveway.
Exception: The driveway can be reduced to 12 feet wide with the installation
of a Dry Standpipe as per Five Cities Fire Authority standards.
2. Driveways with a grade of 12% or less shall be an approved paved surface.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface.
4. Driveways cannot exceed 20% grade.
5. Driveway requires a Fire Department turnaround as per Five Cities Fire Authority
standards.
6. Driveways in excess of 200 feet shall be provided with turnouts in addition to
turnarounds. Turnouts shall be an all-weather road surface not less than 30 feet long
and 10 feet wide.
SECTION 14. Amendment. Adoption of the 2025 California Wildland Urban Interface Code
Chapter 15.16 – Adoption of the 2025 California Wildland Urban Interface Code is hereby added
to Title 15 as follows:
The 2025 edition of the California Wildland Urban Interface Code is hereby adopted by
reference as the Wildland Urban Interface Code of the City of Arroyo Grande, including
Appendix G.
SECTION 15. Amendment. Adoption of the 2024 International Property Maintenance Code
Chapter 15.17 – Adoption of the International Property Maintenance Code is hereby created as
follows:
15.17.010
Adoption of the International Property Maintenance Code. The 2024 edition of the
International Property Maintenance Code is hereby adopted by reference as the Property
Maintenance Code of the City of Arroyo Grande, except for the following amendments:
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A. The following Sections of the 2024 International Property Maintenance Code shall be
revised to delete and insert the following:
Section 101.1 Title. Delete “Name of Jurisdiction” and insert “The City of Arroyo Grande”.
Section 103.1 Creation of agency. Delete “[Insert Name of Department]” and insert “The
City of Arroyo Grande Community Development Department”.
Section 108.4 Failure to Comply shall be deleted and replaced with the following:
Section 108.4 Failure to Comply. Any person who shall continue any work after
having been served with a stop work order, except such work as that person is
directed to perform to remove a violation or unsafe condition, shall be subject to fines
of not less than triple the amount charged for the original permit fee(s), or more than
one thousand dollars ($1,000).
Section 302.4 Weeds. Delete “jurisdiction to insert height in inches” and insert “four
inches (4 inches)”.
Section 304.14 Insect screens. Delete “during the period from [Date] to [Date]” and insert
“Year-round”.
Section 602.3 Heat supply. Delete “during the period from [Date] to [Date]” and insert
“year-round”.
Section 602.4 Occupiable workspaces. Delete “during the period from [Date] to [Date]”
and insert “year-round”.
SECTION 16. Amendment. General Penalty Provisions.
Chapter 15.18 – Violations and Penalties is hereby created as follows:
Chapter 15.18 - VIOLATIONS AND PENALTIES.
1. No person shall erect, construct, enlarge, alter, repair, move, improve, remove,
convert or demolish, equip, use, occupy, or maintain any land, building or
structure, building service equipment, machine or equipment, or cause or permit
the same to be done, in violation of Title 15. Each such person shall be deemed
guilty of a separate offense for each and every day or portion thereof during which
any violation of any of the provisions of Title 15 is committed, continued, or
permitted.
2. No person shall remove, deface, alter, or obstruct from view a posted notice of the
Building Official, or his or her authorized representative, when such notice
constitutes a stop work order or a warning of substandard or hazardous conditions
or prohibits or restricts the occupancy or use of a building, structure, or building
service equipment regulated by the Title 15.
3. Every violation of Title 15 shall be deemed a misdemeanor, punishable as set
forth in Chapter 1.16. In addition, the City may apply administrative penalties
provided in Chapter 1.18.
SECTION 17. Publication. Within fifteen (15) days after passage of this Ordinance, it shall be
published in accordance with Government Code section 36933.
SECTION 18. Effective Date. This Ordinance shall take effect and be in full force and effect
January 1, 2026.
SECTION 19. Severability. If any section, subsection, sentence, clause, or phrase of this
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Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions of this
Ordinance. The City Council hereby declares that it would have passed this Ordinance and each
and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional
without regard to whether any portion of the Ordinance would be subsequently declared invalid or
unconstitutional.
SECTION 20. CEQA. The City Council hereby finds that it can be seen with certainty that there is
no possibility that this Ordinance may have a significant adverse effect on the environment, since
the Ordinance merely adopts updated building and safety standards. Thus, the adoption of this
Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”)
pursuant to Sections 15060(c)(2) and 15061(b)(3) of the CEQA Guidelines. The adoption of the
Ordinance will not result in a direct or reasonably foreseeable physical change in the environment;
and 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.
SECTION 21. Filing with Building Standards Commission. The City Clerk is directed to
coordinate with the Community Development Department to file this Ordinance with the Building
Standards Commission immediately after the adoption date of this Ordinance.
On motion of Council Member Guthrie, seconded by Council Member Secrest, and on the following
roll call vote, to wit:
AYES: Council Members Guthrie, Secrest, Maraviglia, Loe, and Mayor Ray Russom
NOES: None
ABSENT: None
the foregoing Ordinance was passed and adopted this 25th day of November, 2025.
CAREN RAY RUSSOM, MAYOR
ATTEST:
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
ISAAC ROSEN, CITY ATTORNEY
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EXHIBIT A
Findings to Support Amendments to the
2025 Edition of the California Building Standards Code
This Exhibit A provides the express findings and determinations (where necessary
pursuant to California Health & Safety Code sections 17958, 17958.5, 17958.7 and/or 18941.5)
justifying the City of Arroyo Grande’s amendments to the 2025 Building Standards Code.
Arroyo Grande 2025 Code Adoption Summary Table
FINDINGS
1 Climactic
Climatically, the City has dry warm summer and early fall conditions (as well as moderate
late fall and winter conditions) with dry winds which remove moisture from vegetation.
Further, the City frequently experiences Santa Ana wind conditions which exacerbate fire
hazards and potential spread of fire within the area, both in rural and urban settings.
Coastal ground fog is a common occurrence. This climatic condition could obscure vision,
compromising early detection of fire as well as impedes radio deployment of fire
equipment to and at the scene of the emergency.
2 Geological
Geographically, the City is located in an area prone to frequent seismic activity which has
a high potential for large scale, simultaneous building and infrastructure damage, including
fire. A major seismic event would create a community-wide demand on fire protection
services, which would be beyond the response capability of the Fire Department. This
potential problem can be partially mitigated by requiring initial fire control through the
installation of automatic fire protection systems. Further, the City has numerous older and
historic buildings and structures which can often fail due to moderate seismic activity.
Additions, alterations and repairs of these antiquated structures need to be properly
addressed.
Additionally, the many foothills and surrounding mountains are prime sites for residential
development. These hillside residential sites, together with isolated rural and semi-rural
settings of the City, create difficult conditions in which to provide immediate fire response.
The City is heavily vegetated throughout and encourages native wildlife protection and
enhancement. As the community is developing and housing densities increase, the
planting of shrubs and trees and other landscape is encouraged to beautify and enhance
City living conditions. However, this increased density results in much higher fuel loads
and together with increased planting, and when combined with native vegetation,
significantly increases fire hazards and fire spreading from one dwelling or structure to
another.
3 Topographical
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The topographic element of these Findings is closely associated with the geographical
elements noted above. While the geographic features create the topographic conditions,
the Findings in this section are, for the most part, a result of the construction and design of
the City.
Highway 101 completely traverses and bisects the City. There are only three
over/underpasses allowing access to either side of the City. These physical barriers create
significant barriers to emergency response.
With limited parking and as the community grows and commercial activity increases in the
City, delivery and other vehicles tend to double park. When added to already narrow
streets, cars parked on the sides of streets and traffic congestion (especially around rush
hour), emergency response times are significantly affected.
The City encourages and emphasizes affordable housing development. This creates
buildings that provide minimum required clearances between structures and maximum
allowable height. Although these buildings are built with more stringent standards, the
reality is that this type of development creates significant barriers in terms of access and
fuel load for firefighting purposes.
ADMIN Administrative In Nature, Procedural, No Impact
This amendment is necessary for administrative clarification, and does not modify a
building standard pursuant to California Health & Safety Code Sections 17958, 17958.7
and/or 18941.5. This amendment establishes administrative standards for the effective
enforcement of the building standards in the City of Arroyo Grande
AB130 Health and Safety Code Section 17958(b)
(b) Commencing October 1, 2025, to June 1, 2031, inclusive, a city or county shall not
make changes that are applicable to residential units in the provisions adopted pursuant to
Section 17922 and published in the California Building Standards Code or the other
regulations thereafter adopted pursuant to Section 17922 to amend, add, or repeal
ordinances or regulations which impose the same requirements as are contained in the
provisions adopted pursuant to Section 17922 and published in the California Building
Standards Code or the other regulations adopted pursuant to Section 17922 or make
changes or modifications in those requirements upon express findings pursuant to
Sections 17958.5 and 17958.7, unless one of the following conditions is met:
ES (2) The commission deems those changes or modifications necessary as emergency
standards to protect health and safety.
HH (3) The changes or modifications relate to home hardening.
(4) The building standards relate to home hardening and are proposed for adoption by a
fire protection district pursuant to Section 13869.7.
(5) The changes or modifications are necessary to implement a local code amendment
that is adopted to align with a general plan approved on or before June 10, 2025, and that
permits mixed-fuel residential construction consistent with federal law while also
incentivizing all-electric construction as part of an adopted greenhouse gas emissions
reduction strategy.
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(6) The changes or modifications are related to administrative practices, are proposed for
adoption during the intervening period pursuant to Section 18942, and exclusively result in
any of the following:
(A) Reductions in time for a local agency to issue a post entitlement permit. (B) Alterations to a local agency’s post entitlement fee schedule.
(C) Modernization of, or adoption of, new permitting platforms and software utilized by the
local agency.
(D) Reductions in cost of internal operation for a local agency.
(E) Establishment, alteration, or removal of local programs related to enforcement of
building code violations or complaints alleging building code violations.
PROPOSED ORDINANCE
15.01.020.1 Amendments to California Building Code.
ADMIN (a) CBC, Section 105.1, is hereby amended by adding the following:
Permits Required and Violations and Penalties.
It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter,
repair, move, improve, remove, convert, demolish, equip, use, occupy, or maintain any
building or structure in the City, or cause or permit the same to be done, contrary to or in
violation of any of the provisions of this Code. Any person violating any of the provisions of
this Code shall be deemed guilty of a misdemeanor. Each day that a violation continues
shall be deemed a separate offense. The Building Official or his/her designee may
commence any or all of the following proceedings in accordance with the Arroyo Grande
Municipal Code:
(1) Issue an administrative citation in accordance with the provisions of Chapter 18 of Title
1 of the Arroyo Grande Municipal Code and related written policies.
(2) Request the City Attorney to institute legal action.
(b) CBC, Section 109.4, is hereby amended by adding the following:
ADMIN 109.4.1 Fees for Work Commencing Before Permit Issuance
An investigation fee, in addition to the permit fee, shall be collected whether or not a
permit is then or subsequently issued. The investigation fee shall be equal to the amount
of the permit fee required by this code. The City Council may adopt or amend the fees set
forth in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive
investigation fee being accessed, second violation would result in a three times the permit
fee for the investigation fee, a third violation would result in a four times the permit fee for
the investigation fee, a fourth violation would result in a five times the permit fee for the
investigation fee, and so on to a maximum of a ten times the permit fee for the
investigation fee.
The payment of such investigation fee shall not exempt an applicant from compliance with
all other provisions of either this code or the technical codes nor from the penalty
prescribed by law. Swimming Pool Safety Barriers not finaled prior to pool water
placement are subject to an investigation fee.
ADMIN (c) CBC, Appendix B, Board of Appeals is amended as follows:
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1. Board of appeals established. In order to hear and decide appeals of orders, decisions
or determinations made by the building official relative to the application and interpretation
of this code, there shall be and is hereby created a board of appeals. The board of
appeals shall be appointed by the City Council and shall hold office at its pleasure. The
building official shall serve as clerk to the board.
2. Membership and qualifications. The board of appeals shall consist of three members
who are qualified by experience and training to pass on matters pertaining to building
construction and are not employees of the city.
3. Procedures. The board of appeals shall follow the procedures for the conduct of
appeals set forth in Title 1, Chapter 12, Appeals of the Arroyo Grande Municipal Code, or
as may be established by the building official and shall provide for proper notice and a
hearing that complies with due process procedures.
(c) Section 903.2 amended—Automatic sprinkler systems.
Sections 903.2 through 903.2.11.3 of the 2025 California Building Code shall be deleted in
its entirety and replaced with the following:
HH, 1, 2, 3 903.2 Where required. Automatic sprinkler systems shall be installed in the following
locations:
1. In all new buildings and structures that exceed 1,000 square feet. 2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing square
footage to the structure AND results in a total square footage in excess of 1,000 (one
thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior walls
and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet.
c. Throughout structures where additions and alterations combined encompass more
than 50% of the existing square footage of the structure AND are in excess of 1,000 (one
thousand) square feet.
d. Where there is a change of occupancy to a more hazardous use as determined by
the building official or fire chief based on Table 903.2.1:
e. These requirements will be applicable to the combined square footage of all building
permits issued for the address or site within the last five years. Buildings or structures
separated by less than ten (10) feet shall be considered as a single building or structure
unless separation is provided by a permitted, code compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter,
the floor area within the surrounding exterior walls shall be considered as one building
(measured from the exterior surface of these exterior walls). For the purpose of calculating
square footage for the application of fire sprinkler requirements and fire flow, the floor area
shall be as defined by Floor Area, Gross in Section 202 of this code.
ADMIN The California Electrical Code adopted by reference by Section 15.02.010 of this Code is
amended as follows:
89.108.4.1 Permits is hereby amended by adding the following: The following provision is hereby added to the CEC regarding Unused Facilities:
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(1) For all existing commercial and industrial establishments and places of assembly,
when the service has been disconnected for ninety (90) continuous days or more, the
service may not be reconnected without an inspection and approval from the Building
Official. A permit shall be required for such inspection, and the fee shall be as set forth in
Section 15.1.01.1 of this Article.
(2) For all existing residential buildings, when the service has been disconnected for ninety
(90) continuous days or more, the service may not be reconnected without an inspection
and approval from the Building Official. A permit shall be required for such inspection, and
the fee shall be as indicated in Section 15.1.01.1 of this Article.
ADMIN 15.04.010.1 Amendments to Plumbing Code.
The California Plumbing Code adopted by reference by Section 15.04.010 of this Code is
amended as follows:
(a) The following provision is hereby added to the California Plumbing Code to read as
follows: Section 1205.1.1
In all existing commercial and industrial establishments and places of assembly, when the
service has been discontinued for ninety (90) days or more, the gas meter may be turned
on only after the piping has been pressure tested and when the test and gas appliances
have been approved by the Administrative Authority. A permit shall be required for such
test.
In all existing residential buildings where service has been discontinued for ninety (90)
days or longer, the gas may be turned on only after the piping has been pressure tested
and when the test and gas appliances have been approved by the Administrative
Authority. A permit shall be required for such test.
15.08.010 Adoption of the California Residential Code.
For the purposes of prescribing regulations governing one- and two-family dwellings, the
2025 California Residential Code (CRC) promulgated by the California Building Standards
Commission, which incorporates the adoption of the 202124 Edition of the International
Residential Code, is hereby adopted by reference thereto as if fully set forth in this
chapter. Copies of the 2025 California Residential Code are on file in the office of the City
Clerk and Building Official. Any changes made by the California Building Standards
Commission applicable to the City, including new editions, shall be deemed incorporated
herein. If any conflicts between this Code and any other City, State or Federal Code
should arise, the most restrictive code providing the highest level of safety as determined
by the Building Official shall prevail.
ADMIN Section R108.6.1 Fees For Work Commencing Before Permit Issuance is hereby added:
An investigation fee, in addition to the permit fee, shall be collected whether or not a
permit is then or subsequently issued. The investigation fee shall be equal to the amount
of the permit fee required by this code. The City Council may adopt or amend the fees set
forth in this chapter by resolution.
Subsequent un-permitted work by the same permittee shall result in a progressive
investigation fee being accessed, second violation would result in a three times the permit
fee for the investigation fee, a third violation would result in a four times the permit fee for
the investigation fee, a fourth violation would result in a five times the permit fee for the
investigation fee, and so on to a maximum of a ten times the permit fee for the
investigation fee.
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The payment of such investigation fee shall not exempt an applicant from compliance with
all other provisions of either this code or the technical codes nor from the penalty
prescribed by law. Swimming Pool Safety Barriers not finaled prior to pool water
placement are subject to an investigation fee.
Section R309.2 Amended—Automatic sprinkler systems.
HH, 1, 2, 3 Sections R309.2 and R309.2, Exception 1 shall be deleted in its entirety and replaced with
the following:
Section R309.2 and R309.2, Exception 1. An automatic residential fire sprinkler system
shall be installed in additions or alterations for all one- and two-family dwelling buildings or
structures as follows:
1. In all new buildings and structures that exceed 1,000 square feet. 2. In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% of the existing square
footage to the structure AND results in a total square footage in excess of 1,000 (one
thousand) square feet.
b. Throughout structures where alterations remove more than 50% of the exterior walls
and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet.
c. Throughout structures where additions and alterations combined encompass more
than 50% of the existing square footage of the structure AND are in excess of 1,000 (one
thousand) square feet.
d. These requirements will be applicable to the combined square footage of all building
permits issued for the address or site within the last five years. Buildings or structures
separated by less than ten (10) feet shall be considered as a single building or structure
unless separation is provided by a permitted, code compliant, rated assembly.
For the purpose of requiring the automatic fire sprinkler systems specified in this chapter,
the floor area within the surrounding exterior walls shall be considered as one building
(measured from the exterior surface of these exterior walls). For the purpose of calculating
square footage for the application of fire sprinkler requirements and fire flow, the floor area
shall be as defined by Floor Area, Gross in Section 202 of this code.
Adoption of California Fire Code. The 2025 edition of the California Fire Code, including
Appendices A, B, BB, C, CC, D, F, H, and I and is hereby adopted as the Fire Code of the
City of Arroyo Grande, except for the following revisions.
Chapter 1 Administration
ADMIN Section 101.1 Title. These regulations shall be known as the Fire Code of the City of
Arroyo Grande, hereinafter referred to as “this code.”
Section 103 – Code Compliance Agency
ADMIN
103.1 Creation of agency. The Five Cities Fire Authority is hereby created and the official
in charge therefore shall be known as the Fire Code Official. The function of the agency
shall be the implementation, administration and enforcement of the provisions of this code.
ADMIN Section 104 – Duties and powers of the Fire Code Official.
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104.10.2 Fire Department personnel and police. The chief of the fire department and other
members of the Five Cities Fire Authority designated by the Chief of the fire department
have the authority of peace officers or public officers pursuant to California Penal Code
sections 830.2(g), 830.7(d) and 836.5(a) in performing their duties under the California
Fire Code.
104.10.3 Fire investigation unit. A fire investigation unit is established within the Five
Cities Fire Authority under the direction of the Fire Chief. All members of the fire
investigation unit shall, upon completion of requirements as set forth in California Penal
Code section 832, or any successor legislation, have the full power, authority, and
immunity of a California peace officer to issue citations for violations of this Code.
104.10.4 Arrests. In addition to Five Cities Fire Authority personnel, who are assigned as
arson investigators pursuant to California Penal Code section 830.37, any other member
of the Five Cities Fire Authority shall have the power to arrest, without a warrant,
whenever that member has reasonable cause to believe the person to be arrested has
committed the crime of misdemeanor or felony arson, as defined in California Penal Code
sections 450 et seq. and California Code of Regulations, Titles 19, 24, and 25, in his/her
presence, pursuant to the authority granted by California Penal Code section 836.5.
104.10.5 Citations. The Fire Code Official, or duly authorized agent, is granted the
authority as provided in Section 836.5(a) of the California Penal Code to issue citations for
violations of this code.
ADMIN Section 105 – Permits
105.3.3 Occupancy and use prohibited before approval. The building or structure shall not
be occupied prior to the fire code official issuing a permit and conducting associated
inspections indicating that applicable provisions of this code have been met. No appliance,
device, equipment, or system shall be operated or used until the installation has been
approved and permitted by the Fire Code Official and all applicable provisions of this code
have been met. It shall be the duty of the permit applicant or contractor or both to cause
the work to remain accessible and exposed for inspection purposes.
ADMIN Section 113 – Violations
113.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to
comply with any of the requirements thereof or who shall erect, install, alter, repair or do
work in violation of the approved construction documents or directive of the Fire Code
Official, or of a permit or certificate used under the provisions of this code, shall be guilty
of a misdemeanor punishable by a fine of not more than one thousand dollars $1,000.00,
or by imprisonment not exceeding three hundred sixty five (365) calendar days, or by both
such fine and imprisonment. Each day a violation continues, after due notice has been
served, shall be deemed a separate offense.
113.3.5. Citations. The Fire Chief, Fire Marshal and Battalion Chiefs are each authorized
to issue a citation to any person operating or maintaining an occupancy or a premises or
vehicle subject to this code, and who allow a hazard to exist or fail to take immediate
action to abate a hazard on such occupancy, premises or vehicle when ordered or notified
to do so by any of those officials.
Chapter 4 Emergency Planning
ADMIN Section 405 – Emergency Evacuation Drills
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405.8 Initiation. Where a fire alarm system is provided, emergency evacuation drills shall
be initiated by activating the fire alarm system. Prior to initiating an alarm, the person
initiating the alarm shall contact the fire alarm monitoring company and advise the
company’s dispatcher of the fire drill. In cases where the fire alarm system is not
monitored by a central station, notification shall be provided to the fire department
dispatch center.
Chapter 5 Fire Service Features
HH, 2, 3 Section 503 – Fire Apparatus Access Roads
503.3 Marking. Fire lanes and fire apparatus access roads shall be identified by curbs
painted red on both the top and face along the entire length of the fire lane or fire
apparatus access road, as applicable. Where no curb exists or a rolled curb is installed,
an eight-inch wide red (OSHA safety red) strip or approved posted signs applied the full
length of the fire lane or fire apparatus access road, as applicable, shall be installed.
“FIRE LANE – NO PARKING” shall be painted on top of curb in 3” white lettering at a
spacing of 25 feet on center or portion thereof.
Exception: On school grounds, the markings to be implemented shall be as approved by
the Fire Chief or his/her designee.
503.4.2 Removal of Obstructions. The Fire Code Official shall have the power and
authority to remove or cause to be removed, without notice, any vehicle, vessel, or thing
parked or placed in violation of any or all sections of this code. The owner of any item so
removed shall be responsible for all charges connected therewith.
503.6.1 Electrically operated gates. Any electrically operated gate which is installed
across any required fire access road or fire lane shall have a Knox brand access switch
installed which will open the gate. The switch (with dust cover) shall be installed so it will
open the gate, and the gate will remain in the open position until re-set by fire department
personnel. The key switch shall be placed between 42” and 48” above the roadway
surface at the left side of the access gate unless otherwise allowed by the fire code
official. The key switch shall be clearly labeled “FIRE DEPT”. The gate shall have a
manual means of opening in the event of a power failure and shall be accessible from the
exterior of the property.
503.6.2 Click to Enter Remotely Operated Gates. For electrically operated gates, a radio-
controlled system “Click to Enter” may be required in addition to the Knox key switch. A
gate serving an individual single-family residence or duplex is exempt from this
requirement.
503.6.3 Exiting. If there is no sensing device that will automatically open the gates for
exiting, then a Knox brand electrical override switch (or substantially similar as determined
by the Fire Chief) shall be placed on each side of the gate in approved locations.
503.6.4 Manually operated gates. Each manually operated gate which is installed across
any required fire access road or fire lane and which is locked shall have a Knox brand (or
substantially similar as determined by the Fire Chief) padlock installed. The Knox padlock
(or substantially similar as determined by the Fire Chief) shall be integrated with any other
lock in such a manner as to allow the gate to be opened only by unlocking the Knox
padlock (or substantially similar as determined by the Fire Chief).
HH, 2, 3 Section 505 – Premises Identification
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505.1 Address identification. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in a position
that is visible from the street or road fronting the property. Address identification
characters shall contrast with their background. Numbers shall not be spelled out.
Address numbers shall be Arabic numbers or alphabetical letters. Each character shall be
not less than 4 inches (102 mm) high for single family residential buildings and 8 inches
(203.2 mm) for R-1, R-2 and non-residential buildings, with a minimum stroke of 0.5 inch
(12.7 mm), unless otherwise required to be greater in height or of reflective material as
determined by the fire code official during the jurisdiction’s development review process
for a specific project. Where required by the fire code official, address identification shall
be provided in additional approved locations to facilitate emergency response. Where
access is by means of a private road and the building cannot be viewed from the public
way, a monument, pole or other approved sign or means shall be used to identify the
structure. Address identification shall be maintained.
505.1.1 Directories. When required by the Fire Code Official, complexes with multiple
buildings may be required to provide directories, premises maps and directional signs. The
scale, design and location of directory signs shall be approved by the Fire Code Official
and may be required to be illuminated.
2, 3 Section 506 – Key Boxes
506.1 Knox Box. All new commercial occupancies shall have a Knox brand key box (or
substantially similar as determined by the Fire Chief) installed as directed by the fire code
official. Existing commercial occupancies shall install a Knox brand key box (or
substantially similar as determined by the Fire Chief), as directed by the fire code official
when a building permit is obtained for any work. The key box shall contain keys which will
allow the fire department access to all portions of the building. The keys shall have a tag
affixed identifying their purpose. The nominal height of key box installations shall be five
(5) feet above grade.
506.4 Electronic Controlled Gates. A final field inspection, by the Fire Code Official or an
authorized representative, is required before electronic Knox (or substantially similar as
determined by the Fire Chief) controlled gates may become operative. Prior to final
inspection, electronic gates shall remain in a locked open position.
Section 507 – Fire Protection Water Supplies
507.5.7 Fire Department Connection. All newly installed fire department connections will
be required to install Knox brand FDC caps (or substantially similar as determined by the
Fire Chief). This also includes existing businesses that perform work to the structure that
requires a building permit or any tenant improvement.
Chapter 6 – Building Services and Systems Section 605 – Fuel Fired Appliances
605.8 Gas meters. Above-ground gas meters, regulators and piping subject to damage
shall be protected by a barrier complying with Section 312 or otherwise protected in an
approved manner. Gas meters shall be permanently marked identifying the building or
system served.
Chapter 9 – Fire Protection and Life Safety Systems
Section 903.2 through 903.2.11.3 of the 2025 California Fire Code shall be deleted in its
entirety and replaced with the following:
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HH, 1, 2, 3 Section 903.2. Where required. Approved automatic sprinkler systems shall be installed in
the following locations:
1) In all new buildings and structures that exceed 1,000 square feet. 2) In additions or alterations for all buildings or structures as follows:
a. Throughout structures where additions add more than 50% to the existing square
footage, and results in a total square footage equal or greater than 1,000 square feet.
Modifications that require addition of an automatic sprinkler system shall include removal,
combining or rearrangement of demising or tenant space walls to create a single
occupancy or tenant space of 1000 square feet or greater or changes in occupancy or use
when the change of occupancy or use results in a requirement for an automatic sprinkler
system as specified in Section 903, including, but not limited to, increased occupant load,
multiple fire areas, use of hazardous materials and other increased hazards.
b. Throughout structures where alterations remove more than 50% of the exterior walls
and/or remove more than 50% of the roof framing, and are in excess of 1,000 square feet.
c. Throughout structures where additions and alterations combined encompass more than
50% of the existing square footage of the structure and are in excess of 1,000 square feet.
d. Where there is a change of occupancy to a more hazardous use as determined by the
Building Official or Fire Chief based on Table 903.2.1.
Table 903.2.1 Hazard Categories Relative Hazard 1 (Highest Hazard) 2 3 4 5 (Lowest Hazard)
e. These requirements will be applicable to the combined square footage of all building
permits issued for the address or site within the last five years.
HH, 1, 2, 3 903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3, including
Section 903.3.1.3 for Group R-3, shall be provided throughout all buildings with a Group R
fire area including all Manufactured, Modular or Mobile single family or Multifamily Homes
or sleeping units.
HH, 1, 2, 3 903.2.10 Group S-2 parking garages
2) Where the enclosed parking garage, in accordance with Section 406.6 of the California
Building Code, is located beneath other groups.
HH, 1, 2, 3 Section 907 – Fire Alarm and Detection Systems.
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907.3.1 Duct smoke detectors. Smoke detectors installed in ducts shall be listed for the
air velocity, temperature and humidity present in the duct. Duct smoke detectors shall be
connected to the building’s fire alarm control unit when a fire alarm system is installed.
Activation of a duct smoke detector shall initiate a visible and audible supervisory signal at
a constantly attended location and shall perform the intended fire safety function in
accordance with this code and the California Mechanical Code. Duct smoke detectors
shall not be used as a substitute for required open area detection. The reset switch for the
duct detectors shall be in an accessible location acceptable to the fire code official. A copy
of the alarm system plan shall be accessible at the alarm panel indicating the location of
the duct smoke detectors that correspond with the alarm fault activation name or number.
Exception:
1. In occupancies not required to be equipped with a fire alarm system, actuation of a
smoke detector shall activate a visible and an audible signal in an approved location.
Smoke detector trouble conditions shall activate a visible or audible signal in an approved
location and shall be identified as air duct detector trouble.
Section 912 – Fire Department Connections.
912.2.1 Visible locations. Fire department connections shall be located on the front
access side of buildings, fully visible and recognizable from the street, or nearest point of
fire department vehicle access or as otherwise approved by the Fire Chief or his/her
designee fire code official. The location of fire department connections shall be approved
and installed as follows:
1) Within 40 feet from an approved roadway or driveway and arranged so that hose lines
can be readily attached to the inlets without interference from any nearby objects including
buildings, fences, posts, plantings, or other fire department connections or otherwise
approved by the Fire Chief or his/her designee.
2) Within 50 feet from an approved hydrant. 3) Inlet height shall not be less than 18 inches or more than 48 inches above grade.
4) Guard posts or other approved means shall be required to protect fire department inlet
connections from vehicular damage.
HH, 1, 2, 3 Appendix D – Fire Apparatus Access Roads.
Appendix D Section D107.1 – Exception 1 shall be deleted in its entirety. D109 - Driveways.
D109.1 Driveways less than 150 feet in length. A driveway that serves one- or two-family
residential (occupancy type R-3) up to 5 dwellings shall comply with all of the following:
1. Minimum 12 feet wide driveway.
2. Driveways with a grade of 12% or less shall be paved or approved all weather road
base.
3. Driveways with a grade greater than 12% shall be approved paved non-skid surface. 4. Driveways cannot exceed 20% grade.
D109.2 Driveways that exceed 150 feet in length. A driveway that serves one or two
family residential (occupancy type R-3) up to 5 dwellings shall comply with all of the
following:
1. Minimum 16 feet wide driveway.
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Exception: The driveway can be reduced to 12 feet wide with the installation of a Dry
Standpipe as per Five Cities Fire Authority standards.
2. Driveways with a grade of 12% or less shall be an approved paved surface. 3. Driveways with a grade greater than 12% shall be approved paved non-skid surface. 4. Driveways cannot exceed 20% grade.
5. Driveway requires a Fire Department turnaround as per Five Cities Fire Authority
standards.
6. Driveways in excess of 200 feet shall be provided with turnouts in addition to
turnarounds. Turnouts shall be an all-weather road surface not less than 30 feet long and
10 feet wide.
ADMIN
Adoption of the International Property Maintenance Code. The 2024 edition of the
International Property Maintenance Code is hereby adopted as the Property Maintenance
Code of the City of Arroyo Grande, except for the following revisions.
A. The following Sections of the 2024 International Property Maintenance Code shall be
revised to delete and insert the following:
Section 101.1 Title. Delete “Name of Jurisdiction” and insert “The City of Arroyo Grande”.
Section 103.1 Creation of agency. Delete “[Insert Name of Department]” and insert “The
City of Arroyo Grande Community Development Department”.
Section 108.4 Failure to Comply shall be deleted and replaced with the following:
Section 108.4 Failure to Comply. Any person who shall continue any work after having
been served with a stop work order, except such work as that person is directed to
perform to remove a violation or unsafe condition, shall be subject to fines of not less than
triple the amount charged for the original permit fee(s), or more than one thousand dollars
($1,000).
Section 302.4 Weeds. Delete “jurisdiction to insert height in inches” and insert “four
inches (4 inches)”.
Section 304.14 Insect screens. Delete “during the period from [Date] to [Date]” and insert
“Year-round”.
Section 602.3 Heat supply. Delete “during the period from [Date] to [Date]” and insert
“year-round”.
Section 602.4 Occupiable workspaces. Delete “during the period from [Date] to [Date]”
and insert “year-round”.
OFFICIAL CERTIFICATION
I, JESSICA MATSON, City Clerk of the City of Arroyo Grande, County of San
Luis Obispo, State of California, do hereby certify under penalty of perjury,
that the attached Ordinance No. 2025-011 which was introduced at a regular
meeting of the City Council on October 28, 2025; was passed and adopted
at a regular meeting of the City Council on the 25th day of November
2025; and was duly published in accordance with State law (G.C. 40806).
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 2nd
day of December, 2025.
JESSICA MATSON, CITY CLERK