The State of California, Building Standards Commission (CBSC), under CCR Title 24 establishes the minimum standards for building construction, fire safety and prevention, and public health and safety in the built environment throughout the State. The CBSC updates the Title 24 codes on a triennial cycle, with periodic updates as deemed necessary by the Commission between triennial updates. The CBSC has adopted the 2019 edition of the California Building, Residential, Fire, Electrical, Plumbing, Mechanical, Green Building, Energy, Historic Building and Existing Building Codes effective January 1, 2020. Local jurisdictions are required to begin enforcing the updated codes on that same date.
This Ordinance adopts the codes enumerated in CCR Title 24 as required by the CBSC with local amendments addressing unique conditions and circumstances in the City of Carmel-by-the-Sea as described in the Ordinance in accordance with CBSC requirements.
Significant changes include:
- Establishes a new section 15.10 Residential Code which adopts the CA Residential Code (CRC) as a separate section from the CA Building Code consistent with CBSC code adoption process which establishes the CRC as Part 2.5 of CCR Title 24.
- Provides residential design criteria under CRC Table R403.1.3
- Repeals the 50 psi limit on water pressure coming into a building, reverting to the prescriptive CA Plumbing Code’s 80 psi limit.
- Repeals the phasing chapter (15.54.050) for implementation of the CA Green Building Standards Code (CBGSC). The section is no longer applicable due to full implementation of the CGBSC by the City and State in 2016.
- Amends the Building and Fire Code definitions to clarify that “Escape Rooms” as defined in the code are considered “Special Amusement Buildings” subject to the requirements of CBC Sec. 411 and the Fire Code.
- Clarification of stormwater management system requirements including adoption of the requirements specified in Building Safety Div. Standard Operating Guidance (SOG) #17-07 (Resolution Number 2019-077).
- Adoption of Solar Ready requirements for new construction. Solar Ready requirements mandated by the State under CA Energy Code Section 110.10 apply to new single-family residences located in subdivisions with ten or more single-family residences; new low-rise multifamily buildings; new hotel/motel occupancies and high-rise multifamily buildings; and new non-residential buildings with three or less habitable stories other than health care facilities.
Additional options for Public Safety and Convenience:
Fire Prevention
The State of California and Monterey County have experienced many significant, highly-destructive wildfires in recent years. While the causes have varied, the rapid growth and unusual fire behavior from many of these fires is thought to be the result of extended drought, limited vegetation management, and continued development in the wildland/urban interface areas of the State. To mitigate the threat from wildfire, the State Fire Marshal has identified areas of moderate, high and very high fire hazard severity potential; and has enacted additional protective measures required to be built into new construction within these zones.
CBC Chapter 7A provides the state requirements for new construction in identified wildland-urban interface areas. Within the State Responsibility Area (areas outside of local agency jurisdiction) Chapter 7A requirements apply in all three wildfire severity zones. Inside local agency jurisdictions, such as the City of Carmel-by-the-Sea, the requirements apply (by state mandate) only in areas mapped as Very High Fire Hazard Severity Zones (VHFHSZ). In the City of Carmel-by-the-Sea, the east and north sides of the City (see map attached) contain land classified as VHFHSZ and the provisions of Ch. 7A have been enforced for new construction since July 1, 2008.
In the remainder of the City, the prescriptive fire-resistant construction requirements of the CBC, CRC, and CFC apply based on a buildings size, setbacks and occupancy type. To improve fire protection, the City has adopted a requirement that all new roofs or roof replacements of over 25% require installation of a Class A rated fire-resistant roof assembly. In addition, new construction, major remodels, and some changes in use require the installation of fire sprinkler systems.
Many of the unique features of the City such as its urban forest, small lots, minimal setbacks, old and historic buildings, and predominantly unprotected wood framed construction could contribute to fire spread should a fire occur (wildfire or structure fire). To reduce the potential for a catastrophic fire, the City Council may consider additional fire protection requirements as described under Ch. 7A throughout the City. Options include:
- Maintain the status quo.
- Adoption of Ch. 7A requirements in all areas and zones of the City as are enforced in the VHFHSZ.
- Adoption of select 7A requirements in all areas and zones of the City that are not within the VHFHSZ. Select requirements may include tempered glass in glazed openings; fire-resistant or non-combustible siding and/or decking; fire-resistant vents; fire-resistant doors, vegetation management/defensible space requirements; among others.
Staff recommends that the City explore Option 3, adoption of select requirements, that could improve the overall fire resistance of the City of Carmel-by-the-Sea while accommodating environmental, cultural and social values and characteristics the City embraces. Staff further recommends that the Council consider establishing a working group of partners and stakeholders to consider the options for increasing fire resistance through the City’s building and fire codes. The recommendations of that working group could include proposed amendments to be brought before the Council for future consideration.