Chapter 2 — CONSTRUCTION CODES

Editor's note— Ord. No. 25-480, § 2, adopted November 12, 2025, amended chapter 2 in its entirety to read as herein set out. Former chapter 2, §§ 8200—8219, pertained to similar subject matter, and derived from Ord. No. 22-465, § 3, 11-9-2022; Ord. No. 23-466, § 1, 1-25-2023.

8200. • Reserved.
8201. • California Administrative Code adopted.

The 2025 Edition of the California Administrative Code, published by the International Code Council, and all amendments, supplements, and errata thereto, is hereby adopted by reference and shall be applicable to

the City of Agoura Hills, and referred to as the "Administrative Code of the City of Agoura Hills.

One copy of the California Administrative Code of the City of Agoura Hills shall be kept on file in the building official's office for public inspection.

(Ord. No. 25-480, § 2, 11-12-2025)

8202. • California Building Code adopted with local amendments.

A.

Adoption of California Building Code, 2025 Edition. Pursuant to California Government Code Section 50022.2, the California Building Code, 2025 Edition, published as Title 24, Part 2, of the California Code of Regulations, including Appendix I (Patio Covers), Appendix P (Sleeping Lofts), Appendix Q (Emergency Housing), and Appendix J (Grading) and all supplements and errata thereto (collectively "CBC"), is adopted by reference, subject to the amendments, additions and deletions set forth below.

One true copy of the CBC is on file in the office of the Building Official and is available for public inspection as required by law.

B.

Amendments to the 2025 California Building Code.

a)

The second paragraph of Section 1.8.8.1 is amended to read as follows:

The City Council shall serve as the local appeals board or housing appeals board as specified in California Health and Safety Code Sections 17920.5 and 17920.6.

b)

Section 1.8.8.4 is added to read as follows:

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.

oo)

Section 1809.3 is amended to read as follows:

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 placed at the top and bottom of the footings as shown in Figure 1809.3.

FIGURE 1809.3

pp)

Section 1809.7 and Table 1809.7 are amended to read as follows:

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

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.

qq)

Section 1809.12 is amended to read as follows:

Timber footings shall be permitted for buildings of Type V construction and as

otherwise approved by the Building Official. Such footings shall be treated in accordance with AWPA U1 (Commodity Specification A, Use Category 4B). Treated timbers are not required where placed entirely below the 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.

rr)

Section 2304.10.2 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 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.

ss)

Section 2304.12.2.8 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 freshwater use. Wood shall not be used in retaining or crib walls for structures assigned to Seismic Design Category D, E or F.

tt)

Section 2306.2 is amended to read as follows:

accordance with AWC SDPWS. Where panels are fastened to framing members with staples, requirements and limitations of AWC SDPWS shall be met and the allowable shear values set forth in Table 2306.2(1) or 2306.2(2) shall only be permitted for structures assigned to Seismic Design Category A, B, or C.

Exception: Allowable shear values where panels are fastened to framing members with staples may be used if such values are substantiated by cyclic testing and approved by the Building Official.

The allowable shear values in Tables 2306.2(1) and 2306.2(2) are permitted to be increased 40 percent for wind design.

Wood structural 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.

uu)

Section 2306.3 is amended to read as follows:

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:

i.

Wood structural panel thickness for shear walls shall not be less than ⅜ inch thick and studs shall not be spaced at more than 16 inches on center.

ii.

The maximum nominal unit shear capacities for ⅜ inch wood structural panels resisting seismic forces in structures assigned to Seismic Design Category D, E or F is 400 pounds per linear foot (pH).

Exception: Other nominal unit shear capacities may be permitted if such values are substantiated by cyclic testing and approved by the Building Official.

iii.

Nails shall be placed not less than ½ inch in from the panel edges and not less than ⅜ 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 ¼ inch from the edge of the connecting members for shears of 350 plf or less using ASD or 500 plf or less using LRFD.

For structures assigned to Seismic Design Category D, 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.

vv)

Section 2308.10.8.1 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.

ww)

Section 3109.2 is amended by adding a new definition for "Barrier" and amending the existing definitions for "Swimming Pool" to read as follows:

Barrier. Barrier is a fence, wall, building wall or other enclosure that isolates a swimming pool from access to the home, other properties or the public.

Swimming Pools/Spa. Any body of water created by artificial means which is designed, intended for use, or used for swimming or immersion purposes, which has a water depth exceeding 18 inches. The term "pool" includes swimming pools, spas, hot tubs, above and below ground, and vinyl-lined pools; "Pool" does not include plumbing fixtures such as bathtubs, nor does it apply to man-made lakes, reservoirs, farm ponds, or ponds used primarily for public park purposes, water conservation purposes, irrigation purposes or for the watering of livestock.

xx)

Section J101.3 is added to Appendix J to read as follows:

J101.3 Hazards.

Whenever the City Engineer determines that any land or any existing excavation or fill has, from any cause, become a menace to life or limb, or endangers public or private property, or adversely affects the safety, use or stability of public or private property, the owner of the property concerned shall, upon written notice thereof from the City Engineer (which shall be issued by first class mail), correct such condition in accordance with the provisions of this appendix and the requirements and conditions set forth in the notice (including deadlines for required actions) so as to eliminate such condition. The owner of the property shall immediately comply with the provisions set forth in the notice and shall complete all work to fully abate the condition within 180 days from the date of the notice unless a shorter period of time for completion has been specified in the notice in which case the owner shall comply with the shorter period of time. Upon written application and good cause shown, the City Engineer may, provided he/she concludes good cause exists, approve the request for an extension of time to complete the work required by the notice. A notice to the owner shall include a statement that a missed deadline, or untimely compliance with requested actions, may result in the City of Agoura Hills recording a certificate of substandard property with the Office of the Los Angeles County Recorder's Office. "Owner" is the person who appears as such in Los Angeles County Assessor records for a property, and other persons, if known to the City Engineer, who are in control of, or responsible, for a property. A notice shall be sent to an owner to his/her/its address as shown on the last equalized assessment roll for a property. Where the City Engineer knows of other persons who are in control of, or responsible for, a property, the City Engineer shall send a copy of a notice to the address set forth in records of the Public Works Department for such persons. Failure of an owner or other persons to receive a notice shall not relieve them from the obligation to comply with this appendix.

If the above condition is not fully eliminated within the specified time period, or if the owner has missed a deadline in the notice (including without limitation for obtaining a grading permit) the City Engineer may file with the Office of the Los Angeles County Recorder a certificate stating that the property is deemed

substandard and that the owner thereof has been so notified. The certificate shall describe the condition that renders the property substandard. The City Engineer shall, by first class mail, send a copy of the certificate for recording to the owner.

When the above condition has been fully corrected to the satisfaction of the City Engineer, he/she shall file with the Office of the Los Angeles County Recorder, within a period of time not exceeding thirty (30) days, a certificate specifying that the condition has been fully corrected and that the property is no longer substandard. The City Engineer shall, by first-class mail, send a copy of the certificate for recording to the owner.

yy)

Section J101.4 is added to Appendix J to read as follows:

J101.4 Safety Precautions

General

a)

If at any stage of work on an excavation or fill, the City Engineer determines that the work has become or is likely to become dangerous to any person, or is likely to endanger any property, public or private, the City Engineer must be authorized to require safety precautions to be immediately taken by the property owner as a condition to continuing such permitted work or to require cessation thereof forthwith unless and until it is made safe and to amend the plans for such work.

b)

Safety precautions may include, without limitation, specifying a flatter exposed slope or construction of additional drainage facilities, berms, terracing, compaction, cribbing, retaining walls or buttress fills, slough walls, desilting basins, check dams, benching, wire mesh, and guniting, rock fences, revetments or diversion walls.

c)

Upon the determination of the City Engineer that such safety precautions during grading are necessary, the City Engineer shall provide a notice and order to the permittee to implement same. After receiving such notice, oral or written, it is unlawful for the permittee or any person to proceed with such work contrary to such order.

Maintenance of Ground Cover

a)

Existing groundcover in any hillside area that is not affected by an issued grading permit shall be maintained in a healthful condition at all times and shall not be destroyed or removed. As used herein, "groundcover" means plants that cover ground and that provide protection of the topsoil from erosion and drought. As used herein, "destroyed" includes, without limitation, any actions or inaction that cause, or will likely cause or contribute to, such groundcover dying or existing in an unhealthful condition in the future. As used herein, "maintained in a healthful condition" includes, without limitation, proper watering and fertilization and cutting or trimming that does not cause or contribute to the death of groundcover or cause it to exist in an unhealthful condition in the future. Cutting or trimming actions that result in groundcover dying or that cause or contribute to groundcover existing in an unhealthful condition in the future are unlawful and prohibited. This subpart does not apply to groundcover that the Los Angeles County Fire Department requires to be destroyed or removed in the enforcement of the Fire Code. In the event the City Engineer determines a violation of this subpart has occurred, the owner of the affected hillside area shall, upon written notice thereof by the City Engineer via first class mail, obtain written approval from the City Engineer within forty-five (45) days of the date of the notice for proposed replacement groundcover. The owner shall complete installation of the approved groundcover and obtain a final inspection approval in writing from the City Engineer within thirty (30) days thereafter. An owner's failure to obtain timely written approvals from the City Engineer are violations of this subpart and unlawful. As used herein, "owner" is the person who appears as such in Los Angeles County Assessor records for a property. A notice shall be sent to an owner to his/her/its address as shown on the last equalized assessment roll for a property.

b)

Whenever groundcover on private real property is removed or damaged as a result of action or actions undertaken pursuant to an issued grading permit, the owner of that property and permittees under that permit shall restore the affected area with new groundcover as approved and required by the City Engineer and shall complete such other erosion control protection measures or installations as may be required by the City Engineer. The owner or his/her/its permittee under that permit shall obtain written approval of the City Engineer for newly installed groundcover and for any required erosion control protection measures or installations as a condition to obtaining a final inspection approval of a grading from the City Engineer. It is unlawful and a violation of this subpart for an owner to fail to install new groundcover and/or complete other required protection measures or installations in a period of time required by the City Engineer. It is also unlawful and a violation of this subpart for an owner to fail to maintain installed protection measures or installations in a good and effective condition and in good repair at all times in the future. Following the City Engineer's approval of new groundcover, an owner shall be subject to Subpart A. of this section. As used herein, "damaged" means groundcover that has, or will likely, die or become or remain unhealthful because of, or in part due to, an action or actions that were undertaken pursuant to an issued grading permit.

Maintenance of Protective Structures/Devices/Installations

All structures/devices/installations used to protect hillside areas from erosion or landslide damage including, without limitation, retaining walls, cribbing, terracing, surface and subsurface drainage structures, interceptor drains, check dams, and riprap shall be maintained in good condition and repair at all times.

zz)

Section J101.5 is added to Appendix J to read as follows:

J101.5 Protection of Utilities. The owner of any property for which a grading permit has been issued, and permittees, shall in the course of undertaking actions pursuant to that permit, prevent damage to public utilities or services.

aaa)

Section J101.6 is added to Appendix J to read as follows:

J101.6 Protection of Adjacent Properties. The owner of any property for which a grading permit has been issued, and permittees, shall in the course of undertaking actions pursuant to that permit, prevent damage to adjacent property. Furthermore, no owner or permittee shall excavate on land sufficiently close to the property line to endanger any adjoining public street, sidewalk, alley, or other public or private property without first obtaining written approval of the City Engineer for protections to said public or private properties against settling, cracking or other damage and completing the installation of those protections prior to undertaking the excavation.. Special precautions approved by the City Engineer shall also be made to prevent imported or exported materials from being deposited on the adjacent public way and/or drainage courses. A 30-day excavation notice shall be provided as required by California Civil Code Section 829-834 when the excavation is of sufficient depth and proximity to adjacent lot structures.

bbb)

Section J101.7 is added to Appendix J to read as follows:

J101.7 Stormwater control measures. The owner of any property for which a grading permit has been issued and permittees shall put into effect and maintain all measures and installations necessary to protect adjacent water courses and public and private property from damage by erosion, flooding, and deposition of mud, debris, and construction-related pollutants originating from the site during, and after, grading and related construction activities. Furthermore, the owner and permittees shall implement, install, and maintain measures and installations necessary to prevent any change in cross-lot surface drainage that may adversely affect any adjoining property as a result of grading and/or construction-related activities. Such measures and installations to prevent any adverse cross-lot surface drainage effects on adjoining property shall be required whether shown on approved grading plans or not.

ccc)

Section J101.8 is added to Appendix J to read as follows:

J101.8 Conditions of approval. In granting any permit under this code, the City Engineer may impose such conditions on a permit as he/she believes reasonably necessary to protect public health, safety, or welfare and/or to prevent or protect against any hazard that could be posed to a person or to persons or to public or private property in the absence of a permit condition or conditions. It is unlawful and a violation of this subpart for an owner not to comply with a permit condition. Such conditions may include, but shall not be limited to:

Improvement of any existing grading to comply with the current standards of this code.

Requirements for fencing of excavations or fills which would otherwise be hazardous.

ddd)

Section J101.9 is added to Appendix J to read as follows:

J101.9 Other regulations.

J101.9.1 Waiver. The permissive provisions of this chapter shall not be presumed to waive any regulations or statutes imposed by the State of California or other regulations of the City of Agoura Hills Municipal Code.

J101.9.2 More restrictive regulations. If two or more pertinent regulations are not identical, those regulations shall prevail which are more restrictive, or which afford greater safety to life, limb, health, property or welfare. For the purposes of these regulations, grading permits shall be considered as building permits and shall be subject to the same administrative provisions of this code, unless otherwise specifically provided for in this chapter.

eee)

Section J103.2 is amended to read as follows:

J103.2 Exemptions. A grading permit shall not be required for the following, unless deemed necessary by the City Engineer. No exemptions shall relieve the requirements set forth by the City Engineer or Building Official to address drainage and water quality concerns.

When approved by the City Engineer, grading in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties or any public property.

Excavation for construction of a structure permitted under this code where the excavation is limited to within the footprint of the proposed structure and not exceeding 5 feet in depth.

Cemetery graves.

Refuse disposal sites controlled by other regulations.

Excavations for wells, or trenches for utilities.

Mining, quarrying, excavating, processing or stockpiling rock, sand, aggregate or day controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stress in, soil and adjoining properties.

Exploratory excavations performed under the direction of a registered soils engineer or engineering geologist. This shall not exempt grading of access roads or pads created for exploratory excavations, which require a permit from the City Engineer. Exploratory excavations must not create a hazardous condition to adjacent properties or the public in accordance with Section J101.3. Exploratory excavations must be restored to pre-existing conditions, unless approved by the City Engineer in writing.

An excavation that does not exceed 50 cubic yards (15.29 m 3 ), not less than 100 feet away from any drainage course and complies with one of the following conditions:

(1)

not proposed where the natural slope of the site exceeds twenty (20) percent;

(2)

is less than 2 feet (0.6 m) in depth;

(3)

does not create a cut slope greater than 5 feet (1.5 m) measured vertically upward from the cut surface to the surface of the natural grade and is not steeper than 2 units horizontal to 1 unit vertical (50 percent slope).

A fill not intended to support a structure, does not obstruct or redirect a drainage course, is not less than 100 feet away from any drainage course, and complies with one of the following conditions:

(a)

is less than 1 foot (0.3 m) in depth and is placed on natural terrain with a slope flatter than 5 units horizontal to 1 unit vertical (20 percent slope).

(b)

is less than 3 feet (0.9 m) in depth at its deepest point measured vertically upward from natural grade to the surface of the fill, does not exceed 50 cubic yards, and creates a fill slope no steeper than 2 units horizontal to 1 unit vertical (50 percent slope).

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.

ff )

Section J103.3 is added to Appendix J to read as follows:

J103.3 Permit issuance.

The issuance of a grading permit shall constitute an authorization to do only that work which is described or illustrated on the application for the permit and on the grading plans and specifications approved by the City Engineer at the time of issuance.

Jurisdiction of other agencies. Permits issued under the requirements of this appendix shall not relieve the owner of responsibility for securing required permits for work to be accomplished that is regulated by any other code, department, or division of the City of Agoura Hills. Furthermore, permits issued pursuant to this appendix shall not relieve an owner from securing approvals and/or permits as may be required by Los Angeles County and the State of California.

Conditions of permit. The City Engineer, upon recommendation of the city traffic and transportation administrator, may impose such conditions with respect to access routes to and from grading sites in hillside areas as the City Engineer shall determine are required in the interest of safety precautions involving pedestrian or vehicular traffic. This is in addition to conditions imposed pursuant to Section J101.8. It is unlawful to not comply with a permit condition.

Consent of adjacent property owner. Whenever any excavation or fill or other grading-related work requires entry onto adjacent property for any reason, the permit applicant shall obtain the written consent of the adjacent property owner or their authorized representative, and shall tender a signed and duly notarized copy of such consent with the City Engineer prior to the issuance of a permit. The consent form shall be approved by the City Attorney and the statements therein shall be acceptable to the City Engineer. If a permit applicant claims an easement authorizes entry onto adjacent property in connection with proposed grading- related work, the applicant shall tender a recorded copy of the easement to the City Engineer prior to the issuance of a permit. In addition to tendering a consent form and/or an easement, the owner of real property for which a grading permit is sought, shall execute an indemnification/hold harmless form in favor of the City of Agoura Hills as approved by the City Attorney and tender the completed/executed form to the City Engineer prior to the issuance of a grading permit.

Unpermitted Actions. If grading and/or other actions regulated by this appendix occur without a grading permit, a subsequently obtained permit shall automatically expire and become null and void ninety (90) calendar days after the date on which the permit was issued. The City Engineer may extend the validity of the permit for a period not exceeding ninety (90) calendar days beyond the initial ninety (90) day limit upon written request by the applicant filed with the City Engineer prior to the expiration date of the original permit. The applicant shall show justifiable cause in the extension request, which the City Engineer must find to be satisfactory before granting an extension.

Time limitation of application and expiration of permit. Time limitation of application and expiration of permit shall be governed by the amended CBC Sections 105.3.2.1 and 105.5 and CRC Sections R105.3.2.1 and R 105.5.

ggg)

Section J103.4 is added to Appendix J to read as follows:

J103.4 Grading fees.

Fees for grading plan check and for grading permits shall be established or modified by resolution of the city council. The schedule of such fees shall remain on file and be available in the office of the City Engineer. The City Engineer shall, with the approval of the city manager, recommend changes in fee amounts to the council when the costs to provide grading plan check and grading inspection services make it appropriate.

The applicant shall pay a plan check fee prior to acceptance of grading plans and specifications for checking by the city. Plans shall not be reviewed prior to the City Engineer's receipt of the entire fee.

Whenever the applicant submits a grading plan for plan check that is substantially different, as determined by the City Engineer, in design of the earthwork as compared to previously submitted grading plans, the submittal shall be considered an original, and a new grading plan check fee shall be determined and paid to the City as provided in this section.

The applicant shall pay a grading permit fee prior to the issuance of a grading permit by the city. If, during grading operations, the plans and specifications for the grading project are revised increasing the scope of the project that was used to determine the grading permit fee, the applicant shall pay to the city the difference between the original grading permit fee and the recalculated fee before work may resume under the grading permit.

Whenever grading operations are commenced without an approved grading permit, an investigation fee shall be added to all unpaid fees for grading plan check and grading permits. The investigation fee shall be one hundred percent of all fees due to the city.

hhh)

Section J104.2.1 is added to Appendix J to read as follows:

J104.2.1 Grading Designation. Grading in hilly terrain areas involving slopes greater than 33% and all grading in excess of 250 cubic yards shall be performed in accordance with the approved grading plan prepared by a registered civil engineer, and shall be designated as "engineered grading." Grading involving less than 250 cubic yards and not located in an area of hilly terrain area involving slope greater than 33% shall be designated as "regular grading" unless the permittee chooses to have the grading performed as engineered grading, or the City Engineer determines that special conditions or unusual hazards exist, in which case grading shall conform to the requirements for engineered grading.

iii)

Section J 104.2.2 is added to Appendix J to read as follows:

J104.2.2 Regular grading requirements. In addition to the provisions of Section 106, and Section 104.2, Chapter 1, Division II, an application for a regular grading permit shall be accompanied by plans in sufficient clarity to indicate the nature and extent of the work. The plans shall give the location of the work, the name of the owner, and the name of the person who prepared the plan. If the slope of the grade exceeds 3 units horizontal to 1 unit vertical or as required by the City Engineer, the plans and specifications shall be prepared and signed by an individual licensed by the state to prepare such plans or specifications. The plan shall include the following information:

General vicinity of the proposed site.

Limits and depths of cut and fill.

Location of any buildings or structures where work is to be performed, and the location of any buildings or structures within 15 feet (4.6 m) of the proposed grading.

Contours, flow areas, elevations, or slopes that define existing and proposed drainage patterns.

Stormwater provisions in accordance with the requirements of Appendix J and Chapter 5 of Article V of the City of Agoura Hills Municipal Code.

Location of existing and proposed utilities, drainage facilities, and recorded public and private easements and use restricted use areas.

Recommendations in the geotechnical engineering report and the engineering geology report shall be incorporated into the grading plans or specifications. When approved by the City Engineer, specific recommendations contained in the geotechnical engineering report and the engineering geology report, that are applicable to grading, may be included by reference.

Location of all Special Flood Hazard Areas as designated and defined in Title 44, Code of Federal Regulations.

jjj)

Section J1 04.2.3 is added to Appendix J to read as follows:

J104.2.3 Engineered grading requirements. In addition to the provisions of Chapter 1 Division II, Section 107 and Appendix J Section J 104.2, an application for an engineered grading permit shall be accompanied by plans and specifications, and supporting data consisting of a soils engineering report and an engineering geology report. The plans and specifications shall be prepared and signed by an individual licensed by the state to prepare such plans or specifications when required by the City Engineer. Specifications shall contain information covering structures and material requirements. Plans shall be drawn to scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and all relevant laws, ordinances, rules, and regulations. The first sheet of each set of plans shall give the location of the work, the name and address of the owner, and the person by whom they were prepared. The plans shall include, but shall not be limited to, the following information:

General vicinity of the proposed site.

Property limits and accurate contours of existing ground and details of terrain and area drainage.

Limiting dimensions, elevations, or finish contours to be achieved by the grading, proposed drainage channels, and related structures.

Detailed plans of all surface and subsurface drainage devices, walls, cribbing, dams and other protective devices to be constructed with, or as a part of, the proposed work. A map showing the drainage area and

the estimated runoff of the area served by any drains shall also be provided.

Location of any existing or proposed buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners that are within 15 feet (4.6 m) of the property or that may be affected by the proposed grading operations.

Recommendations in the geotechnical engineering report and the engineering geology report shall be incorporated into the grading plans or specifications. When approved by the City Engineer, specific recommendations contained in the geotechnical engineering report and the engineering geology report, that are applicable to grading, may be included by reference.

The dates of the geotechnical engineering and engineering geology reports together with the names, addresses, and telephone numbers of the firms or individuals who prepared the reports.

A statement of the earthwork quantities of materials to be excavated and/or filled. Earthwork quantities shall include quantities for geotechnical and geological remediation. In addition, a statement of materials to be imported or exported from the site.

A statement of the estimated starting and completion dates for work covered by the permit.

A statement signed by the owner acknowledging that a field engineer, geotechnical engineer and engineering geologist, when necessary in the judgment of the City Engineer, shall be employed by the owner to perform the services required by this code, or whenever approval of the plans and issuance of the permit are to be based on the condition that such professional persons be so employed. These acknowledgments shall be on a form furnished by the City Engineer.

Stormwater provisions are required to be shown on the grading plan in accordance with Appendix J and Chapter 5 of Article V of the AHMC.

A drainage plan for that portion of a lot or parcel to be utilized as a building site (building pad), including elevation of floors with respect to finished site grade and locations of existing and proposed stoops, slabs, fences, or other features that may affect drainage.

Location and type of any existing or proposed private sewage disposal system.

Location of existing and proposed utilities, drainage facilities, and recorded public and private easements.

Location of all recorded floodways.

Location of all Special Flood Hazard Areas as designated and defined in Title 44, Code of Federal Regulations.

kkk)

Section J 105.3 is added to Appendix J to read as follows:

J105.3 Responsibility. The permittee and owner shall be responsible for ensuring that the grading is performed in accordance with the approved plans and specifications and in conformance with the provisions of this Code. The permittee and owner shall engage project consultants, if required under the provisions of this Code, to provide professional inspections on a timely basis. The permittee shall act as a coordinator between the project consultants, the contractor, and the City Engineer. In the event of changed conditions, the permittee shall be responsible for informing the City Engineer of such change and shall provide revised plans for approval in a period of time established by the City Engineer.

lll)

Section J105.4 is added to Appendix J to read as follows:

J105.4 Required inspections. The permittee shall call for an inspection by the City Engineer at the following various stages of work and shall obtain the written approval of the City Engineer prior to proceeding to the next stage of work:

Pre-grade. Before any construction or grading activities occur at the site. Permittee shall schedule a pre- grade inspection with the City Engineer. The permittee shall ensure that all project consultants are present at the pre-grade inspection.

Initial grade. When the site has been cleared of vegetation and unapproved fill and has been scarified, benched, or otherwise prepared for fill. No fill shall have been placed prior to this inspection.

Rough grade. When approximate final elevations have been established, drainage terraces, swales, and other drainage devices necessary for the protection of the building sites from flooding have been installed, berms have been installed at the top of the slopes, and the statements of completion have been received.

Final grade. When grading has been completed, all drainage devices necessary to drain the building pad have been installed, slope planting has been established, irrigation systems have been installed, and the as-built plans and required statements and reports have been submitted.

mmm)

Section J 109.5 is added to Appendix J to read as follows:

J109.5 Disposal. All drainage facilities shall be designed to carry waters to the nearest practicable street, storm drain, or natural watercourse drainage way approved by the City Engineer or other appropriate governmental agency jurisdiction, provided it is a safe place to deposit such waters. Erosion of the ground in the area of discharge shall be prevented by the installation of non-erosive down drains or other devices. Desilting basins, filter barriers, or other methods, as approved by the City Engineer, shall be utilized to remove sediments from surface waters before such waters are allowed to enter streets, storm drains, or natural watercourses. If the drainage device discharges onto natural ground, riprap or a similar energy dissipater may be required. Building pads shall have a minimum drainage gradient of 2 percent toward approved drainage facilities, a public street, or a drainage structure approved to receive stormwater, unless waived by the City Engineer. A lesser slope may be approved by the City Engineer for sites graded in relatively flat terrain, or where special drainage provisions are made, when the City Engineer finds such modification will not result in unfavorable drainage conditions.

nnn)

Section J112 is added to Appendix J to read as follows:

J112 National Pollutant Discharge Elimination System (NPDES) Compliance. All grading plans and permits shall comply with the provisions of this section for NPDES compliance, including the owner of any property on which grading has been performed and which requires a grading permit under Appendix J Section J103. Sites that have been graded and which require a grading permit under Appendix J Section J103 are subject to penalties and fines. All best management practices shall be installed before grading begins or as instructed in writing by the City Engineer for unpermitted grading as defined by Section J103.3. As grading progresses, all best management practices shall be updated as necessary to prevent erosion and control structures related pollutants from discharging from the site. All best management practices shall be maintained in good working order to the satisfaction of the City Engineer unless final grading approval has been granted by the City Engineer and all permanent drainage and erosion control systems, if required, are in place.

ooo)

Section Q103.1 of Appendix Q is amended to read as follows:

Q103.1 General. Emergency sleeping cabins, emergency transportable housing units, membrane structures and tents constructed and/or assembled in accordance with this appendix, shall be occupied only during the declaration of a state of emergency, local emergency, or shelter crisis, and authorized by the City Council.

Buildings and structures constructed in accordance with the California Building Standards Code, used as emergency housing, shall be permitted to be permanently occupied.

(Ord. No. 25-480, § 2, 11-12-2025)

A.

Adoption of California Residential Code, 2025 Edition. Pursuant to California Government Code § 50022.2, the California Residential Code, 2025 Edition, published as Title 24, Part 2.5, of the California Code of Regulations, including Appendix BB (Tiny Houses), Appendix BF (Patio Covers), Appendix BK (Cob Construction - Monolithic Adobe), Appendix BL (Hemp-Lime - Hempcrete Construction), Appendix BN (Extended Plate Wall Construction), Appendix BO (Existing Buildings and Structures), Appendix Cl (Swimming Pool Safety Act), and Appendix CJ (Emergency Housing) ("CRC") are adopted by reference, subject to the amendments, additions, and deletions set forth below.

One true copy of the CRC is on file in the office of the Building Official and is available for public inspection as required by law.

B.

Amendments to the California Residential Code.

a)

Second paragraph of Section 1.8.8.1 is amended to read as follows:

The City Council shall serve as the local appeals board or housing appeals board as specified in California Health and Safety Code Sections 17920.5 and 17920.6.

b)

Section 1.8.8.4 is added to read as follows:

The Local Appeals Board and the Housing Appeals Board shall not have

jurisdiction to consider, decide or rule on whether persons are responsible or not responsible for violations and public nuisances of the Agoura Hills Municipal Code, as well as on actions that are required by the City of responsible persons to correct or otherwise abate violations and/or public nuisances.

This limitation of authority shall also apply to any board that is established by the 2025 Residential, Electrical, Mechanical, Plumbing, Energy, Wildland-Urban Interface, Fire, Existing Building, and Green Building Standards Codes, as adopted by the city.

c)

Section R101.1 is amended to read as follows:

R101.1 Title. These regulations shall be known as the Residential Code of the City of Agoura Hills, hereinafter referred to as "this code".

d)

Section R103.3 is amended to read as follows:

R103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and with the concurrence of the appointing authority, the Building Official shall have the authority to appoint a Deputy

Building Official, the related technical officers, inspectors, plan examiners and other employees. Such employees shall have powers as delegated by the Building Official.

e)

Section R105.1 is amended to read as follows:

R105.1 Required. All persons who intend to construct, enlarge, alter, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, component or device, the installation of which is regulated by the Technical Codes in Article VIII of the Agoura Hills Municipal Code, shall first make written application to the Building Official and obtain each required permit.

No person shall undertake or cause grading to occur on land without the prior procurement of a grading permit unless such grading is exempt from a permit as provided for in Section J103.2 of Appendix J.

Whenever any work or installation or grading has been commenced without a permit in violation of this section, a Stop Work Order shall immediately be issued by the Building Official and a special investigation to identify the nature and extent of the unpermitted work or installation shall be made. Based on the findings of the investigation, conditions may be given to the violator to correct any unpermitted conditions to the satisfaction of the Building Official prior to the issuance of the permit and to continue work. An investigation fee shall be paid in addition to customary fees for each permit which the work had started prior to, or at the time of, the issuance of a permit or permits. Failure to pay a special investigation fee in full constitutes cause to deny the issuance of a permit or permits. The investigation fee shall be as specified by resolution of the City Council.

The payment of the investigation fee shall not exempt any person from compliance with all other provisions of the Agoura Hills Municipal Code, or from any penalty prescribed by law for failing to obtain each required permit.

f)

Section R105.2 under Building - items 1 through 10 is amended, and items number 11 through 18 are added; under Electrical - item 6 is added; and a new category titled Grading is added to read as follows:

Building:

One-story detached accessory buildings or structures used as tool and storage sheds, shade structure, playhouses or similar uses that are accessory to detached one- and two-family dwellings, and similar uses, provided the floor area does not exceed 120 square feet and are not more than 14 feet in height above adjacent grade. It is permissible that these structures still be regulated by Part 7 California Wildland Urban Interface Code, despite exemption from permits.

Fences, other than swimming pool barriers or other than masonry or concrete, not over 6 feet high, measured from finished grade immediately adjacent to the fence, to the top of the finished fence.

Decks not exceeding 200 square feet (18.58 m 2 ) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling or townhouse, and do not serve the exit door required by Section R318.4.

Retaining walls or masonry/concrete walls less than 2 feet in height measured from grade immediately adjacent to the wall to the top of the wall, and not supporting a surcharge.

Water tanks supported directly on grade if the capacity is not greater than 5000 gallons and the ratio of height to diameter or width is not greater than 2:1.

Sidewalks, driveways, platforms and walkways associated with one- and two-family dwellings, not more than 30 inches above grade at any point and not located over any basement or story below, nor supporting any structure above, and are not part of an accessible route.

Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.

Temporary motion picture, television and theater stage sets and scenery structures that are erected and maintained for a specific period of time in connection with a filming permit that is issued pursuant to Article VI, Chapter 6 of the Agoura Hills Municipal Code. Electrical installations (including the use of generators) and gas installations for sets and structures require a permit before they occur.

Prefabricated swimming pool accessory to a Group R-3 Occupancy that are less than 18 inches deep, do not exceed 5,000 gallons and are installed entirely above ground.

Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.

Swings and other playground equipment accessory to detached one- and two-family dwellings.

Window awnings supported by an exterior wall in group R-3 and U occupancies, that are less than 12 square feet of shade cover and do not project more than 48 inches from exterior wall and do not require

additional support.

Non-fixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches in height.

Detached one-story shade covers for animals when the covers are not over 12 feet in height above adjacent grade, not more than 400 feet of roof area, and open on 3 sides minimum.

Readily removable plastic-covered hoop structures, with a maximum 12' in height with no in-ground footings or foundation.

Replacement of residential exterior door when the doorframe is not removed.

Replacement of residential kitchen appliance with a similar appliance in the same location. This exception does not apply if the work includes opening the walls or replacing or altering the plumbing or electrical systems.

Flagpoles that are 20 feet or less in height above finished grade when fully extended.

Electrical:

Listed cord-and-plug connected temporary decorative lighting.

Reinstallation of attachment plug receptacles but not the outlets therefor.

Replacement of branch circuit overcurrent devices of the required capacity in the same location.

Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.

Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.

Removal of abandoned electrical wiring and conduits. "Abandoned" means such wiring and conduits that are not energized.

Gas:

Portable heating, cooking or clothes drying appliances.

Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

Mechanical:

Portable heating appliances.

Portable ventilation appliances.

Portable cooling units.

Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by this code.

Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Portable evaporative coolers.

Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.

Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

Plumbing:

The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.

The clearing of stoppages or 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.

Grading:

All grading that is exempt from a permit shall be pursuant to Section J103.2 of Appendix "J" of the California Building Code or other reference codes accepted by the Building Official.

g)

Section R105.3.2 is amended to read as follows:

R105.3.2 Time limitation of application. Unless extended or reinstated as provided herein, an application for permit is deemed abandoned if an applicant has not satisfied all requirements for a permit for proposed work or actions within twelve (12) months of tender of an application to the Building and Safety Division. The Building Official is authorized to grant one or more extensions of time for additional periods not exceeding ninety (90) days each to complete all requirements for a permit. An applicant seeking an initial extension shall tender a request to the Building Official prior to the date the application is deemed abandoned. In order to be eligible for any further extensions, an applicant shall tender a subsequent request or requests to the Building Official before a prior extension period expires. Each extension request shall be requested in writing and justifiable cause demonstrated, as determined by the Building Official.

When an application has been deemed abandoned, a permit shall not be issued prior to the application being reinstated or a new application tendered with new fees paid. Requests to reinstate an application that has been deemed abandoned shall be submitted to the Building Official, in writing, demonstrating justifiable cause and are subject to the approval of the Building Official. If approved by the Building Official, the fee shall be one half (½) of the amount of the original plan review fee, provided that the period of time

following the Building Official's date of determination of abandonment of the original application has not exceeded six (6) months, no changes have been made or will be made in the original submittal and the construction codes under which the original application was submitted are the same as the current construction codes in effect. To reinstate a application when the period of time following the Building Official's date of determination of abandonment of the original application has exceeded six (6) months; or changes have been made or will be made in the original submittal; or current construction codes are different from those construction codes under which the original application was submitted, the permittee shall be required to pay a new full permit fee and that person shall comply with all construction codes in effect on the date of the new permit application.

h)

Section R105.3.2.1 is added to read as follows:

R105.3.2.1 Time limitation of application in connection with an unpermitted structure. Unless extended or reinstated as provided herein, an application for a permit is deemed abandoned if an applicant has not satisfied all requirements for a permit in connection with an unpermitted structure as defined in Section R110.1.1 of this code within ninety (90) calendar days of tender of an application therefor to the Building and Safety Division. The Building Official is authorized to grant one or more extensions of time for additional periods not exceeding thirty (30) days each to complete all requirements for a permit. An applicant seeking an initial extension shall tender a request to the Building Official prior to the date the application is deemed abandoned. In order to be eligible for any further extensions, an applicant shall tender a subsequent request or requests to the Building Official before a prior extension period expires. Each extension request shall be requested in writing and justifiable cause demonstrated, as determined by the Building Official.

i)

Section R105.5 is amended to read as follows:

R105.5 Expiration of permit. Unless extended or reinstated as provided herein, every permit issued, except those under Subsection R105.5.2, shall be deemed suspended or abandoned and shall automatically expire and become null and void unless the permittee completes at least twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a successful inspection from the Building Official within the first twelve (12) months from the permit's issuance date. An issued permit shall also be deemed suspended or abandoned and shall automatically expire and become null and void if the permittee does not complete at least an additional twenty percent (20%) of the total work or actions authorized by a permit (as determined by the Building Official) for Group R-3 Occupancies, and at least an additional ten percent (10%) of the total work or actions authorized by a permit (as determined by the Building Official) for all other occupancies, and the permittee obtains a subsequent successful inspection within twelve (12) months from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful. Notwithstanding prior timely

successful inspections, a permit shall automatically expire and become null and void if the permittee does not obtain a final inspection approval from a building inspector for completion of all work or actions authorized by a permit as follows: (i) within three (3) years from the date of issuance of a permit having a valuation of less than $250,000.00; (ii) within four (4) years from the date of issuance of a permit having a valuation of between $250,000.00 and $1,000,000.00; and, (iii) within five (5) years from the date of issuance of a permit having a valuation of more than $1,000,000.00.

The Building Official may grant one (1) extension of a permit for a period not exceeding one hundred eighty (180) days, provided he/she receives a written request stating justifiable cause, prior to the expiration date of a permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.

When a permit that was issued pursuant to Section R105.1 has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section R105.5.2 of this code. Requests to reinstate an expired permit shall be submitted to the Building Official, in writing, demonstrating justifiable cause and are subject to the approval of the Building Official. If approved by the Building Official, the fee shall be one half (½) of the amount of the original permit fee, provided that the expiration period of the original permit has not exceeded six (6) months, no changes have been made or will be made in the original approved plans and specifications, and the construction codes under which the original permit was issued are the same as the current construction codes in effect. To reinstate a permit when the expiration period of the original permit has exceeded six (6) months; or changes have been made or will be made in the original approved plans and specifications; or current construction codes are different from those construction codes under which the original permit was issued the permittee shall be required to pay a new full permit fee and that person shall comply with all construction codes in effect on the date of the new permit application.

j)

Section R105.5.1 is amended to read as follows:

R105.5.1 Expiration. Every permit issued before January 1, 2019 that did not automatically expire and become null and void by December 31, 2025 pursuant to the code then in effect shall be deemed abandoned and shall automatically expire and be null and void if the permittee does not thereafter obtain a subsequent successful inspection within 180 days from a prior successful inspection. A successful inspection is defined as an inspection that is required by Section 110 of Chapter 1, Division II of the 2025 California Building Code (as adopted by Section 8100 of the Agoura Hills Municipal Code), during which the Building Official or a designee thereof determined that the inspected work or actions met all applicable minimum code requirements and he/she approved and documented that work as successful. The Building Official may grant one extension of a permit subject to this subsection for a period not exceeding 180 days, provided he/she receives a written request stating justifiable case, prior to the expiration date of the permit. The Building Official may deny the request for a permit extension if her/she determines that justifiable cause was not shown in the request.

When a permit subject to this subsection has expired, work shall not recommence prior to obtaining a new permit, which shall be subject to Section R 105.5.2 of this code. Payment of a full permit fee is required.

k)

Section R105.5.2 is added to read as follows:

R105.5.2 Expiration of permit in connection with an unpermitted structure. Notwithstanding Section 105.5 or any other provision of this code to the contrary, if a permit is issued in order to bring an unpermitted structure (as defined in Section R110.1.1 of this code) or other unlawful condition into compliance with any applicable law, or ordinance, such permit shall automatically expire and become null and void ninety (90) calendar days after the date on which the permit was issued. The Building Official may extend the validity of the permit for a period not exceeding ninety (90) calendar days beyond the initial ninety (90) day limit upon written request by the applicant filed with the Building Official prior to the expiration date of the original permit.

l)

Section R105.6 is amended to read as follows:

R105.6 Suspension or revocation. The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code or other relevant laws, ordinances, rules, or regulations, wherever and whenever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulations or any of the provisions of this code.

The Building Official may also withhold inspections or approvals or suspend or revoke permit, where work is being performed in violation of approved plans, conditions of approval or permit, or applicable laws, and/or where work is being done not in accordance with the direction of the Building Official or this code.

The Building Official is authorized to suspend or revoke a permit if he/she, or a designee thereof, determines work is occurring in connection therewith between the hours of 7:00 p.m. and 7:00 a.m., Monday through Saturday and any time on Federal Holidays, which results in violations of the noise regulations located in Article 9, Chapter 6, Part 2, Division 6 of the Agoura Hills Municipal Code, and the permittee has not received prior written permission from the city manager to create such noise at that time.

The Building Official is authorized to suspend or revoke a permit issued under the provisions of this code if dust is generated in excess of local, state or federal standards or conditions of project approval.

m)

Section R105.7 is amended to read as follows:

R105.7 Placement of permit. The building permit or copy shall be kept on the site of the work until completion of the project. Required permits and approved plans shall be maintained in good condition and be posted or otherwise made available at the job site, such as to allow the Building Official to conveniently make the required review, inspection, and entries related to the project.

n)

Section R105.8 is amended to read as follows:

R105.8 Responsibility of permittee. It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical, or plumbing systems, for which this code is applicable, to comply with this code. Building permits shall be presumed by the City to incorporate

all of the work that the applicant, the applicant's agent, employees and/or contractors shall carry out. Said proposed work shall be in accordance with the approved plans and with all requirements of this code and any other laws or regulations applicable thereto. No city approval shall relieve or exonerate any person from the responsibility of complying with the provisions of this code nor shall any vested rights be created for any work performed in violation of this code.

o)

Section R105.10 is added to read as follows:

R105.10 Transferability. No permit issued pursuant to Article VIII of the Agoura Hills Municipal Code shall be transferable to any other person or apply to any location other than that stated in the permit, unless a justifiable cause is demonstrated to the satisfaction of the Building Official and approved in writing.

p)

Section R108.4.1 is added to read as follows:

R108.4.1 Re-inspection Fee. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections previously called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a Job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.

Re-inspection fees may be assessed when the inspection record permit card is not posted or otherwise available on the work site, the approved plans are not readily available for the inspector, for failure to provide access on the date for which the inspection is requested, or for deviation from the plans requiring the approval of the Building Official. Where re-inspection fees have been assessed, no additional inspection of the work shall be performed until the required fees identified by the latest fees adopted by the City of Agoura Hills have been paid.

q)

Section R108.5.1 is added to read as follows:

R108.5.1 Refund Policy. The plan review fee for any project that has been reviewed will not be refunded since the review has already been conducted. When a project has been reviewed, approved, and a permit has been issued, but no work or inspections have taken place, and a refund is requested, the City will refund 80% of the original permit fee for which no work or inspection has been performed. There will be no refund given if the project has commenced and an inspection taken place. The Building Official makes the final determination whether a refund is due for a specific project.

r)

Section R108.6 is amended to read as follows:

R108.6 Work commencing before permit issuance. Any person who commences any work for which a permit is required by this code before obtaining the necessary permits shall be subject to a special investigation by the Building Official before a permit may be issued for such work. 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 for such work by this code, or as identified in the latest fees adopted by the City Council of the City of Agoura Hills.

s)

Section R108.7 is added to read as follows:

R108.7 Plan review fees. When submittal documents are required by Section R107, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. Said plan review fee shall be in accordance with the schedule as established by the applicable governing authority.

The plan review fees specified in this section are in addition to and separate fees from the permit fees specified in Section R108.2.

Where submittal documents are incomplete or changed so as to require additional plan review, or where the project involves deferred submittal items as defined in Section R106.3.3, an additional plan review fee may be charged at a rate established by the applicable governing authority.

When submittal documents are for a project involving production housing (track home), the plan review fee shall be based on full plan review for the first model home/unit and 20% of the fee for any reproduction of that model home/unit. If the model home/unit and the reproduction units are not the same size and configuration, which would require a plan review, a full plan review fee or additional fee may apply, as determined by the Building Official.

t)

Section 109.1.4.3 is added to read as follows:

R109.1.4.3 Roof sheathing and shear inspection. Prior to a complete framing inspection, a roof sheathing and shear inspection shall be made after roof sheathing and all structural shear panels or walls are in place and secured by nailing or other approved methods.

u)

Section 109.5 is added to read as follows:

R109.5 Setback and height certification. When determined by the Building Official, a survey and certification may be required to confirm that the building or structure is placed on the site in accordance with the approved location and setback distances and to confirm that it does not exceed the approved building height shown on the approved plans.

v)

Section R110.1.1 is added to read as follows:

R110.1.1 Unpermitted Structures. No person shall own, use, occupy, or maintain an unpermitted structure. For purposes of this subsection, "unpermitted structure" shall be defined as any building or structure, or portion thereof, that was erected, constructed, enlarged, altered, repaired, moved, improved, removed,

connected, converted, demolished, or equipped with regulated devices, fixtures or installations, at any point in time by any person, without the required permit(s) having first been obtained from the Building Official, or with a valid permit as issued by the Building Official which subsequently expired and became null and void. An unpermitted structure also includes one for which a building permit has been suspended or revoked.

w)

Section R110.2 is amended to read as follows:

R110.2 Certificate issued. After the Building Official or his/her designee inspects the building or structure and finds no violation of the provisions of this code or other laws that are enforced by the city, the Building Official shall issue a certificate of occupancy that contains the following:

The building permit number.

The address of the structure.

The name and address of the owner or the owner's authorized agent.

A description of that portion of the structure for which the certificate is issued.

A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.

The name of the Building Official.

The edition of the code under which the permit was issued.

When an automatic sprinkler system is provided, whether the sprinkler system is required.

Any special stipulations and conditions of the building permit.

Assessor's Parcel Number.

Zoning designation.

The date of certificate issuance.

x)

Section R110.3 is amended to read as follows:

R110.3 Temporary Certificate of Occupancy (TCO). The Building Official may, in writing, authorize temporary occupancy of any building or structure, or portion thereof, that lacks a permanent certificate of occupancy for any reason, provided patent conditions in open and accessible portions of the building or structure do not reveal a substantial hazard to an occupant or occupants.

Applications for a temporary certificate of occupancy shall be on a city-approved form. Such applications shall be accompanied by a fee to process the application and for the inspection of the building or structure to determine its suitability for a temporary certificate of occupancy. Such fees shall be established by the City Council by resolution.

A temporary certificate of occupancy is valid for a period of time to be specified by the Building Official in the certificate. The city attorney may require applicants for a temporary certificate of occupancy to execute an indemnification, as approved by the City Attorney, in favor of the city and its employees as a prerequisite to receiving a temporary certificate of occupancy.

The Building Official may extend the period of a temporary certificate of occupancy in writing, as well as impose conditions thereto. Property owners shall acknowledge and agree to said conditions in writing. The breach of any condition thereof shall render a temporary certificate of occupancy null and void without further action by the city. In such an event, the owners shall cause all use and occupancy of the building or structure to be terminated by a date required by the Building Official. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with an expired temporary certificate of occupancy, is a violation of this code and unlawful. Failing to cause the termination of all uses and occupancy in a structure after a termination date is a violation of this code and unlawful. The boards established by Section 1.8.8 do not have jurisdiction to consider, decide, or rule on decisions pertaining to the issuance, expiration, or nullification of a temporary certificate of occupancy, or with regard to any other matter relating thereto.

The Building Official is authorized to adopt regulations or procedures, such as requiring a security deposit or bond, for the implementation of this section.

y)

Section R110.4 is amended to read as follows:

R110.4 Revocation. The Building Official may, in writing, suspend or revoke a certificate of occupancy whenever the Building Official determines that the certificate was issued in error, or on the basis of incorrect information supplied, or when it is determined that the building, structure or premises, or portion thereof, is in violation of any provision of this code, or other relevant laws, ordinances, rules and/or regulations. Use or occupancy of a building or structure, or allowing the use or occupancy of a building or structure, with a suspended or revoked certificate of occupancy, is a violation of this code and unlawful. The boards established by Section 1.8.8 do not have jurisdiction to consider, decide, or rule pertaining to the issuance, suspension, or revocation of a certificate of occupancy, or with regard to any other matter relating thereto.

z)

Section R111.3 is amended, and subsections R111.3.1, R111.3.2, and R111.3.3 are added, to read as follows:

R111.3 Authority to Disconnect Service Utilities. The powers granted the Building Official pursuant to this subsection extend to all buildings, structures, or systems (including electrical, plumbing, and mechanical) that are regulated by this code and its references. This subsection supersedes all similar provisions in other codes that are part of Article VIII of the Agoura Hills Municipal Code.

R111.3.1 Authority to Disconnect Electric Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service to buildings, structures or premises, or portions thereof, or to wiring, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health and/or property, or where they lack permits and required inspection approvals.

The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of electric utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.

The electrical service shall remain disconnected or electrical utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such wiring, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.

R111.3.2 Authority to Disconnect Gas Utility. The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service to buildings, structures or premises, or portions thereof, or to appliances, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health and/or property, or where they lack permits and required inspection approvals.

The Building Official is hereby empowered to disconnect or to require in writing the discontinuance of gas utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.

The gas service shall remain disconnected or gas utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such

appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.

R111.3.3 Authority to Disconnect Water Utility. The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service to buildings, structures or premises, or portions thereof, or to fixtures, devices or materials where such buildings, structures or premises, or portions thereof, are determined to be a hazard to life, health, property or to the environment, or where they lack permits and required inspection approvals.

The Building Official is hereby empowered to disconnect or to require the property owner to disconnect the water utility service as a means of preventing, restraining, correcting or abating any violation of this code, or other relevant laws, ordinances, rules or regulations.

The water service shall remain disconnected or water utility service shall remain discontinued until the code violation has been abated to the satisfaction of the Building Official, or until the installation of such appliances, devices or materials have been made safe as directed by the Building Official; or until a permit has been issued and the work has been inspected and approved by the Building Official.

aa)

Section R112 is deleted in its entirety.

bb)

Section R113.1 is amended to read as follows:

R113.1 Unlawful Acts. It is unlawful for any property owner and/or other responsible person to erect, construct, alter, extend, repair, move, remove, demolish, or occupy any building or structure, as well as any regulated equipment, system, or installation, or cause same to be done, in conflict with this code. It is unlawful for any property owner and/or other responsible person to conduct or maintain, whether due to action or inaction, any building or structure, as well as any regulated equipment, system, or installation in violation of this code. It is unlawful for any property owner and/or other responsible person to conduct or maintain grading on land that occurred without a permit.

cc)

Section R113.4 is amended to read as follows:

R113.4 Violation Penalties. Any person who violates, or who maintains a violation of this Code or who fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or who fails to comply with a directive or order of the Building Official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law as follows:

(a)

Any person, firm, partnership, association, corporation or joint venture violating any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code shall be guilty of a misdemeanor. Any person violating a stop work order issued pursuant to Section R114

of this chapter shall be guilty of a misdemeanor. Any person who continues to occupy or any person who enters a structure which has been posted "unsafe" by the Building Official pursuant to Section R113.5 of this chapter shall be guilty of a misdemeanor.

(b)

Each day that person, firm, association, corporation or joint venture violates any of the provisions of the California Building Standards Code or other code(s) adopted in Article VIII of the Agoura Municipal Code is a separate offense and shall be punishable thereof as provided in the Agoura Hills Municipal Code.

dd)

Section R113.5 is added to read as follows:

R113.5 Unsafe Conditions. Any building, structure, or equipment that has any or all of the conditions hereinafter described shall constitute an unsafe or dangerous building or structure:

(a)

Structural inadequacies, damage, deficiencies, defects, or deterioration, as well as nearby hazardous embankments or excavations, that could cause a building or structure to partially or completely collapse or fall.

(b)

Electrical, plumbing or mechanical work or installations, which, because of a defect in materials or installation, or due to some other faulty operating or other condition, pose a risk of explosion or fire.

(c)

Unsanitary or unhealthful conditions that are present in a building or structure.

(d)

All forms of construction, as well as electrical, plumbing, or mechanical work, systems, fixtures, appliances, or other installations for which all required permits and inspection approvals have not been obtained from the Building Official.

(e)

Occupancy or use for which a building or structure was not designed or intended, or that results in a change in the occupancy classification thereof.

(f)

Inadequate egress from a building or structure.

(g)

A vacant building or structure that is not secured against unauthorized entry.

(h)

Any condition that violates any regulation in Article VIII of the Agoura Hills Municipal Code.

Any or all of the foregoing conditions endanger the health, safety or welfare of occupants, persons who may enter the premises, or the public.

ee)

Section R113.6 is added to read as follows:

R113.6 Orders to Vacate. Notwithstanding any other provision of this code, if the Building Official or a designee thereof, determines a condition is present in a building or structure or on premises that constitutes an immediate danger or hazard to the health, safety, or welfare of occupants or to the public, the Building Official may order persons to vacate buildings, structures, premises, or portions thereof. Such orders may include orders to not re-enter, as well as authorize limited entry subject to written conditions. Conditions may include, but not be limited to, requiring buildings, structures, and premises to be secured from entry or access by means that are acceptable to the Building Official. Orders shall advise persons of their appeal rights as discussed in this subsection.

Orders may be personally served on an occupant, or served by first-class mail and posted on the premises containing the immediate danger or hazard. If an owner does not occupy said premises, a copy of the order shall also be sent by first-class mail to the owner as identified by Los Angeles County Assessor records. For owner-occupied properties, the issuance date of an order is the date of its personal service. For nonowner-occupied properties, the issuance date of an order is the date an order to the owner and any occupant(s), or a copy thereof, is deposited in a U.S. Postal Service mail container and posted on the premises. Failure of any person to receive an order shall not affect its validity, or the appeal period. When identifying a mailing address for an owner, the Building Official shall consider such information as shown in the Los Angeles County Assessor records.

Orders issued pursuant to this subsection, and any conditions thereof, are appealable by a property owner or occupant on a City-approved form that must be received by the City Clerk's Office within ten days of an order's issuance. Appellants shall state all grounds for their appeal in said form. Failure to tender an appeal in a timely manner constitutes a waiver of the right to appeal, in which case an order is final.

If a timely appeal is made, the Building & Safety Department shall provide ten days' advance written notice to the appealing party or parties of the date, time, and place of the hearing. A timely appeal does not stay an order, or any conditions thereof. Failure of any person to receive a notice of hearing shall not affect its validity.

Timely appeals shall be heard by the housing or local appeals board, as applicable. Appeal hearings are informal, and rules of evidence do not apply. Failure of an appellant or appellants to appear at a hearing constitutes a waiver of the right to appeal, in which case the order is final. The housing or local appeals board, as applicable, shall, within ten days following the hearing, issue a written decision upholding, modifying, or reversing the order or conditions thereof, notice of which shall be sent to the appellant(s) by first-class mail. Such decisions are not appealable. The notice of decision shall contain the following statement: "The [Housing Appeals Board/Local Appeals Board] decision is final, and judicial review of this

decision is subject to the provisions and time limits set forth in Cal. Code of Civil Procedure §§ 1094.5 and 1094.6."

Orders may be accompanied by, or combined with, Stop Work Orders or Notices of Violations (which are not appealable). Orders shall be rescinded in writing when the Building Official determines that the immediate danger or hazard has been fully corrected or abated with all permits, approvals, and inspections as required by the Agoura Hills Municipal Code.

ff)

Section R113.7 is added to read as follows:

Section R113.7 Violations. It is unlawful and a public nuisance for any person to maintain an unsafe or dangerous building or structure. Each and every day that a building or structure is maintained in an unsafe or dangerous condition is a new violation of this code. It is a violation of this code and unlawful for any person to fail to comply with an order to vacate, as well as all conditions thereof. Each such violation shall be a misdemeanor.

gg)

Section R114.1 is amended to read as follows:

R114.1 Authority. Whenever the Building Official finds any work regulated by this code being performed in a manner either contrary to the provisions of this code or without permit, or dangerous, or unsafe, the Building Official is authorized to issue a stop work order.

hh)

Section R300.3 is added to read as follows:

R300.3 Grading. The grading associated with the design and construction of new buildings, additions, and alterations to existing buildings shall comply with Appendix J of the California Building Code as adopted and amended by the City of Agoura Hills.

ii)

Section R301.1.3.2 is amended to read as follows:

R301.1.3.2 Wood-frame structures. The Building Official shall require construction documents to be approved and stamped by a California licensed architect or engineer for all dwellings of wood-frame 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 more than one story in height or with a basement located in Seismic Design Category D 0 , D 1 , or D 2 .

jj)

Section R301.1.5 is added 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 1613.8 of the California Building Code, as incorporated in the Agoura Hills Municipal Code.

kk)

Section R301.2.2.11 is added 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 Residential Code and ASCE 7, except where the component is positively attached to the structure and flexible connections are provided between the component and associated ductwork, piping, and conduit; and either:

The component weighs 400 lbs. (1,780 N) or less and has a center of mass located 4 ft. (1.22 m) or less above the supporting structure; or

The component weighs 20 lbs. (89N) or less or, in the case of a distributed system, 5 lb./ft. (73 N/m) or less.

ll)

Section R401.1 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 by Table R301.2 shall meet the provisions of Section R322. Wood foundations shall be designed and installed in accordance with AWC PWF.

Exception: The provisions of this chapter shall be permitted to be used for wood foundations only in the following situations:

In buildings that have no more than two floors and a roof.

When interior basement and foundation walls are constructed at intervals not exceeding 50 feet.

Wood foundations in Seismic Design Category D 0 , D 1 , or D 2 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.

mm)

Section R403.1.2 is amended to read as follows:

R403.1.2 Continuous footing in Seismic Design Categories D0, D1, or D2. Exterior walls of buildings located in Seismic Design Categories D 0 , D 1 , or D 2 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.

nn)

Section R403.1.3.6 is amended to read as follows:

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.

oo)

Section R403.1.5 is amended to read as follows:

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 D 0 , D 1 , or D 2 , stepped footings shall be reinforced with four No. 4 rebars. Two bars shall be placed at the top and bottom of the footings as shown in Figure R403.1.5.2.

pp)

Section R404.2 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 D 0 , D 1 , or D 2 .

qq)

Section CJ103.1 of Appendix CJ is amended to read as follows:

CJ103.1 General. Emergency sleeping cabins, emergency transportable housing units, membrane structures and tents constructed and/or assembled in accordance with this appendix, shall be occupied only during the declaration of a state of emergency, local emergency, or shelter crisis, and authorized by the City Council.

Buildings and structures constructed in accordance with the California Building Standards Code, used as emergency housing, shall be permitted to be permanently occupied.

(Ord. No. 25-480, § 2, 11-12-2025)

8203. • California Electrical Code adopted with local amendments.

A.

Adoption of California Electrical Code, 2025 Edition. Pursuant to California Government Code §§ 50022.1 to 50022.8, the California Electrical Code, 2025 Edition, published as Title 24, Part 3, of the California Code of Regulations, is adopted by reference, subject to the amendments, additions, and deletions set forth below.

One true copy of the California Electrical Code is on file in the office of the Building Official and is available for public inspection as required by law.

B.

Amendments to the Code. Section 89.100.0 is added to read as follows: