Big Bear Lake Municipal Code Ch. 15.04 Uniform Codes

The city adopts by reference and makes part of this chapter by reference, subject to those certain amendments set forth in Section 15.04.020, the following California building codes and international codes (one copy of each is on file for use and examination by the public in the office of the city clerk):

A. California Administrative Code, 2025 Edition, Title 24 Part 1.

B. California Building Code Volumes 1 and 2 and Appendices B, H, I, and J of Volume 2, 2025 edition, Title 24 Part 2.

C. California Residential Code and Appendix BF, 2025 Edition, Title 24 Part 2.5.

D. California Electrical Code 2025 Edition, Title 24 Part 3.

E. California Mechanical Code 2025 Edition, Title 24 Part 4.

F. California Plumbing Code 2025 Edition, Title 24 Part 5.

G. California Energy Code 2025 Edition, Title 24 Part 6.

H. California Wildland-Urban Interface Code, 2025 Edition, Title 24, Part 7.

I. California Historical Building Code 2025 Edition, Title 24 Part 8.

J. California Fire Code and Appendices B, BB, C, CC, D, H, I, and J, 2025 Edition, Title 24 Part 9.

K. California Existing Building Code 2025 Edition, Title 24 Part 10.

L. California Green Building Standards Code 2025 edition, Title 24 Part 11.

M. California Referenced Standards Code 2025 edition Title 24 Part 12.

(Ord. 2008-376 § 2, 2008: Ord. 2005-351 §§ 1, 2, 2005; Ord. 2002-328 § 1, 2002; Ord. 99-297A (part), 1999)

(Ord. No. 2010-411, § 2, 11-22-2010; Ord. No. 2014-433, § 2, 7-14-2014; Ord. No. 2016-453, § 2, 10-24-2016; Ord. No. 2019-475, § 2, 10-28-2019; Ord. No. 2022-508, § 2, 11-7-2022; Ord. No. 2025-525, § 2, 12-10-2025)

The following amendments to the 2025 California Code of Regulations are adopted to read as follows:

A. Chapter 1, Division II, Section 105.2, Building: of the 2025 California Building Code and Chapter 1, Division II, Section R105.2, Building: of the 2025 California Residential Code is amended to read as follows:

105.2 Work exempt from permit. Exemption from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction including but not limited to the City of Big Bear Lake Development Code. Permits shall not be required for the following:

Building:

1. One story detached accessory structures to a Group R-3 occupancy used as tool and storage sheds, playhouses/treehouses, gazebos and other similar non-habitable structures, provided the floor area does not exceed 120 square feet (11 m 2 ). These accessory structures shall not exceed 10' to the peak of the roof from grade level. It is permissible that these structures still be regulated by the 2025 California Wildland-Urban Interface Code, Section 504.11, despite exemption from permit.

2. Non-masonry fences not over 6 feet (1829 mm) high.

3. Oil derricks.

4. Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge, impounding Class I, II or IIIA liquids or retaining soils greater than 18 inches (457 mm) in depth at greater than a 2:1 cut slope.

5. Water tanks supported directly on level compacted grade if the capacity does not exceed 5,000 gallons (18,927 L) and the ratio of height to diameter or width does not exceed 2 to 1.

6. Sidewalks and driveways, not more than 30 inches (762 mm) above adjacent grade not exceeding a lin 8 slope (12.5 percent grade), not adjacent to a slope greater than 1 in 2, not located over any basement or story below and not part of an accessible means of egress or an accessible route as defined by Chapter 11A and 11B of California Building Code.

7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work that does not alter an accessible means of egress or an accessible route as defined by Chapter 11A and 11B of California Building Code.

8. Temporary motion picture, television, and theater stage sets and scenery.

9. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18,925 L) and are installed entirely above ground.

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

11. Swings and other playground equipment accessory to a Group R-3 occupancy.

12. Window awnings in Group R-3 and U occupancies, supported by an exterior wall that do no project more than 24 inches (609.6 mm) from the exterior wall.

13. Non-fixed and movable fixtures, cases, racks, counters and partitions, not over five feet nine inches (1753 m) in height and not placed in the accessible means of egress or an accessible route as defined by Chapter 11A and 11B of the California Building Code.

14. Decks accessory to a Group R-3 occupancy not exceeding 200 square feet (18.58 m 2 ) in area, that are not more than 30 inches (762 mm) above natural grade at any point, are not within 10 feet (9.29m) of a dwelling, and do not serve the exit door required by Section R311 of the California Residential Building Code.

FPN: Forced Air Units, Water Heaters, and Windows are no longer exempt from permits as adopted in previous versions of the BBMC section 15.04.020.

B. Chapter 9, Section 903.2 of the 2025 California Building Code and the 2025 California Fire Code is hereby amended to read as follows:

903.2 Where Required. Approved automatic sprinkler systems in new buildings and structures, including pre-manufactured structures, shall be provided in the locations described in Sections 903.2.1 through 903.2.12 and Sections 903.2.14 through 903.2.21.

C. Chapter 9, Section 903.2.11.7 is hereby added to the 2025 California Building Code and the 2025 California Fire Code to read as follows:

903.2.11.7 Building Fire Area 5,000 Square Feet or More in Size. An approved automatic fire sprinkler system shall be provided throughout in all newly constructed buildings and structures of any occupancy group when the gross fire area, as defined in the California Building Code, is equal to or exceeds 5,000 square feet. EXCEPTIONS: Detached Group U occupancies accessory to a one- or two-family dwelling that are not used for commercial or industrial purposes.

D. Chapter 9, Section 903.2.11.8 is hereby added to the 2025 California Building Code and the 2025 California Fire Code to read as follows:

903.2.11.8 Additions to Existing Buildings. When an addition to an existing residential structure results in a structure having a fire area of more than 5,000 square feet and addition is 50% or more of the original square footage, the entire structure shall be provided with an automatic sprinkler system.

E. Chapter 9, Section 903.6 is hereby added to the 2025 California Building Code and the 2025 California Fire Code to read as follows:

903.6 Freeze Protection. All sprinkler systems shall be suitably freeze-protected for climatic conditions as prescribed by the fire code official.

F. Section R309.2, Exception 1 of the 2025 California Residential Code is hereby amended to read as follows:

R309.2, Exception 1: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic residential sprinkler system where the addition or alteration is less than 50% of the original square footage or does not result in the creation of a fire area of more than 5,000 square feet.

G. Section R309.3.1.2 of the 2025 California Residential Code is hereby amended to read as follows:

R309.3.1.2 Required sprinkler locations. Sprinklers shall be installed to protect all areas of a dwelling unit.

EXCEPTIONS:

1. Attics, crawl spaces, built-up areas less than five (5) feet in height, and normally unoccupied concealed spaces that do not contain fuel-fired appliances, do not require sprinklers. In those areas containing fuel-fired appliances, a sprinkler shall be installed above the appliance.

2. Clothes closets, linen closets, and pantries not exceeding 24 square feet in area, with the smallest dimension not greater than 3 feet and having wall and ceiling surfaces of gypsum board.

3. Detached garages, carports with no habitable space above, open attached porches, balconies or stairs, and similar areas.

H. Section R309.3.5.2 of the 2025 California Residential Code is hereby amended to read as follows:

R309.3.5.2 Required Capacity. The water supply shall have the capacity to provide the required design flow rate for sprinklers for a period of time as follows:

1. The water supply shall have the capacity to provide the required design flow rate for sprinklers for a minimum of 10 minutes regardless of the square footage or number of stories.

I. Section 1512.3.1 of the 2025 California Building Code is amended and Section R908.4.1 of the 2025 California Residential Code is amended to read as follows:

Roof covering over wood shingles and shakes. Re-roofing over existing wood shingle or wood shake roofing is not permitted.

(Ord. 2008-376 § 3, 2008: Ord. 2005-351 § 3, 2005; Ord. 2004-339 § 1, 2004; Ord. 2003-334 § 1, 2003; Ord. 2002-328 § 2, 2002: Ord. 99-297A (part), 1999)

(Ord. No. 2010-411, § 3, 11-22-2010; Ord. No. 2014-433, § 3, 7-14-2014; Ord. No. 2016-453, § 3, 10-24-2016; Ord. No. 2019-475, § 3, 10-28-2019; Ord. No. 2022-508, § 3, 11-7-2022; Ord. No. 2025-525, § 3, 12-10-2025)