Chapter 24.03

BUILDING CODE

Parts:

• 1 Adoption of CBC Provisions 2 Special Detailed Requirements Based on Use and Occupancy (CBC Chapter 4)

• 3 Fire Resistance-Rated Construction (CBC Chapter 7)

• 4 Automatic Fire Sprinkler Systems (CBC Chapter 9)

• 5 Reserved 6 Structural Design (Chapter 16) 7 Structural Test and Special Inspections (Chapter 17)

• 8 Gypsum Board, Gypsum Lath, and Cement Plaster (CBC Chapters 23 & 25)

• 9 Reserved 10 Reserved

Part 1

ADOPTION OF CBC PROVISIONS

(CBC) is hereby incorporated in this chapter by reference and made a part hereof the same as if fully set forth herein.

• B. One copy of the CBC has been filed for use and examination of the public in the office of the city clerk of the City of San José.

• (Ords. 28166, 28838, 29334, 29806, 30326, 30837, 31256.)

• A. The following portions of the California Building Code, 2025 edition are not approved or adopted or incorporated in this chapter by reference, and shall not be deemed to be a part of this chapter nor a part of the building code of the City of San José:

  1. Section 1.8.4

  2. Section 1.8.5

  3. Section 1.8.7

  4. Section 1.8.8

Sections:

5. Section 1.8.9

• 24.03.110 Portions of California Building Code which are not approved, adopted or incorporated by reference.

• 24.03.115 Portions of California Building Code Appendices are approved, adopted, or incorporated by reference.

• A. Except as otherwise provided for in this chapter, the California Building Code, 2025 edition

6. Section 2505

(Ords. 28166, 28838, 29334, 29806, 30326, 30837, 31256.)

• A. The following portions of the California Building Code, 2025 edition, of the appendices are approved, adopted, or incorporated by reference.

  1. CBC Appendix C, Agricultural Buildings.

  2. CBC Appendix J, Grading.

3. CBC Appendix Q, Emergency Housing.

(Ords. 29806, 30326, 30837, 31256.)

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§ 24.03.220

The provisions of this chapter contain crossreferences to the provisions of the CBC, 2025 edition, in order to facilitate reference and comparison to those provisions.

(Ords. 28166, 28838, 29334, 29806, 30326, 30837, 31256.)

The provisions of this chapter shall constitute local amendments to the cross-referenced provisions of the CBC and shall be deemed to replace the cross-referenced section of the CBC with the respective provisions set forth in this chapter. (Ords. 28166, 28838, 31256.)

Part 2

SPECIAL DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY (CBC CHAPTER 4)

Sections:

24.03.230 High-rise buildings (CBC 403).

24.03.240 Atriums (CBC 404).

The amendments set forth in this part are reasonably necessary because of the following local geological, topographical and climatic conditions:

• A. San José is within a very active seismic area. Severe seismic action could disrupt communications, damage gas and water mains, cause extensive electrical hazards, and place extreme demands on the limited and widely dispersed resources of the fire department, resulting in failure of the Fire Department to meet and provide the fire protection and life safety needs of the community.

• B. The local geographic, topographic, and climatic conditions pose an increased hazard in the acceleration, spread, magnitude, and severity of potential fires in the City of San José, and may cause disruptions in the operation of fire protection systems, equipment, and a delayed fire response time, allowing further growth of the fire.

• C. If not amended, Sections 402.5, 403.3, 404.3, 410.6 of the CBC would allow omission of fire sprinkler coverage in certain areas of covered malls, high-rise buildings, buildings with atriums, stages, and platforms.

• D. The requirement for total fire sprinkler coverage set forth in the amendment is a more restrictive standard which will better prevent fire damage which can result from local conditions.

(Ords. 28166, 28838, 29334, 30326, 31256.)

Subsection 402.5 of CBC Section 402 is deleted and replaced with the following:

402.5 Automatic sprinkler system. Covered and open mall buildings and buildings connected shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1, which shall comply with all of the following:

1. The automatic sprinkler system shall be complete and operative throughout occupied space in the covered mall building prior to occupancy of any of the tenant spaces. Unoccupied tenant spaces shall be similarly protected unless provided with approved alternate protection.

2. Sprinkler protection for the mall of a covered mall building shall be independent from that provided for tenant spaces or anchors buildings.

3. Sprinkler protection for the tenant spaces of an open mall building shall be independent from that provided for the anchor buildings.

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§ 24.03.220

4. Sprinkler protection shall be provided beneath exterior circulation balconies located adjacent to an open mall.

5. Where tenant spaces are supplied by the same system, they shall be independently controlled.

Exception: Deleted

402.5.1 Standpipe system. The covered mall building shall be equipped throughout with a standpipe system as required by Section 905.3.3. (Ords. 28166, 28838, 29334, 30326, 31256.)

Subsection 403.3 of CBC Section 403 is amended and replaced with the following:

403.3 Automatic sprinkler system. Buildings and structures shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 and a secondary water supply where required by Section 403.3.3. A sprinkler water-flow alarm-initiating device and a control valve with a supervisory signal-initiating device shall be provided at the lateral connection to the riser for each floor.

Exception: Deleted

(Ords. 28166, 28838, 29334, 29806, 31256.)

shall be installed in dressing rooms, performer lounges, shops, and storerooms accessory to such stages.

Exceptions: Sprinklers are not required under catwalks and galleries where they are permitted to be omitted in accordance with Section 903.3.1.1. (Ords. 28166, 28838, 29334, 29806, 30326, 31256.)

Part 3

FIRE RESISTANCE-RATED CONSTRUCTION (CBC CHAPTER 7)

Sections:

The amendment set forth in this part is necessary because California Mechanical Code does not address dampers in hazardous exhaust ducts. Hazardous exhaust systems are designed to capture and control hazardous emission generated from product handling or process, and convey those emissions to the outdoors.

(Ords. 28166, 28838.)

Subsection 404.3 of CBC Section 404 is deleted and replaced with the following:

404.3 Automatic sprinkler protection. An approved automatic sprinkler system shall be installed throughout the entire building.

Exceptions: Deleted (Ords. 28166, 28838, 31256.)

Subsection 410.6 of CBC Section 410 is deleted and replaced with the following:

410.6 Automatic sprinkler system. Stages shall be equipped with an automatic sprinkler system in accordance with Section 903.3.1.1. Sprinklers shall be installed under the roof and gridiron and under all catwalks and galleries over the stage. Sprinklers

CBC Section 717.2.2 is deleted and replaced with the following:

717.2.2 Hazardous exhaust ducts. Penetrations of structural elements by a hazardous exhaust system shall conform to Sections 717.2.2.1 through 717.2.2.4.

717.2.2.1 Fire dampers and smoke dampers. Fire dampers and smoke dampers are prohibited in hazardous exhaust ducts.

717.2.2.2 Floors. Hazardous exhaust systems that penetrate a floor/ceiling assembly shall be enclosed in a fire-resistance-rated shaft constructed in accordance with Section 713.

717.2.2.3 Wall assemblies. Hazardous exhaust duct systems that penetrate fire-resistance-rated construction shall be enclosed in a fire-resistance-rated shaft from the point of penetration to the outlet termi-

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§ 24.03.425

nal, except where the interior of the duct is equipped with an approved automatic fire suppression system. Ducts shall be enclosed in accordance with Section 713 requirements for shaft construction and such enclosure shall have a minimum fireresistance-rating of not less than the highest fireresistance-rated wall assembly penetrated.

717.2.2.4 Fire walls. Ducts shall not penetrate a fire wall.

(Ords. 28166, 28838, 29334, 30326.)

Part 4

AUTOMATIC FIRE SPRINKLER SYSTEMS (CBC CHAPTER 9)

Sections:

The amendments set forth in Parts 1 and 4 of this chapter are reasonably necessary because of the following local geological, topographical and climatic conditions:

• A. San José is within a very active seismic area. Severe seismic action could disrupt communications, damage gas and water mains, cause extensive electrical hazards, and place extreme demands on the limited and widely dispersed resources of the fire department, resulting in failure of the Fire Department to meet and provide the fire protection and life safety needs of the community.

• B. The local geographic, topographic, and climatic conditions pose an increased hazard in the acceleration, spread, magnitude, and severity of potential fires in the City of San José, and may cause disruptions in the operation of fire protection

systems, equipment, and a delayed fire response time, allowing further growth of the fire.

• C. This section adopts the latest standards currently listed by the State of California Fire Marshal's Office for automatic fire protection systems and includes references to the amendments to the standards made in the California Fire Code.

• D. The type of automatic fire sprinkler systems set forth in the amendment is a more restrictive standard, which will better prevent fire damage that can result from local conditions.

• (Ords. 28166, 28838, 31256.)

The provisions of this part contain crossreferences to the provisions of the California Fire Code or CFC, 2025 edition, in order to facilitate reference and comparison to those provisions. (Ords. 28166, 28838, 29334, 29806, 30326, 30837, 31256.)

• A. CBC Section 903 is deleted and replaced with the 2025 fire code amendments as amended by the San José Municipal Code Section 17.12.640.

• (Ords. 28166, 28838, 29334, 29806, 30326, 31256.)

Part 5

RESERVED*

Part 6

STRUCTURAL DESIGN (CHAPTER 16)

Sections:

*Editor’s note— Part 5 of Chapter 24.03, being Sections 24.03.510 and 24.03.520, pertaining to Single Room Occupancy Units (CBC section 1208.4), was repealed by Ordinance 29334, adopted November 5, 2013.

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§ 24.03.610

• 24.03.640 Reserved.

• 24.03.650 Reserved.

• 24.03.660 Reserved.

The amendments set forth in this part are reasonably necessary because of the following local geological, topographical and climatic conditions:

• A. Local geological conditions - The San Francisco/Bay Area region is densely populated and/or located in an area of high seismic activities. San José is bound by two major faults such as Hayward and San Andreas faults capable of producing major earthquakes.

• B. Considering that certain important and critical buildings and structures must be operational in the event of an emergency, the need to incorporate this modification into the code will help to assure that new buildings and additions to existing buildings are designed and constructed in accordance with the scope and objectives of the California Building Code.

• C. The seismic separation is necessary to permit adjacent buildings, or parts thereof, to respond to earthquake ground motion independently and preclude possible structural damage due to pounding between buildings and other structures. The need to incorporate this modification into the code will help to assure that new buildings and additions to existing buildings are designed and constructed in accordance with the scope and objectives of the California Building Code.

• (Ords. 28166, 28838, 29806.)

Editor’s note— Section 24.03.620, pertaining to Modification to ASCE 7-05, Section 12.8.1.1, was repealed by Ordinance 29334, adopted November 5, 2013.

Editor’s note— Section 24.03.630, pertaining to Modification to ASCE 7-05, Table 12.8-2, was repealed by Ordinance 29334, adopted November 5, 2013.

Editor’s note— Section 24.03.630, pertaining to Modification to ASCE 7-05, Table 12.8.7, was repealed by Ordinance 29334, adopted November 5, 2013.

Editor’s note— Ord. 31256, § 29, adopted Nov. 18, 2025, repealed § 24.03.650, which pertained to modification to ASCE 7-16, Section 12.12.3 and derived from Ords. 28166, 28838, 29334, 30326.

Editor’s note— Section 23.03.660, pertaining to Modification to ACI 318 Section 14.8.3 and 14.8.4, was repealed by Ordinance 29334, adopted November 5, 2013.

Part 7

STRUCTURAL TEST AND SPECIAL INSPECTIONS (CHAPTER 17)

Sections:

Local geological conditions - The San Francisco/Bay Area region is densely populated and located in an area of high seismic activities. San José is bound by two major faults, the Hayward and San Andreas faults, that are capable of producing major earthquakes. Results from studies after the Northridge Earthquake indicated that a lot of the damages were attributed to lack of quality control during construction resulting in low construction

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§ 24.03.810

quality. The proposed modification to improve quality control during construction need to be incorporated into the code to assure that new buildings and additions to existing buildings are designed and constructed in accordance with the scope and objectives of the California Building Code. (Ords. 28166, 28838.)

stressed slabs on grade, where the effective prestress in the concrete is less than one hundred fifty psi (1.03 Mpa).

4. Concrete foundation walls constructed in accordance with table 1807.1.6.2.

5. Concrete patios, driveways and sidewalks, on grade.

(Ords. 28166, 28838, 29334, 29806, 30326.)

Section 1705.3 of CBC is amended to read as follows:

1705.3 Concrete Construction. The special inspections and tests of concrete construction shall be performed in accordance with this section and Table 1705.3.

Exceptions: Special inspections and tests shall not be required for:

1. Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock, where the structural design of the footing is based on a specified compressive strength, f'c, no greater than two thousand five hundred pounds per square inch (psi) (17.2 MPa).

2. Continuous concrete footings supporting walls of buildings three stories or less above grade plane that are fully supported on earth or rock where:

   • 2.1. The footings support walls of lightframe construction;

   • 2.2. The footings are designed in accordance with Table 1809.7; or

   • 2.3. The structural design of the footing is based on a specified compressive strength, f'c, no greater than two thousand five hundred pounds per square inch (psi) (17.2 Mpa), regardless of the compressive strength specified in the approved construction documents or used in the footing construction.

3. Nonstructural concrete slabs supported directly on the ground, including pre-

Part 8

GYPSUM BOARD, GYPSUM LATH, AND CEMENT PLASTER (CBC CHAPTERS 23 & 25)

Sections:

24.03.820 General design requirements (CBC Section 2302.1).

• 24.03.835 Braced wall panel method (CBC Section 2308.10.3).

24.03.840 Reserved.

24.03.842 Reserved.

24.03.850 Section 2308.10.4.

24.03.858 Section 2308.10.5.

24.03.860 CBC Table 2308.10.1

24.03.870 Section 2308.10.9.

The amendment set forth in Parts 1 and 8 of this chapter is reasonably necessary because of the following local geological and topographical conditions:

• A. San José is within a very active seismic area.

• B. Gypsum wallboard and exterior Portland cement plaster have performed poorly during recent California seismic events.

• C. The shear values for gypsum wallboard and Portland cement stucco contained in the code are based on monodirectional testing.

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§ 24.03.810

• D. The limitation on the use of these systems as set forth in the amendment until cyclic loading testing are performed and evaluated is a more restrictive standard which will better prevent damage which can result from local conditions.

(Ords. 28166, 28838.)

CBC Section 2302.1, method 4 is amended to read as follows:

2302.1 General. The design of structural elements or systems, constructed partially or wholly of wood or wood-based products, shall be in accordance with one of the following methods:

1. Allowable stress design in accordance with Sections 2304, 2305 and 2306.

2. Load and resistance factor design in accordance with Sections 2304, 2305 and 2307.

3. Conventional light-frame construction in accordance with Sections 2304 and 2308.

4. Reserved.

5. The design and construction of log structures in accordance with the provisions of ICC 400.

(30326.)

Editor’s note— Ord. 30326, § 37, adopted Nov. 5, 2019, repealed § 24.03.830, which pertained to General CBC Section 2308.1 and derived from Ord. 28166 and 28838.

CBC Section 2308.10.3 is amended to read as follows:

2308.10.3 Braced Wall Panel Method. Construction of braced wall panels shall be by one or a combination of the methods in Table 2308.10.3(1). Braced wall length shall be in accordance with Section 2308.10.4 or 2308.10.5.

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§ 24.03.850

TABLE 2308.10.1(1) - BRACING METHODS

==> picture [481 x 314] intentionally omitted <==

(Ord. 31256.)

Editor’s note— Ord. 31256, § 30, adopted Nov. 18, 2025, amended § 24.03.835 in its entirety, in effect repealing and reenacting said § 24.03.835 to read as set out herein. The former § 24.03.835 pertained to Braced wall panel method (CBC Section 2308.6.3) and derived from Ords. 28166, 28838, 29334, 29806.

Editor’s note— Section 24.03.840, pertaining to Table 2305.3.4, was repealed by Ordinance 29334, adopted November 5, 2013.

Editor’s note— Ord. 30326, § 38, adopted Nov. 5, 2019, repealed § 24.03.842, which pertained to CBC Section 2306.3 and derived from Ord. 29334.

Editor’s note— Section 24.03.845, pertaining to Section 2305.3.9, was repealed by Ordinance 29334, adopted November 5, 2013.

CBC Section 2308.10.4 is amended to read as follows:

2308.10.4 Braced Wall Panel Construction. For Methods DWB, WSP, SFB, PBS, PCP and HPS, each panel must be not less than 48 inches (1219 mm) in length, covering three stud spaces where studs are spaced at 16 inches (406 mm) on center and covering two stud spaces where studs are spaced at 24 inches (610 mm) on center. Braced wall panels less than 48 inches (1219 mm) in length shall not contribute toward the amount of required bracing. Vertical joints of panel sheathing shall occur over studs and adjacent panel joints shall be nailed to common framing members. Horizontal joints shall

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§ 24.03.850

occur over blocking or other framing equal in size to the studding except where waived by the installation requirements for the specific sheathing materials. Sole plates shall be nailed to the floor framing in accordance with Section 2308.10.7 and top plates shall be connected to the framing above in accordance with Section 2308.10.7.2. Where joists are perpendicular to braced wall lines above, blocking shall be provided under and in line with the braced wall panels.

(Ord. 31256.)

Editor’s note— Ord. 31256, § 31, adopted Nov. 18, 2025, amended § 24.03.850 in its entirety, in effect repealing and reenacting said § 24.03.850 to read as set out herein. The former § 24.03.850 pertained to Section 2308.6.4 and derived from Ords. 28166, 28838, 29806.

(PFH) described in this section is permitted to substitute for a 48 inch (1219 mm) braced wall panel of Methods DWB, WSP, SFB, PBS, PCP or HPS.

CBC Sections 2308.10.5.1 and 2308.10.5.2 are adopted without amendments. (Ord. 31256.)

Editor’s note— Ord. 31256, § 32, adopted Nov. 18, 2025, amended § 24.03.858 in its entirety, in effect repealing and reenacting said § 24.03.858 to read as set out herein. The former § 24.03.858 pertained to Section 2308.6.5 and derived from Ords. 28166, 28838, 29806.

CBC Table 2308.10.1 to be deleted and replaced with the following:

CBC Section 2308.10.5 is amended to read as follows:

2308.10.5 Alternative bracing. An alternate braced wall (ABW) or a portal frame with hold-downs

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§ 24.03.860

==> picture [481 x 523] intentionally omitted <==

(Ord. 31256.)

Editor’s note— Ord. 31256, § 33, adopted Nov. 18, 2025, amended § 24.03.860 in its entirety, in effect repealing and reenacting said § 24.03.860 to read as set out herein. The former § 24.03.860 pertained to CBC Table 2308.6.1 and derived from Ords. 28166, 28838, 29334, 29806.

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§ 24.03.870

CBC Section 2308.10.9 is amended to read as

follows:

2308.10.9 Attachment of sheathing. Fastening of braced wall panel sheathing shall not be less than that prescribed in Table 2308.10.1 or 2304.10.2. Wall sheathing shall not be attached to framing members by adhesives.

All braced wall panels shall extend to the roof sheathing and shall be attached to parallel roof rafters or blocking above with framing clips (eighteen-gauge minimum) spaced at maximum twentyfour inches (6,096 mm) on center with four 8d nails per leg (total eight 8d nails per clip). Braced wall panels shall be laterally braced at each top corner and at maximum twenty-four-inch (6,096 mm) intervals along the top plate of discontinuous vertical framing.

(Ord. 31256.)

Editor’s note— Ord. 31256, § 34, adopted Nov. 18, 2025, amended § 24.03.870 in its entirety, in effect repealing and reenacting said § 24.03.870 to read as set out herein. The former § 24.03.870 pertained to Section 2308.6.9 and derived from Ords. 28166, 28838, 29806.

Part 9

RESERVED Part 10 RESERVED†*

Chapter 24.04

PLUMBING CODE

Parts:

• 1 Adoption of CPC (Provisions)

Part 1

ADOPTION OF CPC (PROVISIONS)

Sections:

• 24.04.110 Portions of California Plumbing Code which are not approved, adopted or incorporated by reference.

• 24.04.120 Portions of California Plumbing Code Appendices are approved, adopted, or incorporated by reference.

• A. Except as otherwise provided for in this chapter, the California Plumbing Code, 2025 edition together with those omissions, amend-

*Editor’s note— Ord. 29806, § 39, adopted Nov. 1, 2016, repealed Part 9, §§ 24.03.910 and 24.03.930, which pertained to existing structures (CBC Chapter 34), and derived from Ords. 28166, 28838 and 29334.

†Editor’s note— Ord. 29806, § 40, adopted Nov. 1, 2016, repealed Part 10, § 24.03.1010, which pertained to reference standards (CBC Chapter 35), and derived from Ords. 28838 and 29334.

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§ 24.05.100

ments, exceptions and additions thereto as amended in Title 24 of the California Code of Regulations are approved and adopted, and are hereby incorporated in this chapter by reference and made a part hereof the same as if fully set forth herein.

• B. One copy of the CPC has been filed for use and examination of the public in the office of the city clerk of the City of San José.

(Ords. 28166, 28838, 29334, 29806, 30326, 30837, 31256.)

5. CPC Appendix G, Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category I Appliances, and Appliances Listed for Use With Type B Vents.

6. Reserved.

7. CPC Appendix I, Installation Standards. 8. CPC Appendix M, Peak Water Demand Calculator.

(Ords. 29806, 30326, 30837, 31256.)