San Jose Municipal Code Part 6 Fire Protection, Suppression, and Alarm Detection

Footnotes:

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Editor's note— Ord. 31258, § 6, adopted Nov. 18, 2025, amended Part 6 of Ch. 17.12 in its entirety to read as set out herein. Former Part 6, §§ 17.12.610 - 17.12.660, pertained to similar subject matter and derived from Ords. 30327, 30836.

Except as otherwise provided for in this Chapter, Chapter 9 of the 2025 California Fire Code, including the Tables therein, is adopted and incorporated in this Chapter by reference and made a part hereof as if fully set forth herein.

(Ord. 31258.)

Findings. The amendments set forth in this Part are reasonably necessary because of the findings set forth above in 17.12.120 and the following additional local geological, topographical and climatic conditions:

I. The type of automatic fire sprinkler systems set forth in the amendment is a more restrictive standard which will better prevent fire damage resulting t from local conditions.

II. If not amended, Section 914.2, 914.3, 914.4, 914.6 of the 2025 California Fire Code would allow omission of fire sprinkler coverage in certain areas of covered malls, high-rise buildings, buildings with atriums, stages, and platforms.

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

(Ord. 31258.)

Subsection 901.6 of the 2025 California Fire Code is amended to read as follows:

901.6.3.2 Inspection, testing and maintenance requirements. It is the responsibility of the contractor company or Licensee to provide a written or electronic report of the inspection, test, and maintenance results to the building owner and the 3rd Party Inspection Compliance Service contracted with the City of San José at the completion of the inspection, testing, and maintenance. Submittal of electronic reports to the 3rd Party Inspection Compliance Service shall be in accordance with 3 rd Party Inspection Compliance submittal procedures.

(Ord. 31258.)

A. Subsection 903.2 of the 2025 California Fire Code is amended to read as follows:

903.2 Where required. Approved automatic sprinkler systems shall be provided in the locations described in the following:

1. Throughout existing buildings and structures where an increase is made to the floor area that results in the building exceeding 10,000 square feet or the proposed change in use or contents of the building creates a higher risk, as indicated in Section 102.3 of the California Fire Code.

2. Throughout existing one- and two-family dwellings where an increase of over 500 square feet is made to the floor area that results in the building exceeding 3,600 square feet.

3. Throughout buildings and structures that are four or more stories in height, regardless of the floor area.

4. Throughout new buildings and structures that exceed 6,200 square feet.

5. Throughout new buildings and structures described in Section 903.2.1 through 903.2.20 as modified herein.

B. Subsection 903.2.2.1 of the 2025 California Fire Code is amended to read as follows:

903.2.2.1 Ambulatory care facilities. An automatic sprinkler system shall be installed throughout the entire floor containing an ambulatory care facility where either of the following conditions exist at any time:

1. Four or more care recipients are incapable of self-preservation.

2. One or more care recipients that are incapable of self-preservation are located at other than the level of exit discharge serving such a facility.

In buildings where ambulatory care is provided on levels other than the level of exit discharge, an automatic sprinkler system shall be installed throughout the entire floor as well as the floors below where such care is provided, and all floors between the level of ambulatory care and the nearest level of exit discharge, and all floors below the level of exit discharge.

Exception: Deleted

C. Subsection 903.2.8 of the 2025 California Fire Code is amended to read as follows:

903.2.8.4 Balconies and decks. Sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units and sleeping units, provided there is a roof or deck above. Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14 inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist construction. Balconies and decks located more than 2 stories above other balconies or decks, shall not be required to have sprinkler protection.

D. Subsection 903.2.18 of the 2025 California Fire Code is amended to read as follows:

903.2.18 Group U private garages and carports accessory to R-3 occupancies. Carports with habitable space above and attached garages, accessory to Group R-3 occupancies, shall be protected by residential fire sprinklers in accordance with this section. Residential fire sprinklers shall be connected to and installed in accordance with an automatic residential fire sprinkler system that complies with Section R313 of the California Residential Code or with NFPA 13D. Fire sprinklers shall be residential sprinklers or quick-response sprinklers, designed to provide a minimum density of 0.05 gpm/ft2 (2.04 mm/min.) over the area to the garage and/or carport, but not to exceed two sprinklers for hydraulic calculation purposes. Garage doors shall not be considered obstructions with respect to sprinkler placement.

Exception: Deleted.

E. Subsection 903.3.1.2.1 of the 2025 California Fire Code is amended to read as follows:

903.3.1.2.1 Balconies and decks. Refer to Section 903.2.8.4 amendment.

F. Section 903.3.1.2.3 of the 2025 California Fire Code is amended to read as follows:

5. Attic Protection. Where sprinkler protection is not required by CFC 903.3.1.2.3.1 through 903.3.1.2.3.4, then pilot sprinklers shall be provided in the attics and between floors where floor/ceiling assemblies consist of open web wood joists or trusses. Pilot sprinklers shall be intermediate temperature-rated, K = 4.2, with quick response. Pilot sprinklers shall be located within 12 inches (30.48 cm) of the structure and/or at the apex of each ridgeline when applicable. A sprinkler is required where the ridgeline and hips converge. Sprinklers shall be spaced at maximum of 30 feet (9.144 m) centers (maximum 15 feet (4.572 m) from outside walls) and shall be located at all heat and fire sources, including furnaces, hot water heaters, above kitchen ranges, etc.

G. Subsection 903.4.1 of the 2025 California Fire Code Section 903 is amended to read as follows:

903.4.1 Electronic supervision. Valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures, waterflow switches on all sprinkler systems, and commercial kitchen hood & duct fixed extinguishing systems shall be electrically supervised by a listed fire alarm control unit.

Exceptions:

1. Automatic sprinkler systems protecting one- and two-family dwellings.

2. Limited area sprinkler systems in accordance with Section 903.3.8, provided that backflow prevention device test valves located in limited area sprinkler system supply piping shall be locked in the open position unless supplying an occupancy required to be equipped with a fire alarm system, in which case the backflow preventer valves shall be electrically supervised by a tamper switch installed in accordance with NFPA 72 and separately annunciated.

3. Automatic sprinkler systems installed in accordance with NFPA 13R where a common supply main is used to supply both domestic water and the automatic sprinkler system, and a separate shutoff valve for the automatic sprinkler system is not provided.

4. Jockey pumps control valves that are sealed or locked in the open position.

5. Control valves to paint spray booths or dip tanks that are sealed or locked in the open position.

6. Valves controlling the fuel supply to fire pump engines that are sealed or locked in the open position.

7. Trim valves to pressure switches in dry, preaction and deluge sprinkler systems that are sealed or locked in the open position.

8. Underground key or hub gate valves in roadway boxes.

9. Commercial kitchen hood & duct fixed extinguishing systems located in buildings where a sprinkler monitoring system is or was not required.

(Ord. 31258.)

Subsection 907.5.2.3.3 of the 2025 California Fire Code is amended to read as follows:

907.5.2.3.3 Group R-2. In Group R-2 occupancies required by section 907 to have a fire alarm system, each story that contains dwelling units and sleeping units shall be provided with the capability to support future visible alarm notifications appliances in accordance with NFPA 72. Such capability shall accommodate wired equipment.

Subsection 907.5.2.3.3.1 of the 2025 California Fire Code is amended to read as follows:

907.5.2.3.3.1 Wired equipment. Where wired equipment is used to comply with the future capability required by Section 907.5.2.3.3, the system shall include all of the following capabilities:

1. The replacement of audible appliances with combination audible/visible appliances or additional visible notification appliances.

2. The future extension for the existing wiring from the unit smoke alarm locations to the required locations for visible appliances. A Signaling Line Circuit (SLC) shall be prewired to terminate in a junction box next to the nearest smoke alarm of the dwelling and sleeping units.

3. For wired equipment, the fire alarm power supply and circuits shall have not less than 5-percent excess capacity to accommodate the future addition of visible alarm notification appliances, and a single access point to such circuits shall be available on every story. Such circuits shall not be required to be extended beyond a single access point on a story. The fire alarm system shop drawings required by Section 907.1.2 shall include the power supply and circuit documentation to accommodate the future addition of visible notification appliances.

Subsection 907.6.1.1 of the 2025 California Fire Code is amended to read as follows:

907.6.1.1 High-rise buildings. Wiring for the fire alarm system shall be installed in electrical metallic tubing (EMT) or equivalent as approved by the fire code official in accordance with the California Electrical Code. Flexible metallic conduit (FMC) is permitted when connections are made to initiating devices or notification appliances not to exceed 6 feet in length.

Wiring for fire alarm network communication circuits between multiple control units shall be in accordance with the following:

1. Class A or Class X redundant pathway separated by rated construction and meeting the requirements of pathway survivability level 3 of NFPA 72.

2. Fire alarm network communication control units shall be evenly distributed and located on every 3 to 5 floors throughout the building, and function independently in case of failure of one or more control units.

Subsection 907.6.6 of the 2025 California Fire Code is amended by adding the following new subsection:

907.6.6.5 Fire Alarm Signal Transmission. All new or replacement of fire alarm panels shall transmit alarm, trouble and supervisory signals descriptively with the correct device identification point and location to UL approved central station. Alarms shall not be permitted to be transmitted as a general alarm or zone condition. Installing contractor shall be responsible to obtain UL certification for the fire alarm system.

(Ord. 31258.)

Subsection 913.4 of the 2025 California Fire Code is amended to read as follows:

913.4 Valve Supervision. Where provided, the fire and jockey pump suction, discharge and bypass valves, and the isolation valves on the backflow prevention device or assembly shall be supervised open by one of the following methods.

1. Central station or proprietary station signaling service through the FACU.

Deleted: 2, 3, and 4

(Ord. 31258.)

A. Subsection 914.2.1 of the 2025 California Fire Code is amended to read as follows:

914.2.1 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 mall building prior to occupancy of any of the tenant spaces. Unoccupied tenant spaces shall be similarly protected unless provided with approved alternative protection.

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

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

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.

B. Subsection 914.3.1 of the 2025 California Fire Code is amended to read as follows:

914.3.1 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 914.3.2. 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 on each floor.

Exception: Deleted.

C. Subsection 914.4.1 of the 2025 California Fire Code is amended to read as follows:

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

Exceptions: Deleted.

D. Subsection 914.6.1 of the 2025 California Fire Code is amended to read as follows:

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

Exceptions: Deleted.

(Ord. 31258.)