Santa Ana Municipal Code Div. 2 Amendments

Insert City of Santa Ana into the text as the name of the jurisdiction in Section 101.1 of Division II of Chapter 1.

(Ord. No. NS-3088, § 2, 1-20-26)

Insert Building Safety Division into the text as the name of the department in Section 103.1 of Division II of Chapter 1.

(Ord. No. NS-3088, § 2, 1-20-26)

Editor's note— Ord. No. NS-1573, § 3, adopted April 20, 1981, repealed § 8-80 which amended Section 105 of the building code. Said section was derived from Code 1952, § 8102, and Ord. No. NS-793, § 2, enacted April 19, 1965.

Chapter 5 Section 506.5.3 and Chapter 10 Section 1006.3 of the California Existing Building Code is amended by adding the following paragraph thereto:

The conversion of any portion of an existing building to residential use shall be analyzed for 75 percent of the Design Earthquake Ground motion, as defined in Section 202 of the California Building Code and as specified in Section 1613.1 of the California Building Code, but in no event shall there be a reduction in the capacity of the seismic force resisting system where such system provides a greater level of protection than the minimum requirements established by this code. Performance-based engineering analysis and design procedures may be used to evaluate the existing structure and the design of strengthening elements when approved by the Building Official. All new structural elements shall meet current detailing requirements of Section 1604 of the California Building Code.

(Ord. No. NS-2981, § 3, 12-17-19; Ord. No. NS-3032, § 4, 12-20-22; Ord. No. NS-3088, § 5, 1-20-26)

Section 113 of Volume 1, Chapter 1, Division II, of the building code is deleted.

(Code 1952, § 8103; Ord. No. NS-793, § 2, 4-19-65; Ord. No. NS-1573, § 4, 4-20-81; Ord. No. NS-1806, § 7, 11-18-85; Ord. No. NS-1900, § 3, 6-1-87; Ord. No. NS-2076, § 2, 9-17-90; Ord. No. NS-2273, § 3, 12-18-95; Ord. No. NS-2810, § 2, 11-15-10; Ord. No. NS-2851, § 2, 11-18-13)

Editor's note— Ord. No. NS-2076, § 3, adopted Sept. 17, 1990, repealed § 8-90.1, which pertained to board of appeals (Section 204 of the building code) and derived from Ord. No. NS-1596, § 2, adopted Sept. 8, 1981.

Editor's note— Ord. No. NS-2250, § 1, adopted June 5, 1995, set out provisions repealing § 8-91, which pertained to an amendment of section 205 of the building code dealing with penalties.

Editor's note— Ord. No. NS-3032, § 2, adopted December 20, 2022, repealed § 8-93. Former § 8-93 pertained to Permit expiration (Volume 1, Chapter 1, Division II, Section 105.5) and derived from Ord. No. NS-2981, § 2, adopted December 17, 2019.

Section 105.1 of Chapter 1, Volume 1, Division II of the building code is amended to read as follows:

105.1 Permits required. No building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, or its occupancy changed, removed, converted, demolished or maintained unless a separate permit for each building or structure has first been obtained from the building official.

Sections 105.1.1 and 105.1.2 of Volume 1, Chapter 1, Division II of the building code are deleted.

Item 6 of Section 105.2 is amended to read:

Sidewalks, driveways and decks not more than 30 inches (762 mm) above adjacent grade, and not over any basement or story below and are not part of an accessible route.

(Ord. No. NS-2182, § 2, 1-19-93; Ord. No. NS-2273, § 4, 12-18-95; Ord. No. NS-2760, § 4, 12-3-07; Ord. No. NS-2810, § 3, 11-15-10; Ord. No. NS-2851, § 3, 11-18-13)

Chapter 1, Division II, Section 111.1 of the building code is amended to read in full as follows:

Chapter 1, Division II, Section 111.1—Certificate of Occupancy

(1) Use and occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made, until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or other ordinances of the jurisdiction.

Exception: Certificates of occupancy are not required for work exempt from permits under Section 105.2

(2) No alteration to an existing building which changes the floor area of the building or which changes the means of egress from the building shall be made until the building official has issued a certificate of occupancy therefor as provided herein.

(3) No change of occupant within a building or portion thereof shall be made until the building official has issued a certificate of occupancy therefor as provided herein.

EXCEPTION: Group R, Divisions 2 and 3, and Group U Occupancies.

(4) Code violations—Disconnection of utilities.

(i) No building or structure shall be occupied, nor shall a business operate without a valid Certificate of Occupancy. A business operating in a manner inconsistent with its Certificate of Occupancy is operating in violation of this Code provision.

(ii) Violation of this Code provision may result in the disconnection of any or all utilities.

(iii) A building, structure, or business whose utilities have been disconnected shall not have the utilities reconnected until an inspection has been made by the city's building official and the building official has determined that the building complies with this code.

(iv) A building or structure that is new construction can likewise not be occupied or its utilities connected until an inspection has been made by the city's building official and the building official has determined that the building complies with this Code.

(v) Removing or defacing a notice posted in relation to violations of this Code provision or this code, shall constitute a separate and distinct violation of this Code provision.

(5) No building or structure shall be connected with utility services, nor shall a building or structure whose electrical service has been disconnected be reconnected with electrical service until an inspection has been made and the building official has determined that the building does not constitute an unsafe building.

(Ord. No. NS-2851, § 4, 11-18-13; Ord. No. NS-2876, § 5, 3-13-15; Ord. No. NS-2905, § 2, 12-6-16; Ord. No. NS-2944, § 7, 5-1-18)

Section 105.3.2 is amended to read as a follows:

Sec. 105.3.2. Time limitation of application.

An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing, unless the permit has been issued; except that the Building Official may extend the time for action by the applicant for a period not exceeding one hundred and eighty (180) days upon request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. No application shall be extended more than once. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee.

An application for a certificate of occupancy shall be deemed to have been abandoned 12 months after the date of filing, unless the certificate of occupancy has been issued or the building permit associated with the certificate of occupancy has not expired; except that the Building Official may extend the time for action by the applicant for a period not exceeding one hundred and eighty (180) days upon request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. In order to renew action on an application after expiration, the applicant shall pay a new certificate of occupancy application fee.

(Ord. No. NS-2810, § 5, 11-15-10; Ord. No. NS-2851, § 5, 11-18-13; Ord. No. NS-3032, § 3, 12-20-22; Ord. No. NS-3088, § 4, 1-20-26)

(a) Section 202 Definitions are added and/or revised as follows:

APPROACH-DEPARTURE PATH. The flight path of the helicopter as it approaches or departs from the landing pad.

EMERGENCY HELICOPTER LANDING FACILITY (EHLF). A landing area on the roof of a building that is not intended to function as a heliport or helistop but is capable of accommodating fire or medical helicopters engaged in emergency operations.

High-rise structure. Every building of any type of construction or occupancy having floors used for human occupancy located more than 75 feet above the lowest floor level having building access (see Section 403), except buildings used as hospitals as defined in the Health and Safety Code Section 1250.

SAFETY AREA. A defined area surrounding the landing pad which is free of obstructions.

TAKEOFF AND LANDING AREA. The combination of the landing pad centered within the surrounding safety area.

(b) Section 403 is amended to read as a follows:

Sec. 403. High-rise buildings and group I-2 occupancies having occupied floors located more than 75 feet above the lowest level of fire department vehicle access.

(c) Section 403.1 is amended to read as a follows:

403.1 Applicability. New high-rise buildings and group I-2 having occupied floors located more than 75 feet above the lowest level of fire department vehicle access and new group I-2 occupancies having occupied floors located more than 75 feet above the lowest level of fire department vehicle access shall comply with Sections 403.2 through 403.6.

(d) Section 403.1.1 is amended to read as a follows:

1. "High-rise building" means every building of any type of construction or occupancy having floor used for human occupancy located above 75 feet above the lowest floor level having building access, except buildings used as hospitals as defined by the Health and Safety Code Section 1250.

(Ord. No. NS-2810, § 6, 11-15-10; Ord. No. NS-2851, § 6, 11-18-13; Ord. No. NS-2883, § 2, 9-1-15)

Editor's note— Ord. No. NS-2851, §§ 7—9, adopted November 18, 2013, repealed §§ 8-98—8-100 in their entirety. Former §§ 8-98—8-100 pertained to applicability (section 403.1); high-rise structure (section 403.1.1) and standby power loads (section 403.4.7.2), respectively, and were derived from Ord. No. NS-2810, §§ 7—9, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed §§ 8-101. Former § 8-101 pertained to aircraft-related occupancies (Section 412) and derived from Ord. No. NS-2851, § 10, adopted November 18, 2013.

Section 903.2 Where required is hereby revised as follows:

903.2 Where required. Approved automatic sprinkler systems in buildings and structures shall be provided when one of the following conditions exists:

1. New buildings: Notwithstanding any applicable provisions of Sections 903.2.1 through 903.2.21, an automatic sprinkler system shall also be installed in all occupancies when the total building area exceeds 5,000 square feet as defined in Section 202, regardless of fire areas or allowable area, or is more than two stories in height.

Exception: Subject to approval by the Fire Code Official, open parking garages in accordance with Section 406.5 of the California Building Code that are smaller than the area specified in section 903.2.10 (3) or 903.2.10.1 of the California Fire Code.

2. Existing Buildings: Notwithstanding any applicable provisions of this code, an automatic sprinkler system shall be provided in an existing building when an addition occurs and one of the following conditions exists:

2.1

When an addition is 33% or more of the existing building area, and the resulting building area exceeds 5000 square feet.

2.2

When an addition exceeds 2000 square feet, and the resulting building area exceeds 5000 square feet.

2.3

An additional story is added above the second floor regardless of fire areas or allowable area.

Exception: Additions to Group R-3 occupancies shall comply with Section 903.2.8.

Section 903.3.5.3 Hydraulically calculated systems is hereby added as follows:

903.3.5.3 Hydraulically calculated systems. The design of hydraulically calculated sprinkler systems shall not exceed 90% of the water supply capacity.

Exception: When static pressure exceeds 100 psi, and when required by the fire code official, the sprinkler system shall not exceed the water supply capacity specified by Table 903.3.5.3.

TABLE 903.3.5.3 Hydraulically Calculated Systems [Figure: TABLE 903.3.5.3 Hydraulically Calculated Systems]

(Ord. No. NS-2851, § 11, 11-18-13; Ord. No. NS-3088, § 6, 1-20-26)

Editor's note— Ord. No. NS-2851, § 11, adopted November 18, 2013, amended § 8-102 in its entirety. Former § 8-102 pertained to location of class I standpipe hose connections (section 905.4) and was derived from Ord. No. NS-2810, § 11, adopted November 15, 2010.

Editor's note— Ord. No. NS-2851, §§ 12—15, adopted November 18, 2013, repealed §§ 8-103—8-106 in their entirety. Former §§ 8-103—8-106 pertained to high-rise buildings (section 907.2.13); emergency voice/alarm communication system (section 907.5.2.2); high-rise buildings (section 907.6.3.2) and sprinkler buildings (section 910.3.2.2), respectively, and were derived from Ord. No. NS-2810, §§ 12—15, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-109. Former § 8-109 pertained to Section 1505.5 and derived from Ord. No. NS-2810, § 16, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-110. Former § 8-110 pertained to Section 1505.7 and derived from Ord. No. NS-2810, § 17, adopted November 15, 2010.

Editor's note— Ord. No. NS-2076, § 7, adopted Sept. 17, 1990, repealed § 8-111, which pertained to fees (Section 304 of the building code) and derived from Ord. No. NS-1147, § 8, adopted Nov. 6, 1972; Ord. No. NS-1573, § 6, adopted Apr. 20, 1981, and Ord. No. NS-1900, § 5, adopted June 1, 1987.

Editor's note— Ord. No. NS-2851, §§ 16, 17, adopted November 18, 2013, repealed §§ 8-112, 8-113 in their entirety. Former §§ 8-112—8-113 pertained to certificate of occupancy (section 110) and exception (section 111.1), respectively, and were derived from Ord. No. NS-1147, § 9, adopted November 6, 1972; Ord. No. NS-1573, § 7, adopted April 20, 1981; Ord. No. NS-1806, § 10, adopted November 18, 1985; Ord. No. NS-2182, § 3, adopted January 19, 1993; Ord. No. NS-2273, § 8, adopted December 18, 1995; Ord. No. NS-2760, § 7, adopted December 3, 2007; Ord. No. NS-2810, §§ 18, 19, adopted November 15, 2010.

Section 111.5 is hereby added to read as follows:

111.5 Posting. The certificate of occupancy shall be posted in a conspicuous place on the premises and shall not be removed except by the building official.

(Ord. No. NS-2810, § 20, 11-15-10)

Section 111.6 is hereby added to read as follows:

111.6 Inspections. It shall be the responsibility of the owner or occupant whose action makes necessary the issuance of a certificate of occupancy pursuant to this section to apply to the building official for the inspection of the building or structure or portion thereof as necessary to obtain such certificate. Each application shall be accompanied by the payment of a nonrefundable application processing fee and an inspection fee, which shall be refunded if an inspection proves to be unnecessary, in such amounts as shall be established by resolution of the city council. The building official and the executive director of finance and management services shall establish procedures and forms to implement this subsection.

(Ord. No. NS-2810, § 21, 11-15-10)

Section 111.7 is hereby added to read as follows:

111.7 Prohibition against falsification. No person shall alter or reproduce a certificate of occupancy for the purpose of circumventing the requirements of this section.

(Ord. No. NS-2810, § 22, 11-15-10)

Editor's note— Ord. No. NS-2471, § 3, adopted May 21, 2001 repealed the provisions of former § 8-120 which pertained to efficiency dwelling units (amendments to building code Volume 1, Section 310.7) and derived from Ord. No. NS-2288, § 1, adopted April 15, 1996.

Editor's note— Ord. No. NS-2760, §§ 12—14, adopted December 3, 2007, repealed §§ 8-130—8-132, which pertained to special inspectors (volume 1, section 1701.2), section 1900.4.4, and 1922.10.3, respectively, and derived from Ord. No. NS-2273, § 9, adopted December 18, 1995, and Ord. No. NS-2522, §§ 16—18, 20, adopted February 3, 2003.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-150. Former § 8-150 pertained to Fire protection requirements (Volume 2, Section 3403) and derived from Ord. No. NS-2273, § 10, adopted December 18, 1995; Ord. No. NS-2332, § 1, adopted October 6, 1997; Ord. No. NS-2760, § 15, adopted December 3, 2007; Ord. No. NS-2810, § 23, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-151. Former § 8-151 pertained to Fire protection requirements (Volume 2, Section 3404) and derived from Ord. No. NS-2810, § 24, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-152. Former § 8-152 pertained to Fire protection requirements (Volume 2, Section 3405) and derived from Ord. No. NS-2810, § 25, adopted November 15, 2010.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-153. Former § 8-153 pertained to Standards for the installation of sprinkler systems and derived from Ord. No. NS-2851, § 18, adopted November 18, 2013.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-154. Former § 8-154 pertained to Installation of sprinkler system in residential occupancies up to and including four stories in height and derived from Ord. No. NS-2851, § 19, adopted November 18, 2013.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-155. Former § 8-155 pertained to Standard for the installation of sprinkler systems in one and two family dwellings and manufactured homes and derived from Ord. No. NS-2851, § 20, adopted November 18, 2013.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-156. Former § 8-156 pertained to Installation of standpipe and hose systems and derived from Ord. No. NS-2851, § 21, adopted November 18, 2013.

Editor's note— Ord. No. NS-3088, § 6, adopted January 20, 2026, repealed § 8-157. Former § 8-157 pertained to Standard for the installation of private fire service mains and their appurtenances and derived from Ord. No. NS-2851, § 22, adopted November 18, 2013.

Editor's note— Ord. No. NS-1214, § 6, adopted July 1, 1974, repealed § 8-158 which amended Chapter 17 of the building code by adding Section 17-15 pertaining to special life-safety provisions for high-rise residential and office buildings. Said section was derived from Ord. No. NS-1163, § 1, adopted June 4, 1973.

Editor's note— Section 1 of Ord. No. NS-1878, adopted Dec. 15, 1986, repealed § 8-163. Prior to its deletion § 8-163 amended provisions of the building code pertaining to roofs and derived from Ord. No. NS-1633, § 1, adopted June 7, 1982; and Ord. No. NS-1688, § 1, adopted Jan. 17, 1983.

Editor's note— Ord. No. NS-2076, § 9, adopted Sept. 17, 1990, repealed § 8-168, which pertained to ordinary roof covering (Section 3203(f) of the building code) and derived from Ord. No. NS-1668, § 2, adopted Jan. 17, 1983.

Editor's note— Ord. No. NS-2273, § 11, adopted Dec. 18, 1995, set out provisions repealing § 8-169, which pertained to re-roofing, building code Section 3210, and derived from Ord. No. NS-1878, § 2, adopted Dec. 15, 1986, and Ord. No. NS-2076, § 10, adopted Sept. 17, 1990.

Editor's note— Ord. No. NS-2273, § 11, adopted Dec. 18, 1995, set out provisions repealing § 8-170, which pertained to minimum roof classes, building code Table No. 32-A, and derived from Ord. No. NS-2076, § 11, adopted Sept. 17, 1990, and Ord. No. NS-2182, § 4, adopted Jan. 19, 1993.

Editor's note— Ord. No. NS-2076, §§ 12, 13, adopted Sept. 17, 1990, repealed §§ 8-172 and 8-173, respectively, which pertained to chimneys (Section 3703(f) of the building code) and to ducts penetrating fire rated corridor walls and ceilings (Section 4306(J) of the building code) and derived, respectively, from Ord. No. NS-1668, § 3, adopted Jan. 17, 1983, and Ord. No. NS-1806, § 14, adopted Nov. 18, 1985.

Editor's note— Ord. No. NS-1806, § 3, adopted Nov. 18, 1985, repealed § 8-179 which deleted provisions relating to Ch. 11 in the Appendix of the building code pertaining to agricultural buildings. Former § 8-179 derived from Ord. No. NS-1413, § 9, adopted April 17, 1978 and Ord. No. NS-1573, § 13, adopted April 20, 1981.

Editor's note— Ord. No. NS-2273, § 11, adopted Dec. 18, 1995, set out provisions repealing § 8-180, which pertained to groundwater table investigation, building code Section 2912, and derived from Ord. No. NS-2182, § 5, adopted Jan. 19, 1993.

Editor's note— Ord. No. NS-2522, § 21, adopted February 3, 2003, repealed § 8-182 in its entirety, which pertained to elevators, dumbwaiter, escalators, and moving walks (Volume 1, Appendix Chapter 30) and derived from Ord. No. NS-2182, § 6, adopted January 19, 1993 and Ord. No. NS-2273, § 12, adopted December 18, 1995.

Section J103.2 is amended to read as follows:

Section J103.2. Exemptions: A grading permit shall not be required for the following:

1. Grading of less than 50 cubic yards in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties.

2. Excavation for construction of a structure permitted under this code.

3. Cemetery graves.

4. Refuse disposal sites controlled by other regulations.

5. Excavations for wells, or trenches for utilities.

6. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties.

7. Exploratory excavations performed under the direction of a registered design professional.

8. An excavation of less than 50 cubic yards that (1) is less than 2 feet in depth or (2) does not create a cut slope greater than 5 feet in height and steeper than 1 unit vertical in 2 units horizontal (50 percent slope).

9. A fill less than 1 foot in depth and placed on natural terrain with a slope flatter than 1 unit vertical in 5 units horizontal (20% slope), or less than 3 feet in depth, not intended to support structures, that does not exceed 50 cubic yards on any one lot and does not obstruct a drainage course.

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.

(Ord. No. NS-2905, § 3, 12-6-16)

Editor's note— Ord. No. NS-2810, § 26, adopted November 15, 2010, repealed the former section 8-184 in its entirety, which pertained to excavation and grading—fees (volume 1, appendix chapter 33), and derived from Ord. No. NS-2182, § 7, adopted January 19, 1993, and Ord. No. NS-2273, § 13, adopted December 18, 1995.

Editor's note— Ord. No. NS-1806, § 3, adopted Nov. 18, 1985, repealed § 8-190 which deleted provisions relating to Ch. 51 in the Appendix of the building code pertaining to elevators, dumbwaiters, escalators and moving walks. Former § 8-190 derived from Ord. No. NS-1214, § 7, adopted July 1, 1974 and Ord. No. NS-1573, § 15, adopted April 20, 1981.

Editor's note— Ord. No. NS-1806, § 3, adopted Nov. 18, 1985, repealed § 8-191 which deleted provisions relating to Ch. 53 in the Appendix of the building code pertaining to energy conservation in new building construction. Former § 8-191 derived from Ord. No. NS-1573, § 16, adopted April 20, 1981.