Santa Clara County Municipal Code Art. 2 Additions, Deletions, and Amendments to the 2025 California Residential Code

Additions, deletions, and amendments to the CRC are as set forth in this article.

(Ord. No. NS-1100.138, § 3, 12-9-25)

Chapter 1 Division II of the CRC is adopted with the following amendments:

(a) Section R101.1 (Title) is amended as follows:

R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-family Dwellings of County of Santa Clara and shall be cited as such and will be referred to herein as "this code."

(b) Section R105.2 (Work exempt from permit) is amended at item 1 to read as follows, and is amended to insert a new item 11 to read as follows:

1. One-story detached accessory structures used as tool and storage shed, playhouses and similar uses, provided that the floor area does not exceed 120 square feet (11.15 m2). It is permissible that these structures still be regulated by Part 7 California Wildland Urban-Interface Code, despite exemption from permit.

Exception: Accessory structures used for sheltering livestock are only exempt under this Section if such structures do not exceed 144 square feet.

2. Fences not over 7 feet (2134 mm) high.

3. 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.

4. Water tanks supported directly upon 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.

5. Sidewalks and driveways.

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

7. Prefabricated swimming pools that are less than 24 inches (610 mm) deep.

8. Swings and other playground equipment.

9. Window awnings supported by an exterior wall that do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.

10. Decks not exceeding 200 square feet (18.58 m2) 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.

11. Readily removable plastic covered hoop structures without in-ground footings or foundations that are not more than 12 feet in height.

(c) Section R105.5 (Expiration) is amended to delete Section R105.5.1 and to read as follows:

R105.5 Expiration. Every permit issued shall become invalid unless the work authorized by such permit is commenced within 12 months after its issuance or after commencement of work if more than 12 months pass between inspections. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. When an extension in time is approved by the building official no subsequent extension in time shall be approved unless work has continued and inspections have been approved during the time period of the previous extension. The extension shall be requested in writing and justifiable cause demonstrated.

(d) Section R106.1 (Submittal documents) is amended to read as follows:

R106.1 Submittal documents. Submittal documents consisting of construction documents, and other data shall be submitted in two or more sets, or in a digital format according to the Department digital submittal standards, with each application for a permit. The construction documents shall be prepared by a registered design professional where required by the statutes of the jurisdiction in which the project is to be constructed. Where special conditions exist, the building official is authorized to require additional construction documents to be prepared by a registered design professional. Such other information as may reasonably be required by the building official shall be provided. Geologic reports shall be necessary when the County Geologist determines that such reports are needed on the basis of the County hazard maps.

Exception: The building official is authorized to waive the submission of construction documents and other data not required to be prepared by a registered design professional if it is found that the nature of the work applied for is such that reviewing of construction documents is not necessary to obtain compliance with this code.

(e) Section R108.1 (Payment of fees) is amended to read as follows:

R108.1 Payment of fees. A permit shall not be valid until the fees prescribed by law have been paid, nor shall an amendment to a permit be released until the additional fee, if any, has been paid.

Plan Review Fee - A plan review fee, in an amount established by resolution of the Board of Supervisors, shall be paid when plans or documents are required to be submitted for review prior to issuing a building permit.

Building Permit Fee - A building permit fee, in an amount established by resolution of the Board of Supervisors, shall be paid for building inspections prior to issuing a building permit.

Investigation Fee - An investigation fee, in an amount established by resolution of the Board of Supervisors, shall be paid for any building or structure that is constructed, altered, demolished, or has a change of occupancy without first obtaining the required building permits. This fee shall be in addition to any other fees required to review plans or issue any building permits for the building or structure.

(f) Section Rll0.2 (Certificate issued) is amended to modify Item 5, delete Item 6, and to read as follows:

R110.2 Certificate issued. After the building official inspects the building or structure and does not find violations of the provisions of this code or other laws that are enforced by the department, the building official shall issue a certificate of occupancy containing the following:

1. The permit number.

2. The address of the structure.

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

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

5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code. Final inspection approval on the building inspection permit card shall constitute this statement.

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

7. Where an automatic sprinkler system is provided and whether the sprinkler system is required.

8. Any special stipulations and conditions of the building permit.

The final approval of the Building Inspection Office on the building permit inspection card shall serve as the certificate of occupancy.

(g) Section R112.1 (General) is amended to read as follows:

R112.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code in connection with the application for a permit, there shall be and is hereby created a board of appeals as set forth in Division C2 of the Ordinance Code. The board of appeals shall be appointed by the applicable governing authority and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business, and shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official. Any appeal of the building official's determination that a violation of this code exists or of an associated notice or penalty related to that violation shall be made pursuant to County Ordinance Code Division A37.

(h) A new section, Section R113.1.1 (Buildings, structure or equipment built, modified, or altered), is added to read as follows:

R113.1.1. Buildings, structure or equipment built, modified, or altered. It shall be unlawful for any person to use, occupy, or maintain any structure or equipment, or portions thereof, regulated by this code that was erected, constructed, altered, extended, repaired, or moved in conflict with or in violation of any of the provisions of this code.

(i) A new section, Section R113.1.2 (Expired or suspended permits) is added to read as follows:

R113.1.2. Expired or suspended permits. It shall be unlawful for any person to maintain any building, structure or equipment, or portion thereof, regulated by this code if permits required by this code are expired or suspended without final inspection approval and no application by the permittee has been made to obtain new permits to complete the work authorized under the expired permit or to reinstate the suspended permit within 180 days of the expiration or suspension.

(Ord. No. NS-1100.138, § 3, 12-9-25)

Chapter 3 of the CRC is adopted with the following amendments:

(a) Section R309.1 (Townhouse automatic fire sprinkler systems) is amended to read as follows:

R309.1 Townhouse automatic sprinkler systems. An automatic sprinkler system shall be installed in all new townhouses.

Exception: Existing townhouses, when the building addition does not exceed 500 square feet and resultant structure meets all the water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.

(b) Section R309.2 (One- and two-family dwellings automatic fire sprinkler systems) is amended to read as follows:

R309.2 One- and two-family dwellings automatic sprinkler systems. An automatic sprinkler system shall be installed in new one- and two-family dwellings and existing one-and two- family dwellings when additions are made that increase the fire area to more than 3,600 square feet.

Exceptions:

1. Accessory Dwelling Unit, provided that all of the following are met:

1.1

The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 66313.

1.2

The existing primary residence does not have automatic fire sprinklers.

1.3

The accessory dwelling unit does not exceed 1,200 square feet in size.

1.4

The unit is on the same lot as the primary residence.

1.5

The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.

2. Additions to existing structures causing the fire area to exceed 3,600 square feet, provided that all of the following are met:

2.1

Building additions do not exceed 500 square feet.

2.2

The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.

(c) Section R330.3.1 (Spacing) is amended to read as follows:

R330.3.1 Spacing. Individual ESS units shall be separated from each other by at least 3 feet (914 mm) except where separation distances are documented to be adequate based on large-scale fire testing complying with Section 1207.1.7.

(d) Section R330.4 (Locations) is amended to read as follows:

R330.4 Locations. ESS shall be installed only in the following locations:

1. Detached garages and detached accessory structures.

2. Attached garages separated from the dwelling unit living space in accordance with Section R302.6.

3. Outdoors or on the exterior side of exterior walls located not less than 3 feet (914 mm) from doors and windows directly entering the dwelling unit and shall not be located below or above any emergency escape and rescue openings.

4. Enclosed utility closets, basements, and storage or utility spaces within dwelling units and sleeping units with finished or noncombustible walls and ceilings. Walls and ceilings of unfinished wood-framed construction shall be provided with not less than ⅝-inch (15.9 mm) Type X gypsum wallboard. Openings into the dwelling shall be equipped with solid wood doors not less than 1-⅜ inches (35 mm) in thickness, solid or honeycomb-core steel doors not less than 1-⅜ inches (35 mm) in thickness, or doors with a 20-minute fire protection rating. Doors shall be self-latching and equipped with a self-closing or an automatic-closing device. Penetrations through the required gypsum wallboard into the dwelling shall be protected as required by Section R302.11, Item 4.

ESS shall not be installed in sleeping rooms, or in closets or spaces opening directly into sleeping rooms. (Material based on NFPA 855 2023 Ed.)

(e) Section R330.7 (Fire Detection) is amended to read as follows:

R330.7 Fire detection. Rooms and areas within dwelling units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R310. A heat detector, listed and interconnected to the smoke alarms, shall be installed in locations within dwelling units and attached garages where smoke alarms cannot be installed based on their listing.

ESS installed in Group R-3 and townhomes shall comply with the following:

1. Rooms and areas within dwellings units, sleeping units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R314

2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations within dwelling units, sleeping units and attached garages where smoke alarms cannot be installed based on their listing.

Exceptions:

1. A listed heat detector may be used in place of a heat alarm, so long as it is interconnected with devices that provide an audible alarm at all sleeping areas.

2. A fire sprinkler associated with an approved automatic sprinkler system that triggers an audible alarm upon activation of the waterflow switch, may be used in place of a heat alarm.

(Ord. No. NS-1100.138, § 3, 12-9-25)

Chapter 6 of the CRC is adopted with the following amendments:

(a) CRC Table R602.10.3(3) (Bracing Requirements Based on Seismic Design Category) is amended to add a footnote i to read:

i. In Seismic Design Categories DO, D1, and D2, Method GB is not permitted and the use of Method PCP is limited to one-story single family dwellings and accessory structures.

(Ord. No. NS-1100.138, § 3, 12-9-25)