HomeMy WebLinkAbout3.1ITEM 3.1
DATE: February 6, 2014
TO: Honorable Chair and Members of the Commission
FROM: Steve Padovan, Consultant Planner
RE: 2013 California Building Standards Code Update and Amendments
At the January 9, 2014 public hearing, the Planning Commission reviewed a draft ordinance to
adopt the 2013 California Building Standards Code Update with local proposed amendments
along with a reorganization of Title VIII of the Los Altos Hills Municipal Code. The Planning
Commission provided staff with several recommended changes/corrections and then voted 4-1 to
forward a recommendation to the City Council to adopt the ordinance.
At- the hearing, questions were raised related to the Fire Code amendments and the existing
Wildland-Urban Interface Fire Area maps adopted by the State of California Department of
Forestry and Fire Protection (CalFire). In order to provide the Commission with some
information and/or clarification. on the amendments and fire maps, staff asked John Justice,
-Deputy Chief/Fire Prevention .Officer with the Santa Clara County Fire Department to be present
at the meeting. Deputy Chief Justice has agreed to attend and will be available to provide
background information and answers to the Commissions questions. Staff has also provided for
reference an updated version of the ordinance which includes the corrections recommended by
the Planning Commission.
Attachment
F'A
ORDINANCE NO.
AN ORDINANCE OF . THE TOWN OF LOS ALTOS HILLS REPEALING
CHAPTERS 1 THROUGH 9 OF TITLE VIII OF THE LOS .ALTOS HILLS
MUNICIPAL CODE AND ADDING CHAPTER 1, . "CALIFORNIA
ADMINISTRATIVE CODE," CHAPTER 1.1 "CALIFORNIA BUILDING
CODE (VOLUMES 1&2)," CHAPTER 1.2 "CALIFORNIA .. RESIDENTIAL
CODE," CHAPTER 1.3, "CALIFORNIA ELECTRICAL CODE," CHAPTER
1.4 "CALIFORNIA. MECHANICAL CODE," CHAPTER 1.5 "CALIFORNIA
PLUMBING CODE," CHAPTER 1.6 "CALIFORNIA ENERGY CODE,"
CHAPTER 1.7 "CALIFORNIA HISTORICAL BUILDING CODE," CHAPTER
1.8. "CALIFORNIX. FIRE CODE," CHAPTER 1.9 t "CALIFORNIA EXISTING
BUILDING CODE," CHAPTER 1.10 "CALIFORNIA GREEN .-.BUILDING
STANDARDS CODE," CHAPTER 1.11 "CALIFORNIA -REFERENCED
STANDARDS. CODE," CHAPTER 2 "SAFETY ASSESSMENT PLACARDS,"
CHAPTER 3 -"MOVING OF BUILDINGS," CHAPTER'4 "GREEN -BUILDING
REGULATIONS," CHAPTER 5 . `BUILDING - .-CONSTRUCTION
STANDARDS," CHAPTER 6 "SIGNS AND ADVERTISING. STRUCTURES,"
CHAPTER 7 `BUILDING CONSTRUCTION AND STRUCTURAL
ADDITION CHARGE," AND CHAPTER 8, "CODE ADMINISTRATION AND
ENFORCEMENT" TO TITLE VIII OF THE LOS ALTOS HILLS MUNICIPAL
CODE; WHICH ADOPTS AND AMENDS BY REFERENCE' PROVISIONS OF
THE 2013 CALIFORNIA, BUILDING STANDARDS- CODE AND LOCAL
AMENDMENTS AND THE REORGANIZATION OF EXISTING STATUTES
WHEREAS, the 2013 Edition of the California Building Standards Code, has been
amended and adopted by the California Building Standards Commission; and
WHEREAS, the Town of Los Altos Hills ("Town") wishes to adopt building code
regulations in accordance with law and to use the most updated regulations in the processing of
development in the Town; and
WHEREAS, Government Code § 50022.2 authorizes, cities -to enact ordinances adopting
any code by reference; and
WHEREAS, because of the Town's unique climatic, topographic and geologic conditions,
the Town desires to make amendments and additions -to the 2013 ' Edition of the California
Building Standards Code, as set forth herein; and
WHEREAS, pursuant to California Health and Safety Code sections 18941.5 and 17958,
the City Council of the Town of Los Altos Hills hereby finds that the amendments adopted
herein are reasonably necessary because of the following local climatic, -topographic and
geologic conditions:
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1. The Town of Los Altos Hills experiences low humidity, high winds and warm
temperatures during the summer months creating conditions which are particularly
conducive to the ignition and spread of grass, brush and structure fires.
2. The remoteness and steepness of hillside areas in the Town significantly impacts the
ability of emergency responders to extinguish or control wildland or structure fires.
These factors cumulatively mandate special, provisions for Fire Department access,
fire protection water supplies, automatic fire sprinklers and fire retardant roof
coverings.
3. The Town of Los Altos Hills is geographically situated adjacent to active earthquake
faults capable of producing substantial seismic events. Since the Town is divided by a
freeway and other major traffic corridors, the occurrence of a major earthquake would
significantly impact the ability of fire crews to respond to emergencies should one or
more bridges collapse or be substantially damaged.
4. Fire suppression capabilities will be severely limited should the water system be
extensively damaged during the seismic event.
5. Roofs that are not fire -retardant contribute to the. spread of fires, and therefore pose a
risk to the safety of the Town's citizens and their property.
WHEREAS, prior to the effective date of this ordinance, the City Clerk shall file a copy
of the ordinance, with the California Building Standards Commission.
WHEREAS, in accordance with Health and Safety Code section 17958.7, the City
Council hereby finds that each of the above findings is applicable to each of the modifications to
the 2013 Edition of the California Building Standards Code described in this ordinance; and
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
ORDAIN as follows:
1. Chapter 1 of Title VIII of the Los Altos Hills Municipal Code, `Building Code" is hereby
repealed in its entirety.
2. Chapter 1, "California Administrative Code," is hereby added to Title VIII of the Los
Altos Hills Municipal Code to read as follows:
Chapter 1 CALIFORNIA ADMINISTRATIVE CODE
8-1.01 Adoption of the 2013 California Administrative Code.
a) The 2013 California Administrative Code, Part 1, a portion of the California Building
Standards Code, Title 24 of the California Code of Regulations, as defined in the
California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as
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the "Administrative Code"), and any rules and regulations promulgated pursuant thereto
are hereby adopted and incorporated by reference herein.
b) One copy of the Administrative Code shall be kept on file at the City of Los Altos Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
ORDAIN as follows:
Chapter 1. 1, "California Building Code (Volumes 1 & 2)" is hereby added to Title VIII
of the Los Altos Hills Municipal Code to read as follows:
Chapter 1.1 CALIFORNIA BUILDING CODE (Volumes 1 & 2)
8-1.1.01 Adoption of 2013 California Building Code (Volumes 1 & 2).
a) The 2013 California Building Code, Part 2, Volumes 1 and 2, a portion of the California.
Building Standards Code, Title 24 of the California Code of Regulations, as defined in
the California State Health and Safety Code Section 18901 et seq., (hereinafterreferred.to
as the `Building Code"), including Appendix G -Flood -Resistant Construction, Appendix
H -Signs, Appendix I -Patio Covers, and Appendix J -Grading and any rules and
regulations promulgated pursuant thereto are hereby adopted and incorporated by
reference herein.
b) One copy of the Building Code shall be kept on file at the. City of Los Altos Hills.
8-1.1.02 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.1.01, the Building Code is amended as follows:
A. Section 710A.3.2 is deleted in its entirety.
B. Section 710A.4 is amended as follows:
Delete the phrase "When required by the enforcing agency"
C. Section 1505.1.3 is amended to read as follows:
1505.1.3 Roof coverings within all other areas. The entire roof covering of every
existing structure where three hundred (300) square feet or 50 percent or more of the total
roof area, whichever is less, is replaced within any one-year period, the entire roof
covering of every new structure., and any roof covering applied in the alteration, repair or
replacement of the roof of every existing structure, shall be a fire -retardant roof covering
that is at least Class A.
D. Section 1505.1.4.1 is added to read as follows:
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1505.1.4.1 Roofing coverings within the Wildland-Urban Interface Fire Area.
The entire roof covering of every existing structure where three hundred (300) square feet
or 50 percent of the total roof area, whichever is less, is replaced within any one-year
period, the entire roof covering of every new structure, and any roof covering applied. in
the alteration, repair or replacement of the roof of every existing structure, shall be a fire -
retardant roof covering that is at least Class A.
E. Sections 3405.6, 3405.6.1, 3405.6.2 and 3405.6.3 are added to read as follows:
3405.6 Seismic Evaluation and Design Procedures for Repairs. The seismic
evaluation and design shall be based on the procedures specified in the California
Building Code, ASCE 31 Seismic Evaluation of Existing Buildings (for evaluation only)
or ASCE 41 Seismic Rehabilitation of Existing Buildings. The procedures contained in
Chapter A of the 2012 International Existing Building Code shall be permitted to be used
as specified in Section 3403.5.1.1.3
3405.6.1 Compliance with CBC level seismic forces. Where compliance with the
seismic design provisions of the California Building Code is required, the procedures
shall be in accordance with one of the following:
(1) One -hundred percent of the values in the California Building Code. Where the
existing seismic force -resisting system is a type that can be designated as
"Ordinary," the values of R, SZo, and Cd used for analysis in accordance with
Chapter 16 of the California Building Code shall -be those specified for
structural systems classified as "Ordinary" in accordance with Table 12.2-1 of
ASCE 7, unless it is demonstrated that the structural system will provide
performance equivalent to that of a "Detailed," "Intermediate" or "Special"
system.
(2) Compliance with ASCE 41 using both BSE -1 and BSE -2 earthquake hazard
levels and the corresponding performance levels in Table 3405.6.1.
TABLE 3405.6.1
PERFORMANCE CRITERIA FOR CBC LEVEL SEISMIC FORCES
OCCUPANCY CATEGORY
(BASED ON CBC TABLE
1604.5)
PERFORMANCE LEVEL
FOR USE WITH ASCE 41
BSE -1 EARTHQUAKE
HAZARD LEVEL
PERFORMANCE LEVEL
FOR USE WITH ASCE 41
BSE -2 EARTHQUAKE
HAZARD LEVEL
I
Life Safety (LS)
Collapse Prevention (CP)
II
Life Safety (LS)
Collapse Prevention (CP)
III
Note (a)
Note (a)
IV
Immediate Occupancy (IO)
Immediate Occupancy (IO)
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(a) Acceptance criteria for Occupancy Category III shall. be taken as 80 percent of the
acceptance criteria specified for Occupancy Category II performance levels, but need
not be less than the acceptance criteria specified for Occupancy Category IV
performance levels.
3405.6.2 Compliance with reduced CBC level seismic forces. Where seismic
evaluation and design is permitted to meet reduced California Building Code seismic
force levels, the procedures used shall be in accordance with one of the following:
(1) The California Building Code using 75 percent of the prescribed forces.
Values of R, f2o, and Cd used for analysis shall be as specified in Section
3405.6..1 Item 1.
(2) Structures or portions of structures that comply with the :requirements of the
applicable chapter in Chapter A of the 2012 International Existing Building
Code as specified in Items (a) through (e) below shall be deemed to comply
with this section.
(a) The seismic evaluation and design of unreinforced masonry .bearing wall
buildings in Occupancy Category I or II are permitted to be based on the
procedures specified in Chapter Al.
(b) Seismic evaluation and design of the wall anchorage system in reinforced
concrete and reinforced masonry wall buildings with flexible diaphragms
in Occupancy Category I or II are permitted to be based on the procedures
specified in Chapter A2.
(c) Seismic evaluation and design of cripple walls and sill plate anchorage in
residential buildings of light -frame wood construction in Occupancy
Category I or II are permitted to be based on the procedures specified in
Chapter A3.
(d) Seismic evaluation and design of soft, weak, or open -front wall conditions
in multiunit residential buildings of wood construction in Occupancy
Category I or II are permitted to be based. on the procedures specified in
Chapter A4.
(e) Seismic evaluation and design of concrete buildings in all Occupancy
Categories are permitted to be based on the procedures specified in
Chapter. A5.
(3) Compliance with ASCE 31 based on the applicable performance level as shown in
Table 3405.6.2. It shall be permitted to use the BSE -1 earthquake hazard level as
defined in ASCE 41 and subject to the limitations in item 4 below.
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(4) Compliance with ASCE 41 using the BSE -1 Earthquake Hazard Level defined in
ASCE 41 and the performance level as shown in Table 3405.6.2. The design
spectral response acceleration parameters Sxs and Sxl specified in ASCE 41shall
not be taken less than 75 percent of the respective design spectral response
acceleration parameters SDS and SDI as defined by the California Building Code
and its reference standards.
TABLE 3405.6.2
PERFORMANCE CRITERIA FOR REDUCED CBC
LEVEL SEISMIC FORCES
OCCUPANCY CATEGORY
(BASED ON CBC
TABLE 1604.5)
PERFORMANCE LEVEL
FOR USE WITH ASCE 31
BSE -1 EARTHQUAKE
HAZARD LEVEL
PERFORMANCE LEVEL
FOR USE WITH ASCE 41
BSE -2 EARTHQUAKE
HAZARD LEVEL
I
Life Safety (LS)
Life Safety (LS)
II
Life Safety (LS)
Life Safety (LS)
III
Note (a), Note (b)
Note (a)
IV
Immediate Occupancy (IO)
Immediate Occupancy (IO)
(a) Acceptance criteria for Occupancy Category III shall be taken as 80 percent of the
acceptance criteria specified for Occupancy Category II performance levels, but need not
be less than the acceptance criteria specified for Occupancy Category IV performance
levels.
(b) For Occupancy Category III, the ASCE screening phase checklists shall be based on the
life safety performance level.
3405.6.3 Referenced Standards.
Standard Referenced in code
Reference Number Title Section Number
ASCE 31-03 Seismic Evaluation of Existing Buildings 3405.6.1,
TABLE 3405.6.1
3405.2.4.2,
TABLE 3405.6.2
ASCE 41-06 Seismic Rehabilitation of Existing Buildings 3405.6.1,
Including TABLE 3405.6.1
Supplement No. 1 3405.6.2,
TABLE 3405.6.2
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
ORDAIN as follows:
1. Chapter 1.20f Title VIII of the Los Altos Hills Municipal Code, "Residential Code" is
hereby repealed in its entirety.
2. Chapter 1.2, "California Residential Code," is hereby added to Title VIII of the Los Altos
Hills Municipal Code to read as follows:
Chapter 1.2 CALIFORNIA RESIDENTIAL CODE
8-1.2.01 Adoption of 2013 California Residential Code.
a) The 2013 California Residential Code, Part 2.5, Title ' 24 of the California Code of
Regulations, a portion of the California. Building Standards Code, as defined in the
California State Health and Safety Code Section -18901 et seq., :(hereinafter referred to as
the "Residential Code"), including Appendix E -Manufactured Housing Used as
Dwellings, Appendix G -Swimming Pools, Spas and Hot Tubs, Appendix H -Patio Covers,
and Appendix J -Existing Buildings and Structures and any rules and regulations
promulgated pursuant thereto are hereby adopted and incorporated by reference herein.
b) One copy of the Residential Code shall be kept on file at the City of Los Altos Hills.
8-1.2.02 Amended sections of adopted codes.
Notwithstanding the provisions of Section 8-1.2.01, the. Residential Code is amended as follows:
A. Section R313.1 is amended to read:
R313.1 Townhouse automatic fire- sprinkler systems. An automatic residential fire
sprinkler, system shall be installed in all new townhouses and in existing townhouses
when additions are made that increase the building area to more than 3,600 square feet.
Exception: One or more additions made to. a building after January 1, 2011 that do
not total more than 1000 square feet of building area.
B. Section R313.2 is amended to read:
R313.2 One and two-family dwellings automatic fire sprinkler systems. An automatic
residential fire sprinkler system shall be installed in one- and two-family dwellings as
follows:
(1) In all new one- and two-family dwellings and in existing one- and two-family
dwellings when additions are made that increase the building area to more than 3,600
square feet.
Exception: One or more additions made to a building after January 1, 201,1 that do
not total more than 1,000 square feet of building area.
(2) In all new basements and in existing basements that are expanded.
Exception: Existing basements that are expanded by not more than 50%.
C. Section R327.7.8 Underside of appendages, is amended as follows:
Delete the phrase "When required by the enforcing agency"
D. Section R327.10.3.2 is deleted in its entirety.
E. Section R327.10.4 is amended as follows:
Delete the phrase "When required by the enforcing agency"
F. Section R902.1.3 is amended to read as follows:
R902.1.3 Roof coverings in all other areas. The entire roof covering of every existing
structure where three hundred (300) square feet or 50 percent of the total roof area,
whichever is less, is replaced within any one-year period, the entire roof covering of
every new structure, and any roof covering applied in the alteration, repair or replacement
of the roof of every existing structure, shall be'a fire -retardant roof covering that is at
least Class A.
G. Section R902.1.4.1 is added to read as follows:
R902.1.4.1 Roofing coverings within the Wildland-Urban Interface Fire Area. The
entire roof covering of every existing structure where three hundred (300) square feet or
50 percent of the total roof area, whichever is less, is replaced within any one-year
period, the entire roof covering of every new structure, and any roof covering applied in
the alteration, repair or replacement of the roof of every existing structure, shall be a fire -
retardant roof covering that is at least Class A. .
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby further
ORDAIN as follows:
1. Chapter 1.3 of Title VIII of the Los Altos Hills Municipal Code, "Green Building
Regulations" is hereby repealed in its entirety.
2. Chapter 1.3, "California Electrical Code," is hereby added to Title VIII of the Los Altos
Hills Municipal Code to read as follows:
Chapter 1.3 CALIFORNIA ELECTRICAL CODE
8-1.4.01 Adoption of 2013 California Electrical Code.
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a) The 2013 California Electrical Code, Part 3, Title 24 of the California Code of
Regulations, a portion of the California Building Standards Code, as defined in the
California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as
the "Electrical Code"), and any rules and regulations promulgated pursuant thereto are .
hereby adopted and incorporated by reference herein.
b) One copy of the Electrical Code shall be kept on file at the City of Los Altos Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.4 of Title VIII of the Los Altos Hills Municipal Code, "California Green
Building Standards Code (CalGreen)," is hereby repealed in its entirety.
2. Chapter 1.4, "California Mechanical Code," is hereby added to Title VIII of the Los
Altos Hills Municipal Code to read as follows:
Chapter 1.4 CALIFORNIA MECHANICAL CODE
8-1.4.01 Adoption of 2013 California Mechanical Code.
(a) The 2013 California Mechanical Code, Part 4, Title 24 of the California Code. of
Regulations, a portion of the California Building Standards. Code, as defined in the
California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as
the "Mechanical Code'), and any rules and regulations promulgated pursuant thereto are
hereby adopted and incorporated by reference herein.
(b) One copy of the Mechanical Code shall be kept on file at the City of Los Altos Hills.
8-1.4.02 Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.4.01, the Mechanical Code is amended as follows:
A. Section 312.1 is amended to read:
312.1 Condensate Disposal. Condensate from air washers, air-cooling coils, fuel -
burning condensation appliances, and the overflow from evaporative coolers and similar
water -supplied equipment or similar air-conditioning equipment not intended to be used
for the storage or holding of food or .drinks shall be collected and discharged to an
approved plumbing fixture, disposal area, storm sewer or other approved points of
disposal acceptable to the Building Official. Where discharged into the drainage system,
equipment shall drain by means of an indirect waste pipe. Termination of such drains
shall be made by an air -break. The waste pipe shall have a slope of not less than 1/8 inch
per foot or 1 percent slope and shall be of approved corrosion -resistant material not
smaller than the outlet size in accordance with either Section 312.3 or Section 312.4 for
air-cooling coils or condensing fuel -burning appliances,. respectively. Condensate drain
lines in sizes. l 1/ inches and larger shall be assembled.using approved drainage pipe and
fittings. Condensate waste water shall not drain over or upon a public way, sidewalk,
pedestrian ramp or the like. Condensate. drains with terminations within the interior of a
building shall not be connected to the building roof drain or overflow piping systems.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
L Chapter 1.5 of Title VIII of the Los Altos Hills Municipal Code, "Housing Code,"
is hereby repealed in its entirety.
2. Chapter 1.5, "California Plumbing Code," is hereby added to Title VIII of the Los
Altos Hills Municipal Code to read as follows:
Chapter 1.5 CALIFORNIA PLUMBING CODE
8-1.5.01 Adoption of 2013 California Plumbing Code.
a) The 2013 California Plumbing Code, Part 5, Title 24 of the California Code of
Regulations, a portion of the California Building Standards Code, as defined in the
California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as
the "Plumbing Code"), and any rules and regulations promulgated pursuant thereto are
hereby adopted and incorporated by reference herein.
b) One copy of the Plumbing Code shall be kept on file at the City of Los Altos Hills.
8-1.5.02 Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.5.01, the Plumbing Code is amended as follows:
A. Section 719.1 is amended to read:
719.1 Locations. Cleanouts shall be placed inside the building near the connection
between the building drain and the building sewer or installed outside the building at the
lower end of the building drain and extended to grade.
Additional building sewer cleanouts shall be installed at intervals not to exceed 100 feet
in straight runs, for each aggregate horizontal change in direction exceeding 135 degrees,
and at the property line where the private sewer system connects to the publically-
maintained sanitary sewer lateral. All such cleanouts shall be extended to grade with
materials and according to specifications approved by the sewer agency and shall
terminate with a concrete box.
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NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.6, "Energy Code," is hereby added to Title VIII of the -Los Altos Hills
Municipal Code to read as follows: .
Chapter 1.6 CALIFORNIA ENERGY CODE
8-1.6.01 Adoption of 2013 California Energy Code.
a) The 2013 California Energy Code, Part 6, Title 24 of the California Code of Regulations,
a portion of the California Building Standards. Code, as defined. in the California State
Health and Safety Code Section 18901 et seq., (hereinafter -referred to as the "Energy
Code"), and any rules and regulations promulgated pursuant thereto are hereby adopted
and incorporated by reference herein.
b) One copy of the Energy Code shall be kept on file at the City of Los Altos Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.7 of Title VIII of the Los Altos Hills Municipal Code,, "Energy Code," is
hereby repealed in its entirety.
2. Chapter 1.7, "California Historical Building Code," is hereby added to Title VIII of
the Los Altos Hills Municipal Code to read as follows:
Chapter 1.7 CALIFORNIA HISTORICAL BUILDING CODE
8-1.7.01 Adoption of California Historical Building Code.
(a) The 2013 California Historical Building Code, Part 8, Title 24 of the California Code of
Regulations, a portion of the California Building Standards Code, as defined in the
California State Health and Safety Code Section 18901 et seq., (hereinafter referred to as
the "Historical Building Code"), and any rules and regulations promulgated' pursuant
thereto are hereby adopted and incorporated by reference herein.
(b) One copy of the Historic Building Code shall be kept on file at the City of Los Altos
Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
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Chapter 1.8 of Title VIII of the Los Altos Hills Municipal Code, "Safety Assessment
Placards," is hereby repealed in its entirety.
2. Chapter 1.8, "California Fire Code," is hereby added to -Title VIII of the Los Altos Hills
Municipal Code to read as follows:
Chapter 1.8 CALIFORNIA FIRE CODE
8-1.8.01 Adoption. of 2013 California Fire Code.
a) The 2013 California Fire Code, Part 9, Title 24 of the California Code of Regulations, a
portion of the California Building Standards Code, as defined in the California State
Health and Safety Code Section 18901 et seq., (hereafter, the Fire Code or CFC), and
also the 2012 International Fire Code, published by the International Code .Council,
including Appendix B, Appendix C and Appendix K (hereinafter referred to as the "Fire
Code") and any rules and regulations promulgated pursuant thereto are hereby adopted
and incorporated by reference herein.
b) One copy of the Fire Code shall be kept on file at the City of Los Altos Hills.
8-1.8.02 Amended sections of adopted code.
Notwithstanding the provisions of Section 8-1.8.01, the following sections of Fire Code are
amended as follows:
A. Section 105.6.48 is added to read as follows:
105.6.48 Day Care Facility. An operational permit is required to operate a business as a
day care facility for more than 6 people.
B. Section 105.6.49 is added to read as follows:
105.6.49 Institutional. A permit is required to operate, maintain, or use any institutional
type occupancy. For the purpose of this Section, an institution shall be, but is not limited
to: hospitals, children's home, home. or institution for insane or mentally retarded
persons, home or institution for the care of aged or senile persons, sanitarium, nursing or
convalescent home, certified family care homes, residential care homes for the elderly,
out of home placement facilities, halfway house, and day care nurseries or similar facility
of any capacity.
C. Section 106.5 is added to read as follows:
106.5 Final Inspection. No final inspection as to all or any portion of a development
shall be deemed completed until the installation of the required fire protection facilities
and access ways have been completed and approved. No final certificate of occupancy
may be granted until the Fire Department issues notice of final clearance of such fire
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protection facilities and access ways to the Building Department.
D. Section 108.1 is amended to read as follows:
108.1 Board of appeals established. In order to hear and decide appeals of orders,
decisions or determinations made by the fire code official relative to the application and
interpretation of this code, there shall be and is hereby created aboard of appeals. The
board of appeals as it appears in this code shall be deemed and construed to mean the
City Council of the Town of Los Altos Hills. The fire code official shall be an ex officio
member of said board but shall have no vote on any matter before the board. The board
shall adopt rules of procedure for conductingits business and shall render all decisions
and findings in writing to the appellant with a duplicate copy to the fire code official.
E. Section 108.3, Qualifications, is deleted in its entirety.
F. Section 109.4 is amended to read as follows:
109.4 Violation Penalties. Persons who shall violate a provision of this code or shall fail
to comply with any of the requirements, thereof or who shall erect; install, alter, repair or
do work in violation of the approved construction documents or directive of the fire code
official, or of a permit or certificate used under provisions of this code, shall be guilty of
a misdemeanor and, upon conviction thereof, shall be punishable as set forth in Chapter 2
of Title 1 of the Los Altos Hills Municipal Code.
G. Section 109.4.1 is amended to read as follows:
109.4:1 Abatement of Violation. In addition to the imposition of the penalties herein
described, the fire code official is authorized to institute appropriate action to prevent
unlawful construction or to restrain, correct or abate a violation; or to prevent illegal
occupancy of a structure or premises; or to stop an illegal act, conduct of business or
occupancy of a structure on or about any premises. If any person fails to comply with the
order of the fire code official, or in the event that the fire code official is unable to locate
the responsible person within a reasonable time, the fire code official may take such steps
to abate a fire hazard or health hazard as are- necessary for the protection of the public
health and safety. In no event is notice necessary before abatement when the fire hazard
constitutes a clear and present danger to the public welfare. The cost of any such
abatement is a debt to the Town, of the owner of the premises or who, by his or her act or
inaction, caused the fire hazard. The cost of the abatement shall become a lien on the
premises when the need for .the abatement and the amount of the cost have been
established.
H. Section 202 is amended by adding or amending the following definitions:
Administrator means the City Manager of the Town of Los Altos Hills or his or her
designated representative.
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Chief or Fire Chief or fire code official means the Fire Chief retained by the Los Altos
Hills County Fire District or designated representative.
Chief of Police means the Sheriff of the County of Santa Clara. with whom the Town
contracts for police services, or his or her designated representative.
Corporation Counsel means the City Attorney for the Town:
Fire Department means the Fire Department retained by the Los Altos Hills County Fire
District.
Jurisdiction means the Town of Los Altos Hills.
Police Department means the Sheriffs Department of the County of Santa Clara with
whom the Town contracts for police service.
Wildland-Urban Interface Fire Area means a geographical area identified by the state
as a Fire Hazard Severity Zone in accordance with the Public Resources Code Sections
4201 through 4204 and Government Code Sections 51175 through 51189, or other. areas
designated by the enforcing agency to be at a significant risk from wildfires. See Article
86B for the applicable referenced sections of the Government Code and the Public
Resources Code: The Wildland-Urban Interface Fire Area shall be defined as all areas
within the Town of Los Altos Hills as set forth and delineated on the map entitled
"Wildland-Urban Interface Fire Area" which map and all notations, references, data and
other information shown thereon are hereby adopted and made a part of this chapter. The
map properly attested, shall be on file in the Office of the City Clerk of the Town of Los
Altos Hills.
I. Chapter 4 of the 2012 International Fire Code is not adopted.
J. Section 503.1 is amended to read as follows:
503.1 Where required. Fire apparatus access roads shall be provided and maintained in
accordance with Sections 503.1.1 through 503.1.2 and as per Fire Department access road
Standards.
K. Section 503.2.1 is amended to read as follows:
503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not
less than 20 feet (6,096 mm), exclusive of shoulders, except for approved security gates
in accordance with Section 503.6, and an unobstructed vertical clearance of 13 feet 6
inches (4,115 mm).
Exception: When there are not more than two Group R, Division 3, or Group U
occupancies, the access road width may be modified by the fire code official.
... _.._.._.. _. _._ .......
14......_ _ ..____..._. ........ . . .......
...
L. Section 806.1.1 is amended to read as follows:
806.1.1 Display inside buildings. The display of Christmas trees and other decorative
vegetation shall be in accordance. with the California Code of Regulations, Title 19,
Division 1, §3.08 and Sections 806:1 through 806.5.
[Exceptions unchanged]
M. Section 903.2 is amended to read as follows:
903.2 Where Required. Approved automatic sprinkler systems in new and existing
buildings and structures shall.be provided in the locations described in this section or in
Sections 903.2.1 though 903.2.18 whichever is more restrictive.
For the purposes of this section, firewalls used to separate building areas shall be
constructed in accordance with the California Building Code and shall be without
openings or penetrations. .
(1) In other -than residential buildings which require the installation of fire
sprinklers for all new buildings according to the California Residential Code, an
automatic sprinkler system shall be provided throughout all new buildings and
structures.
Exceptions:
(a) Buildings and structures that do not exceed 1,000 square feet of building
area and that are not located in the Wildland-Urban Interface Fire Area.
(b) Buildings and structures that are located in the Wildland-Urban Interface
Fire Area and do not exceed 500 square feet of building area.
(c) Group S-2 or U occupancies that are not located in the Wildland-Urban
Interface and used exclusively for vehicle parking and meeting all of the
following conditions:
i. Noncombustible construction
ii. Maximum building area not to exceed 5,000 square feet
iii. Structure is open on three (3) or more sides
iv. Minimum of 10 feet separation from existing buildings unless area
. is separated by fire walls complying with CBC 706
(2) An automatic sprinkler system shall be provided throughout existing buildings
and structures when alterations or additions are made that create conditions
described in Sections 903.2.1 through 903.2.18.
(3) An automatic sprinkler system shall be provided. throughout all existing
buildings and structures, when additions are made that increase the building
area to more than 3,600 square feet.
15
Exception: One of more additions made to a building after January 1, 2011 that
do not total more.than 1,000 square feet of building area.
N. Section 903.3.1.1 is amended to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where the provisions of this code require that a
building or portion thereof be equipped throughout with an automatic sprinkler system in
accordance with this section, sprinklers shall be installed throughout in accordance with
NFPA 13 except as provided in Section 903.3.1.1.1.
(1) For new buildings having no designated use or tenant, the minimum sprinkler
design density shall be Ordinary Hazard Group 2. Where future use or tenant is
determined to require a higher density, the sprinkler system*shall be augmented to
meet the higher density.
O. Section 912.2 is amended to read as follows:
912.2 Location. With respect to hydrants, driveways, buildings and landscaping, fire
department connections shall be so located that fire apparatus and hose connected to
supply the system will not obstruct access to the building for other fire apparatus. The
location of fire department connections shall be approved by the fire code official.
P. Section 4902.1 is amended to read as follows:
Wildland-Urban Interface Fire Area. A geographical. area identified by the state as a
"Fire Hazard Severity Zone" in accordance with the Public Resources Code Sections
4201 through 4204 and Government Code. Sections 51175 through 51189, or other areas
designated by the enforcing agency to be at a significant risk from wildfires. The
Wildland-Urban Interface .Fire Area shall be defined as all areas within the Town of Los
Altos Hills as set forth and delineated on the map entitled "Wildland-Urban Interface Fire
Area" which map and all notations, references, data and other information shown thereon
are hereby adopted and made a part of this chapter. The map properly attested, shall be on
file in the Office of the City Clerk of.the Town of Los Altos Hills.
Q. Section 4906.2 is amended to read as follows:
4906.2 Application. Buildings and structures located in the following areas shall
maintain the required hazardous vegetation and fuel management:
(1) All unincorporated lands designated by the State Board of Forestry and Fire
Protection as State Responsibility Areas (SRA) including:
1.1. Moderate Fire Hazard Severity Zones
1.2. High Fire Hazard Severity Zones
1.3. Very -High Fire Hazard Severity Zones
. _... .. ..... _ fi.. --- - ...._..... .... _ ......... _ --
.._---_ ..
.. _
_ . _
(2) Land designated as a Very -High Fire Hazard Severity Zone or as a Wildland
Urban Interface Fire Area by the Town of Los Altos Hills.
R..Section:4907.1 is amended to read as follows:
4907.1. General. Defensible space will be maintained around all buildings and structures
in State Responsibility Areas (SRA) as required in Public Resources Code 4290 and
"SRA Fire Safe Regulations" California Code of Regulations, Title 14,' Division 1.5,
Chapter 7, Subchapter 2, Section 1270.
Buildings and structures within the Very -High Fire Hazard Severity Zones of a Local
Responsibility Area (LRA) shall maintain defensible space as outlined in Government
Code 51175 — 51189 and any local ordinance of the authority having jurisdiction.
Defensible space shall also be provided around water tank structures, water supply pumps
and pump houses.
Persons owning, leasing, controlling, operating or maintaining buildings or structures in
the locally adopted Wildlaind-UrbanInterface Fire Area but that are not within the Very -
High Fire Hazard Severity Zone and persons owning, leasing or controlling land adjacent
to such buildings or structures, shall at all times:
(1) Maintain an effective defensible space by removing and clearing away flammable
vegetation and combustible growth from areas within 30 feet (9144 mm) of such
buildings or structures.
Exception: Single specimens of trees, ornamental shrubbery or similar plants used
as ground covers, provided that they, do not form a means of rapidly transmitting
fire from the native growth to any structure.
(2) Maintain additional effective defensible space by removing brush, flammable
vegetation and combustible growth located 30 feet to 100 feet (9144 mm to 30480
mm) when required by the fire code official due to steepness of terrain or other
conditions that would cause a defensible space- of only 30 feet (9144 mm) to be
insufficient.
Exception: Grass and other vegetation located more than 30 feet (9144 mm) from
buildings or structures and less than 18 inches (457 mm) in height above the ground
need not be removed where necessary to stabilize the soil and prevent erosion.
(3) Remove portions of trees, which extend within 10 feet (3048 mm) of the outlet of a
chimney.
(4) Maintain trees adjacent to or overhanging a building free of deadwood.
17
(5) Maintain the roof of a structure free of leaves, needles or other dead vegetative
growth.
(6) Remove flammable vegetation a minimum of 10 feet around liquefied petroleum
gas tanks/containers.
(7) Firewood and combustible materials shall not be stored. in unenclosed spaces
beneath buildings or structures, or on decks or under eaves, canopies or other
projections or overhangs. The storage of firewood and combustible material within
the defensible space shall be located a minimum of 30 feet (6096 mm) from
structures and separated from the crown of trees by a minimum horizontal distance
of 15 feet (4572 mm).
Exception: Firewood and combustible materials not for consumption on the
premises shall be stored as approved by the fire code official.
(8) Clear areas within 10 feet (3048 mm) of fire apparatus access roads and driveways
to of non -fire -resistive vegetation growth.
Exception: Grass and other vegetation located more than 30 feet (9144 mm) from
buildings or structures and less than 18 inches (457 mm) in height above the ground
need not be removed where necessary to stabilize the soil and prevent erosion.
S. Section 4907.2 is added to read as follows:
4907.2 Corrective Actions. The executive body is authorized to instruct the fire code
official to give notice to the owner of the property upon which conditions regulated by
Section 4907.1 exist to correct such conditions. If the owner fails to correct such
conditions, the executive body is authorized to cause the same to be done and make the
expense of such correction a lien upon the property where such condition exists.
T. Section 4908 is added to read as follows:
SECTION 4908 FIRE PROTECTION PLAN
4908.1 General. When required by the code official, a fire . protection plan shall be
prepared.
4908.2 Content. The plan shall be based upon a site-specific wildfire risk assessment that
includes considerations of location, topography, aspect, flammable vegetation, climatic
conditions and fire history. The plan shall address water supply, access, building ignition
and fire -resistance factors, fire protection systems and equipment, defensible space and
vegetation management.
4908.3 Cost. The cost of fire protection plan preparation and review shall be the
responsibility of the applicant.
._. _ . ........... _........... ........ ... -..._._.._ _... ....... _ ... _._ . _. _...... -- . _ ._._......... .
18
4908.4 Plan Retention. The fire protection plan shall be .retained by the fire code
official.
U. Section 4909 is added to read as follows:
SECTION 4909 WATER SUPPLY
4909:1 General. Buildings and structures, or portions thereof, hereafter constructed or
relocated into or within the Wildland-Urban Interface Fire Area shall be provided with
fire protection water supplies in accordance with. Chapter 5 and Sections 4909.2 - and
4910.3.
Exception: Buildings containing only private garages, carports, sheds and agricultural
buildings with a. building area of not more than 500. square feet (56 m2).
4909.2 Standby 'Power: Stationary water supply facilities within the Wildland-Urban
Interface Fire Area dependent on electrical power to meet adequate water supply
demands shall provide standby power systems in accordance with the Electrical Code to
ensure that an uninterrupted water supply is maintained. The standby power source shall
be capable of providing power for a minimum of two hours. .
Exceptions:
(1) When approved by the code official, a standby power supply is not required
where the primary power service to the stationary .water supply facility is
underground.
(2) A standby power supply is not required where the stationary water supply
facility serves no more than one single-family dwelling.
V. Section 4910 is added to read as follows:
SECTION 4910 IGNITION SOURCE CONTROL
4910.1 Fireworks. Fireworks shall not be used or possessed in the Wildland-Urban
Interface Fire Area.
W. Section 5601 is amended to read as follows:
5601.1 Scope. For explosives requirements see California Code of Regulations, Title 19,
Division 1, Chapter 10 and section 5601.2 of this chapter. For fireworks requirements see
California Code of Regulations, Title 19, Division 1, Chapter 6 and section 5601.3 of this
chapter. For small arms ammunition, see Section 5601.5 of this chapter.
Exceptions:
(1) The Armed Forces of the United States, Coast Guard or National Guard.
(2) Explosives in forms prescribed by the official United States Pharmacopoeia.
...............---
19
. .19
(3) The use of explosive materials by federal, state and local regulatory, law
enforcement and fire agencies acting in their official capacities.
(4) Items preempted by federal regulations.
5601.2 Explosives. The possession, manufacture, storage, sale, handling, and use of
explosives are prohibited.
5601.3 Fireworks. The possession, manufacture, storage, sale, handling, and use of
fireworks, including those fireworks classified as Safe and Sane by the California State
Fire Marshal, are prohibited.
Exceptions:
1. Storage, handling and use of fireworks and pyrotechnic special effects outside of
buildings when used for public or proximate audience displays, motion picture,
television, .theatrical and group entertainment productions and when in accordance
with Title 19 of the California Code of Regulations.
2. Storage, handling and use of pyrotechnic special effects fireworks inside of buildings
when used for proximate audience displays or special effects in theatrical, television,
motion picture and group entertainment productions when in accordance with Title 19
of the California Code of Regulations and when in buildings equipped throughout
with an approved fire sprinkler system.
5601.4 Rocketry. The storage, handling, and use of model rockets shall be in accordance
with Title 19 of the California Code of Regulations and as approved by the Fire Code
Official.
5601.5 Small Arms Ammunition - General. Indoor storage and display of black
powder, smokeless propellants and small arms ammunition shall comply with Sections
5601.5.1 through 5601.5.2.3.
5601.5.1 Packages. Smokeless propellants shall be stored in approved shipping
containers conforming to DOTn 49 CFR, Part 113.
5601.5.1.1 Repackaging. The bulk repackaging of smokeless propellants, black
powder and small arms primers shall not be performed in retail establishments.
5601.5.1.2 Damaged packages. Damaged containers shall not be repackaged.
Exception: Approved repackaging of damaged containers of smokeless
propellant into containers of the same type and size as the original container.
5601.5.2 Storage in Group R occupancies. The storage of small arms ammunition
in Group R occupancies shall comply with Sections 5601.5.2.1 through 5601.5.2.3.
5601.5.2.1 Smokeless propellants. Smokeless propellants intended for personal
use in quantities not exceeding 20 pounds (9 kg) are permitted to be stored in
20 .....--- . _ ......_ _..
Group R-3 occupancies where kept in original containers. Smokeless powder in
quantities exceeding 20 pounds (9 kg) but not exceeding 50 pounds (23 kg) are
permitted to be stored in Group R-3 occupancies where kept in a wooden box or
cabinet having walls of at. least 1 inch (25 mm) nominal thickness. .
5601.5.2.2 Black powder. Black powder intended for personal use in quantities
not exceeding 20 pounds (9 kg) are permitted to be stored in Group R-3
occupancies where kept in original containers and stored in a wooden box or
cabinet having walls of at least 1 inch (25 mm) nominal thickness.
5601.5.2.3 Small arms primers. No more than 10,000 small arms primers shall
be stored in Group R-3 occupancies.
X. Section 5704.2.9.6.1 is amended to read as follows:
5704.2.9.6.1 Locations where above -ground tanks are prohibited. The storage of
Class I and II liquids in above -ground tanks outside of buildings is prohibited within the
limits established by law as the limits of districts in which such storage is prohibited (see
Section 3. of the Sample Legislation for Adoption of the California Fire Code on page
xxvi). The limits referred to above, in which the storage of flammable or combustible
liquids in above -ground tanks is prohibited, are hereby established as all locations within
the Town of Los Altos Hills.
Y. Section 5706.2.4.4 is amended to read as follows:
5706.2.4.4 Locations where above -ground tanks are prohibited. The storage of Class
I and II liquids in above -ground tanks is prohibited within the limits established by law as
the limits of districts in which such storage is prohibited (see Section 3 of the Sample
Legislation for Adoption of the California Fire Code on page xxvi). The limits referred
to above, in which the storage of flammable or combustible liquids in above -ground tanks
is prohibited, are hereby established as all locations within the Town of Los Altos Hills.
Z. Section 5806.2 is amended to read as follows:
5806.2 Limitations. The storage of flammable cryogenic fluids in stationary containers
outside of buildings is prohibited within the limits established by law as the limits of
districts in which such storage is prohibited (see Section 3 of the Sample Legislation for
Adoption of the California Fire Code on page xxi). The limits referred to above, in which
the storage of flammable cryogenic fluids in stationary containers is prohibited, are
hereby established as all locations within the Town of Los Altos Hills.
AA. Section 6104.2 is amended to read as follows:
6104.2 Maximum capacity within established limits. Within the limits established by
law restricting the storage of liquefied petroleum gas for the protection of heavily
populated or congested areas, the aggregate capacity of any one installation shall not
21
exceed a water capacity of 2,000 gallons (7,570 liters) (see Section 3 of .the Sample
Legislation for Adoption of the California Fire Code on page v). The limits referred to
above, in which the storage of liquefied petroleum gas is restricted, are hereby
established as all locations within the Town of Los Altos Hills.
NOW, THEREFORE, the City Council of .the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.9, "California Existing Building Code," is hereby added to Title VIII of the
Los Altos Hills Municipal Code to read as follows:
Chapter 1.9 CALIFORNIA EXISTING BUILDING CODE
8-1.9.01 Adoption of 2013 California Existing Building Code.
a) 'The 2013 California Existing Building Code, Part 10, Title 24 of the California Code of
Regulations, a portion of the California Building Standards Code, as defined in the
California State Health and Safety Code Section. 18901 et seq., (hereinafter referred to as
the "Existing Building Code"), and any rules and regulations promulgated pursuant
thereto are hereby adopted 'and incorporated by reference herein.
b) One copy of the Existing Building Code shall be kept on file at the City of Los Altos
Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.10, "California Green Building Standards Code," is hereby added to Title VIII
. of the Los Altos Hills Municipal Code to read as follows:
Chapter 1.10 CALIFORNIA GREEN BUILDING STANDARDS CODE
8-1.10.01 Adoption of 2013 California Green Building Standards Code.
a) The 2013 California Green Building Standards Code, Part 11, Title 24 of the California
Code of Regulations, a portion of the California Building Standards Code, as defined in
the California State Health and Safety Code Section 18901 et seq., (hereinafter referred to
as "CALGreen Code"), and any rules and regulations promulgated pursuant thereto are
hereby adopted and incorporated by reference herein.
b) One copy of the CALGreen Code shall be.kept on file at the City of Los Altos Hills.
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22
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 1.11, "California Referenced Standards Code," is hereby added to Title VIII of
the Los Altos Hills Municipal Code to read as follows:
Chapter 1.11 CALIFORNIAREFERENCED STANDARDS CODE
8-1.11.01 Adoption of 2013 California Referenced Standards Code.
a) The 2013 California Referenced Standards Code, Part 12, Title 24 of the California Code
of Regulations, a portion of the. California Building Standards Code, as defined in the
California State Health and. Safety Code Section 18901 et seq., (hereinafter referred.to as
"Referenced Standards Code"), -and any rules- and regulations promulgated pursuant
thereto are hereby adopted and incorporated by reference herein.
b) One copy of the Referenced Standards Code shall be kept on file at the City of Los Altos
Hills.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 2 of Title VIII of the Los Altos Hills Municipal Code, "Electrical Code," is
hereby.repealed in its entirety.
2. Chapter 2, "Safety Assessment Placards," is hereby'added to Title VIII of the Los Altos
Hills Municipal Code to read as follows:
Chapter 2 SAFETY ASSESSMENT PLACARDS
8-2.01 Intent.
This chapter establishes standard placards to be used to -indicate the condition of a structure for
continued occupancy. The chapter further authorizes the Building Official and his or her
authorized representatives to post the appropriate placard at each entry point to a building or
structure upon completion of a safety assessment.
8-2.02 Application of Provisions.
The provisions of this chapter are applicable to all buildings'and structures of all occupancies
regulated by the Town. The City Council may extend the provisions as necessary.
8-2.03 Definitions.
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23
Safety assessment is a visual, non-destructive examination of a building or structure for the
purpose of determining the condition for continued occupancy.
8.2.04 Placards.
(a) The following are verbal descriptions of the official jurisdiction placards to be used to
designate the condition for continued occupancy of buildings or structures.
(1) INSPECTED - Lawful Occupancy Permitted is to be posted on any building or
structure wherein no apparent structural hazard has .been found. This placard is not
intended to mean that there is no damage to the building or structure.
(2) RESTRICTED USE is to be posted on each building or structure that has been
damaged wherein the damage has resulted in some form of restriction to the
continued occupancy. The individual who posts this placard will note in general terms
the type of damage encountered and will clearly and concisely note the restrictions on
continued occupancy.
(3) UNSAFE - Do Not Enter or Occupy is to be posted on each building or structure
that has been damaged such that continued occupancy poses a threat to life safety.
Buildings or .structures posted with this placard shall not be entered under any
circumstance except as authorized in writing by the Building Official, or his or her
authorized representative. Safety assessment teams shall be authorized to enter these
buildings at ' any time. This placard is not to be used or considered as a demolition
order. The individual who posts this placard will note in general terms the type of
damage encountered.
(b) This ordinance number, the name of the jurisdiction, its address, and phone number shall be
permanently affixed to each placard.
(c) Once it has been attached to a building or structure, a placard is not to be removed, altered or
covered until done so by an authorized representative of the Building Official. It shall be
unlawful for any person, firm or corporation to alter, remove, cover or deface a placard
unless authorized pursuant to this section.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 3 of Title VIII of the Los Altos Hills Municipal Code, "Plumbing Code," is
hereby repealed in its entirety.
2. Chapter 3, "Moving of Buildings," is hereby added to Title VIII of the Los Altos Hills
Municipal Code to read as follows:
Chapter 3 MOVING OF BUILDINGS
24
8-3.01 Definitions.
For the purposes. of this chapter, unless otherwise apparent from the context, certain words and
phrases used in this chapter are defined as follows:
Building. A structure designed, built, or occupied as a shelter or roofed enclosure for
persons, animals, or property and used for any purpose whatever..A structure containing an
enclosed area of less than forty (40) square feet shall not be deemed a building within the
meaning of this definition.
Person. Any person, firm, partnership, association, corporation, company, organization, or
entity of any kind. (§ 1, Ord. 92)
8-3.02 Prohibited.
Except as otherwise provided in Section 8-3.03 of this chapter, no person shall move any
building over, along, across, or upon any street, alley, or highway in the Town. (§ II, Ord. 92)
8-3.03 Prohibited—Exceptions.
(a) Permits Required. A permit for the moving of a building upon the streets, alleys, or
highways of the Town may be granted in the event both the Planning Commission and
the Council find that there are special circumstances existing in connection with the
moving of a particular building, that the granting of such permit would be in the best
interests of the applicant and the residents of the Town, and that such issuance would
involve no unreasonable risk to the public health, safety, and welfare of the residents of
the Town.
(b) Permits Applications. The procedure for the application for such permit and for
consideration thereof shall be as set forth in Article 9 of Chapter 5 of Title 9 of this Code
relating to zoning variances.
(c) Permits—Issuance. No permit shall be issued unless the Planning Commission and the
Council find that the applicable conditions set forth in said Article 9 exist. The' Planning
Commission and the Council shall consider such matters as they deem relevant to each
such application and shall impose any and all conditions deemed necessary as conditions
precedent to the granting of any permit applied for pursuant to the provisions of this
section. (§ III, Ord. 92)
8-3.04 Nuisances.
Any building_ placed or moved in violation of the provisions of this chapter is hereby declared to
be a nuisance and shall be subject to abatement as such. (§ VI, Ord. 92)
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NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 4 of Title VIII of the Los Altos Hills Municipal Code, "Mechanical Code," is
hereby repealed in its entirety.
2. Chapter 4, "Green Building Regulations," is hereby added to Title VIII of the Los Altos
Hills Municipal Code to read as follows:
Chapter 4 GREEN.BUILDING REGULATIONS
8-4.01 Purpose.
The intent of the Los Altos Hills green building program is to enhance public health and welfare
by establishing green building standards for the design, construction, and maintenance of
buildings. The green building practices referenced in this chapter are intended to achieve the
following goals:
(a) To encourage the conservation of natural resources;
(b) To reduce waste in landfills generated by construction projects;
(c) To increase energy efficiency and lower energy usage in buildings;
(d) To promote a healthier indoor environment;
(e) To provide durable buildings that are efficient and economical to operate, and maintain.
8-4.02 Applicability.
The provisions of this chapter shall apply to new Town -owned public facilities and new
residential primary dwellings and secondary dwellings, where proposed as part of a primary
dwelling.
8-4.03 Definitions.
For purposes of this chapter, the following definitions shall apply:
Green building. A whole systems approach to the design, construction, location and operation
of buildings and structures that helps to mitigate the environmental, economic, and social
impacts of construction, demolition, and renovation. Green building practices recognize the
relationship between the natural and built environments and seek to minimize the use of energy,
water, and other natural resources and promote a healthy, productive indoor environment.
GreenPoint Rated (GPR). The residential green building rating system developed by Build It
Green.
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GreenPoint Rated verification. Verification of a project by a certified GreenPoint Rater to
meet the standards of the GreenPoint Rated program and resulting in certification by Build It
Green.
GreenPoints. Credits assigned under the GreenPoint Rated Checklist for applicable projects.
LEED®. The "Leadership in Energy and Environmental. Design" green building rating system
developed by the U.S. Green Building Council (USGBC).
LEED® USGBC verification. Verification of a project by a LEED accredited professional to
meet the .standards of the U.S. Green Building Council (USGBC) and resulting in LEED
certification by USGBC).
Primary dwelling. A -building designated and/or customarily used as a residence by not more
than one family and situated on'a parcel or lot on which no other.primary dwelling is located.
Public facilities. Town -owned facilities and buildings.
Secondary dwelling. An attached or detached residential dwelling unit which provides
complete independent living facilities for one or more persons. A secondary dwelling shall
include facilities for living, sleeping, eating, cooking and sanitation and be located on the same
parcel under the same ownership as a primary dwelling.
8-4.04 Standards for compliance.
All applicable projects shall demonstrate compliance with the following level of green building
standards:
(a) New Primary Dwellings and Secondary Dwellings, Where Proposed as Part of the
Primary Dwelling.
(1) Site Development Review. The applicant shall submit one of the following checklists:
(i) A GreenPoint Rated checklist with the site development application to indicate that
the project will achieve a minimum of fifty (50) points. A completed GreenPoint
checklist shall be attached to the front of the site development plans submitted to the
Planning Department for review.
(ii) A LEED® for Homes checklist with the site development application to indicate that
the project will achieve a minimum of forty-five (45) points or LEED® certification.
A. completed LEED® checklist shall be attached to the front of the site development
plans submitted to the Planning Department for review.
(2) Building Plan Review. The applicant shall submit one of the following checklists:
27
(i) A GreenPoint Rated checklist with the building. permit application to indicate that the
project will achieve a minimum of fifty (50) points. The checklist shall be completed
by a qualified green building professional and shall be attached to the front of the
construction plans. The construction plans shall. include. general notes or individual
detail drawings, where feasible, showing the green building measure to be used to
attain the required points.
(ii) A LEEDS for Homes checklist with the building permit application to indicate that
the project will achieve a minimum of forty-five (45) points or LEEDS certification.
The checklist shall be completed by'a qualified green building professional and shall
be attached to the front of the construction plans. The construction plans shall include
general. notes or individual detail drawings, where feasible, showing the green
building measure to be used to attain the required points.
(3) Final Inspection and Occupancy. Prior to final inspection and occupancy for
applicable projects, a qualified green building professional shall provide
documentation verifying that the building was constructed in compliance with
GreenPoint Rated or LEEDS certification.
(b) New Town -owned Public Facilities.
(1) Construction for all new Town -owned facilities and buildings over one thousand.
(1,000) square feet in size shall meet or exceed LEEDS certification.
(2). Prior to issuance of building permits, the Town shall verify that the project has been
designed to meet LEEDS certification.
(3) Prior to final inspection, the Town shall verify that the project was constructed in
compliance with LEEDS certification.
8-4.05 Incentives for applicable projects.
Applicable projects that exceed the minimum point thresholds required under Section 8-1.3.04
shall qualify for the following incentives:
(a) Expedited Permit Processing. For projects GreenPoint rated at seventy-five (75) points or
higher or LEEDS rated at sixty (60) points or higher (LEEDS Silver), the project shall
qualify for expedited building plan review. Plan check comments on the first round of
building permit applications will be provided within five (5) days of permit submittal.
(b) Guaranteed Building Inspections. For projects GreenPoint rated one hundred (100) points
or higher or .LEED® rated at seventy-five (75) points or higher (LEEDS Gold), the
project shall qualify for guaranteed building inspections within two (2) working days of a
request for inspection.
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(c) Special Recognition by the City Council. For projects GreenPoint rated at one hundred..
fifty (150) points or higher or LEEDS rated at ninety (90) points or higher (LEEDS
Platinum), the homeowner shall receive a customized plaque recognizing the special
achievement.
8-4.06 Incentives for additions and remodels.
Residential addition and remodeling projects voluntarily participating in Build It Green's
GreenPoint Rated Existing Home Rating Program shall qualify for the following incentives:
(a) Expedited Permit Processing. For projects that achieve the GreenPoint Elements rating
(twenty-five (25) points minimum), the project shall qualify for expedited building plan
review. Plan check comments on the first round of building permit applications will be
provided within five (5) days of permit submittal.
(b) Guaranteed Building Inspections. For projects that achieve the GreenPoint Whole House
rating (fifty (50) points minimum), the project shall qualify for guaranteed building
inspections within two (2) working days of a request for inspection.
8-4.07 Administration and enforcement.
The Building Official of the Town of Los Altos Hills shall be responsible for the administration
and enforcement of the provisions of this chapter.
84.08 Exceptions.
The Building Official shall have the discretion to grant exceptions to the strict application of this
chapter in cases where due to conditions or exceptional characteristics of the structure or
property involved, a literal enforcement of the provisions of this chapter would result in practical
difficulties or unnecessary hardships; provided, however, no such exceptions shall be granted
unless the Building Official shall find that the granting of such exception will not be contrary to
the intent of the provisions of this chapter.
8-4.09 Appeal.
Any decision or. determination by the Building Official under this chapter may be appealed by
the applicant or any interested person to the City Council by filing with the City Clerk a written
notice of such appeal, setting forth the specific grounds thereof, in accordance with the
provisions of Section 1-4.01 (Rights to appeal) of the Los Altos Hills Municipal Code.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as- follows:
Chapter 5 of Title VIII of the Los Altos Hills Municipal Code, "Moving of Buildings," is
hereby repealed in its entirety.
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2. Chapter 5, `Building Construction Standards," is hereby added to Title VIII of the Los
Altos Hills Municipal Code to read as follows:
Chapter 5 BUILDING CONSTRUCTION STANDARDS
8-5.01 Underground Installations: Electrical and Telephone Service Lead -In.
Every electrical and telephone and other utility service lead-in constructed or placed pursuant to
this chapter shall be constructed and placed underground so that no portion thereof shall remain
aboveground at any place between the street or easement line supply and the structure which
such lead-in serves. No new utility pole or overhead line shall be installed, except for repair or
maintenance purposes. This provision applies only to utility work necessitated by applicants for
building permits.
NOW,. THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
Chapter 6 of Title VIII of the Los Altos Hills Municipal Code, "Signs and Advertising
Structures," is retained in its entirety and reads as follows:
Chapter 6 SIGNS AND ADVERTISING STRUCTURES
8-6.01 Definitions.
For. the purposes of this chapter, unless otherwise apparent from the context, certain words and
phrases used in this chapter are defined as follows:
Advertising display means and includes signs and . advertising structures, and
combinations thereof, as such terms are defined in this section.
Except as otherwise provided in this section, advertising structure means a structure of
any kind or character, erected or maintained for outdoor advertising purposes, upon which
any sign, poster, bill, printing, painting, or other advertisement of any kind whatsoever may
be placed, including statuary.
Freeway means a highway in respect to which the owners of abutting lands have no right
or easement of access, or in respect to which such owners have only limited or restricted
right or easement of access, and which freeway is declared to be such in compliance with
the provisions of the Streets and Highways Code of the State.
Landscaped freeway means a section or sections of a freeway which is or hereafter may
be either designated as a landscaped freeway by the Division of Highways of the State or
improved by the planting, on at least one side of the freeway right-of-way, of lawns, trees,
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shrubs, flowers, or other ornamental vegetation which shall require reasonable
maintenance.
To place and any of its variants, as applied to advertising displays; means and includes the
maintaining and erecting, constructing, posting, painting, printing, tacking, nailing, gluing,
stitching, . carving, or otherwise fastening, affixing, or making visible any advertising
display on or to the ground or to any tree, bush, rock, fence, post, wall, building, structure,
or thing.
Except as. otherwise provided in this section; sign means any card, cloth, metal, painted, or
wooden sign of any character, billboard, poster, pennant, flag, or sample placed . for
advertising purposes on the, ground or on any tree, wall, bush, rock, fence, building;
structure, or thing, either publicly or privately owned, other than an advertising structure.
Advertising structure and sign, as defined in this section, shall not include the following:
(1) Official notices issued by any court or public body or officer,
(2) _ Notices posted by any public officer in the performance of a public duty or by any
person in giving any legal notice;
(3) Directional, warning, or information signs or structures required or authorized by law
or by -any competent governmental authority; and
(4) Any display, for other than advertising purposes, of the flag of the United States or of
the State.
8-6.02 Prohibited.
Except as otherwise provided in Section 8-6.03 of this chapter, no advertising display shall be
placed or maintained on property within the Town.
8-6.03 Prohibited---m-Exceptions.
(a) There shall be excepted from the provisions of Section 8-6.02 of this chapter advertising
displays used exclusively for any of the following purposes, or any combination thereof:
(1) To advertise the sale or lease of the property upon which such advertising display is
placed;
(2) To designate the name of the owner or occupant of the premises upon which such
advertising display is placed or to identify such premises; and
(3) To advertise services rendered or goods manufactured, produced, or grown on the
property upon which such advertising display is placed.
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(b) There shall also be excepted from the provisions of Section 8-6.02 of this chapter
directional advertising displays indicating the location of improved or unimproved
parcels of land for sale that are- having an "open house." These displays must be
temporary in that they are not fixed in the ground or on any plant or structure. They may
be put up no earlier than one hour before the beginning of the "open house" and taken
down no later than one hour after the "open house" is concluded; provided that, in no
event, may any sign be left up overnight.
(c) There shall also be excepted from the provisions of Section 8=6.02 of this chapter
temporary signs or banners for public events, charitable functions and noncommercial
purposes. Applications for a temporary sign or banner permit shall be made in writing to
the City Manager or designee and shall include a site plan, drawing or photograph of the
sign, sign dimensions, materials and colors. No filing fee shall be required.
8-6.04 Excepted advertising displays—Conformance with applicable laws—Area.
Every advertising display placed or maintained pursuant to the provisions of Section 8-6.03 of
this chapter shall conform to all the applicable building regulations and shall not have a total area
of more than six (6) square feet.
8-6.05 Excepted signs=Placement and maintenance—Permission required.
No card, cloth, metal, painted, or wooden sign of any character, billboard, poster, pennant, flag,
or sample bearing letters, writing, figures, or characters of any nature, conveying a message or
idea, which display is not otherwise permitted by the provisions of this chapter, shall be placed
or maintained at any place within the Town without. permission therefor having previously been
granted by the Council upon such terms and conditions as the Council deems necessary.
8-6.06 Unlawful displays—Removal—Costs.—Liability.
The Building Inspector and his or her agents are hereby empowered to remove or destroy any
advertising display which is in violation of any of the provisions of this chapter. The person
placing such advertising display shall be liable, in addition to any criminal penalties, for the costs
of such removal or destruction. The Building Inspector and his or her agents may enter upon
private property without incurring. any liability therefor for the purposes of removing or
destroying any advertising display placed in violation of the provisions of this chapter.
-8-6.07 Posting election signs.
An election sign may be erected without a permit in conformity. with this section.
(a) Public Property. No election sign shall be erected:
(1) Within five (5) feet of the paved or otherwise improved portion of any public street,
pathway or any other public way.
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(2) On any other public property in any residential zone, including, but not limited to any
public parking lot, fence, post, tree, utility guy line or any other public place.
(3) On any fire hydrant.
(4) On any City sign, including, but not limited to, traffic signs.
(5) On any utility pole.
(6) On any City equipment, street light pole, traffic signal pole, or traffic signal
controller.
(7) On any City building, tree or shrub.
(8) Within five (5) feet of the paved or otherwise improved portion of any other public
way, or any place where a sign would obstruct a motorist's line of sight.
(b) Private Property. An election sign may be erected on private property only if the owner or
all the occupants consent to having the election sign erected.
(c) Sign Restrictions. An election sign may be erected only in accordance with the following
restrictions:
(1) Illumination. No election sign may be illuminated in any manner.
(2) Wall Sign. A wall sign shall not have a total area of more than six (6) square feet.
(3) Freestanding or Suspended Signs. A freestanding or suspended sign shall not have an
area exceeding six (6) square feet and shall not be more than three (3) feet in height.
(d) Duration and Removal. An election sign shall be completely removed no later than six
(6) days following the date of the election. Each election sign shall be removed by the
person who erected it or by the owner of the property upon which the sign is erected.
8-6.08 Violation and enforcement.
(a) Any person violating any of the provisions of Section 8-6.07 is guilty of an infraction.
Any person convicted of an infraction under the provisions of. Section 8-6.07 shall be
punishable for a first conviction by a fine of not more than fifty dollars ($50.00), for a
second conviction within a period of one year by a fine of not more than one hundred
dollars ($100.00), and for a third or any subsequent conviction within a period of one
year by a fine of not more than two hundred fifty dollars ($250.00).
(b) In addition, election signs erected in violation of any provision of Section 8-6.07 may be
removed and disposed of by the Building Official or his or her designee.
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NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 7 of Title VIII of the Los Altos Hills Municipal Code, "Building Construction
and Structural Addition Charge," is amended to read as follows:
Chapter 7 BUILDING CONSTRUCTION AND STRUCTURAL ADDITION CHARGES
8-7.01 Charge. .
There is imposed upon the construction of any new dwelling, or structural additions to any
dwelling or other building, charges in accordance with the schedule established by resolution.
8-7.02 In addition to other charges.
The charges imposed by this chapter are in addition to any other charges, fees and taxes imposed
by any other provision of the Municipal Code, any regulation, resolution or ordinance of the
City, and any rule, regulation or statute of the State or of the United States.
8-7.03 When due.
Any charge imposed by this chapter shall be due and payable to the City at the time that any
building, housing, mechanical, electrical, plumbing or other permit issuable under the provisions
of this title issues, or should be issued.
8-7.04 Deposits for final inspections.
For each permit issued for projects with a construction valuation in excess of one thousand
dollars ($1,000.00), a deposit, as established by resolution of the City Council, shall be submitted.
at the time of permit issuance, to be refunded not later than thirty (30) days after final project
inspection by the Building Official. If an issued permit expires and is not renewed within six (6)
months after expiration, the deposit shall be forfeited to the Town.
8-7.05 Drainage fees.
For the purpose of providing fees for planned drainage facilities as a condition precedent to the
issuance of any building permit for the construction of any structure upon any property, the
applicant shall pay to the Town a fee, to be determined pursuant to a resolution adopted by the
Council, per square foot for the total square footage of all roofed and paved areas required for the
completion of the structure or development covered by the building permit. All monies received
by the Town pursuant to the provisions of this section shall be paid into the Drainage Fund
established by the provisions of Article 4 of Chapter 3 of Title 3 of this Code.
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NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 8 of Title VIII of the Los Altos Hills Municipal Code, "Fire Code," is hereby
repealed in its entirety.
2. Chapter 8, "Code Administration and Enforcement," is hereby added to Title VIII of the
Los Altos. Hills Municipal Code to read as follows:
Chapter 8 CODE ADMINISTRATION AND ENFORCEMENT
8-8.01 Administration and enforcement.
The Building Official of the Town of Los Altos Hills shall be responsible for administration and
enforcement of the provisions of Chapters 8-1.1 (Building Code), 8-1.2 (Residential Code),. 8-1.3
(Electrical Code), 8-1.4 (Mechanical Code); 8-1.5 (Plumbing Code), 8-1.6 (Energy Code), 8-1.7
(Historical Building Code), 8-1.9 (Existing Building Code), 8-1.10 (CalGreen) and 8-1.11
(Referenced Standards Code). The Los Altos County Fire Protection District shall be responsible
for the administration and enforcement of the provisions of Chapter 8-1.8 (Fire Code).
8-8.02 Permit required.
(a) It .is unlawful for any person, firm or corporation whether as owner, lessee, sublessee, or
occupant to erect,install, alter, repair, replace, convert, demolish, equip, use, occupy or
maintain any building or structure, or any. electrical, mechanical, plumbing or fire
protection element of such building or structure without first obtaining a permit to do
such work from the Town of Los Altos Hills, in accordance with the provisions of this
title.
(b) A separate permit shall be obtained for each building or structure.
(c) The issuance or granting of a permit or approval of plans and specifications shall not be
deemed or construed to be a permit for, or an approval of, any violation of any of the
provisions of this title. The issuance or granting of a permit or approval shall not prevent
the Building Official from thereafter requiring the correction of errors in said plans and
specifications or from preventing construction operations being carried on thereunder
when in violation of this title -or of any other development ordinance of the Town.
Similarly, the issuance or granting of a permit or approval shall not prevent the Building
Official from revoking any permit approval when issued in error.
8-8.03 Fees.
Each applicant for a permit required pursuant to the provisions of .this title, shall pay for each
permit, at the time of issuance, a fee which shall be set by resolution of the City Council.
8-8.04 Liability.
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The provisions of this title shall not be construed as imposing upon the Town any liability or
responsibility for damages resulting from defective buildings or construction work; nor shall the
Town, or any official or employee thereof, be held to assume any such liability or responsibility
by reason of the inspections authorized. by. the provisions of said Building Code and this title.
8-8.05.Violations and penalties.
Any person, firm or corporation violating any provision of this title or of code provisions
adopted by reference within this title, shall be deemed guilty of a misdemeanor and, upon
conviction thereof, shall be punishable asset forth in Chapter 2 of Title 1 of the Municipal Code.
8-8.06 Public nuisances.
The erection, construction, installation, enlargement, alteration, repair, movement, improvement,
removal, conversion, demolition, equipping, use, occupancy, or maintenance of any building or
structure or of any electrical, mechanical, plumbing or fire protection element of such building or
structure within the Town of Los Altos Hills contrary to any of the provisions of this title or of
code provisions adopted by reference within this title, shall constitute a public nuisance and shall.
be subject to abatement as set forth in Chapter 5 of Title 6 of the Municipal. Code.
8-8.07 Expired permits.
Where a permit has been issued but then expires, no new permit shall be issued for the same site
until the expired permit is renewed and a progress inspection is made by the Building Official,
with final inspection. approval if the project is complete; provided, however, that if ownership of
the property has changed, a new permit may be issued.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Chapter 9 of Title VIII of the Los Altos Hills Municipal Code, "Code Administration and
Enforcement," is hereby repealed in its entirety.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. Severability. If any provision of this ordinance or the application thereof to any person
or circumstance is held invalid or unconstitutional, the remainder of this ordinance, including the
application of such part or provision to other persons or circumstances shall not be affected
thereby and shall continue in full force and effect. To this end, provisions of this ordinance are
severable. The City Council of the Town of Los Altos Hills hereby declares that it would have
passed each section, subsection, subdivision, .paragraph, sentence, clause, or phrase hereof
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.
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irrespective of Ahe fact that any one or more sections, subsections, subdivisions, paragraphs,
sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
2. Publication and Posting. Pursuant to the provisions of Government Code Section
36933, a summary of this ordinance shall be prepared by the City Council's designee. At least
five (5) days prior to the Council meeting at which this ordinance is scheduled to be adopted, the
City Clerk shall (1) publish the summary in a newspaper of general circulation, and (2) post in
the City Clerk's Office a certified copy of this ordinance. Within fifteen (15) days after the
adoption of this ordinance, the City Clerk shall.(1) publish the summary in a newspaper of
general circulation, and (2) post in the City Clerk's Office a certified copy of the full text of this
ordinance along with the names of those City Council members voting for and against this
ordinance or otherwise voting.
3. Effective Date. This ordinance shall become effective thirty (30) days from. and after its
adoption, or on , 2014 whichever date is later.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
BY:
Mayor
F., VH
City Clerk
APPROVED AS TO FORM:
City Attorney
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