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DISCUSSION
<br /> The State of California revises and updates codes related to buildings and construction
<br /> every three years. The 2010 edition of the California Code of Regulations, Title 24,
<br /> better known as the California Building Safety Codes, was published on July, 1 2010 with
<br /> an effective date of January 1, 2011. Local jurisdictions must begin enforcing the new
<br /> codes as written by the state unless we amend those codes based upon our local
<br /> climatic, geological and topographical conditions. This proposal carries forward our own
<br /> current local amendments relating to our local conditions based upon the findings of
<br /> Exhibit B.
<br /> Specifically, the proposed ordinance would repeal Chapters 20.04, 20.08, 20.12, 20.16,
<br /> 20.20, 20.24, 20.32, 20.34, 20.40, 20.48, 20.52, 20.55, 20.58, 20.60, 20.65 of the
<br /> Pleasanton Municipal Code (PMC) and adopt new Chapters 20.04 (Building
<br /> Administrative Code), 20.08 (Building Code), 20.10 (Residential Code), 20.12 (Plumbing
<br /> Code), 20.16 (Mechanical Code), 20.20 (Electrical Code), 20.24 (Fire Code), 20.32
<br /> (Dangerous Buildings Code), 20.55 (Swimming Pool, Spa and Hot Tub Code) and 20.65
<br /> (International Property Maintenance Code) of the PMC by adopting by reference and
<br /> amending the 2009 Editions of the International Building, Residential, Fire, and Property
<br /> Maintenance Codes; the 2009 Editions of the Uniform Plumbing, Mechanical and
<br /> Swimming Pool, Spa and Hot Tub Codes; the 2008 Edition of the National Electrical
<br /> Code; and PMC Chapter 20.36 (Security Regulations).
<br /> The primary substantive change in the entirety of the code is that automatic fire sprinkler
<br /> systems are now required by the State in all newly constructed residential dwellings and
<br /> townhouses. Because this is now a statewide requirement, a significant number of our
<br /> previous amendments regarding fire sprinklers are no longer necessary in both the
<br /> Building and Fire Codes. Because of the ongoing issues related to local seismic activity,
<br /> fire hazard severity zones, weather conditions and freeways which bisect the community
<br /> and possibly compromise water availability, amendments for the City of Pleasanton
<br /> relating to fire resistivity are still necessary. These amendments include enhanced wall
<br /> bracing and foundation requirements to improve earthquake resistance, fire sprinkler
<br /> requirements when constructing an addition to existing non - sprinklered structures, fire
<br /> resistance in roofing materials, and more stringent hazardous materials management.
<br /> Chapter 20.04 is our Administrative Code, which details how we interpret and enforce
<br /> the regulations in all of the technical codes. This chapter has been updated for
<br /> consistency in regulating all the technical codes, rather than trying to utilize the different
<br /> administrative provisions in each separate code. For example, work exempt from
<br /> requiring a permit is different in the Building Code and the Residential Code, which can
<br /> cause confusion among staff and our residents.
<br /> In this code cycle, California has adopted the International Residential Code for this first
<br /> time necessitating a new Chapter 20.10 in our Municipal Code. This new code book
<br /> separates out the requirements for one- and two - family dwellings from the Building
<br /> Code, which previously addressed requirements for all occupancies.
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