Residential Construction Standards PDF

CITY OF SUNNYVALE
SINGLE-FAMILY CONSTRUCTION
STANDARDS
January 2019
INTRODUCTION
The City of Sunnyvale has an international reputation for our streamlined building permit
process and customer service. We were the first city in the country to provide a centralized
building permit center for customer convenience. Established in 1984, the One-Stop Permit
Center provides a single location where information is available for construction and
development projects and where permits can be issued.
The One-Stop Permit Center is located at City Hall, 456 W. Olive Avenue and is generally
open from 8:00 a.m. to 5:00 p.m. Monday through Friday (except holidays). Following is a
list of specific department availability:
Building Safety, Planning, and
8:00 a.m.- 5:00 p.m.
Public Works
Fire Prevention 8:00 a.m. - 12:00 p.m.
Structural Engineering 8:00 a.m. - 12:00 p.m.
This book is designed to assist contractors and homeowners with guidelines and standard
requirements for various types of repairs, remodels, additions, and new construction of
individual single family homes. For additional questions or specific project information,
please contact the Community Development Department at:
Telephone: (408) 730-7444

Permit Center website: https://sunnyvale.ca.gov/business/planning/permit/default.htm
Planning & Building website: https://sunnyvale.ca.gov/business/planning/default.htm
In 1999, the City of Sunnyvale was also one of the first cities in the nation to offer building
permit services on-line at the E-OneStop (http://ecityhall.sunnyvale.ca.gov/cd/). The E-
OneStop offers the following services, all available on demand 24/7:
• E-Permits - Obtain 17 various types of residential building permits on-line.

• Permit Histories - Find permit histories for both planning and building permits.
• Plan Check Status - View the status of plan checks and comments.
• Inspection Scheduling - Schedule building inspections on-line.
• Zoning Information - Get zoning, lot size, and flood zone for any property in
Sunnyvale.
We continue to look for opportunities to improve our services and welcome suggestions
from our customers. If you have any questions or comments, please contact us at (408)
730-7444 or building@sunnyvale.ca.gov.
Chuck Clark, Chief Building Official
1
ii
TABLE OF CONTENTS
INTRODUCTION I
TABLE OF CONTENTS III
OVERVIEW
ZONING AND LAND USE....................................................................................................................................... 1
CONSTRUCTION CODES ..................................................................................................................................... 1
DEFINITIONS .......................................................................................................................................................... 2
RESIDENTIAL ZONING STANDARDS .................................................................................................................. 3
Rear Yard Setback Exception ............................................................................................................. 5
Vision Triangles ....................................................................................................................................... 5
ALLOWABLE HOURS OF CONSTRUCTION ........................................................................................................ 6
PERMITS, PLAN CHECKS, AND FEES ................................................................................. 9

PLANNING PERMITS AND PROCESSING ........................................................................................................... 9
BUILDING PERMITS, PLAN CHECKS, AND INSPECTIONS ............................................................................... 9
Work Exempt from Requiring a Building Permit ............................................................................. 9
Plan Check............................................................................................................................................ 11
Inspections ............................................................................................................................................ 12
FIRE SPRINKLER PERMITS, PLAN CHECKS, AND INSPECTIONS................................................................ 14
FEES .................................................................................................................................................................... 14
NEW CONSTRUCTION, ADDITIONS, AND INTERIOR REMODEL STANDARDS .... 17

ZONING STANDARDS FOR NEW SINGLE FAMILY HOMES AND ADDITIONS TO EXISTING SINGLE
FAMILY HOMES .................................................................................................................................................. 17
Design Review ..................................................................................................................................... 17
Parking ................................................................................................................................................... 17
Solar Access ........................................................................................................................................ 18
GREEN BUILDING PROGRAM ........................................................................................................................... 18
WATER EFFICIENT LANDSCAPING AND IRRIGATION ................................................................................... 19
WATER EFFICIENT PLUMBING FIXTURES ...................................................................................................... 19
RESIDENTIAL AUTOMATIC FIRE SPRINKLERS ............................................................................................... 20
SMOKE AND CARBON MONOXIDE ALARMS ................................................................................................... 20
FLOOD ZONES..................................................................................................................................................... 21
EXTERIOR IMPROVEMENTS AND ACCESSORY BUILDING/STRUCTURE STANDARDS

.............................................................................................................................................. 23
ACCESSORY LIVING UNITS ............................................................................................................................... 23
ACCESSORY STRUCTURES (SHEDS, DECKS, ETC.) .................................................................................... 24
Structure Types .................................................................................................................................... 24
General Information ............................................................................................................................. 24
Planning Permits .................................................................................................................................. 25
Setbacks ................................................................................................................................................. 25
Additional Requirements .................................................................................................................... 26
Patio Cover Standard Construction Detail .................................................................................. 26
iii
FENCES ................................................................................................................................................................ 27
Fence Standard Construction Detail .................................................................................................. 29
POOLS, PONDS,AND OUTDOOR SPAS............................................................................................................. 29
PHOTOVOLTAIC PANELS .................................................................................................................................. 32
ANTENNAS AND SATELLITE DISHES ............................................................................................................... 33
TREE REMOVAL ................................................................................................................................................. 33
CONSTRUCTION STANDARDS AND DETAILS .................................................................35

FRAMING AND FOUNDATION CONSTRUCTION ............................................................................................. 35
Quality of Lumber ................................................................................................................................ 35
Nailing Schedule .................................................................................................................................. 35
Foundations .......................................................................................................................................... 37
Floor Construction ............................................................................................................................... 38
Wall Framing......................................................................................................................................... 39
Roofs........................................................................................................................................................ 40
Roof Construction................................................................................................................................. 42
Roof Covering ....................................................................................................................................... 42
Exterior Doors and Garage Doors ................................................................................................... 44
Exterior Wall Coverings ...................................................................................................................... 45
Skylights .................................................................................................................................................. 46
Fireplaces and Chimneys................................................................................................................... 47
INTERIOR SPACE REQUIREMENTS ................................................................................................................. 51
Fire-Resistive Construction Between a Dwelling and Garage ................................................ 51
Windows ................................................................................................................................................ 51
Light and Ventilation ........................................................................................................................... 53
Interior Space Dimensions ................................................................................................................ 54
Stairways ............................................................................................................................................... 55
Guardrails .............................................................................................................................................. 57
Wallboard............................................................................................................................................... 58
Clothes Dryer Ventilation................................................................................................................... 59
ELECTRICAL REQUIREMENTS ......................................................................................................................... 59
Installation of Electrical Service....................................................................................................... 59
Receptacle Installation ....................................................................................................................... 62
Lighting ................................................................................................................................................... 64
Ground Fault Circuit Interrupter - GFCI ......................................................................................... 65
Arc Fault Circuit Interrupter - AFCI ................................................................................................. 66
Electrical Wiring Details ..................................................................................................................... 66
Indoor Spas and Hydromassage Bathtubs .................................................................................. 68
PLUMBING REQUIREMENTS ............................................................................................................................. 68
Equipment ............................................................................................................................................. 68
Installation Standards ......................................................................................................................... 68
Water Supply ........................................................................................................................................ 68
Water Heaters ...................................................................................................................................... 69
Irrigation Sprinklers ............................................................................................................................. 71
Bathtubs and Showers ....................................................................................................................... 71
Building Sewers/Drainage System ................................................................................................. 71
GAS PIPING ......................................................................................................................................................... 72
SPACE HEATING AND COOLING REQUIREMENTS ........................................................................................ 74
Equipment ............................................................................................................................................. 74
Installation Locations .......................................................................................................................... 74
Combustion Air..................................................................................................................................... 74
Heating System.................................................................................................................................... 75
4
Air Conditioning System ..................................................................................................................... 75
Venting of Appliances ......................................................................................................................... 76
Ducts ....................................................................................................................................................... 76
Means of Disconnect .......................................................................................................................... 76
Service Receptacle.............................................................................................................................. 76
Illumination ............................................................................................................................................. 76
Equipment Located in a Garage ...................................................................................................... 76
Equipment Located in an Attic......................................................................................................... 77
ENERGY CONSERVATION REQUIREMENTS .................................................................................................. 77
Mandatory Measures .......................................................................................................................... 78
New Construction and Additions to Existing Buildings .............................................................. 83
APPENDIX .......................................................................................................................... A-1

Electrical Load Estimating Worksheet
Typical Single Story Foundation Details
Typical Pier and Interior Footing Details
Typical Girder Detail General Framing
Details Shear and Framing Details
Typical Two Story Wall Framing Typical
Wall Framing Typical Section Through
Garage Typical Notching and Boring
Details Typical Framing at Openings
5
vi
Overview
OVERVIEW
Zoning and land use regulations provide for the development of the City in a manner that protects
and promotes the public health, safety, peace, comfort and general welfare. In addition, zoning is
intended to converse the value of property, and protect the character and stability of residential,
commercial and industrial areas, and promote the orderly and beneficial development of such
areas.
A building permit gives you legal permission to start construction of a building project in
accordance with approved codes. The purpose of building codes is to establish minimum
requirements for structural strength, means of egress facilities, stability, sanitation, light and
ventilations, and energy conservation to protect life and property from fire and other hazards.
ZONING AND LAND USE

Title 19 of the Sunnyvale Municipal Code specifies the zoning regulations for the City. Each
property is located within a specific zoning district which determines the allowable land use and
applicable development standards. Allowable land uses include use type as well as
density/intensity of such uses. The development standards regulate building characteristics such
as setbacks, lot coverage, building height, etc.
There are eight different residential zoning district types in the city. Each district requires different
minimum lot sizes, densities (units per acre), and building setbacks and heights. This book
contains general information on the five residential zoning districts that typically contain single
family homes. The information provided is intended to assist with remodels and additions to single
family homes. For specific information regarding a property, please contact the Planning Division
for more detailed information.
CONSTRUCTION CODES
This book contains general building code information for single family residential homes. The
information provided is intended to assist with remodels and additions to single family homes as
well as new construction. For specific information regarding a property, please contact the Building
Division for more specific information. Following are the current editions of the codes adopted by
the City of Sunnyvale:
• 2016 California Building Code;
• 2016 California Residential Code;
• 2016 California Mechanical Code;
• 2016 California Plumbing Code;
• 2016 California Electrical Code;
• 2016 California Green Building Standards Code;
• 2016 California Fire Code;
• 2016 Building Energy Efficiency Standards
• 2016 International Property Maintenance Code; and
• Sunnyvale Municipal Code;
1
Overview
DEFINITIONS
The following definitions are provided for clarification of various terms that are used in this section.
Accessory living unit. Any one-bedroom dwelling unit which provides independent provisions for
living, sleeping, eating, cooking and sanitation, for one or more persons, and which is structurally
attached to the principal dwelling unit by a minimum 10-foot long common load bearing wall, or
which is internal to a single-family dwelling sharing the same lot. A mobile home shall not be
erected as an accessory living unit.
Accessory structures. A detached subordinate structure, with or without a foundation, the use of
which is incidental to that of the main building or to the use of the land on the same lot.
Antenna. Any system, external to or attached to the exterior of any building, consisting of wires,
poles, rods, discs or similar devices used for the transmission and/or reception of radio, television
or other communication signals.
Antenna, dish. Any antenna, external to or attached to the exterior of any building or structure,
which is parabolic or semicircular in cross-section.
Dwelling unit. A single unit providing complete, independent living facilities for one or more
persons including permanent provisions for living, sleeping, eating, cooking, and sanitation.
Floor area ratio (FAR). A ratio, expressed as a percentage, of the gross floor area of all buildings
(including covered parking) on a given lot, to the net area of the parcel on which such building or
buildings are located
Gross floor area. The sum of the areas computed from the outside dimensions of a building.
Garages are included in floor area calculations. Basement area may be exempt from the
calculation as long as it is located no higher than 2 ft. above grade. Any area with an interior ceiling
height exceeding 15 feet shall be counted twice for the purpose of calculating gross floor area.
See Sunnyvale Municipal Code section 19.12.080”G” for a complete definition of gross floor area.
Habitable space. A space in a building for living, sleeping, eating, and cooking. Bathrooms, toilet
rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable
spaces.
Lot coverage. Land area covered by all buildings on a lot. Measurements are taken from the outer
walls of each building, including corridors, supporting columns, unsupported wall projections and
enclosed or unenclosed patios where the roof is more than 50% solid.
Property line (general location). The property line for the front yard and the reducible front
yard is determined in most cases by measuring 11 feet from the face of the curb toward
the house.
Reducible front yard. Located only on corner lots, this frontage is the longer of the two
yards next to the street. Because this yard is visible from the street, it is considered a front
yard (not a side yard) and has certain conditions attached to it to maintain the appearance
2
Overview
along the street.
Required front yard. This yard is determined in most cases by measuring 20 feet toward
the house starting at the front property line, including the area between the side property
lines.
Required rear yard. This yard is determined by measuring 20 feet toward the street starting
at the rear property line, including the area between the side property lines.
Setback. The minimum required distance between any structure and the property line in a
front, rear or side yard.
Structure. That which is built or constructed.
RESIDENTIAL ZONING STANDARDS

The following is general information residential zoning districts. Please contact the
Planning Division to find out in which zoning district your property is located.
R-0
1st Story Front Setback- 20 ft Max. Height - 30 ft 2 stories

2nd Story Front Setback - 25 ft Max. Lot Coverage - 40%*
Minimum Side Setback - 4 ft min. for 1 story, 7 ft. for Floor Area Ratio** - 45%
st
2nd story.
Minimum Combined Side Yard Setbacks - 20% of lot Min. Lot Area - 6,000 sq. ft.
width*** not to be less than 10 ft. for the 1st story. 2nd
Story shall add 6 ft. to the combined 1st story setback
requirement.
Rear Setback- 20 ft Max. Density - 1 unit/ 6,000 sq. ft.
* Maximum lot coverage of 45% is allowed for single story homes
** Floor Area Ratios above 45% or where the gross floor area exceeds 3,600 square feet must
be reviewed by the Planning Commission *** Lot width is measured 20 ft. back from the front property line.
3
Overview
R-1
2nd Story Front Setback - 25 ft Max. Lot Coverage - 40%*
Minimum Side Setback - 6 ft min. for 1 story, 9 ft. for Floor Area Ratio - 45%
st
2nd story.
Minimum Combined Side Yard Setbacks - 20% of lot Min. Lot Area - 8,000 sq. ft.
width*** not to be less than 15 ft. for the 1st story. 2nd
Story shall add 6 ft. to the combined 1st story setback
requirement.
Rear Setback- 20 ft Max. Density - 1 unit/ 8,000 sq. ft.
* Maximum lot coverage of 45% is allowed for single story homes
be reviewed by the Planning Commission *** Lot width is measured 20 ft. back from the front property line.
R-1.5

2nd Story Front Setback - 25 ft Max. Lot Coverage - 40%
1st Story Side Setback - 4 ft min. 12 ft total Floor Area Ratio - 50%
2nd Story Side Setback - 7 ft min. 18 ft total Min. Lot Area - 4,200 sq. ft.
Rear Setback - 20 ft Max. Density - 1 unit/4,200 sq. ft.
R-1.7/PD
2nd Story Front Setback - 20 ft Max. Lot Coverage - 40%
1st Story Side Setback - 4 ft min. 12 ft total Floor Area Ratio - 50%
2nd Story Side Setback - 7 ft min. 18 ft total Lot Area-2,600sq.ft. min-4,000sq.ft.
max.*
Rear Setback - 20 ft Max. Density - 1 unit/2,600 sq. ft.
* Minimum lot size for entire development is 2 acres
R-2

nd
2 Story Front Setback - 25 ft Max. Lot Coverage - 40%*
Minimum Side Setback - 4 ft min. for 1 story, 7 Floor Area Ratio** - 45%***
st
ft. for 2nd story.

Minimum Combined Side Yard Setbacks - 20% Min. Lot Area - 8,000 sq. ft.
of lot width**** not to be less than 10 ft. for the
1st story. 2nd Story shall add 6 ft. to the combined
1st story setback requirement.
Rear Setback- 20 ft Max. Density - 1 unit / 3,600 sq. ft.
* Maximum lot coverage of 45% is allowed for single story homes.
be reviewed by the Planning Commission.
*** Maximum Floor Area Ratio for duplexes or multi-unit properties is 55%. **** Lot width is measured 20 ft. back
from the front property line.
4
Overview
Sample Site Plan Site Illustrating Location of Yards
REAR YARD SETBACK EXCEPTION

There is an exception to the rear yard setback for single story building additions or detached
structures. A single-story structure may be located up to 10 feet from the rear property line but
can only cover 25% of the required rear yard.
VISION TRIANGLES
Keeping vision triangles free of obstructions promotes safety by providing drivers a better view of
pedestrian and vehicular traffic while exiting a driveway or approaching a corner. Well-maintained
vision triangles provide a better line of sight for drivers, reducing the potential for accidents and
possible injuries.
Only natural or structural objects 3.5 feet or less in height may be located within a vision triangle.
Open fences may be permitted, provided they meet the requirements described in the Fence
section below. Trees are permitted only if the foliage between 3 feet and 8 feet in height is
removed.
5
Overview
Driveway Vision Triangle

All lots must maintain a 10 foot driveway vision triangle. The driveway vision triangle is created by
measuring 10 feet along the outer edge of a driveway and 10 feet along the back edge of a public
sidewalk from the point where the driveway and sidewalk meet. Connecting these two lines with
a diagonal line completes the triangle and forms the driveway vision triangle.
Corner Vision Triangle

All corner lots must maintain a 40-foot corner vision triangle. The corner vision triangle is formed
by measuring 40 feet along each property line from the corner where the two street sides of the
property meet. Connecting these two lines with a diagonal line forms the corner vision triangle.
6
Overview
ALLOWABLE HOURS OF CONSTRUCTION
The Sunnyvale Municipal Code Section 16.08.110 limits construction activity to the following
hours:
HOURS OF CONSTRUCTION
Day Time
Monday through Friday 7:00 a.m. to 6:00 p.m.
Saturday 8:00 a.m. to 5:00 p.m.
Sundays and national holidays No activity allowed
Extended Hours Allowed for Single Family Detached Housing

When the Work is Performed by the Homeowner*
Monday through Friday 7:00 a.m. to 7:00 p.m.
Saturday 8:00 a.m. to 7:00 p.m.
Sundays and national holidays 9:00 a.m. to 6:00 p.m.
* It is permissible for up to two persons to assist the homeowner as long as they are not hired by the owner to
perform the work.
When determined by the Chief Building Official, the following exceptions may be made to the
allowable hours of construction:
• No loud environmentally disruptive noises, such as air compressors without mufflers,
continuously running motors or generators, loud playing musical instruments, radios, etc.
will be allowed where such noises may be a nuisance to adjacent properties.
• Where emergency conditions exist, construction activity may be permitted at any hour or
day of the week. Such emergencies shall be completed as rapidly as possible to prevent
any disruption to other properties.
• Where additional construction activity will not be a nuisance to surrounding properties,
based on location and type of construction, a waiver may be granted to allow hours of
construction other than as stated in this section. To request a waiver, contact the Building
Safety Division.
7
Permits, Plan Checks, and Fees
PERMITS, PLAN CHECKS, AND FEES

PLANNING PERMITS AND PROCESSING
Residential projects requiring review by the Planning Division generally require, project data,
site plan, floor plan, roof plan, site section indicating building height, and architectural
elevations for both existing and proposed. Additions including a second story component will
also require submittal of a streetscape elevation and Solar Access Analysis. Consult with the
Planning Division to determine the type of permit and submittal documents that may be
needed for a specific project.
BUILDING PERMITS, PLAN CHECKS, AND INSPECTIONS

A permit is required from the Building Safety Division to erect any building or structure, or
addition, alter, repair, move or demolish any building or structure in the City of Sunnyvale.
Permits shall be obtained prior to the start of any construction or demolition. Applications for
permits may be obtained at the One-Stop Permit Center at City Hall. Many remodeling
permits can also be obtained on-line at www.e- onestop.net.
Permits can be issued to a contractor licensed by the State of California to perform such work
(roofing, plumbing, electrical, etc.) or the property owner of record.
Permits are valid for 180 days from the date of issuance or the last inspection. A permit can
be extended for an additional 180 days at the request of the permit applicant.
WORK EXEMPT FROM REQUIRING A BUILDING PERMIT

Permits are not required for the following:
1. Cosmetic work such as painting, papering, replacing floor coverings, trim

work, etc.
2. Detached accessory structures (e.g. utility sheds and play structures) less
than 120 square feet of floor area.
Note: Approval from the Planning Division may be required depending on the
location of the fence. See the Fence Information page of the Planning
Division web site (www.SunnyvalePlanning.com) for more information.
3. Swings and other playground equipment accessory to a detached one- or
two-family dwelling.
4. Window replacements where the new window is the same configuration as
the previous window and the existing manufactured window frame
remains unchanged. This is commonly referred to as retrofit window
replacement.
5. Replacement or repair of 100 square feet or less of an existing roof within any
12-month period.
6. Fences not over 6 feet high.
8
Note: Approval from the Planning Division may be required depending on the
location of the fence. See the Residential Information page of the
Planning Division web site (www.SunnyvalePlanning.com) for more
information.
7. Retaining walls not over 4 feet high when no other structure is attached to the
retaining wall (height is measured from the bottom of the footing to the top of
the wall).
8. Window awnings attached to single-family homes and duplexes that are
supported by an exterior wall, do not project more than 54 inches from the
exterior wall, and do not require additional support.
9. Walks and driveways not over a basement or story below and not part of a
disabled accessible route.
Note: Repair or replacement of public sidewalks or driveway curb cuts
requires review and approval by the Public Works Department. They
can be contacted at (408) 730-7415 for more information.
10. Decks not exceeding 200 square feet in area, not more than 30 inches above
grade, are not attached to a building, and do not serve a required exit door.
Note: Review and approval by the Planning Division may be required prior to
issuance of a building permit. Contact a planner at the One-Stop Permit
Center or (408) 730-7444 for more information.
11. Non-fixed and movable fixtures, cases, racks, counters, and partitions not
over 5 feet 9 inches high.
12. Prefabricated swimming pools meeting all of the following criteria:
■ Installed on a single family or duplex property,
■ Is less than 24 inches deep,
■ Is entirely above ground, and
■ Does not exceed 5,000 gallons.
■ A fence is required to completely surround the pool or spa not less than
5 feet in height with all gates having a self-closing and self-latching
device, with no openings in their horizontal dimension greater than 4
inches. (Sunnyvale Municipal Code Section 16.44.030.)
Note: Electrical, mechanical, and plumbing permits may be required for any
pool equipment
Note: Review and approval by the Planning Division may be required prior to
issuance of a building permit. Contact a planner at the One-Stop
Permit Center or (408) 730-7444 for more information.
13. Repair or replacement of existing toilets, faucets, sinks in the same location.
14. Replacement of existing electrical receptacles, switches, and lights (in
existing boxes) in the same location and where no change to the outlet or
switch type is made.
15. Replacement of over-current devices such as circuit breakers and fuses.
9
Exception: Replacement of a main disconnect does require a permit.

16. Temporary decorative lighting for a dwelling installed for not more than 90
days (such as seasonal Christmas lights).
17. Portable appliances such as heating appliances, ventilating equipment,
cooking equipment, cooling units, and evaporator coolers where no changes
to the existing electrical (receptacles, switches, etc.) or plumbing (gas line,
water line, etc.) systems are made.
18. Portable equipment and appliances with listed cord and plug connections.
Exemption from the permit requirements shall not be deemed to grant authorization for any
work to be done in any manner in violation of the provisions of the building codes or any
other laws or ordinances of this jurisdiction.
PLAN CHECK
Plans that are submitted for building plan check and permits shall clearly show all applicable
details such as foundation details, framing of floors, walls and roof, size of windows, and
details of special features such as fireplaces, chimneys or balconies. Typical plans that may
be required include plot/site plan, floor and roof framing plan, floor plan, elevation, and
sections.
Express Plan Check

The Express Plan Check process is typically for single story additions and interior remodels.
Three complete sets of plans and two sets of other applicable documentation (Title 24 energy
calculations, structural calculations, etc.) are required for plan review. Two sets of the plans
and any structural calculations shall be signed and stamped by the architect or engineer as
necessary.
The building plan check and permit issuance process for most of these types of permits can
be completed at the One-Stop Permit Center between the hours of 8:00 a.m. and 12:00 noon.
Regular Plan Check
Second story additions, basement additions, and new construction require five complete
sets of plans, three copies of the soils report (for new construction and basement additions),
and two sets of other applicable documents (Title 24 energy calculations, structural
calculations, etc.) to be submitted for a 21-day plan check. Two sets of the plans, the soils
report, and structural calculations shall be wet signed and stamped by the architect or
engineer. After the plan review has been completed by all City departments, comments will
be returned to the project applicant. After all comments have been addressed, five
corrected sets of plans and two sets of other documents are to be re-submitted for a 14-
day plan review.
Plans can be submitted between the hours of 8:00 a.m. to 5:00 p.m. at the One-Stop Permit
Center.
INSPECTIONS
Building, plumbing, electrical, and mechanical inspections are required to be completed and
10
approved by the building inspector at various stages of construction. No portion of a building

or structure (structural framework, electrical, plumbing, or mechanical) shall be covered or
concealed without first obtaining inspection and approval of the Building Division.
Required Approvals
The following is a summary of typical inspections and the stage when the inspection should
be scheduled. Each project will require the inspections relative to the work that is being
done.
MINIMUM REQUIRED INSPECTIONS
Type of Description
Inspection
Foundation
A foundation inspection shall be scheduled when the trenches are excavated and forms and
steel reinforcing bars are in place, but prior to concrete being poured.
Under Floor An inspection shall be scheduled after all under floor framing, plumbing, electrical, and
mechanical is complete and before insulation and the sub-floor are installed.
Roof Nail A roof nail inspection is required after the roofing deck is installed and before applying any
roofing materials.
Exterior Shear A shear nail inspection is required after the shear walls are installed and before any exterior
Nail protection in applied.
Fire Inspection A residential fire sprinkler system inspection is required for piping, hangers and sprinkler location
before the rough framing inspection.
Rough Frame
The rough framing inspection shall be scheduled after the roof and walls are weather tight. All
rough framing, rough electrical, rough plumbing, and rough mechanical shall be completed prior
to the inspection. Also, if automatic fire sprinklers are installed, a fire inspection shall be
completed prior to a rough framing inspection.
Electrical A rough electrical inspection shall be scheduled after all the electrical wiring is run and before the
receptacles are installed. If a rough framing inspection
11
MINIMUM REQUIRED INSPECTIONS

Type of Description
Inspection
is required, the electrical system will be inspected at that time.
After all the work is completed, a final inspection shall be scheduled and the electrical fixtures
and receptacles will be inspected.
Plumbing
• Under floor plumbing: When all under floor work is installed, at under floor
inspection. Drainage systems shall be tested and inspected while under 10 foot
headwater test and water piping shall be tested under working pressure.
• Rough plumbing: A rough plumbing inspection shall be scheduled after all the
plumbing systems (drainage, vents, water and gas piping) are completed. If a rough
framing inspection is required, the plumbing system will be inspected at that time.
Drainage and vent systems shall be tested and inspected while under 10 foot headwater
and water piping shall be tested under working pressure.
• Main sewer line: The main sewer line and its connection to the public sewer shall be
scheduled for a water test inspection.
• Gas lines: All gas lines and systems require an inspection before connections are
made to the supply lines. If a rough framing inspection is required, the inspection for the
gas line shall be inspected along with the rough frame. For the inspection, the installer
shall supply equipment to conduct an air pressure test of 3 pounds for 15 minutes to be
verified by the Building Inspector.
Mechanical • Under floor inspection: An inspection is required for under floor ducts or vents. If an
under floor inspection is required, the mechanical ducts and vents will be inspected at
that time.
• Rough mechanical: A rough mechanical inspection shall be scheduled after the
mechanical system, heat ducts, exhaust and vent ducts are installed. If a rough framing
inspection is required, the inspection for the mechanical system shall be inspected along
with the rough frame.
Lath and An inspection shall be scheduled to inspect the attachment (screwing or nailing) or all firewalls
Plaster and water-resistant wallboard. An inspection shall also be scheduled to inspect the attachment
for all exterior lath.
Insulation All required insulation shall be inspected after installation and before the material is covered.
Final Fire
Inspection If automatic fire sprinklers were installed, a final inspection from the Fire Inspector shall be
scheduled and approved prior to scheduling the final building inspection.
Final Building When all work is completed a final inspection shall be scheduled prior to occupancy or use of
Inspection the area.
Scheduling Building Inspections

Building inspections can be scheduled on-line at www.e-onestop.net. Building inspections
can also be scheduled by calling (408) 730-7790 between the hours of 8:00 a.m. and 5:00
p.m. at least one day prior to the requested inspection date. Inspections can be scheduled
for either the morning (7:30 a.m. to 12:30 p.m.) or the afternoon (11:30 a.m to 4:00 p.m.).
12
FIRE SPRINKLER PERMITS, PLAN CHECKS, AND

INSPECTIONS
Fire Sprinkler System Plan Check

When an automatic fire sprinkler system is required to be installed, the plans submitted for
review for the building permit shall include the following notes:
• Automatic fire sprinkler systems shall be installed in accordance with NFPA 13D.
• Fast response fire sprinkler heads shall be installed in habitable spaces.
• The automatic fire sprinkler system shall be installed by a licensed (C-16) contractor,
who shall have a City of Sunnyvale Business License and proof of worker's
compensation insurance.
• Three complete sets of fire sprinkler plans and calculations (wet signed and stamped
by the engineer) shall be submitted for a 21 day plan review at the One Stop Permit
Center. Plans and calculations shall be reviewed and permit issued prior to
installation.
The plans for fire sprinkler systems shall be designed by a licensed fire sprinkler contractor
(C-16). These plans shall be submitted for review and approval independently from the
building permit plans.
When automatic fire sprinklers are required, the existing water meter may need to be
upgraded by the local water jurisdiction (California Water Service or City of Sunnyvale). The
domestic water line from the water meter to the residence may also need to be increased in
size to accommodate the fire sprinkler system.
Fire Sprinkler Inspection

The first fire sprinkler inspection shall be completed by the fire inspector prior to scheduling
the rough framing inspection with the building inspector. A final fire sprinkler inspections shall
be scheduled prior to the final building inspection.
Scheduling Fire Inspections

Fire Inspections can be scheduled by calling (408) 730-7652 between the hours of 8:00 a.m.
and 5:00 p.m. Fire inspections are scheduled for a morning or afternoon time frame.
FEES
Fees are associated with planning permit applications and are payable when the application
is submitted. Fees are based on the type of application and scope of proposal.
Plan check fees are charged for all permits requiring plan review by one or more divisions.
Plan check fees are payable at the time the plans are submitted and the permit fees are
payable when the permit is issued. Fees are based on the type of work being performed, the
value of the construction, and the square footage of the area of work.
For all new construction and when additional living space of 500 square feet or more is
added, school impact fees are required and payable directly to the school districts. Forms
are provided by the Building Division and are to be taken by the applicant to the school district
13
offices for payment. Receipt of payment is required prior to issuance of a building permit.
Contact the Building Division at the One-Stop Permit Center or refer to the web site at
https://sunnyvale.ca.gov/business/planning/permit/appsfees.htm for the current fee schedule
and a fee estimate.
14
New Construction, Additions, and Interior Remodel Standards
NEW CONSTRUCTION, ADDITIONS, AND

INTERIOR REMODEL STANDARDS
ZONING STANDARDS FOR NEW SINGLE FAMILY HOMES
AND ADDITIONS TO EXISTING SINGLE FAMILY HOMES
The following is a list of standard requirements related to residential additions or new
construction.
DESIGN REVIEW
Any projects resulting in a significant change in the appearance of the exterior, an addition
with a second-story component or any residential addition greater than 20% of the existing
floor area (including the garage) is subject to the Single-Family Home Design Techniques
or Eichler Design Guidelines, as applicable. These techniques are policy statements on
neighborhood compatibility, architectural detail and privacy. A copy of these guidelines is
available from the Planning Division. Important design considerations include (but are not
limited to):
• Compatibility with the neighborhood. The appearance of the house must be

compatible, both in size and architectural features, with the established character of
the neighborhood.
• Compatibility with the existing house. Additions should match the existing
residence’s style and have the same or compatible exterior colors and materials.
• Window placement and design. All new second story windows will be reviewed to
minimize visual intrusion into adjacent properties. In some cases, frosted glass or
privacy windows may be required.
All additions that involve a second story component require noticing of property owners
within 200 feet. For additions or homes that are equal to or less than the Floor Area Ratio
(FAR) or square footage threshold for each zoning district, the application may be reviewed
at the staff level. Projects that exceed the threshold FAR or 3,600 square feet must be
reviewed at a public hearing by the Planning Commission.
PARKING
A minimum of two covered spaces and two uncovered spaces are required for a single-
family residence. Existing homes with sub-standard parking (less than two covered spaces
and two driveway spaces) are required to upgrade the parking to meet the minimum
standards whenever an addition is proposed that will result in either four or more bedrooms
or total square footage of 1,800 square feet or more (including the garage).
The required minimum area for a two-car garage or carport is 400 square feet. A one- car
garage or carport cannot be smaller than 200 square feet. Existing garages smaller
than these dimensions are considered legal non-conforming and may not be reduced in
size.
15
The interior dimension of a two-car garage cannot be reduced to less than a 17 feet width
or 18 feet depth; this area is to be clear space for vehicle parking and shall not include any
appliances, water heaters, shelves, etc. A one-car garage may not be reduced to less than
8 feet in width or 18 feet in depth. In addition, permanent structures such as stairs and
walls may not extend into this required area. Carport dimensions are measured from inside
the support columns.
To convert an existing garage or carport to living space, an equivalent number of covered

parking spaces must be provided on the property.
All recreational vehicles, trailers, and boats parked or stored within the required front yard
(front yard setback) in all residential zones, shall be parked or stored perpendicular to the
street.
SOLAR ACCESS
New two-story additions and construction shall not shade more than 10% of the roof area
of any adjoining properties. If an adjoining dwelling has existing solar panels, new two-
story additions and construction may not shade any portion of the solar panels. A solar
access study showing projected shadow patterns on adjoining roofs is required when plans
are submitted for design review. The shadow study should be conducted for December 21,
the shortest day of the year, between the hours of 9:00 a.m. and 3:00 p.m. See the Planning
Division for additional information on the access study requirements.
GREEN BUILDING PROGRAM

On April 24, 2012, the City Council adopted green building standards for new construction,
additions, and remodels of buildings. The new requirements were effective for all projects
that submit building permits on or after October 1, 2012. The purpose of these standards
is to:
• implement sustainable development and construction practices that use natural

resources in a manner that does not eliminate, degrade, or diminish their usefulness
for future generations,
• enhance the public health and welfare by promoting the environmental and
economic health of the city through the design, construction, maintenance,
operation, and deconstruction of buildings and other sire development, and
• Incorporate green building practices into all development projects.
The green building program requirements are applicable to residential projects based on
the size of the project and scope of work. Certain projects may be required to obtain a
minimum point level; other projects may just submit the completed checklist. Verification
that required point levels have been achieved will be
16
determined by City staff. In addition to the BIG checklist, all new construction shall also
comply with the 2016 CALGreen.
The standard for residential building is the Build It Green program checklist. Build It Green
(BIG) is a non-profit organization whose mission is to promote healthy, energy- and
resource-efficient building practices in California. Additional information and the checklists
are available on-line at www.builditgreen.org.
The following table shows the minimum point level and verification necessary for various
types of projects:
Type of Project Minimum Standard Verification/Review Voluntary Incentives

Requirement
Achieve 110 points, with
GreenPoint Rated Checklist
Green Point Rater
All New v4.2 or later (which includes
Green Point Rater verification, and the
Construction CALGReen) with 80 points
project can increase lot
minimum
coverage by 5%.
Remodels, CalGreen Mandatory
Alterations, and Measures as applicable to the City staff --
Additions scope of work
WATER EFFICIENT LANDSCAPING AND IRRIGATION

Pursuant to State law, the City has adopted water-efficient landscaping and irrigation
regulations which are designed to stretch the limited water supplies, reduce water waste
in irrigation, and increase drought resistance.
Construction of a new single family home which includes the installation of 500 square
feet or more of landscaping requires that the landscape and irrigation plans be prepared
by a certified professional unless the project includes less than 2,500 square feet of
landscaped area. Certified professional means a licensed landscape architect, licensed
landscape contractors, license engineer, certified irrigation designer or any other person
authorized by the State to design a landscape or irrigation system.
WATER EFFICIENT PLUMBING FIXTURES

or newly installed fixtures shall meet the
Plumbing fixtures in all new construction
following water efficiecny standards:
WATER EFFICIECNY PLUMBING FIXTURES IN NEW KITCHENS/BATHROOMS

Type of Fixture Maximum Flow Rate
Water Closet (Toilet) 1.28 gallons/flush
Showerhead 2.0 gallons/minute at 80 psi
Faucet - Bathroom 1.2 gallons/minute at 60 psi
Faucet - Kitchen 1.8 gallons/minute at 60 psi (average)
When a permit is issued for remodel work within a house (i.e. a kitchen or bathroom
17
remodel), the California Civil Code section 1101.4(a) requires that all existing non-
compliant plumbing fixtures throughout the house be replaced with water efficiecy fixtures.
For the purpose of this requirement, the following table defines ‘noncomplaint’ plumbing
fixtures:
CALIFORNIA CIVIL CODE 1101.4(A) NON-COMPLIANT PLUMBING FIXTURES
Type of Fixture Non-Compliant Fixture
Water Closet (Toilet) Greater than 1.6 gallons/flush
Showerhead Greater than 2.5 gallons/minute
Faucet - Bathroom Greater than 2.2 gallons/minute
Faucet - Kitchen Greater than 2.2 gallons/minute
If existing plumbing fixtures are non-compliant based on the table above, they are requried
to be replaced with fixtures that meet the standards for new construction.
RESIDENTIAL AUTOMATIC FIRE SPRINKLERS

All new residential structures shall be provided with an approved automatic fire sprinkler
system. When an addition to an existing residential structure exceeds 50% of the existing
living area and the addition is a minimum of 500 square feet, an approved fire sprinkler
system shall be installed throughout the building.
Fire sprinkler systems shall be designed and installed in accordance with NFPA Standard
13D standard for the Installation of Sprinkler Systems in One and Two Family Dwellings
and Mobile Homes.
SMOKE AND CARBON MONOXIDE ALARMS

New Construction and Additions
In new construction and additions, required smoke alarms and carbon monoxide alarms
shall receive their primary power from the permanent building electrical power system
(and shall be on the lighting circuit connected within the same room as the smoke alarm).
In dwellings where two or more smoke alarms or carbon monoxide alarms are required
they shall be interconnected in such a manner that actuation of one shall cause actuation
of all detectors in the dwelling unit.
All new electrical outlets (including smoke alarms, carbon monoxide alarms, receptacles,
switches, lighting, etc.) shall be on circuits protected with a combination arc-fault circuit
interrupter.
Remodeled Dwelling Units

When a permit is required for any repair, alterations, or addition smoke alarms and carbon
monoxide alarms shall be installed in accordance with the following location and
maintenance provisions. In existing dwelling units, smoke alarms and carbon monoxide
may be battery operated.
18
SMOKE ALARM AND CARBON MONOXIDE IM INSTALLATION AND LOCATION

ALAF rS
REQUIREMEN!
Location Smoke Alarm Carbon
Required? Monoxide Alarm
Yes Required?
Yes
Outside of each separate sleeping area in the
immediate vicinity of bedrooms (i.e. hallway)
In each sleeping room Yes No
In each story within a dwelling unit, including Yes Yes
basements.
Smoke Alarm and Carbon Monoxide Alarm Maintenance

The owner shall be responsible for testing and maintaining detectors in hotels, motels,
lodging houses, and common stairwells of apartment complexes and other multiple
dwelling complexes. The smoke detector shall be operable at the time that the tenant
takes possession. The apartment complex tenant shall be responsible for notifying the
manager or owner if the tenant becomes aware of an inoperable smoke detector within
his or her unit. The owner or authorized agent shall correct any reported deficiencies in
the smoke detector and shall not be in violation of this section for a deficient smoke
detector when he or she has not received notice of the deficiency.
Smoke Alarm and Carbon Monoxide Alarm Device Location

Smoke alarms shall be installed on the ceiling or wall between 4” and 12” of the ceiling.
Carbon monoxide alarms shall be installed on the ceiling or wall above the door header.
Smoke Alarm Batteries and Replacement

All newly installed smoke alarms shall have a 10-year battery. Smoke alarms shall be
replaced 10 years from the date of manufacture marked on the unit.
FLOOD ZONES
Properties within the AE or AO flood zones may be subject to special building
requirements to limit potential flood damage. All new construction and additions greater
than 50% of the existing building floor area within these flood zones must design the
finished floor to be above the base flood elevation. A licensed Civil Engineer must provide
an Elevation Certificate for the designed project that shows the finished floor elevation is
above the base flood elevation prior to issuance a building permit. Prior to the final
inspection, a final Elevation Certificate must be provided verifying the built structure is
above the base flood elevation.
Addition to existing single family homes that are less than 50% of the existing building
floor area are not subject to these requirements.
19
Exterior Improvements and Accessory Buildings/Structure Standards
EXTERIOR IMPROVEMENTS AND ACCESSORY

BUILDING/STRUCTURE STANDARDS
ACCESSORY LIVING UNITS
An accessory living unit (also known as a granny flat, in-law quarters or secondary dwelling
unit) is a one-bedroom unit that provides independent living accommodations for one or more
persons. It can be “attached” (structurally connected to a single family residence by a
minimum 10 foot long common load bearing wall) or “detached” (a separate structure from
the main house or not attached to the main residence).
Accessory living units are allowed in R-0, R-1 and R-2 zoning districts and in Downtown
Specific Plan (DSP) residential sub-districts and are reviewed through the Miscellaneous
Plan Permit (MPP) process. The chart below shows the minimum lot size requirements for
accessory living units.
ACCESSORY LIVING UNITS
Zoning District Minimum Lot Size
R-0 6,000 square feet
DSP Blocks 8, 9, 10, 11, 12, and 17 5,000 square feet
General Requirements
The following is a list of the requirements for accessory living units.
• The maximum accessory living unit size is 700 square feet.
• Detached accessory living units may not be located in front of the main residence.
• The primary residence or the accessory living unit must be occupied by at least one
property owner.
• One additional off-street parking space unless eligible for parking exemption (consult
with Planner on duty)
• Lots located in the R-2 Zoning District and DSP must provide a total of 1,000 square
feet of usable open space.
• The entrance or stairway to an accessory living unit may not be located on any
building side facing a street.
• The design of an accessory living unit will be reviewed to ensure it matches the
design of the main residence.
• Conversion of covered parking (garage or carport) to an accessory living unit is not
allowed unless covered parking can be provided elsewhere on the site and all
applicable zoning ordinance requirements can be met.
• Mobile homes and trailers may not be erected as an accessory living unit.
• All other applicable municipal code requirements must be met including, but not
limited to: landscaping, irrigation, open space, setbacks, lot coverage, building height
and solar access.
• No more than one accessory living unit may be located on any lot.
20
ACCESSORY STRUCTURES (SHEDS, DECKS, ETC.)

STRUCTURE TYPES
Decks. A roofless, floored structure, with or without a railing.
Detached habitable spaces. An accessory structure which is detached from the main
structure and meets the minimum requirements of the building code for human occupancy,
such as an office, artist’s studio, or game room. If a detached habitable space has cooking
and/or eating facilities, it is regulated as an accessory living unit and must comply with
development standards as per SMC 19.68.
Detached required parking. An accessory structure which is detached from the main structure
and is designed to meet the parking requirements for the property. Garages or carports that
are not intended to meet required parking are classified as utility buildings (see below).
Open garden feature. An accessory structure which does not have solid walls, is less than
50% covered, and is primarily intended as a decorative garden feature. Garden features
which are 50% covered or more are classified as utility buildings.
Open outdoor equipment. Accessory equipment or structures which are not roofed, do not
have solid walls, and are primarily intended for recreation or outdoor cooking. Play houses
and other enclosed equipment is classified as utility buildings as defined herein.
Temporary utility tents. These structures are built with lightweight poles, typically plastic or
aluminum, that are covered with a tarp or other similar temporary materials. They may be
freestanding or embedded into the ground. Temporary utility tents may not be installed for
longer than 90 days in a one-year period.
Utility building. An accessory structure which cannot be categorized as any of the above.
Utility buildings include detached patio covers, tool sheds, storage sheds, workshops,
greenhouses, animal shelters, gazebos, enclosed play houses, and other similar uses.
GENERAL INFORMATION
The area of an accessory structure is calculated by measuring the area of the outside walls.
The height of an accessory structure is measured from the highest point of the structure to
the finished grade (ground level) within 5 feet of the structure, or within 5 feet of the main
building, whichever is less. The size and height of the accessory structure determines where
it may be placed on the property.
PLANNING PERMITS
Planning permit requirements for accessory structures 450 square feet or less are listed
below. Any accessory structure greater than 450 square feet requires a Use Permit.
21
Location
All Other Areas Including Side
Structure Type Front or Reducible Front and Rear Yards
Yard (including between
the building and street)
Deck No planning permit No planning permit
Detached Habitable Spaces,
Open Outdoor Equipment, and
Utility Buildings
8’ tall or less Prohibited No planning permit
Greater than 8’ - 15’ Prohibited MPP with Notice
Detached Required Parking MPP with Notice MPP with Notice
Open Garden Feature
8’ or less in height No planning permit No planning permit
Greater than 8’ - 15’ MPP with Notice MPP with Notice
SETBACKS
Required Setback
Structure Type Front Yard and
Reducible Front Rear Yard
Yard Side
Decks 3’ 3’ 3’
Less than 18” in height
18” or greater in height 20’ Zoning Setback* 10’

Detached Habitable
Spaces, Open Outdoor
Equipment, and Utility
Prohibited 0 0
Buildings
Up to 8’ in height and up
to 120 square feet
Up to 8’ in height and Prohibited Zoning Setback* 10’
more than 120 square
feet
Greater than 8’ in height Zoning Setback * 10’
up to 15’ Prohibited
Detached Required 20’ Zoning Setback* 10’
Parking Garages
Open Garden Feature
Up to 8’ in height and up 0’ 0’ 0’
to 120 square feet
22
Required Setback
Structure Type Front Yard and
Reducible Front Rear Yard
Yard Side
Greater than 8’ in
height up to 15’ or
20’ Zoning Setback 10’
greater than 120 square
feet
Temporary Utility Tents 20’ Zoning Setback 10’
*Additional Setbacks: Uti lity buildings greater than 120 square feet, detached
habitable spaces, and detached required parking structures are also required to meet the
setback requirements of the building code. When these structures are located less than 5
feet to the property line, a one-hour fire rated wall is required. No fire rating is required when
the structure is located 5 feet or more from the property line. Please contact the Building
Division staff at the One-Stop Permit Center for further information.
ADDITIONAL REQUIREMENTS
The following are additional requirements for sheds:
• A shed cannot exceed 450 square feet unless otherwise approved by a Use Permit.
• The combined total of all accessory utility buildings on a lot cannot exceed 800
square feet.
The following are additional requirements for decks:

• Decks that are greater than 30 inches above grade shall have guardrails that are a
minimum of 42 inches high and the railing shall have no intermediate spacing of less
than 4 inches
• Building permits are not required for decks located a maximum of 30 inches above
the finished grade and not more than 200 square feet in area. Decks exceeding
either or both of requirements would require a building permit.
PATIO COVER STANDARD CONSTRUCTION DETAIL

Following is a standard detail for construction of a patio cover attached to the house. Other
types of construction may be proposed and will be reviewed by the Building Division staff
in order to determine compliance with the building code requirements.
23
FENCES
While the Planning Division reviews fences for location, material and design standards, the
Building Division reviews fences for safe construction. There are different requirements
depending on the location and height of the fence. Lattice is included towards total fence
height. For planning permit purposes, height is measured from highest adjoining grade, or
from the top of nearest curb if in the front or reducible front yard. For building permit purposes,
fence height is measured from the lowest adjoining grade.
Retaining walls less than 4 feet (from based on footing to top) do not require a permit.
Regardless of height, if a fence is located on top of a retaining wall, a building permit is
required.
Open fences is a fence up to 4.5 feet tall with posts spaced at least 8 feet apart. The fence
structure above 3.5 feet in height must be no more than 50% solid, similar to the illustration
below. Posts or other decorations cannot exceed 12 inches in width or thickness.
24
The fence between 3.5 feet

and 4.5 feet tall must be no
more than 50% solid
4.6 feel high maximum

as measured From
the nearest curb
Front Yard Fences

A front yard fence is defined as being between the face of the building and the street. Corner
lots have a second front yard (called a reducible front yard) along the longer of the two
street frontages. Fences over 4 feet tall in the front yard are discouraged. No fences or
other obstructions may be over 3.5 feet high in a driveway or corner vision triangle; except
an Open Fence as described above.
If the sidewalk is adjacent to the curb, the fence may only be built to the property line
(typically 11 feet back from the curb edge, or 5.5 feet from the sidewalk edge). If there is a
landscape strip between the sidewalk and the curb, fences may be built to the edge of the
sidewalk.
FENCES WITHIN FRONT YARD SETBACKS
Fence Height* Review Process
No permit required. Fence may not exceed 3.5 feet in any vision
Up to 4 feet
triangles unless it is an “open fence”.
4+ to 6 feet MPP
Over 6 feet Use Permit and building permit required.
* For Planning permits, front yard fence height is measured from the top of the nearest curb.
FENCES ON CORNER LOTS IN REQUIRED REDUCIBLE FRONT YARDS

Fence Height* Review Process
Up to 6 feet No permit required
No planning permit is required if the fence is set back 2 feet from the
6+ to 8 feet property line for every foot in height above 6 ft. (i.e. a 7 feet fence must
be set back 2 feet) A MPP is required if the fence does not meet this
setback requirement. In all cases a building permit is required.
Over 8 feet Use Permit and building permit required.
* For Planning permits, front yard fence height is measured from the top of the nearest curb.
25
Side or Rear Yard Requirements

Side and rear yard fences may be located on the property line or slightly adjacent. Either
location requires the following review process.
FENCES LOCATED IN THE SIDE OR REAR YARDS

Fence Height** Review Process
No planning permit required. Building permit required for fences above
Up to 8 feet 7 feet
For Planning
** Over 8 feet Permits,
Use side and rear
Permit andyard fencepermit
building height required.
is measured from highest adjoining grade.
FENCE STANDARD CONSTRUCTION DETAIL

Following is a standard detail for construction of a patio cover attached to the house. Other
types of construction may be proposed and will be reviewed by the Building Division staff
in order to determine compliance with the building code requirements.
Typical 7 Foot High Wood Fence Typical 6 Foot High Wood Fence
with 1 Foot of Lattice
POOLS, PONDS, AND OUTDOOR SPAS

The following are general requirements for receptacles, lighting fixtures, lighting outlets,
switching devices, and ceiling fans located around a pool area.
Receptacles
A receptacle that provides power to a water-pump motor or other loads directly related to
the circulation and sanitation system, a permanently installed pool or fountain; shall be
permitted between 5 feet and 10 feet from the inside walls of the pool or fountain. The
receptacle shall be single and of the locking and ground types and shall be protected by a
ground -fault circuit interrupter (GFCI).
26
Where a permanently installed pool/spa is installed at a dwelling at least one 15 or 20

ampere receptacle on a general-purpose branch circuit shall be located a minimum of 10
feet from and not more than 20 feet from the inside wall of the pool. This receptacle shall
be located not more than 6 feet 6 inches above the floor, platform or grade level serving the
pool or spa/hot tub.
All 125-volt receptacles located within 20 feet of the inside wall of a pool or spa/hot tub shall
be protected by a ground -fault circuit interrupter (GFCI).
Lighting Fixtures, Lighting Outlets, and Ceiling Suspended Fans

In indoor pool areas, lighting fixtures, light outlets, and ceiling-suspending fans shall not be
installed over the pool or spa. Following is a listing of requirements for these fixtures when
installed around a pool:
LIGHTING FIXTURE/OUTLET AND CEILING SUSPENDED FANS LOCATED NEAR
POOLS Fixture Requirements
Location - Measured
Horizontally from the Pool
Up to 5 feet No fixtures allowed less than 12 feet above the maximum
water level.
Between 5 feet and 10 feet When located less than 5 feet in height shall be GFCI
protected.
Disconnecting
A disconnecting means shall be provided and accessible, located within sight from all pools,
spas, and hot tub equipment, and shall be located at least 5 feet from the inside walls of
the pool, spa, or hot tub.
Bonding, Wiring, and Electrical

The following parts shall be bonded together by a solid copper conductor not smaller than
#8 AWG:
• All metallic parts of the pool structure, including the reinforced steel
• The forming shell
• All metallic fittings within or attached to the pool structure
• Metal parts of electrical equipment associated with the pool water circulating system,
including pump motors
• Metallic conduit and metallic piping within 5 feet of the inside walls of the pool by a
permanent barrier
• All fixed metallic parts that are within 5 feet of the inside walls of the swimming pool
and that are not separated from the pool area by a permanent barrier
Wiring shall not be placed over a pool or within 10 feet horizontally from the inside of the
walls of the pool, nor over a diving structure, observation stand, tower or platform.
Underground wiring within 5 feet of the pool edge shall meet the following burial depth
requirements:
27
MINIMUM BURIAL DEPTHS

Wiring Method Minimum Burial
Rigid metal conduit 6 inches
Intermediate metal conduit 6 inches
Nonmetallic raceways listed for direct burial 18 inches
without concrete encasement
Other approved raceways 18 inches
If the existing main electrical service is 100 amps or less, provide load calculations for all
existing loads and the new pool to justify the service is adequate.
Junction boxes shall be a minimum vertical distance of 8 inches above the water or 4 inches
above the deck, whichever provides the greater elevation. Junction boxes shall be a
minimum horizontal distance of 4 feet from the inside wall of the pool (unless separated by a
solid wall, fence, or other permanent barrier).
At least one GFCI receptacle shall be located at least 10 feet and not more than 20 feet from
the inside wall of the pool.
Protective Fencing and Glazing

All private swimming pools shall be equipped with at least one of the following safety features:
1. The pool shall be isolated from access to the home by an enclosure that meets
all of the following:
• Gates shall open away from the swimming pool with opening devices placed
a minimum of 60 inches above the ground. Gates shall be selfclosing and
self-latching;
• Enclosure shall be a minimum of 60 inches high;
• The clearance from the ground to the bottom of the enclosure shall be 2
inches maximum;
• Gaps or voids in the enclosure are spaced so that a 4 inch sphere cannot
pass through; and
• The enclosure shall not have any protrusions, cavities, or other
characteristics that would serve as hand/foot-holds.
2. The pool shall incorporate removable mesh pool fencing that meets ASTM
Specifications F 2286 standards in conjunction with a gate that is self-closing
and self-latching and can accommodate a key lockable device.
3. The pool shall be equipped with an approved safety pool cover that meets all
requirements of the ASTM Specifications F 1346.
4. The residence shall be equipped with exit alarms on all doors providing direct
access to the pool.
5. All doors providing direct access from the home to the swimming pool shall be
equipped with a self-closing, self-latching device with a release mechanism
placed no lower than 54” above the floor.
6. Swimming pool alarms that, when placed in pools, will sound upon detection
of accidental or unauthorized entrance into the water. These pool alarms shall
28
meet and be independently certified to the ASTM Standard F 2208. For

purposes of this article, "swimming pool alarms" shall not include swimming
protection alarm devices designed for individual use, such as an alarm attached
to a child that sounds when the child exceeds a certain distance or becomes
submerged in water.
Glass within 5 feet horizontally from the pool edge and within 5 feet vertically of the walking
surface shall be safety glazing.
Anti-Suction Outlets
All new and remodeled pools and spas shall have all suction outlets shall be provided with
an anti-entrapment cover meeting current standards of the American Society for Testing and
Materials (ASTM) or the American Society of Mechanical Engineers (ASME).
Setbacks For Pools, Spas, and Related Equipment

Pools and spas have different required setbacks depending upon whether the installation is
above or below ground. The height is measured from grade.
Any pool/spa than extends 18 inches or more above the ground has a rear yard setback of
10 feet. The pool/spa must meet the side yards setbacks required for the zoning district.
A pool or spa less than 18 inches in height above the finished grade does not have any
specific Planning Division setbacks. However, it cannot be located closer than 5 feet to a
building or property line unless it is designed by an engineer to meet certain criteria.
Pool/spa equipment cannot be located closer than 3 feet to any other structure or property
line, measured at the closest point. Noise generated by pool/spa equipment, regardless of
its location, cannot exceed 65 decibels during the day, or 50 decibels at night as measured
from any property line.
PHOTOVOLTAIC PANELS
All photovoltaic panels shall be installed in accordance with the manufacturer’s instructions
and the building code requirements. All equipment shall be UL listed for the installation and
purpose. Photovoltaic systems shall be installed by qualified persons. This is defined as a
person who has skills and knowledge related to the construction and operation of the
electrical equipment and installations and has received safety training to recognize and avoid
the hazards involved.
The majority of roof top photovoltaic panels are able to be supported by the existing roof
framing. However, if the weight of the panels is excessive the existing roof structure and
lateral design may need to be reinforced to accommodate the added load.
Panels shall be located to provide the following roof-top clearances (except for roofs with a
slope of 2:12 or less):
• Hip roofs shall have a three foot wide pathway from eave to the ridge.
• Single-ridge roofs shall have two accesses that are each three foot wide from eave to
the ridge.
29
• Hips and valleys with panels on both sides shall have an 18 inch clearance from each
side to the hip and valley. When panels are located on only one side of the hip or
valley, they can be placed directly adjacent to the hip or valley.
• Ridge - Panels/modules to be located no higher than three feet below ridge.
ANTENNAS AND SATELLITE DISHES

Antennas
Standard television reception antennas are exempt from any planning requirements provided
that the:
• antenna has a diameter of 39 inches or less
• antenna is mounted on a mast less than 12 feet high
• antenna is not located in a historic district or on a historic building
• antennas location, to the extend feasible, is not readily visible from the public right-of-
way
• amateur radio antennas do not exceed the maximum building height limits of the
zoning district
Satellite Dishes
Receive-only parabolic dishes or antennas less than 39 inches in diameter are exempt from
any planning requirements. These types of dishes over 39 inches in diameter require review
and approval of a Miscellaneous Plan Permit prior to installation.
TREE REMOVAL
A Tree Removal Permit is required to remove any “protected tree” on private property. A
protected tree is any single trunk tree 38 inches or greater in circumference or any multi-
trunk tree which has at least one trunk 38 inches or greater in circumference or where the
measurements of the multi-trunks added together equal at least 113 inches. The
circumference of the tree is measured 4.5 feet above the ground. Removal or damage of any
protected tree without an approved permit is unlawful and can result in fines or penalties.
Removal of street trees, those in the parkway strip or public right-of-way, requires a different
permit from the Trees and Landscape Division of the Department of Public Works, which can
be reached at (408) 730-7505.
Permit Review Criteria
One or more of the following criteria must be met before a Tree Removal Permit can be
granted:
1. The tree is diseased or badly damaged.
2. The tree represents a potential hazard to people, structures or other trees.
3. The tree is in sound condition but restricts the owners’ ability to enjoy the reasonable
use or economic potential of the property. It may also unreasonably restrict an
adjoining property owner’s use or economic potential of the adjoining property. If this
applies, the factors below will be used to make a decision regarding removal.
■ The need to allow construction of improvements and to allow economic or
reasonable enjoyment of property
■ The approximate age of the tree relative to its average life span
■ The limited useful landscape value due to its inappropriate species, size and
30
location relative to the existing structures on the property

■ The topography of the land and the effect of the requested action on water
retention and diversion or increased flow of surface water The potential effect
of removal on soil erosion and stability where the tree is located
■ Current and future visual screening potential
■ Overcrowding of trees unreasonably restricting the use of the land
■ Any other information the Director of Community Development finds pertinent
to the application.
Tree Replacement
If a Tree Removal Permit approved, a replacement 24-inch box sized tree is typically required
to be planted. A larger or smaller replacement tree may be approved upon review of specific
cases. The species and location do not need to be the same as what was previously
removed. This replanting shall occur within a specified time period, typically 90 days from the
time the tree is removed. If you choose not to replace the tree, you must pay an in-lieu fee,
which will go towards planting more trees on public properties in the City.
31
Construction Standards and Details
CONSTRUCTION STANDARDS AND

DETAILS
The following construction standards and details are based on the current building codes.
This information is intended to provide general information and requirements for
conventional construction of single family homes. This does not necessarily contain all
requirements for all types of construction.
FRAMING AND FOUNDATION CONSTRUCTION QUALITY OF
LUMBER
Joists, rafters, beams and other structural members must be equal to or better than No. 2
Douglas Fir and shall be identified with a grade marking by an approved grading agency.
NAILING SCHEDULE
Following is a framing and foundation nailing schedule:
FASTENER SC HEDULE FOR STRUCTURAL MEMBERS
Item Description of Building Description of Fastener Spacing of
Elements/Materials Fasteners
Roof
Blocking between joists or rafters to top 3-8 (2 /” x 0.113”) ---
1
plate, toe nail
2 Ceiling joists to plate, toe nail 3-8 (2 /” x 0.113”) ---
3
Ceiling joists not attached to parallel 3-10d ---
rafter, laps over partitions, face nail
4 Collar tie rafter, face nail or 1 14” x 20 3-10d (3” x 0.128”)
gage ridge strap
5 Rafter to plate, toe nail 2-16d (3 /” x 0.135”) ---
6 Roof rafters to ridge, valley or hip
rafters:
---
Toe nail 4-16d (3 /” x 0.135”)
Face nail 3-16d (3 /” x 0.135”)
Wall
7 Built-up corner studs 10d (3” x 0.128”) 24” o.c.
Built-up header, two pieces with /” 16d (3 /” x 0.135”) 16” o.c. along each
8
spacer edge
9 Continued header, two pieces 16d (3 /” x 0.135”) 16” o.c. along each
edge
4-8d (2 /” x 0.113”) ---
10
Continuous header to stud, toe nail
11 Double studs, face nail 10d (3: x 0.128”) 24” o.c.
12 Double top plates, face nail 10d (3: x 0.128”) 24” o.c.
32

13 Double top plates, minimum 48- 8-16d (3 /” x 0.135”)
inch offset of end joints, face nail in
lapped area
14 16d (3 /” x 0.135”) 16” o.c.
Sole plate to joist or blocking, face nail
15 Sole plate to joist or blocking at braced 3-16d (3 /” x 0.135”) 16” o.c.
wall panels
16 Stud to sole plate, toe nail 3-8d (2 /” x 0.113”) or
2-16d (3 /” x 0.135”)
17 2-16d (3 /” x 0.135”) ---

Top or sole plate to stud, end nail
Top plates, laps at corners and 2-10d (3” x 0.128”) ---
18
intersections, face nail
19 1 ” brace to each stud and plate, face 2-8d (2 /” x 0.113”) ---
nail 2 staples 1 V”
1 ” x 6” sheathing to each bearing, face 2-8d (2 /” x 0.113”)
20 ---
1 ” x 8” sheathing to each bearing, face 2-8d (2 /” x 0.113”)
21 ---
Wider than 1 ” x 8” sheathing to each 3-8d (2 /” x 0.113”) ---
22
bearing, face nail 4 staples 1 V ”
Floor
23 Joist to sill or girder, toe nail 3-8d (2 /” x 0.113”) ---
24 1 ” x 6” sub floor or less to each joist, ---
2-8d (2 /” x 0.113”)
face nail 2 staples 1 V”
25 2” sub floor to joist or girder, blind and 2-16d (3 /” x 0.135”) ---
face nail
Rim joist to top plate, toe nail (roof 8d (2 /” x 0.113”) 6” o.c.
26
applications also)
27 2-16d (3 /” x 0.135”) At each bearing
2” planks (plank & beam - floor & roof)
28 Built-up girders and beams, 2- inch 10d (3” x 0.128”)
lumber layers
Nail each layer as
follows: 32” o.c. at top
and bottom and
staggered. Two nails at
ends and at each splice.
29 Ledger strip supporting joists or rafters 3-16d (3 /” x 0.135”) At each joist or rafter
Wood structural panels, sub floor, roof and interior wall sheathing to framing and particleboard wall
sheathing to framing
30 3/8” - /” 6d common (2” x 0.113”)nail (sub floor wall) 8d Edge: 6
common (2 /” x 0.131 ”)nail (roof) Intermediate: 12
31 5/16” - /” 6d common (2” x 0.113”)nail (sub floor wall) 8d Edge: 6
common (2 /” x 0.131 ”)nail (roof) Intermediate: 12
33

32 19/32”- 1” 8d common nail (2 V” x 0.131”) Edge: 6
Intermediate: 12
33 1 1/8” - 1 /” 10d common (3” x 0.148”)nail or Edge: 6
8d (2 V” x 0.131”) deformed nail Intermediate: 12
Other wall sheathing
34 V” structural cellulosic V” galvanized roofing nail, 7/16” crown or Edge: 3
fiberboard sheathing 1” crown staple 16 ga., 1 /” long Intermediate: 6
35 25/32” structural. cellulosic 1 V” galvanized roofing nail, 7/16” crown or Edge: 3
fiberboard sheathing 1” crown staple 16 ga., 1 V” long Intermediate: 6
36 V” gypsum sheathing 1 V” galv. roofing nail; staple galvanized, 1 Edge: 7
V” long; 1 / screws, Type W or S Intermediate: 7
37 5/8” gypsum sheathing 1 V” galv. roofing nail; staple galvanized, 1 Edge: 7
5/8” long; 1 5/8” screws, Type W or S Intermediate: 7
Wood structural panels, combination sub floor underlayment to framing
38 V” and less 6d deformed (2” x 0.120”) nail or Edge: 6
8d common (2 V” x 0.131”) nail Intermediate: 12
39 7/8” - 1 ” 8d common (2 V” x 0.131”) nail or Edge: 6
8d deformed (2 V” x 0.120”) nail Intermediate: 12
40 1 1/8” - 1 /” 10d common (3” x 0.148”) nail or Edge: 6
8d deformed (2 V” x 0.120”) nail Intermediate: 12
FOUNDATIONS
Footings and foundations shall be constructed of masonry, concrete or treated wood and
shall extend below the frost line. Footings shall have a minimum depth as indicated in the
table below, unless another depth is recommended by a foundation investigation.
FOUNDATIONS FOR STUD BEARI NG WALLS NIMUM REQUIREMENTS)
Number of Floors (M Width Thickness of Depth Below
Thickness of
Supported By the Concrete of Footing Undisturbed
Foundation Foundation Wall Footing (inches) Earth (inches)
(inches) (inches
1 6 ) 12 6 12
2 8 15 7 18
3 10 23 8 24
Foundation Plates or Sills

Wood plates or sills shall be bolted to the foundation or foundation wall. Steel bolts with a
minimum nominal diameter of V inch shall be used. Bolts shall be embedded at least 7
inches into the concrete or masonry and shall be spaced not more than 6 feet apart (4
feet maximum if the building is over two stories). There shall be a minimum of two bolts
per mudsill with one bolt located not more than 12 inches or less than seven bolt diameters
from each end of the sill. Plate washers a minimum of 3 inches by 3 inches by V inch thick
shall be used on each bolt. Foundation plates and sills shall be foundation grade redwood
or other pressure treated wood with an approved preservative.
34
Foundation Details
Typical foundation details for raised floors and slab construction are located in the
Appendix.
Plates, Sills And Sleepers

All foundation plates or sills and sleepers on concrete or masonry, which is in direct
contact with earth, shall be of naturally durable or preservative-treated wood. The
minimum size must be 2 inches nominal in thickness by the full width of studs. Fasteners
for preservative-treated wood shall be hot-dipped zinc-coated galvanized steel, stainless
steel, silicon bronze, or copper.
Under Floor Access

Accessible under floor areas shall be provided with a minimum 18 inches by 24 inches
opening when through the floor, or 16 inches by 24 inches when through a perimeter wall.
All openings shall be unobstructed by pipes, ducts, or similar construction.
Under Floor Clearance

All wood floors shall be provided with an 18 inch clearance to earth from underside of floor
joists (or bottom of wood structural floors without joists). Clearance from girders to earth
shall be 12 inches minimum.
Under Floor Ventilation

Under floor areas shall be ventilated by openings in the exterior foundation wall, with a
net area of not less than 1 square foot for each 150 square feet of under floor area. One
ventilation opening shall be located within 3 feet of each corner of the building. The
required area of such openings shall be approximately equally distributed along the length
of at least two opposite sides. They shall be covered with corrosion- resistant wire mesh
with mesh openings of 1 /8 inch.
Mechanical under floor ventilation may be provided in-lieu of natural ventilation when the
crawl space perimeter walls are insulated in accordance with the minimum R value of
insulation as required by the energy report for the project (typically not less than R19).
Mechanical ventilation shall be continuously running and provide ventilation at a rate of
1.0 cubic foot per minute for each 50 square feet of under floor area, including any air
pathways (i.e. duct or transfer grille). The under floor area insulation shall be permanently
fastened to the wall and extend downward from the floor to the finished grade level and
vertically or horizontally for at least an additional 24 inches.
FLOOR CONSTRUCTION
Girders for single- story construction or girders supporting loads from a single floor shall
not be less than 4 inches by 6 inches for spans 6 feet or less, provided that girders are
spaced not more than 8 feet on center. The end of beams and girders supported on
masonry or concrete shall not have less than 3 inches of bearing. The ends of wood
girders entering exterior masonry or concrete walls shall be provided with / -inch air space
on top, sides and end unless naturally durable or preservative - treated wood is used.
35
WALL FRAMING
Studs supporting floors and bearing walls shall be a minimum 2 x 4 and spaced not more
than 16 inches on center. Stud spacing at 24 inches on center may be used for wall
supporting the ceiling and roof only.
When using 24 inches spacing the wall material will need to be verified that it is approved
for installation with supports at 24 inches on center. Studs that are 2x may be used at 16
inches or 24 inches on center for non-bearing partitions only. Top plates shall be doubled
and splices shall be offset a minimum of 48 inches and nailed with eight 16d nails (6
inches on center) within 48 inches of laps. Where top or bottom plates are cut or partially
cut for passage of pipes, a 16-gauge metal tie 1/ inches wide shall be fastened to each
side of plate with eight 16d nails on each side.
All bearing walls and partitions shall have double top plates, with joints in top plates
staggered not less than 4 feet. Top plates shall be lapped at corners and intersections.
In exterior walls and bearing partitions, any wood stud may be cut or notched to a depth
not exceeding 25 percent of its width. Cutting or notching to a depth not greater than 40
percent of the stud width is permitted in non-bearing partitions supporting no loads. A hole
not greater than 40 percent of the stud width may be bored in any wood stud. Bored holes
not greater than 60 percent of the width of the stud are permitted in non-bearing partitions
or in any wall where each bored stud is doubled provided not more than two such
successive doubled studs are bored. In no case shall the edge of the bored hole be nearer
than 5/8 inch to the edge of the stud. Bored holes shall not be located at the same section
of a cut or notch.
All exterior walls and main interior partitions shall be effectively braced. All openings in
bearing walls shall be provided with headers to support loads. Walls shall be effectively
fire blocked with 2x material at floor, ceiling, and stairways. Fire stopping shall be provided
at a maximum of 10 foot intervals
All walls and partitions shall be effectively fire blocked with 2 inch lumber or / inch gypsum
board the full width of the studs at the floor, ceiling and between the floor and ceiling at
intervals not to exceed 10 feet vertically or horizontally.
All wood frame walls covered with plaster, tile, or similar materials which are subject to
water splash shall be protected with 15 pound asphalt-saturated felt.
All wood columns and posts shall be framed to true end bearing and shall extend down
to supports of such design as to hold the column or post securely in position and to protect
its base from deterioration.
Typical details for wall framing and framing around opening are located in the Appendix.
ROOFS
Rafters and Joists Design
The following rafters and joist table may be used to determine conventional frame member
size requirements based on general design requirements. The allowable spans for
36
horizontal load bearing members shall be taken as the clear horizontal distance between
supports.
RAFTER AND JOIST TABLE #2 OR BETTER DOUGLAS FIR

MAXIMUM ALLOWABLE SPANS (partition loads not included)
Size Spacing Floor Ceiling Rafters5 -
Joist 1 Joist 2
(inches Rafters3 (light Rafters4 Ceiling
o.c.) weight roofs, (heavy roof, Attached
i.e. comp.) i.e. tile)
2 X4 12 -- 12’ 5” 9’ 10” 9’ 10” --
2 X4 16 -- 11’ 3” 8’ 11” 8’ 6” --
2 X4 24 -- 9’ 10” 7’ 10” 6’ 11” --
2X6 12 10’ 9” 19’ 6” 15’ 4” 14’ 4” 14’ 4”

2X6 16 9’ 9” 17’ 8” 13’ 9” 12’ 5” 12’ 5”
2X6 24 8’ 1” 14’ 9” 11’ 7” 10’ 2” 10’ 2”
18’ 2” 18’ 2”
2X8 12 14’ 2” 25’ 8” 20’ 3”
2X8 16 12’ 7” 22’10” 18’ 1” 15’ 9” 15’ 9”
2X8 24 10’ 2” 18’ 6” 14’10” 12’ 10” 12’10”
26’ 0”
2 X 10 12 17’ 8” 24’ 10” 22’ 3” 22’ 3”
2 X 10 16 15’ 3” 25’ 5” 21’ 6” 19’ 3” 19’ 3”
2 X 10 24 12’ 3” 22’10” 17’ 7” 15’ 8” 15’ 8”
20’ 6”
2 X 12 12 -- 25’ 9” 25’ 9” 25’ 9”
2 X 12 16 17’ 7” -- 25’ 2” 22’ 4” 22’ 4”
2 X 12 24 14’ 4” -- 20’ 6” 18’ 3” 18’ 3”
1
2 Live load=40 psf, dead load=10 psf, deflection=L/360, residential living areas
Live load= 10 psf, dead load=5 psf, deflection=L/240, uninhabitable attics without storage
3 Roof live load=20 psf, dead load=10 psf, deflection=L/240f, ceiling not attached to rafters
4 Roof live load=20 psf, dead load=20 psf, deflection=L/240, ceiling not attached to rafters
5
Roof live load=20 psf, dead load=20 psf, deflection=L/240, ceiling attached to rafters
All joists shall have a minimum bearing of 1V2 inches when supported on wood or metal
and 3 inches bearing on masonry or concrete walls except when supported on a ribbon
board and nailed securely to the adjoining stud.
Ceiling joists and rafters shall be nailed to each other. Where ceiling joists are not parallel
to rafters, an equivalent rafter tie shall be installed in a manner to provide a continuous tie
across the building. Rafter ties shall be minimum 2 X 4 members.
All floor joists under and parallel to bearing partitions shall be doubled, spiked together or
may be separated by solid blocking not more than 4 feet on center to permit the passage
of pipes.
Solid blocking not less than 2 inches thick and the full depth of the joists shall be provided
over each support and at the ends of each joist.
37
Opening in the roof and ceiling shall be framed with header and trimmer joists. Header
joists over 6 feet long and tail joists over 12 feet long shall be hung in approved joist
hangers. When the header joists span more than 4 feet, the trimmer joist and header joist
shall be doubled.
Notches on the end of joists shall not exceed 1/4 the joist depth. Holes bored in joists shall
not be within 2 inches of the top or bottom of the joist and the diameter of any such holes
shall not exceed 1/3 the depth of joist. Notches in the top or bottom of joists shall not
exceed 1/6 the depth and shall not be located in the middle third of the span.
Girders, beams, or trusses shall not be notched, bored or otherwise reduced in size.
All joists and beams shall be kept not less than 2 inches from all flues and chimneys;
except that reduction to 1 inch is permitted for fireplaces and chimneys in exterior walls,
and at least 4 inches from back of fireplaces. All spaces between chimneys and wood
framing at floors, ceilings and roof shall be fire stopped with noncombustible material.
Attic Access
Attic areas with a height greater than 30 inches shall be accessible. The attic access shall
not be less than 20 inches by 30 inches. A minimum of 30 inches clear headroom shall be
provided at or above the access opening.
Attic Ventilation
Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to
the underside of roof framing members shall be cross ventilated for each separate space.
Ventilation shall be provided at a rate of 1 square foot for each 150 square feet of attic
area. Ventilation may be reduced to 1 square foot for each 300 square feet of attic area
when 40% to 50% of the required ventilation area is provided by ventilators located no
more than 3 feet below the ridge or highest attic point and the remaining ventilation is
provided by eaves or cornice vents.
A minimum of 1 inch of air space shall be provided between the insulation and the roof
sheathing.
Ventilation openings shall be protected against rain. Openings shall also be covered with
corrosion-resistant wire cloth screening, or similar material, with openings between 1/16
inch and 1/4 inch.
ROOF CONSTRUCTION
Roof framing and trusses shall be properly braced to prevent rotation and provide lateral
stability. Trusses shall not be connected to interior walls unless the trusses and the interior
walls are properly designed for the interior support.
The allowable span of roof rafters shall be measured along the horizontal projection of the
rafter from plate to ridge except that where rafters are braced with purlins and struts to
bearing partitions, the span may be reduced.
Purlins shall be continuous and shall be supported by a minimum of 2 X 4 brace spaced

at 4 feet on center. Purlin braces (kickers) shall be installed vertical or at an angle up to
38
45 degrees measured from the vertical. All purlin braces (kickers) shall be connected to
the top plate of a bearing wall and the unbraced length of braces shall not exceed 8 feet.
In no case shall a purlin be less in size than the rafters it supports.
A ridge board shall be installed at all ridges at least 1 inch thick not less in depth than the
end cut of the rafter. Where the slope of the roof is less than 3:12 the ridge member shall
be designated as a load-bearing member.
All valley and hip rafters shall be not less than 2 inches thick and not less in depth than
the end cut of the rafter.
Minimum 1 X 4 collar ties shall be installed in the upper third of the attic spaces not more
than 4 feet on center.
The use of roof trusses shall require Building Safety Division approval of engineering
design, details, and calculations. Trusses shall not be cut or altered without review and
approval from the Building Safety Division.
ROOF COVERING
Roof decks shall be covered with an approved roof covering secured to the building or
structure. Roof covering shall be designed, installed, and maintained in accordance with
the building code and the manufacturer’s instructions to ensure the roof covering protects
the building or structure.
The Sunnyvale Municipal Code requires that all new roof material be a minimum of a
Class B fire rating.
Replacement roofs on residential structures may require review and approval from the
Planning Division prior to issuance of a building permit. Contact the Planning Division for
specific information on roofing requirements.
Roof drains shall be provided and shall be direct water away from the building and toward
a permeable surface. Roof drains shall not connect to any sanitary sewer system.
The following are general requirements for the installation of common roofing materials.
For further information consult the 2013 California Residential Code. All roof material shall
be installed in accordance with the following requirements and the manufacturer’s
installation standards.
39
Asphalt Shingles _________________________________________________

GENERAL ASPHALT SHINGLE ROOF MATERIAL INSTALLATION REQUIREMENTS
Item Requirement
Roof Slopes 2:12 or greater
Decking/ Deck shall be of solid sheathing
Sheathing
Roofing Material In accordance with the manufacture’s requirements
Application
Fasteners Galvanized steel, stainless steel, aluminum or copper roofing nails,
min.
12 gage shank with a minimum 3/8” diameter head of a length to
penetrate through the roofing materials and a minimum of 34” into the
roof sheathing.
Attachment Asphalt shingles shall have the min. number of fasteners required by
the manufacturer, but not less than 4 fasteners per strip shingle or 2
fasteners per individual shingle.
Underlayment For roof slopes from 2:12 to 4:12, underlayment shall be 2 layers of
Application underlayment felt applied in a 19” strip of parallel to and starting at the
eaves, fastened sufficiently to hold in place. Starting at the eave, apply
36” -wide sheets of underlayment, overlapping successive sheets 19”
and fastened sufficiently to hold in place.
For roof sloped 4:14 or greater, underlayment shall be one of
underlayment felt applied shingle fashion, parallel to and starting from
the eave and lapped” fastened sufficiently to hold in place.
Flashing - Open Valley lining shall be at least 24” wide and of corrosion resistant metal.
Valleys When lined with two plies of approved mineral-surfaced roll roofing,
the bottom layer shall be 18” wide and the top layer shall be 36” wide.
Flashing - One ply of smooth roll roofing at least 36” wide. Or either method
Closed Valleys described above for open valleys.
Flashing - Other Flashing against a vertical front wall, as well as soil stack, vent pipe
Locations and chimney flashing, shall be applied according to the asphalt shingle
manufacturer's instructions.
Wood Shingles
GENERAL WOOD SHINGLES ROOF MATERIAL INSTALLATION REQUIREMENTS
Item Requirement
Roof Slopes 3:12 and greater
Decking/ Solid or spaced sheathing. Where spaced sheathing is used,
Sheathing sheathing board shall be a minimum of 1” x 4” and shall be spaced on
centers equal to coincide with the placement of shingle fasteners.
Roofing Material Wood shingles shall be laid with a side lap of not less than 11/2”
between
40
Application joints in adjacent courses, and not in direct alignment in alternate

courses. Spacing between shingles shall be not less than 14” or more
than 3/8”.
Fasteners Fasteners shall be corrosion resistant with a min. penetration of V” into
the sheathing.
Attachment Wood shingles shall be attached to the roof with 2 fasteners per
shingle, positioned no more than 34” from each edge and no more than
1” above the exposure line.
Underlayment In accordance with the manufacture’s requirements.
Application
Flashing - Valley flashing shall extend a minimum of 10” from the centerline each
Valleys way for roofs having slopes less than 12:12. Flashing shall have an
end lap of 4” minimum.
Flashing - Other At the juncture of the roof and vertical surfaces, flashing and counter-
Locations flashing shall be provided in accordance with the instructions.
Wood Shake
GENERAL WOOD SHAKE ROOF MATERIAL INSTALLATION REQUIREMENTS
Wood Requirement
Roof Slopes 3:12 and greater
Decking/ Wood shingles shall be installed on solid or spaced sheathing. Where
Sheathing spaced sheathing is used, sheathing board shall be a minimum of 1” x
4” and shall be spaced on centers equal to coincide with the
placement of shingle fasteners. Where 1 ” x 4” sheathing is installed at
10” on center, additional 1 ” x 4” boards shall be installed between the
Roofing Material Shakes
sheathingshall be laid with a side lap of not less than 1V” between joints
boards.
Application in adjacent courses. Spacing between shakes shall not be less than
3/8”nor more than 5/8”. The starter course at the eaves shall be
doubled. The bottom or first layer may be either 15”, 18”, or 24” wood
shakes or wood shingles.
Fifteen-inch or 18” shakes may be used for the final course at the
ridge. Shakes shall be laid with not less than 18” wide strips of not less
than No.
30 felt shingles between each course in such a manner that no felt is
Fasteners exposed toshall
Fasteners be corrosion
the weather belowresistant
the shakewithbutts.
a min. penetration of V” into
the sheathing.
Attachment Wood shakes shall be attached to the roof with 2 fasteners per shake,
positioned no more than 1 ” from each edge and no more than 2”
above the exposure line.
Underlayment In accordance with the manufacture’s requirements.
Application
Flashing - Valley flashing shall extend a minimum of 10” from the centerline each
Valleys way. Flashing shall have an end lap of 4” minimum
Flashing - Other At the juncture of the roof and vertical surfaces, flashing and counter-
Locations flashing shall be provided in accordance with the instructions.
EXTERIOR DOORS AND GARAGE DOORS

Exterior Doors
One egress door is required for each dwelling unit that is side-hinged and provides a minimum
clear opening width of 32 inches (typically a 36 inch door) and 6.5 feet in
41
clear height. The egress door shall have a landing that is a minimum of 36 inches in the
direction of travel, a minimum width that is equal to the size of the door opening, and a
maximum of 7-% inches below the top of the threshold (when the door swings in).
All exterior doors, including the door between the house and garage, other than the egress
door shall have a landing that is a minimum of 36 inches in the direction of travel, a
minimum width that is equal to the size of the door opening, and a maximum of 7-% inches
below the top of the threshold (regardless of which direction the door swings).
Each exterior door shall have an exterior lighting fixture controlled by a switch. Outdoor
lighting fixtures shall comply with the energy efficiency requirements as described in
Energy Conservation Requirements section of this book.
EXTERIOR WALL COVERINGS

Weather Protection
Exterior walls shall provide the building with a weather-resistant exterior wall envelope.
The exterior wall envelope shall include flashing to prevent the accumulation of water
within the wall assembly by providing a water-resistive barrier behind the exterior veneer,
and a means for draining water that enters the assembly to the exterior.
A minimum of one layer of No. 15 asphalt felt shall be attached to the studs or sheathing
to provide a continuous water-resistive barrier behind the exterior wood veneer. Building
paper and felt shall be free from holes and breaks and shall be applied over studs or
sheathing of all exterior walls. Felt or paper shall be applied horizontally, with the upper
layer lapped over the lower layer not less than 2 inches. Where vertical joints occur, laps
shall be not less than 6 inches.
Weather-resistive barrier may be omitted in the following cases:

• In detached accessory buildings.
• Under approved fiber cement siding
• Under approved paperbacked metal or wire fabric lath.
Exterior Plaster (Stucco)

When exterior plaster (stucco) is installed it shall be a minimum 3-coat, 7/8 inch thick and
installed over two layers of Grade D building paper and wire lath. Lath shall be attached
with one of the following methods:
• with 1-1/2 inch long, 11-gage nails, having a 7/16 inch head,
• 7/8 inch long, 16 gage staples, spaced at no more than 6 inches, or
• as otherwise approved.
A minimum 26 gage galvanized sheet metal, corrosion-resistant weep screed with a

minimum vertical attachment flange of 3-1/2 inches shall be provided at or below the
42
foundation plate line on exterior stud walls. The weep screed shall be a minimum of 4
inches above earth or 2 inches above paved areas. The water-resistive building paper
shall lap the attachment flange. The exterior lath shall cover and terminate on the
attachment flange of the weep screed.
The following illustrates these requirements:
Exterior Siding
Exterior siding shall be applied over one layer of 15-pound asphalt-saturated felt or other
approved waterproof paper.
Exterior Veneer
Masonry veneer shall be supported upon the footings and attached to the structural wall
with corrosion-resistive metal ties. Each tie shall support not more than 2 square feet of
wall area. Veneer over openings shall be supported upon lintels on noncorrosive non-
combustible material.
Exterior Openings
Exterior openings exposed to weather shall be flashed with rust-resistant metal or other
approved flashing in such a manner to make them waterproof.
SKYLIGHTS
Operable skylights shall be 10 feet from all plumbing vents or the vent shall terminate 3
feet above the skylight. Operable skylights shall be a minimum of 3 feet from any
environmental air vent (i.e. stove hood, bathroom fan, etc.)
Plastic skylights shall be a minimum of 4 feet from each other, unless:

• the skylights are located within the same room or space and the maximum area of
the skylights is 100 square feet, or
• the building is equipped throughout with an automatic fire sprinkler system.
43
Joists and rafters shall be doubled when adjacent to any joists or rafters cut in order to
install a skylight. If roof framing is engineered trusses, they shall not be cut without details
provided by a licensed civil engineer and approved by the Building Division.
FIREPLACES AND CHIMNEYS

Fireplaces
The Sunnyvale Municipal Code requires that any newly installed wood burning fireplace
comply with the U.S. EPA Phase II emissions limits. Existing and lawful wood burning
fireplace can be repaired, reconstructed, or remodeled.
Masonry fireplaces shall be provided with a brick, concrete, stone or other noncombustible
hearth slab not less than 4 inches thick. Hearths extensions shall be as follows:
REQUIRED HEARTH EXTENSIONS
Size of Fireplace Opening Front Hearth Dimension Side Hearth Dimension
6 sq. ft or less 16 inches min. 8 inches min.
6 sq. ft or larger 20 inches min. 12 inches min.
The following illustrates the hearth requirements:
Exposed combustible mantels or trim shall not be placed within 6 inches of the fireplace
opening. Combustible material within 12 inches of the fireplace opening shall not project
more than 1/8 inch for each 1 inch of clearance from the fireplace opening.
Factory-built Fireplaces and Pellet Fueled Wood Heaters

Factory-built fireplace units and pellet fueled wood heaters may be used provided such
units are installed in accordance with approved standards, the units meet the U.S. EPA
Phase II emission limits (if wood-burning), and are ICC listed or UL listed.
Masonry Chimneys
Masonry chimneys shall be constructed of concrete or masonry. Masonry chimneys shall
be constructed, anchored, supported, and reinforced as required by the 2010 California
Residential Code. Masonry chimneys are required to be designed by an architect or
44
engineer licensed by the State of California.
Chimneys shall have a clay flue lining that extends from the top of the smoke chamber to
a point above the enclosing walls.
Chimneys shall extend to a point at least 2 feet above any portion of the building within 10
feet of the chimney, but shall not be less than 3 feet above the highest point where the
chimney passes through the roof. Each chimney shall terminate in an approved spark
arrestor. The spark arrestor shall be minimum 12 gauge welded or woven wire-mesh with
a maximum opening of 1V inch.
At each floor or ceiling line 2 anchorage straps consisting of 3/16 inches by 1 inch steel
cast at least 12 inches into the chimney. Straps shall be hooked around the outer bars and
extend 6 inches beyond the bend. Each strap shall be fastened to a minimum of 4 joists or
rafters with two V inch bolts.
Clean out openings shall be provided at the base of every chimney.
Following is a typical chimney section and a table that describes the specific requirements:
45
BRICK
SI: 1 inch = 25.4 mm, 1 footFIREBOX AND CHIMNEY- SECTIONAL
= 304.8 mm. BRICK FIREBOX AND BLOCK CHIMNEY-
SIDE VIEW ON WOOD FLOOR SECTIONAL SIDE VIEW ON CONCRETE
SLAB
FIGURE R1001.1
FIREPLACE AND CHIMNEY DETAILS
Note: Structural calculations and diagonal bracing may be required for heights more than
5 feet above the roofline.
46
SUMMARY OF REQUIREMENTS FOR MASONRY FIREPLACES AND CHIMNEYS

Item Letter Requirements
Hearth slab thickness A 4”
Hearth extension B 8” fireplace opening < 6 square foot.
(each side of opening) 12” fireplace opening ≥ 6 square foot.
Hearth extension C 16” fireplace opening < 6 square foot.
(front of opening) 20” fireplace opening ≥ 6 square foot.
Hearth slab reinforcing D Reinforced to carry its own weight and all imposed
loads.
Thickness of wall of firebox E 10” solid brick or 8” where a firebrick lining is used.
Joints in firebrick 14” maximum.
Distance from top of opening to F 8”
throat
Smoke chamber wall thickness G 6”
Unlined walls 8”
Chimney H Four No. 4 full-length bars for chimney up to 40”
Vertical reinforcing wide. Add two No. 4 bars for each additional 40” or
fraction of width or each additional flue.
Horizontal reinforcing J 14” ties at 18” and two ties at each bend in vertical
steel.
Bond beams K No specified requirements.
Fireplace lintel L Noncombustible material.
Chimney walls with flue lining M Solid masonry units or hollow masonry units grouted
solid with at least 4” nominal thickness.
Distances between adjacent flues - See Section R1003.13.
Effective flue area (based on area P See Section R1003.15.
of fireplace opening)
Clearances:
Combustible material See Sections R1001.11 and R1003.18.
R
Mantel and trim See Section R1001.11, Exception 4.
Above roof 3’ at roofline and 2’ at 10’
Anchorage
Strap 3/16”x1”
Number Two
S
Embedment into chimney 12” hooked around outer bar with 6” extension.
Fasten to 4 joists
Bolts Two /” diameter
Footing
Thickness T 12” min.
Width 6” each side of fireplace wall.
Note: This table provides a summary of major requirements for the construction of
masonry chimneys and fireplaces. Letter references are to Figure Rl00 1.1, which
shows examples of typical construction. This table does not cover all requirements,
nor does it cover all aspects of the indicated requirements. For the actual
mandatory requirements of the code, see the indicated section of text.
47
INTERIOR SPACE REQUIREMENTS
FIRE-RESISTIVE CONSTRUCTION BETWEEN A DWELLING AND

GARAGE
The common walls between a private garage and a dwelling unit shall have 1/2 inch
sheetrock installed on the garage side extending to the roof. When habitable space is
located above a garage, the ceiling of the garage shall have 5/8 inches type X sheetrock
installed. Any openings between the garage and dwelling unit shall have a solid core door
that is self-closing, self-latching, 1-3/8 inches thick or a 20 minute rated metal door that is
self-closing. Such doors cannot open into a sleeping room.
A fire-resistive separation between the carport and dwelling is not required when the
carport is fully open on two or more sides and with no enclosed areas above.
WINDOWS
Emergency Escape Windows (Egress)
Basements and every sleeping room shall have at least one operable window or door
approved for emergency escape or rescue that shall open directly into a public way, or to
a yard/court that opens to a public way. The emergency door or window shall be operable
from the inside to provide a full clear opening without the use of separate tools.
All escape or rescue windows shall meet the following requirements:

• Minimum net 5.7 square feet of openable area (minimum of 5.0 net square feet
required for grade level bedrooms; i.e. first floor)
• Minimum net 20 inches clear width when open, or minimum net 24 inches clear
height when open
• Maximum height of 44 inches from the finished floor to the bottom of the clear
opening
Escape and rescue windows with a finished sill height below the adjacent ground elevation
(i.e. basement windows) shall have a window well. Window wells at escape or rescue
windows shall comply with the following:
• The clear horizontal dimension shall allow the window to be fully opened and
provide a minimum accessible net clear opening of 9 square feet with a minimum
dimension of 36 inches.
• Window wells with a vertical depth of more than 44 inches shall be equipped with
an approved permanently affixed ladder or stairs that are accessible with the
window in the fully open position. The ladder or stairs shall not encroach into the
required dimension of the window well by more than 6 inches.
Emergency escape window requirements are illustrated below:
48
Examptas or
EGRESS WINDOW DIMENSIONS
Above Grade « Grade

5.0 «1 ft 20
HelgM minimum
70 36
20 35
a y. Y*
34
50%
35%
23 % 34%
34%
24 H 33 A
25 32%
25% 32%
26 31% rrrimum
26 % 1' ■7 Y,
27 30% 27 26 %
27% 23 M 27 Y, 29 V.
23 " 23% 2S 25%
2tl K 23 25 'A
29
V4 _ 24%
73 2-1 %
% 24
30
30 M
44 above floor
maximum
31 26% Ntf mors fern 4<‘
31 'A 26 a(*>w orbxuf grade
32 y.
25%
32 M 25 ‘A
27.
33 V, V.
2 A'A
24 y,
Bars, grilles, grates or similar devices may be installed on emergency escape or rescue
windows, doors or window wells, provided the devices are equipped with approved release
mechanisms that are operable from the inside without the use of a key or special knowledge
or effort and
Safety Glazing
Safety glazing (i.e. tempered glass) shall be installed in the following locations:
• Within a 2 foot arc of either the edge of a door and where the bottom exposed edge
of the glazing is less than 60 inches above the walking surface.
• Glazing in wall enclosing stairway landings or within 5 feet of the bottom and top of
stairways where the bottom edge of the glazing is less than 60 inches above the
walking surface.
• Glazing within a portion of wall enclosing a tub/shower where the bottom exposed
edge of the glazing is less than 60 inches above the standing surface and drain inlet.
• Within 60 inches of a tub/shower where the glazing is less than 60 inches above the
walking surface.
• Any glazing meeting all the following conditions:
- Exposed area of an individual pane greater than 9 square feet
- Exposed bottom edge is less than 18 inches above the finished floor
- Exposed top edge is greater than 36 inches above the finished floor
49
- Where a walking surface is within 36 inches horizontally of the glazing
Where required, safety glazing (except tempered spandrel glass) shall be permanently
identified by a manufacturer marking that is permanently applied and cannot be removed
without being destroyed (e.g. sand blasted, acid etched, ceramic fired, laser etched, or
embossed). Stickers attached to the window are not sufficient.
Protective Guardrails
Windows with an opening (measured at the window sill) located more than 72 inches above
the exterior finished grade and where the window is located less than 24 inches above the
finished floor on the interior shall have either a permanent window opening control device,
an approved fall prevention device, or fixed glazing.
See illustration below for guardrail requirements:
LIGHT AND VENTILATION

For the purpose of determining light and ventilation requirements any room may be
considered as a portion of an adjoining room when one half of the area of the common wall
is open and unobstructed providing an opening of not less than 1/10 of the floor area of the
interior room or 25 square feet, whichever is greater.
Light
Every room shall be provided with natural light by means of exterior glazed opening with an
area not less than 8% of the floor area of such rooms. For natural lighting purposes, any
room is permitted to serve as a portion of another room provided half of the common wall is
open and provides an opening on not less than 1/10 of the floor area of the interior room, or
25 square feet, whichever is greater.
50
In lieu of natural light, artificial light may be provide that is adequate to provide average
illumination of 6 foot-candles over the area fo the room at a height of 30 inches above the
floor.
Ventilation
Every room shall be provided with natural ventilation by means of operable exterior openings
with an area of not less than 4% of the floor area of such rooms. When ventilation is provded
through an adjoining room, the opening between the rooms shall be clear and not less than
8% of the interior room or 25 square feet, whichever is greater.
Bathrooms, water closet compartments, and similar rooms shall be provided with natural
ventilation by means of operable exterior openings with an area not less than 3 square feet.
In lieu of required exterior opening for natural ventilation, a mechanical ventilating system
may be provided. Such ventilations system shall be capable of producing 0.35 air changes
per hour when installed in a single room or a whole-house ventilation system capable of
supplying outdoor ventilations air at a rate of 15 cubic feet per minute per occupant (for
purposes of this section, assume two occupants for the first bedroom and one occupant for
each additional bedroom).
In lieu of required exterior openings for natural ventilation in bathrooms water closet
compartments, and similar rooms a mechanical ventilation system connected directly to the
outside capable of providing ventilation at a rate of 50 cubic feet per minute for intermittent
ventilation or 20 cubic feet per minute for continuous ventilation.
INTERIOR SPACE DIMENSIONS

Size of Rooms
Dwelling units must have at least one room, which has no less than 120 square feet of floor
area. Other habitable rooms (except kitchens) shall have an area of not less than 70 square
feet.
Habitable spaces, other than kitchens, shall not be less than 7 feet in any dimension.
Bathrooms
The water closet shall have a minimum clearance of 30 inches in width (fixture is to be
centered with a minimum of 15 inches clear on each side) and 24 inches clear in the front.
Shower stalls shall have a minimum finished interior space of 1,024 square inches and shall
have a clear center dimension of 30 inches. The shower door shall be a minimum of 22
inches in width.
51
Ceiling Height
Following table describes the minimum ceiling height requirements for various rooms:
MINIMUM CEILING HEIGHT
Room Minimum Ceiling Height
Habitable spaces, hallways, 7 feet
bathrooms, toilet rooms, kitchen, and In rooms with a sloping ceiling, the 7 feet height
laundry rooms shall be provided in at least 50 percent of the
area and no portion of the required floor area
shall have a ceiling height of less than 5 feet.
Bathrooms 6 feet 8 inches at the front clearance area for the

fixtures and at the shower or tub equipped with a
showerhead
STAIRWAYS
The width of private residential stairways may not be less than 36 inches and clear of all
obstructions except handrail. The rise of stairs shall not be more than 7-% inches and the
tread shall not be less than 10 inches exclusive of the nosing. The maximum variation
between the greatest and smallest tread height and depth within the same flight of stairs
shall be 3/8 inch.
Headroom clearance shall be not less than 6 feet 8 inches measured vertically from nosing
to the nearest ceiling.
There shall be a floor or landing at the top and bottom of each stairway or stair run. Landings
shall have a width not less than the width of the stairs and a minimum 36 inch length in the
direction of travel.
See illustration below for stair requirements:
52
Winder Treads
Winder treads and risers that occur in a portion of the stairway that turns or curves. See
illustration below for winder tread requirements in angled stairways:
See illustration below for winder tread requirements in circular stairways:
Handrails
Stairways having 4 or more risers shall be provided with minimum of one handrail. Such
handrail shall be placed not less than 34 inches or more than 38 inches above the nosing of
treads and the ends of handrails shall be returned or shall terminate in posts or safety
terminals. Handrails shall not project more than 4.5 inches on either side of the stairway.
All handrails shall be either Type I or Type II, or shall provide equivalent graspability, as
illustrated below:
53
Type I Handrail Type II Handrail
GUARDRAILS
Guardrails shall be provided along open-sided walking surfaces, mezzanines, stairways,
ramps, balconies, landings, porches. And other areas that are more than 30 inches above
the floor or grade level. Such railing shall be not less than 42 inches in height above the floor.
The intermediate members in open type railing shall be spaced so a 4 inch sphere can not
pass through.
Exception 1: Guardrails on the open sides of stairs shall have a height not less than
34 inches measured vertically from a line connecting the leading edges of the
treads.
Exception: Guardrails that also serve as a handrail shall have a height of 34 inches
to 38 inches measured vertically from the leading edge of the stair tread nosing.
Guardrail requirements are illustrated below:
54
WALLBOARD
Gypsum wallboard shall be not less than 1/2 inch thick and shall be nailed as set forth in
the table below. All edges and ends of wallboard shall occur over nailing members except
for treated joints at right angles to framing members.
APPLICATION OF SINGLE-PLY GYPSUM WAL LBOARD
Thickness of Plane Long Dimension of Maximum Maximum Maximum
Gypsum of Gypsum Wallboard Spacing of Spacing of Spacing of
Wallboard Framin 1
Nails (o.c.) Screws (o.c.)
Sheets in Relation to Framing
(inches) g Direction of Framing Member
Surface Members (o.c.)
1/2” Vertical Either Direction 16” 8” 16”
1/2” Horizontal Either Direction 16” 7” 12”
1/2” Horizontal Perpendicular 24” 7” 12”
5/8” Horizontal Either Direction 16” 7” 12”
5/8” Horizontal Perpendicular 24” 7” 12”
1 Screws shall be of an approved type long enough to penetrate into wood framing not less
than 5/8 inch and through metal framing (maximum thickness of 0.033 inches) not less than
3/8 inch.
55
When gypsum is used as a base for tile or wall panels for tub, shower or water closet
compartment walls, water-resistant gypsum backing board shall be used. Water- resistant
gypsum board shall not be used in the following locations:
• Over a vapor retarder
• In areas subject to continuous high humidity, such as saunas or steam rooms
• On ceilings where frame spacing exceeds 12 inches on center
For information regarding gypsum wallboard installed in a garage adjacent to a dwelling,

please refer to the section on this book titled Fire-Resistive Construction Between a Dwelling
and a Garage.
CLOTHES DRYER VENTILATION

Moisture exhaust ducts for clothes dryers shall terminate outside of the building and have a
back-draft damper. Such ducts shall be metal with a smooth interior surface and shall not
contain sheet metal screws or other fasteners that obstruct the flow.
Clothes dryer ducts shall have a maximum length of 14 feet including two 90 degree elbows.
Where more than two 90 degree elbows exist, 2 feet shall be deducted from the maximum
length of each additional 90 degree elbow.
When a clothes dryer is installed in a closet or compartment, the exhaust duct shall be a
minimum of 4 inches in diameter. The closet or compartment shall also have a minimum
opening of 100 square inches for make up air.
ELECTRICAL REQUIREMENTS
The following information is provided as general requirements for individual dwelling units.
For more specific information, consult the 2010 California Electrical Code or the Building
Safety Division.
INSTALLATION OF ELECTRICAL SERVICE

The main electrical service shall be installed with rigid conduit. Electrical metallic tubing may
be used where the service drop is attached to the building. The service entrance cable may
be used, provided the approved fittings are used with the cable, such as a rain-tight service
head or forming the cable goose-neck, taped or painted, and held securely in place by a
fitting approved for the purpose.
The minimum size service conduit shall be 1-1/4 inch. The minimum size service entrance
wire shall be rated 100 amperes minimum if the load is 10 kW or more, or has more than six
two-wire branch circuits. A larger service may be required for new homes or additions to
existing homes. See Electrical Load Estimating Worksheet in the Appendix to determine the
minimum electrical service required. It is recommended that spare electrical capacity be
installed to allow for the addition of future electrical equipment at minimum cost.
The service head shall be installed where directed by the serving agency (Pacific Gas and
Electric - PG&E), and a substantial support for the drops shall be provided at a
56
single point of attachment. The attachment of the drop shall be below the service head and
drip loops formed to prevent moisture entering the conduit.
Electrical service for new construction shall be installed underground.
Conductors and cables exposed to direct sunlight, including overhead service conductors,
shall be listed and marked as “sunlight resistant.” Service entrance conductors shall be
sized as follows:
SERVICE ENTRANCE CONDUCTORS SIZE AND RATING
Service or Feeder Rating Copper Conductors Aluminum or Copper-Clad
Aluminum
100 Amps #4 AWG #2 AWG
125 Amps #2 AWG #1 /0 AWG
150 Amps #1 AWG #2/0 AWG
200 Amps #2/0 AWG #4/0 AWG
Flashing
Electrical Service Drop 12" Min. & 18" Max. (PG&E)

Conductors 10' min. height
Service Entrance
Conduit
6' 6" Max. Height of Handles
Neutral Bus Bar
x
Box Connectors for Non-
Metallic Sheath Cable
Grounding
Conductor (see
requirements)
UFER Grounding
(see requirements)
Clearance of Service Conductors (Wires)

Conductors shall have a vertical clearance of not less than 8 feet above the roof surfaces.
The service head shall be so located that the service drops together with the open wires
between the service head and service drop will have a minimum clearance of 10 feet
vertically above ground and 3 feet radius from doors and windows.
57
A minimum clearance of 10 feet is required for service drops passing over buildings including
premises being served, except as follows:
Exception No. 1: If the roof has a slope of not less than 4 inches in 12 inches, a
reduction in clearance of 3 feet is permitted.
Exception No. 2: A reduction in clearance above only the overhanging portion of the
roof to not less than 18 inches is permitted if not more than 6 feet of service-drop
conductors, 4 feet horizontally, pass over the roof overhang and they are
terminated at a through-the-roof raceway or approved support.
Location of Main Switch

Service switches shall be installed at the nearest readily accessible point to the entrance of
the service wires. The maximum height of the service switch or circuit breaker handle shall
not exceed 6 feet 6 inches above ground and shall have a clear space of 3 feet in front and
width, and 6 feet 3 inches headroom.
Grounding and Bonding of Services

Any work involving adding sub-panels, upgrade of electrical service, change of water service
(if using a less conductive material than is existing), re-piping of a structure, or adding circuits
(if no grounding system exists) will require upgrading of the grounding and bonding of the
electrical service.
Grounding shall consist of a continuous grounding electrode conductor run from the panel to
a ground rod (grounding electrode) and to the cold water pipe. Grounding of the electrical
service at the main water line must be within the first 5 feet of water piping into the building.
The underground water service shall not be used as the grounding electrode without
supplemental electrode.
For new structures and additions to existing structures, a concrete encased ground electrode
shall be installed. This shall consist of 20 feet of 1V inch bare or zinc-coated rebar or bare
copper wire in the portion of the footing in contact with earth.
For existing structures, the grounding electrode shall be nonferrous (copper), listed, and not
be less than V inch in diameter. The electrode shall be installed such that at least 8 foot of
length is in contract with the soil. The upper end of the electrode shall be flush with or below
ground level unless the above-ground end and the grounding electrode conductor
attachment is protected against physical damage.
The required grounding electrode conductor (from electrode to panel) size is listed in the
following table:
GROUNDIN G ELECTRODE R SIZING
Size of Main Panel CONDUCTO
Copper Conductors Aluminum or Copper-Clad
Aluminum
Bonding shall consist of a continuous bond jumper installed at the water heater between
58
the hot, cold, and gas lines. The bonding jumper shall be sized based on the following table:
BONDING JUMPER SIZING
Size of Main Panel Copper Conductors Aluminum or Copper-Clad
Aluminum
RECEPTACLE INSTALLATION
All receptacles shall be grounded with the ground wire carried with the branch circuit. All
new or replacement receptacles shall be Tamper-Resistant (TR).
Wires shall be of adequate size for supplying their connected load. Wires shall be
considered as properly protected when the protective device is set at a rating that does not
exceed the allowable current carrying capacity as noted in the following table:
CURRENT CARRYING CAPACITY
Breaker Size Wire Gauge
15 amp 14
20 amp 12
Receptacle Locations
Receptacle outlets shall be provided and installed in every kitchen, dining room, breakfast
room, living room, parlor, library, den, sunroom, recreation room, family room and bedroom,
or similar room or area of dwelling units. Receptacle outlets shall be installed so that no
point along the floor line in any wall space is more than 6 feet measured horizontally from
an outlet in that space including any walls 2 feet wide.
The receptacle outlets shall, insofar as practicable, be spaced equal distance apart.
Receptacle outlets in the floor shall not be counted as part of the required number of
receptacle outlets unless located within 18 inches of the wall.
Kitchens
In the kitchen, pantry, breakfast room, dining room, or similar area two or more 20- ampere
shall appliance branch circuits shall serve all receptacle outlets and outlets for refrigeration
equipment. The small appliance branch circuits shall have no other outlets.
Counter top receptacles shall be located above the counter and not more than 20 inches
above the finished counter top surface. Receptacles shall not be installed in a face-up
position in the work surfaces or countertops.
The spacing for receptacle outlets for counter space shall be installed as noted in the
following table:
59
KITCHEN COUNTERTOP RECEPTACLES

Location Requirements
Wall Counter Space Receptacle outlets shall be installed so that no point along
the wall line is more than 24 inches measured horizontally
from a receptacle outlet in that space. A receptacle outlet
shall be installed at each wall counter space 12 inches or
wider.
Island Counter Space
At least one receptacle outlet shall be installed at each
island counter space with a long dimension of 24 inches
or grater and short dimension of 12 inches or greater.
Peninsular Counter Space At least one receptacle outlet shall be installed at each
peninsular counter space with a long dimension of 24
inches or grater and a short dimension of 12 inches or
grater. A peninsular countertop is measured from the
connection edge.
Separated Spaces Countertop spaces separated by range tops, refrigerators,
or sinks shall be considered as separate counter space in
applying these requirements.
Receptacle Outlet Location Receptacle outlets shall be located not more than 20
inches above the countertop. Receptacle outlets shall not
be installed in a face-up position in the work surfaces or
countertops. Receptacle outlets rendered not readily
accessible by appliances fastened in place or appliances
occupying dedicated space shall not be considered as
these required outlets.
Bathrooms
At least one wall receptacle outlet shall be installed in bathrooms adjacent to each basin
location. Bathroom receptacle outlets shall be supplied by one dedicated 20- ampere
branch circuit. Receptacle outlets shall not be installed in a face-up position in the work
surfaces or countertops.
60
Outdoor Outlets
At least one receptacle outlet shall be installed at the front and back of the house and be
located not more than 6 feet 6 inches above grade. The enclosure for such receptacles shall
be weatherproof whether or not the attachment plug cap is inserted (typically referred to as
a bubble cover).
Balconies, decks, and porches shall have at least one receptacle installed not more than 6
feet 6 inches above the floor surface.
Laundry Areas
At least one receptacle outlet shall be installed for the laundry. The laundry receptacle(s)
shall be on a dedicated 20-ampere branch circuit.
Garages and Unfinished Basements

At least one receptacle, in addition to those for specific equipment heating (i.e. laundry, ,
equipment, etc.) shall be installed in each unfinished basement detached attached and
garage with electrical power.
Hallways
Hallways 10 feet or more in length shall have at least one receptacle outlet. The hall length
shall be considered the length along the centerline of the hall without passing through a
doorway.
Ranges and Cooking Appliances

Branch-circuit conductors supplying household ranges, wall-mounted ovens, counter-
mounted cooking units and other cooking appliances shall have an ampacity not less than
the maximum load to be served. For ranges of 83/4 kW or more rating, the minimum branch-
circuit rating shall be 40 amperes.
LIGHTING
At least one wall switch-controlled lighting outlet shall be installed in every habitable room,
bathroom, hallways, stairways, attached garages, detached garages with electric power, and
at exterior side of outdoor entrances or exits. A vehicle door in a garage shall not be
considered as an outdoor entrance or exit.
At least one lighting outlet shall be installed in an attic, under floor space, utility room and
basement when these spaces are used for storage or contain equipment which requires
servicing.
Exception No. 1: In habitable rooms, other than kitchen and bathrooms, one or more
receptacles controlled by a wall switch shall be permitted in lieu of lighting outlets.
Exception No. 2: In hallways, stairways, and at outdoor entrances, remote, central,
or automatic control of lighting shall be permitted.
Exception No. 3: Lighting outlets shall be permitted to be controlled by occupancy
sensors that are (1) in addition to wall switches, or (2) located
61
at a customary wall switch location and equipped with a manual override that
will allow the sensor to function as a wall switch.
Bathrooms
Lighting fixtures located within 3 feet horizontally and 8 feet vertically of the bathtub rim or
shower stall threshold shall be listed for a damp location, or listed for wet locations where
subject to shower spray.
Recessed Lighting
All incandescent lighting fixtures recessed into insulated ceilings must include an approved
zero-clearance insulation cover (IC-rated). Although this requirement does not apply to
fluorescent fixtures, recessed lighting fixtures left un-insulated significantly increase the
heat loss through the roof/ceiling area reducing the effectiveness of the insulation. Heat
lamps are not required to be IC-rated.
Closet Lighting
Lighting fixtures installed in a closet shall be either incandescent with a sealed lens or
fluorescent. Lighting fixtures shall be installed as follows:
CLOSET LIGHTING INSTALLATION
Lighting Fixture Type and Installation Location
Location Minimum Distance to
Nearest Point of Storage
Fluorescent - Surface Mounted On wall above door or on the 6”
ceiling.
Incandescent - Surface On wall above door or on the 12”
Mounted ceiling.
Fluorescent - Recessed Any wall or on the ceiling. 6”
Incandescent - Recessed Any wall or on the ceiling. 6”
GROUND FAULT CIRCUIT INTERRUPTER - GFCI

Ground-Fault-Circuit-Interrupters (GFCI) are devices that function to interrupt the electrical
current to the load when a fault current to ground exceeds a (very low) predetermined value
that is less than that required to operate the over-current protective device (i.e. fuse or
breaker) of the supply circuit.
All 15 or 20 ampere receptacles installed in the locations specified below shall have ground-
fault-circuit-interrupters protection for personnel:
• Bathrooms
• Garages and unfinished accessory buildings used for storage or work areas
• Outdoors
• Crawl spaces at or below grade level
• Unfinished basements. For purposes of this requirement, unfinished basements are
defined as portions or areas of the basement not intended as habitable rooms and
limited to storage areas, work areas, and the like.
• Kitchens, where the receptacles are installed to service the counter top surfaces.
• Laundry, utility, and wet bar sinks, where the receptacles are installed within 6 feet of the
outside edge of the sink.
62
ARC FAULT CIRCUIT INTERRUPTER - AFCI

All branch circuits that supply 15- and 20- ampere outlets (lighting, switches, receptacles,
smoke/carbon monoxide alarms, etc.) in family rooms, dining rooms, living rooms, dens,
bedrooms, sunrooms, closets, hallways, or similar areas shall be protected by a combination arc-
fault circuit interrupter. An arc-fault circuit interrupter is a circuit breaker device intended to provide
protection from the effects of arc faults by recognizing characteristics unique to arcing and by
functioning to deenergize the circuit when an arc fault is detected.
ELECTRICAL WIRING DETAILS

Raceways, cable assemblies, boxes, cabinets and fittings shall be securely fastened in place.
Raceways and cable assemblies shall be continuous from outlet to outlet and from fitting to fitting.
Wires in raceways shall be continuous from outlet to outlet and there shall be no splice or taps
made within the raceway itself.
An approved box shall be installed at each outlet, switch point, splice or junction point of conduit,
electrical metallic tubing, surface metal raceway, armored cable, or non-metallic sheathed cable.
At least 6 inches of wire shall be left at each outlet and switch point for making up joints for the
connection of fixtures or devices. Splices shall be electrically and mechanically secure.
Non-metallic sheathed cable may be used for both concealed and exposed work in normally dry
locations. When used in exposed work, it must be protected from physical damage by covering
or placing along running boards.
When in concealed work, wire cables are run through holes in studs, joists or similar wood
members, holes shall be bored at the approximate center of wood members or at least 2 inches
from nearest edge.
Outlet, switch and junction boxes, fittings and cabinets shall be securely fastened in place. Non-
metallic boxes may be used only with a non-metallic wiring system. Metallic boxes used with non-
metallic wiring systems shall be grounded when within 8 feet vertically or 5 feet horizontally of a
grounded surface. Boxes and fitting installed in damp or wet locations shall be weatherproof.
Outlet boxes for concealed work shall have a depth of at least 1Vi inches. Where raceway or
cable is used with metal boxes or fittings, the raceway or cable shall be secured to such boxes
and fittings with approved clamps or connectors. Where non-metallic outlet boxes are used with
non- metallic sheathed cable, clamping or individual cables to the box is not required if cable is
secured within 8 inches of the box and covered.
Each outlet or junction box shall be provided with a cover. A metal plug shall effectively
close unused openings in boxes and cabinets. In walls or ceilings constructed of wood or
other combustible material, outlet boxes and fittings shall be flush with the finished surface.
In walls of non-combustible materials boxes and fittings should be so installed that the front
edge of the box or fitting will not set back more than 1/4 inch.
Junction boxes shall be installed in an accessible location with a minimum clearance of not
less than 3 feet.
Electrical Cable Underground Installation

The following table lists the burial depth requirements for electrical cables installed
underground:
63
MINIMUM COVER REQUIREMENTS (IN INCHES) FOR ELECTRICAL CABLE BURIAL

Location or Direct Burial Rigid Metal Non- metallic Residential
Wiring Cables or Conduit or Raceways Brach Circuit, Circuits for
Method of Conductors Intermediate Listed for Maximum 120 Irrigation and
Circuit Metal Conduit Direct Burial Volts, with Landscape
Without GFCI Lighting,
Concrete Protection, Maximum 30
Encasement Maximum 20 Volts,
Amps Installed with
Type UF Cable or
Raceway
All locations 24 6 18 12 6
not
specified
below
In trench 18 6 12 6 6
below 2-inch
thick
concrete
Under a 0 0 0
0 0
building (in raceway) (in raceway) (in raceway)
Under 4- 18 4 4 6 (direct burial)
inch thick 6 (direct burial) 4 (in raceway)
concrete 4 (in raceway)
Under 24 24 24 24 24
street,
driveways,
and parking
lots
One- and 18 18 18 12 18
two-family
driveways or
outdoor
parking area
INDOOR SPAS AND HYDROMASSAGE BATHTUBS
At least one receptacle shall be located a minimum of 5 feet from and not more than 10 feet
from the inside wall of the spa or hot tub. Receptacles located within 10 feet of the inside
walls of a spa or hot tub shall be protected by a ground-fault circuit- interrupter. Receptacles
that provide power shall be ground-fault circuit-interrupter protected.
Wall switches shall be located at least 5 feet measured horizontally, from the inside walls
of the spa or hot tub.
PLUMBING REQUIREMENTS
Each plumbing fixture shall be provided with an adequate supply of potable running water
piped in an approved manner, so arranged as to flush and keep it in a clean and sanitary
condition without danger of back flow or cross-connection. All plumbing fixtures shall be
provided with hot and cold running water except water closets (toilets) shall be provided
with cold water only.
64
EQUIPMENT
All plumbing appliances, equipment, and fixtures shall be listed by an approved testing
agency (e.g. Underwriters Laboratories-UL, International Association of Plumbing and
Mechanical Officials - IAPMO, etc.) or approved by the Chief Building Official. All equipment
shall also comply with the energy efficiency standards of the State of California Energy
Commission.
INSTALLATION STANDARDS
All plumbing appliances, equipment, and fixtures shall be installed and located as specified
in the manufacturer’s installation standards.
WATER SUPPLY
Materials used for plumbing systems shall be as follows:
WAT ER SUPPLY PIPING MATERIALS
Location Allowable Materials
Inside of a building brass, copper (Type L or M), cast iron, galvanized
malleable iron, galvanized steel, PVC, or PEX
Outside of a building PVC, CPVC, brass, copper (type L or M), galvanized
malleable iron, or galvanized steel
When plastic piping is used for the main water line or interior water distribution piipes, a
label shall be permanemtly fastened to the main electrical meter panel stating, "This
structure has a nonmetallic water service/water distribution lines."
Underground water lines shall be buried a minimum of 12 inches below grade.

All materials used in the water supply system within the building shall be of like materials,
except valves and similar devices. Following are acceptable methods of joining dissimilar
materials:
• Joints from copper tubing to threaded pipe shall be made by the use of brass adapter
fittings.
• Dielectric unions shall be used at all point of connection where dissimilar metals are
used. Listed clamps and bonding jumpers shall be installed at all such connections.
• When connecting plastic pipe to other types of piping, approved types of fittings and
adapters designed for the specific transition shall be used.
• When dielectric fittings are used to join dissimilar metals, listed clamps and a bonding
jumper shall be installed at such connections.
WATER HEATERS
Seismic Bracing
Water heaters require two seismic straps; one located within the top 1/3 of the water heater
unit and one at the bottom 1/3. The bottom strap must be located at least 4 inches away from
the water heater controls.
There are a number of seismic strap kits that are available commercially, however, metal
plumbers tape can be used if it completely encircles the water heater and is then attached to
a structural framing member at each end. Any platform supporting the water heater must be
secured to the structure or the slab. Additional blocking at the water heater may be required
65
to resist horizontal displacement.
Venting
The vent and the water heater must maintain clearance from combustible materials such as
wall framing or roofing. Generally this clearance is required to be 6 inches when the vent
material is single-walled and 1 inch when the vent material is double- walled, but check the
manufacturers listing on the materials. The vent shall terminate a minimum 6 inches above
the roof through flashing at the roof and terminate in a listed and approved vent cap. Vents
may require additional supports depending on the material and design.
All single-walled vents and single-walled to double-walled vent joints shall be secured with a
minimum of three sheet metal screws, rivets or similar positive connection.
Pressure/Temperature Valve
All water heaters have a pressure/temperature (P/T) relief valve. The valve shall be drained
to the exterior and terminate toward the ground maintaining between 6 inches and 24 inches
of clearance from the ground and pointing downward. The diameter of the valve opening
(generally % inch) must be maintained to the termination of the drain. Check the
manufacturer’s requirements. Relief valve drains shall not terminate in a building’s crawl
space. No part of such drain pipe shall be trapped or subject to freezing. When approved by
the Chief Building Official, such drain may terminate at other locations (i.e. laundry tub, floor
sink, or floor drain). No part of such drain shall be trapped and the terminal end of the drain
shall not be threaded.
Located in an Attic or Closet with Wood Framing Underneath

If located in an attic or furred space (i.e. closet) where leaking could cause damage to
underlying wood framing, the water heater must be set in a pan constructed of water tight
corrosion resistant material. The pan must be fitted with a minimum % inch drain that drains
to an approved location. The P/T line is not allowed to terminate at this pan or be connected
to it.
When located in attic, the water heater shall be accessible through an opening and
passageway at least large as the largest component of the appliance, and not less than 22
inches by 30 inches. Where the height of passageway is less than 6 feet the distance from
the passageway access to appliance shall not exceed 20 feet measured along the centerline
of the passageway. The passageway shall be unobstructed and shall have solid flooring not
less than 24 inches. A level working platform not less than 30 inches by 30 inches shall be
provided in front of the service side of the appliance. A permanent 120-volt receptacle outlet
and lighting fixture shall be installed near the appliance. The switch controlling the lighting
fixture shall be located at the entrance to the passageway.
Located in a Garage
Appliances generating a glow, spark or flame capable of igniting flammable vapors may be
installed in a garage provided the pilots and burners or heating elements and switches are
at 18 inches above floor level (unless the unit is listed as flammable vapor ignition resistant).
If subject to vehicular damage, adequate barriers must be installed (e.g. 4 inch diameter steel
post installed in a 1 foot diameter by 2 foot deep footing).
66
Located in a Bedroom, Bathroom, or Closet

Water heaters shall be permitted to be installed in a bedroom, bathroom, or closet when
provided with a listed self-closing, gasketed door and all combustion air shall be obtained
from outdoors. Closets shall not be used for any other purpose.
Combustion Air
Combustion air must be maintained per California Plumbing Code. When the appliance is
located in an unconfined space (e.g. garage) the combustion air can be used from that area.
When located in a closet, combustion air must be provided at a minimum of two openings
(one at the top and one at the bottom) sized at 100 square inches each.
Sediment Trap
A sediment trap shall be installed on the gas line as close to inlet of the equipment as
practical. The following diagram illustrates sediment trap installation details:
67
To
equipment
inlet
Tankless Water Heaters

Tankless water heaters shall be listed by an approved testing agency (UL, UPC, etc.) and
be installed in accordance with the manufacturer’s requirements. Category II stainless
venting material and larger gas supply lines may be required based on the manufacturer’s
specifications/recommendations.
Tankless water heaters typically have a much higher BTU requirement than traditional tank
water heaters. Therefore, the existing gas line may need to be replaced in order to supply
the BTUs necessary based on the manufacturer’s requirements.
PG&E requires a minimum horizontal clearance of 36 inches between the gas meter and a
tankless water heater when located on the same wall.
IRRIGATION SPRINKLERS
Water supplies to lawn sprinkler systems shall be equipped with an approved vacuum
breaker installed on the discharge side of each of the last valves. Vacuum breakers shall be
installed at least 6 inches above the surrounding ground and above the highest sprinkler
head so at no time will the vacuum breaker will be subject to back pressure to drainage.
Irrigation pipes shall be installed a minimum of 12 inches below grade.
BATHTUBS AND SHOWERS

Any new or replaced mixing valve in a shower (including over a tub) shall be pressure
balancing set at a maximum 120° F. Any new or replaced water-filler valve in
bathtubs/whirlpools shall have a temperature limiting device set at a maximum of 120° F.
The water heater thermostat cannot be used to meet these provisions.
Jacuzzis and spas shall have motor access, a dedicated circuit, and be UL listed. All metal
cables, fittings, piping, or other metal surfaces, within 5 feet of the inside wall of the
Jacuzzi/spa shall be properly bonded.
BUILDING SEWERS/DRAINAGE SYSTEM

Materials used for sewer systems shall be as follows for one- and two-story residential
dwelling units:
68
SEWER/DRAINAGE PIPING MATERIALS

Location Allowable Materials
Inside of a building cast iron, clay, lead, or copper type DWV. Schedule 40
DWV ABS/PVC may be used in residential building with
a maximum of 2 stories.
Outside of a building cast iron, clay, lead, copper type DWV, or schedule 40
DWV ABS/PVC
All piping of the building sewer which connects a draining system to the public or private
sewer must be of approved material and sizing. Sewers are to be kept in proper alignment
and installed with a minimum slope of 2% or 1/4 inch per foot of pipe.
Clean outs shall be installed with 2 feet of the exterior of the building, at the property line,
and at each aggregate horizontal change in direction exceeding 135°.
Traps
An approved type water seal must be installed immediately on the discharge side of every
plumbing fixture, except for those fixtures having an integral trap (toilet), to prevent the back
passage of air without materially affecting the flow of sewage or waste water through the
fixture.
Venting
An atmospheric vent of acceptable size and material is required on the discharge side of
each and every fixture trap. Vents provide airflow to protect trap seal from siphonage and
back pressure.
Island sinks have special venting requirements as illustrated in the following diagram:
GAS PIPING
Gas piping material shall be of wrought iron or steel (galvanized or black), yellow brass, or
copper types K, L, or ACR.
Gas pipe shall not be installed below ground within the exterior boundaries of a building. Gas
piping installed below ground outside of the exterior boundaries of any building shall be
protected from corrosion by an approved coatings or wrapping material. Installation
requirements for gas lines are listed in the following table:
69
INSTALLATION OF GAS PIPING (MINIMUM REQUIREMENTS)

Location Requirements
Installed outside, above ground Installed a minimum 6 inches above grade secured to wall
every 6 feet for Vi inch pipe and every 8 feet for % inch -
1 inch pipe.
Installed underground, beyond If metal piping is used, burial depth shall be 12 inches
the exterior boundaries of any If plastic piping is used, burial depth shall be 18 inches
building
Valves used in connection with gas piping shall be of the approved types. An accessible shut-
off valve of a type set forth in the paragraph above shall be installed in the fuel supply piping
outside of each appliance and ahead of the union connection thereto, and in addition to any
valve on the appliance. Shut-off valves shall be within 3 feet of the appliance. Shut-off valves
may be located immediately adjacent to and inside or under an appliance when placed in an
accessible and protected location so that such appliance may be removed without removal of
the valve. Shut-off valves may be accessibly located inside wall heaters and wall furnaces listed
for recessed installation where necessary maintenance can be performed without removal of
the shut-off valve.
All gas outlets located in a barbecue or fireplace shall be controlled by an approved operating
valve located in the same room and outside the hearth, but not more than 4 feet from such
outlets. When piping on the discharge side of any such control valve is standard weight iron or
galvanized steel, such piping may be imbedded in or surrounded by not less than 2 inches of
concrete or masonry.
A gas appliance may be connected with an approved listed metal appliance connector under
the following conditions:
• Listed metal appliance connectors shall have an overall length of not to exceed 3 feet
except a range connector, which may not exceed 6 feet
• No part of such connector shall be concealed within or extended through any wall, floor
or partition
• A listed accessible appliance connector valve not less than the nominal size of the
connector shall be provided at the gas piping outlet immediately ahead of the connector
• All connectors shall be of such size to provide the total demand of the connected
appliance
• Aluminum alloy connectors may be used only in interior locations where they shall not
be in contact with masonry, plaster or insulation, or are not subject to repeated corrosive
wettings
The connection of an indoor appliance with any type of gas hose is prohibited, except when used
with laboratory or shop equipment or equipment that requires mobility during operation. Such
connections shall have the shut-off or stopcock installed at the connection to the building piping.
When gas hose is used, it shall be of the minimum practical, but not to exceed 6 feet, except for
hand torches and special mobile equipment, and shall not extend from one room to another nor
pass through any walls, partitions, ceilings, or floors. Under no circumstances shall gas hose be
concealed from view or used in a concealed location. Only listed gas hose shall be used and only
in accordance with its listing. Gas hose shall not be used where it is likely to be subject to
excessive temperatures (above 125 degrees Fahrenheit) nor shall it be used as a substitute for
a standard appliance connector.
70
Outdoor portable appliances may be connected with an approved outdoor hose connector not to
exceed 15 feet in length provided it connects outdoors to approved gas piping including an
approved valve at the inlet of the hose connector.
All gas piping shall be tested prier to connection to the gas system. The gas line is required to
hold 3 pounds per square inch of air for 10 minutes. Test gauge shall have a scale not greater
than 15 pounds.
SPACE HEATING AND COOLING REQUIREMENTS EQUIPMENT

All heating and comfort cooling appliances shall be listed by an approved testing agency (e.g.
Underwriters Laboratories-UL, International Association of Plumbing and Mechanical Officials -
IAPMO, etc.) or approved by the Chief Building Official. All equipment shall also comply with the
energy efficiency standards of the State of California Energy Commission.
INSTALLATION LOCATIONS
Heating and comfort cooling equipment shall be installed and located as specified in the
manufacturer’s installation standards. Wall heaters located in a bedroom, bathroom, or closet
shall have a sealed combustion chamber and be directly vented to the exterior of the building.
Furnaces shall be installed in accordance with the manufacturer’s installation requirements.

When installed in a closet or alcove, the clear space around the furnace shall comply with the
manufacturer’s installation requirements.
COMBUSTION AIR
All fuel burning equipment shall be assured a sufficient supply of air for proper fuel combustion,
ventilation and draft hood dilution installed with approved material and in such a manner to comply
with the intent of the 2010 California Mechanical Code.
71
HEATING SYSTEM
Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining
a room temperature of 68 degrees Fahrenheit at a point 3 feet above the floor in all habitable
rooms. Such facilities shall be installed and maintained in a safe condition.
No un-vented fuel-burning heater shall be permitted. All heating devices or appliances shall be
of an approved type.
A sediment trap shall be installed on the gas line as close to inlet of the equipment as practical.
The following diagram illustrates sediment trap installation details:
Gas supply inlet
To
equipment
Wet
AIR CONDITIONING SYSTEM

The condenser unit shall be located and secured to a 3-inch thick slab or approved platform. The
condensate line shall drain to a landscaped area or to the sanitary sewer line.
Insulation on the suction line (cooling refrigerant line) shall be protected from physical damage or
ultraviolet deterioration by an aluminum or metal shroud, paint, plastic cover, or ultraviolet
resistant tape.
The exterior air conditioning condenser units shall meet the minimum setback requirements for
the zoning district. Additionally, noise generated by condenser, regardless of its location, cannot
exceed 65 decibels during the day, or 50 decibels at night as measured from any property line.
Setbacks
The condenser unit shall meet the zoning district setbacks for the property. For all residentially
zoned properties, the minimum rear yard setback is 10 feet For properties in the R-0, R-1.5 and
R-2 Zoning Districts, the minimum side yard setback is 4 feet All other residential zoning districts
require a 6 feet minimum side yard setback. Corner lots must have a 9 feet setback along the
longer street frontage.
72
Noise
Noise shall not exceed 50 dBA during the hours of 10:00 p.m. and 7:00 a.m. or 60 dBA during
7:00 a.m. and 10:00 p.m. at any point on adjacent residentially zoned property.
Screening
All air conditioning units must be screened on all four sides. In most cases, air conditioning units
located in private yards meet this requirement. If the proposed air conditioning unit is located on
the roof, on a corner lot between the fence and the street, or in private homeowner’s association
area.
VENTING OF APPLIANCES
Every vented appliance shall be connected to an approved venting system designed and
constructed as to develop a positive flow adequate to convey all combustion products to the
outside atmosphere.
DUCTS
Every duct and plenum which is a portion of any comfort heating, comfort cooling system shall
be of galvanized sheet 30 gage if 14 inches or less and 28 gage if over 14 inches. All seams shall
be made substantially airtight. Non-metallic duct system shall be of approved type for the use
intended and identified by a label of other suitable identification.
MEANS OF DISCONNECT
An approved, independent means of disconnect for the electrical supply to each piece of
equipment shall be provided in sight (but not more than 50 feet away) of the equipment served
when the supply voltage exceeds 50 volts. The main electrical panel shall be labeled with the
circuit for the new equipment.
SERVICE RECEPTACLE
Provide a 15- or 20 amp receptacle at an accessible location within 25 feet of the condenser unit.
If located outside, the receptacle shall be GFCI protected and in a weatherproof cover (bubble
cover). The service receptacle shall not be connected on the load side of the required means of
disconnect.
ILLUMINATION
Permanent switch controlled lighting shall be installed for maintenance of equipment and shall be
accessible. Such lighting shall provide sufficient illumination to safely approach the equipment
and perform the tasks for which access is provided. Control of the lighting shall be provided at
the access entrance.
EQUIPMENT LOCATED IN A GARAGE

Appliances generating a glow, spark, or flame capable of igniting flammable vapors may be
installed in a garage provided the pilots and burners or heating elements and switches are at
least 18 inches above floor level.
73
Exception: Sealed combustion system appliances may be installed at floor level.
If subject to vehicular damage, adequate barriers must be installed (e.g. 4 inch diameter steel
post installed in a 1 foot diameter by 2 foot deep footing).
EQUIPMENT LOCATED IN AN ATTIC

Furnaces located in an attic area shall comply with the diagram below. Additionally, if the attic
and roof is conventionally framed, ceiling joist under the location of the FAU unit shall be
doubled with a minimum 2X6 joists. If the attic and roof framing is a prefabricated engineered
truss system, an engineering report (wet stamped and signed by a licensed engineer) shall be
submitted for review and approval prior to issuance of a building permit.
Furnace electrical Disconnect

(Sec. 306.2 UMC)
Light Over
Controls
5-0 Switch
MIN
Access Opening, not less than
30" X 22" or Smaller than the
Largest Piece of Equipment
3/4 Plywood Nailed to Framing

With 8d nails @ 6712" With A35'sOr
Equal at Each Corner of New Unit
Unobstructed Passageway Which

1) not less than 30 high and 30 wide
2) not more than 20 feet in length
3) continuous solid flooring not less than 24" wide
4) a level service space at least 30 deep and 30 wide
located at the front or service side of the equipment
ENERGY CONSERVATION REQUIREMENTS

The State of California Energy Commission requires all residential construction (including new
buildings and additions/remodels to existing buildings) to meet minimum energy efficiency.
These energy efficiency standards are commonly referred to as “Title 24.” Following is a
synopsis of these standards for single family homes. For further information, refer to
www.enery.ca.gov/title24 or contact an energy consultant.
Energy compliance documentation is required when submitting plans for new construction or
an addition to an existing home. Completion of the documentation ensures that the
construction, as planned, will comply with the State of California
74
Energy Efficiency Standards. Compliance with these standards at the construction phase is
ensured by the contractor completing an Installation Certificate or Insulation Certificate stating
that all equipment was installed according to the approved plans.
When remodeling an existing residential building where no new square footage is added, specific
forms or documentation is not be required; however, minimum mandatory features must still be
met. Refer to the Mandatory Measures section below for specific information.
The Energy Commission offers two methods of ensuring new construction and additions meet
the energy efficiency standards; a prescriptive package or a performance method. The
prescriptive package provides a standardized list of requirements for energy efficiency measures.
The required documentation is typically completed by the project designer or architect. When
these prescriptive measures are not met, a computer-based performance method can be used
to determine compliance with the energy standards. The performance method is typically done
by an energy consultant.
The following describes the applicable Title 24 energy efficiency requirements for various types
of residential construction/alternations:
ENERGY EFFICIENCY REQUIREMENTS FOR RESIDENTIAL
CONSTRUCTION/ALTERATIONS
Type of Construction/Alteration Title 24 Standards
Interior Alternation/Remodel (no additional Mandatory Measures
square footage)
Addition to Existing Buildings and New Mandatory Measures and either the Prescriptive
Construction Package or Performance Standards
MANDATORY MEASURES
The following mandatory measures are required for all interior alternations/remodels, additions to
existing buildings, and new construction. These are minimum requirements and more efficient
standards may be required with the computer Performance Standards method, which is typically
completed by an energy consultant.
Building Insulation
The following table shows the minimum insulation ratings allowed:
MINIMUM INSULATIO N RATINGS
Locations Insulation Rating
Ceiling (wood framed) R-30
Walls (wood framed) R-13
Raised floors R-19
Water Heater Tank Insulation
Water heater tanks shall be externally insulated with an R-12 wrap unless the energy factor
rating of the water heater unit exceeds the Federal minimum standards (this information is on
the manufacturer informational label on the unit).
75
Pipe Insulation
Insulation shall be protected from damage, including that due to sunlight, moisture, equipment
maintenance, and wind including but not limited to the following:
• Insulation exposed to weather shall be suitable for outdoor service; e.g., protected by
aluminum, sheet metal, painted canvas, or plastic cover. Cellular foam insulation shall be
protected as above or painted with a coating that is water retardant and provided shielding
from solar radiation that can cause degradation of material.
• Insulation covering chilled water and refrigerant suction piping located outside the
conditioned space shall include a vapor retardant located outside the insulation (unless
the insulation is inherently vapor retardant), all penetrations and joints of which shall be
sealed.
Pipe insulation is required in the following locations:

• The first 5 feet of hot and cold water pipes from the storage tank.
• All piping with a diameter of % inch or larger.
• All piping associated with a recirculating system regardless of the pipe diameter.
• Piping from the heating source to a storage tank or between tanks.
• Piping buried below grade.
• All hot water pipes from the heating source to the kitchen fixtures.
PIPE INSULATION REQUIREMENTS MINIMUM R-VALUE
Hot or Cold Piping Size Insulation Thickness Required for Pipe
Diameter Less than or Equal to 2 inches
< 1 inch 1.0 inch
1 inch to <4 inches 1.5 inch
Windows, Skylights, and Exterior Doors

Manufactured exterior doors and windows/skylights (window) products must be certified by the
California Energy Commission. The minimum standards for new windows, skylights, or exterior
doors are a maximum U-factor of 0.58 and Solar Heat Gain Coefficient (SHGC) of 0.58. This
certification will be shown as a label on the window, skylight, or exterior door. The label shall
not be removed before inspection.
Joints and Other Openings

The following openings in the building envelope must be caulked, gasketed, weather- stripped
or otherwise sealed:
• Exterior joints around window and door frames, between wall sole plates, floors, exterior
panels and all siding materials
• Opening for plumbing, electricity, and gas lines in exterior walls, ceilings, and floors
• All other such openings in the building envelop
Fireplaces, Decorative Gas Appliances, and Gas Logs

Because conditioned air can escape through a fireplace chimney, fireplace efficiency can be
greatly improved through proper air control. Installation of a factory-built or masonry fireplace
shall include:
• Closable metal or glass doors covering the entire opening of the firebox which can be
76
closed when the fire is burning.

• Combustion air intake to draw air from the outside of the building directly into the firebox.
This intake must be at least 6 square inches in area and be equipped with a readily
accessible, operable and tight-fitting damper. Outside combustion air intakes are not
required if the fireplace is installed over a concrete slab and will not be located on an
exterior wall.
• A flue damper with a readily accessible control.
Space Conditioning, Water Heating, and Plumbing System

The design and installation of a building’s space conditioning, water-heating and plumbing
systems have a significant impact on the building’s energy consumption. In view of this, the
standards set a number of minimum requirements for these systems.
Only HVAC (heating, ventilating, and air conditioning), water heating, and plumbing system
equipment certified by the manufacturer as complying with applicable Appliance Efficiency
Standard may be installed.
This certification will be shown on the label on the equipment. The label shall not be removed
before inspection. A certificate of compliance with the Appliance Efficiency Standards must be
posted at the building site when any equipment subject to the standards is installed.
Setback Thermostats
All heating and/or cooling systems must have an automatic setback thermostat with a clock
mechanism. The setback thermostat or mechanism is required to shut the system off during
periods of non-use and allows the building occupant to automatically setback the thermostat to
set points for at least four periods within 24 hours.
Pilot Lights
Continuously burning pilot lights are not permitted on any of the following equipment:
• Fan type central furnaces.
• Household cooking appliances, except cooking appliances without an electrical supply and
which each pilot consumes less than 150 Btu/hr.
• Pool heaters or spa heaters.
• Fireplaces, decorative gas appliances, and gas logs.
Lighting
High Efficiency Lighting Fixtures
High efficiency lighting fixtures for residential lighting shall contain only high efficiency lamps
and shall not contain a medium screw base socket. Ballasts for fluorescent lamps rated 13 watts
or greater shall be electronic and shall have an output frequency not less than 20 kHz.
Any low efficiency lighting shall be on separate switches from the high efficiency lighting.
The following table lists the minimum lumens per watt rating for lighting in order to qualify as
high efficiency:
77
HIGH EFFICIENCY LAMP REQUIREMENTS

Lamp Power Rating Minimum Lamp Efficiency
5 or less 30 lumens per watt
Over 5 to 15 watts 40 lumens per watt
over 15 watts to 40 watts 50 lumens per watt
over 40 watts 60 lumens per watt
A listing of approved high efficiency lighting fixtures is available on-line at:

http://www.appliances.energy.ca.gov/QuickSearch1024.aspx
Lighting in Kitchens
Permanently installed lighting fixtures in kitchens shall have a total rated wattage shall be high
efficiency lighting fixtures. However, a maximum of 50 percent of the total rated wattage
(manufacturer’s maximum wattage) may be low efficiency lighting.
When calculating the total rated wattage of permanently installed lighting, include lighting in
areas adjacent to the kitchen if they are controlled by the same switch as the kitchen lighting.
Permanently installed lighting that is located within cabinetry shall be designed so that the
lighting fixtures use a maximum of 20 watts per lineal foot of illuminated cabinetry.
Lighting in Bathrooms
Bathrooms shall have a minimum of one high efficiency fixture permanently installed. Any
additional lighting fixtures installed that are not high efficiency shall shall be controlled with a
vacancy sensor switch that requires a manual on activation (does not automatically turn on) and
automatically turns off within 30 minutes after the room is vacated.
Lighting in Garages, Laundry Rooms, and Utility Rooms
Permanently installed lighting fixtures in garages, laundry rooms, and utility rooms shall be high
efficiency lighting fixtures or controlled by a vacancy sensor switch. The vacancy sensor switch
requires a manual on activation (does not automatically turn on) and automatically turns off within
30 minutes after the room is vacated.
Lighting other than in Kitchens, Bathrooms, Garages, Laundry Rooms, and Utility Rooms
Permanently installed lighting fixtures located in rooms other than kitchens, bathrooms, garages,
laundry rooms, and utility rooms shall be high efficiency lighting fixtures or shall be controlled by
a dimmer switch or vacancy sensor switch. The vacancy sensor switch requires a manual on
activation (does not automatically turn on) and automatically turns off within 30 minutes after the
room is vacated.
Recessed Luminaries in Ceilings

Lighting fixtures recessed into ceilings shall be approved for zero clearance insulation cover (IC)
and include a label certifying air tight (AT), and shall be sealed with a gasket or caulk between
the housing and ceiling.
Outdoor Lighting
Lighting fixtures providing outdoor lighting and permanently attached to a residential building or
78
to other buildings on the same lot shall be high efficiency lighting fixtures or shall be controlled by
a motion sensor with integral photo control.
Air-Distribution System Ducts and Fans

Portions of supply-air and return-air ducts and plenums shall either be insulated to a minimum
installed level of R-4.2 or be enclosed entirely in conditioned space.
Connections of metal ducts and the inner core of flexible ducts shall be mechanically fastened.
Openings shall be sealed with mastic, tape, or other duct-closure system that meets the
applicable requirements of UL 181, UL 181A or UL 181B or aerosol sealant that meets the
requirements of UL 723. If mastic or tape is used to seal openings greater than 1/4 inch, the
combination of mastic and either mesh or tape shall be used. Products that meet the Underwriters
Laboratories, Inc. (UL) standards will display such sticker on the product and shall be installed in
accordance with the manufacturer’s installation requirements.
All fan systems that exhaust air from the building to the outside, regardless of capacity, must be
provided with back draft or automatic dampers to prevent air leakage.
Building cavities, support platforms for air handlers, and plenums defined or constructed with
materials other than sealed sheet metal, duct board or flexible duct shall not be used for
conveying conditioned air. Building cavities and support platforms may contain ducts. Ducts
installed in cavities and support platforms shall not be compressed to cause reductions in the
cross-sectional area of the ducts.
Protection of Insulation
Insulation shall be protected from damage, including that due to sunlight, moisture, equipment
maintenance, and wind but not limited to the following:
• Insulation exposed to weather shall be suitable for outdoor service (e.g., protected by
aluminum, sheet metal, painted canvas, or plastic cover).
• Cellular foam insulation shall be protected as above or painted with a coating that is water
retardant and provides shielding from solar radiation that can cause degradation of the
material.
Duct System Sealing and Leakage Testing

When space conditioning systems utilize forced air duct systems to supply conditioned air to an
occupiable space, the ducts shall be sealed, as confirmed through field verification and diagnostic
testing. The total leakage of the duct system shall not exceed 6 percent.
Whenever an existing furnace is replace, new or replacement air conditioning is installed, ducts
are replaced, or 40 feet of new ducts added, a duct leakage test is also required. The total leakage
of the duct system shall not exceed 15 percent.
The duct air leakage tests are performed by a HERS rater. A listing of certified HERS raters can
be found at: http://www.energy.ca.gov/HERS/providers.html
NEW CONSTRUCTION AND ADDITIONS TO EXISTING BUILDINGS

New construction and additions to existing residential buildings shall meet the requirements
79
Mandatory Features as described above and either the Prescriptive Package or the Performance
Standards as described below.
The Prescriptive Package is a standard list of energy efficiency requirements for additions and
new construction. The benefit of the Prescriptive Package is that the required compliance
documentation can typically be completed by a residential designer or homeowner and may not
require the use of an energy consultant. In order to use the Prescriptive Package, all of the
requirements must be met without deviation. If the Prescriptive Package requirements are not
met, compliance with the energy efficiency standards can be demonstrated by using the
Performance Standards. This is typically completed by an energy consultant.
Prescriptive Package
While Title 24 offers various Prescriptive Packages, the package most commonly used in
Sunnyvale is Package A and contains the following requirements:
PRESCRIPTIVE PACKAGE A
Feature or
Minimum Standards
Equipment
Insulation Ceiling: R-30
Wall: R-15+4 or R-13+5
Raised-floor: R-19
Radiant The required radiant barrier is a highly reflective, low emitting material
Barrier installed at the underside surface of the roof deck and the inside surface of
the gable ends or other exterior vertical surfaces in attics to reduce solar
heat gain into the attic.
Windows/
skylights Total maximum area is 20% of floor area with no more than 5% facing west.
Maximum U-factor: 0.32
Maximum Solar Heat Gain Coefficient (SHGC): 0.25
Space Heating Gas furnaces shall be approved by the California Energy Commission.
and Space
Cooling
Equipment
Water Heating A single gas or propane tank storage type water heater that has a maximum
Systems input of 75,000 Btu per hour that is externally insulated with an R-12 wrap
unless the energy factor rating of the water heater unit exceeds the Federal
minimum standards.
Or, a single gas or propane instantaneous, tankless water heater with a

maximum input of 200,000 Btu per hour. For recirculation distribution
systems, only Demand Recirculation Systems with manual control pumps
shall be used.
Performance Standard
When the requirements of the Prescriptive Package, as noted above, are not met, the
Performance Standard method can be used to show compliance with the Title 24 energy
requirements. The Performance Standard method uses an approved computer program to weigh
80
and balance areas which do not meet the Prescriptive Package requirements with other areas
that may be enhanced beyond the minimum requirements. The Performance Standards are
typically completed by an energy consultant.
81

Residential Construction Standards PDF

Uploaded by

Copyright:

Available Formats

Residential Construction Standards PDF

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Residential Construction Standards PDF

Uploaded by

Copyright:

Available Formats

CITY OF SUNNYVALE

Telephone: (408) 730-7444

• E-Permits - Obtain 17 various types of residential building permits on-line.

Chuck Clark, Chief Building Official

TABLE OF CONTENTS III

PERMITS, PLAN CHECKS, AND FEES ................................................................................. 9

NEW CONSTRUCTION, ADDITIONS, AND INTERIOR REMODEL STANDARDS .... 17

EXTERIOR IMPROVEMENTS AND ACCESSORY BUILDING/STRUCTURE STANDARDS

CONSTRUCTION STANDARDS AND DETAILS .................................................................35

APPENDIX .......................................................................................................................... A-1

ZONING AND LAND USE

along the street.

Structure. That which is built or constructed.

RESIDENTIAL ZONING STANDARDS

1st Story Front Setback- 20 ft Max. Height - 30 ft 2 stories

1st Story Front Setback- 20 ft Max. Height - 30 ft 2 stories

1st Story Front Setback- 20 ft Max. Height - 30 ft 2 stories

ft. for 2nd story.

Sample Site Plan Site Illustrating Location of Yards

REAR YARD SETBACK EXCEPTION

Driveway Vision Triangle

Corner Vision Triangle

ALLOWABLE HOURS OF CONSTRUCTION

Extended Hours Allowed for Single Family Detached Housing

PERMITS, PLAN CHECKS, AND FEES

BUILDING PERMITS, PLAN CHECKS, AND INSPECTIONS

WORK EXEMPT FROM REQUIRING A BUILDING PERMIT

1. Cosmetic work such as painting, papering, replacing floor coverings, trim

Exception: Replacement of a main disconnect does require a permit.

Express Plan Check

approved by the building inspector at various stages of construction. No portion of a building

MINIMUM REQUIRED INSPECTIONS

Scheduling Building Inspections

FIRE SPRINKLER PERMITS, PLAN CHECKS, AND

Fire Sprinkler System Plan Check

Fire Sprinkler Inspection

Scheduling Fire Inspections

NEW CONSTRUCTION, ADDITIONS, AND

• Compatibility with the neighborhood. The appearance of the house must be

To convert an existing garage or carport to living space, an equivalent number of covered

GREEN BUILDING PROGRAM

• implement sustainable development and construction practices that use natural

Type of Project Minimum Standard Verification/Review Voluntary Incentives

WATER EFFICIENT LANDSCAPING AND IRRIGATION

WATER EFFICIENT PLUMBING FIXTURES

WATER EFFICIECNY PLUMBING FIXTURES IN NEW KITCHENS/BATHROOMS

RESIDENTIAL AUTOMATIC FIRE SPRINKLERS

SMOKE AND CARBON MONOXIDE ALARMS

Remodeled Dwelling Units

SMOKE ALARM AND CARBON MONOXIDE IM INSTALLATION AND LOCATION

Smoke Alarm and Carbon Monoxide Alarm Maintenance

Smoke Alarm and Carbon Monoxide Alarm Device Location

Smoke Alarm Batteries and Replacement

EXTERIOR IMPROVEMENTS AND ACCESSORY

ACCESSORY STRUCTURES (SHEDS, DECKS, ETC.)

18” or greater in height 20’ Zoning Setback* 10’

The following are additional requirements for decks:

PATIO COVER STANDARD CONSTRUCTION DETAIL

The fence between 3.5 feet