Ross council introduces 2025 fire, wildland-urban-interface and building code ordinances; schedules Nov. 13 public hearings

The Ross Town Council voted Oct. 9 to introduce three ordinances that update local code adoption to the most recent state and international model codes and to schedule public hearings and second readings on Nov. 13, 2025.

The ordinances are intended to adopt the 2025 edition of the California Fire Code and the 2024 International Fire Code (with local amendments) (ordinance no. 732); the 2025 California Wildland-Urban Interface Code and 2024 International WUI Code (ordinance no. 733); and the 2025 California Building Code suite including the Residential, Electrical, Mechanical, Plumbing, Green Building, Energy and related reference codes (ordinance no. 734). Each introduction was passed by roll-call vote 4–0 and will return for a second reading and adoption public hearing on Nov. 13, 2025.

Rob Bastian (staff) and Ross Valley Fire Chief Mahoney presented the fire-code changes, explaining that the California Building Standards Commission’s three-year code cycle requires local agencies to review and adopt changes by Jan. 1, 2026. Among the locally proposed amendments the presenters highlighted were a correction raising required vertical clearance over fire lanes from 13 feet 6 inches to 15 feet to improve fire apparatus travel, removal of two previous exceptions to the emergency responder radio communications enhancement requirement (so that buildings with weaker interior radio coverage must install enhancement systems), and adoption of Appendix D (fire apparatus access roads) to align countywide standards.

On the WUI code, staff said the code consolidates prior WUI requirements now placed separately in the building and fire codes, and adds several local clarifications: requiring both the fire code official and building code official to issue final approval before certificates of completion are issued; expanding the code definition for vegetation management plans (VMP) and requiring VMPs be included with new-construction or substantial-remodel approvals; raising fire-lane design loads from 70,000 to 75,000 pounds to align with countywide apparatus access standards; and requiring the location of emergency water supplies and fire-protection system power sources be shown on fire protection plans. Presenters noted these provisions mainly apply to new developments and substantial remodels, not to ordinary single-family work.

Ross’s contract building official, Greg McFann, reviewed the 2025 building-code updates; he said local amendments from the 2022 cycle were carried forward and that state updates include changes to duplex fire resistance, stricter plumbing fixture flow requirements, ADU plumbing and hot-water delivery rules, energy-code updates affecting heat-pump efficiencies and photovoltaics, and expanded green-building EV-charging and material-reuse provisions.

Council members asked staff to clarify which changes would affect routine residential projects and which apply mainly to new developments. Staff emphasized that many amendments re-state existing local rules and that the new local provisions are focused on safety, emergency response and alignment with countywide standards. Council members moved and unanimously approved the introductions and the Nov. 13 public hearing dates; no ordinances were adopted at the Oct. 9 meeting.