The purpose of this chapter is to adopt by reference the 2025 Edition of the California Building Standards Code Title 24 identified herein, and the 2024 Edition of the International Property Maintenance Code subject to the definitions, clarifications, and the amendments set forth in this chapter. The purpose of this chapter is also to provide minimum requirements and standards for the protection of the public safety, health, property, and general welfare of the city of King City. The ordinance codified in this chapter is adopted under the authority of Government Code Subsection 50022.2 and Health and Safety Code Section 18941.5
California Building Standards Title 24.
PART 1
California Administrative Code.
PART 2
California Building Code Volumes 1 and 2 including listed appendix chapters.
PART 2.5
California Residential Code including listed appendix chapters.
PART 3
California Electrical Code including listed appendix chapters.
PART 4
California Mechanical Code including the appendix chapters.
PART 5
California Plumbing Code including listed appendix chapters.
PART 6
California Energy Code including the listed appendix chapters.
PART 8
California Historical Building Code including listed appendix chapters.
PART 9
California Fire Code including the listed appendix chapters.
PART 10
California Existing Building Code including listed appendix chapters
PART 11
California Green Building Standards Code.
PART 12
California Referenced Standards Code including listed appendix chapter.
(Ord. 840, 12/9/2025[1])
[1]
Editor's Note: This ordinance also repealed Ord. 814.
This chapter shall be known as the city of King City Building Code, and may be cited as such, and will be referred to herein as “this Code.”
(a) 
The provisions of the codes as adopted and amended herein, shall not apply to any building or structure for which application for a building permit was made prior to January 1, 2026. Such buildings or structure shall be erected, constructed, enlarged, altered or repaired in accordance with the provisions of this chapter in effect at the date of said application.
(b) 
All permit applications made after January 1, 2026, shall be processed in accordance with the provisions of the codes as adopted and amended herein.
(Ord. 840, 12/9/2025)
“Building Code”
means the California Building Code, or CBC 2025 Edition based on the 2024 International Building Code, promulgated by the International Code Council including the appendix thereto, together with those omissions, exceptions and additions thereto as amended in Title 24 of the California Code of Regulations and this title.
“Building official”
means the Chief Building Official, or a regularly authorized deputy.
“Existing building”
is a building legally erected prior to January 1, 2026.
“Fire Code”
means the California Fire Code, or CFC 2025 Edition based on the 2024 International Fire Code as adopted and amended by the city of King.
“Green Building Code”
is the California Green Building Standards Code 2025 Edition, promulgated by the International Code Council and as adopted in Title 24 of the California Code of Regulations and this title.
“Mechanical Code”
is the California Mechanical Code or CMC 2025 Edition based on the 2024 Uniform Mechanical Code including the appendix thereto, together with those omissions, amendments, exceptions and additions thereto as amended in Title 24 of the California Code of Regulations and this title.
“Occupancy”
is the purpose for which a building, or part thereof, is used or intended to be used.
“Permit”
is an official document or certificate issued by the building official authorizing performance of a specified building, plumbing, mechanical, or electrical activity or any combination of such permits issued jointly by the building official.
“Plumbing Code”
is the California Plumbing Code or CPC 2025 Edition based on the 2024 Uniform Plumbing Code including the appendix thereto, together with those omissions, amendments, exceptions and additions thereto as amended in Title 24 of the California Code of Regulations and this title.
“Residential Code”
means the California Residential Code, or CRC 2025 Edition based on the 2024 International Residential Code, including the appendix thereto, together with those omissions, amendments, exceptions and additions thereto as amended in Title 24 of the California Code of Regulations and this title.
“Structure”
is that which is built or constructed, an edifice or building of any kind, or any work artificially built up or composed of parts joined together in some definite manner.
“Technical Codes”
refer to those codes adopted by this chapter containing the provisions for design and maintenance of buildings and structures and building service equipment as herein defined which include, but are not limited to, the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Administrative Code, California Fire Code, California Historical Building Code, and the International Property Maintenance Code.
(Ord. 840, 12/9/2025)
Notwithstanding anything to the contrary contained in this chapter or in the Fire Code, above-ground storage of Class 1, Class 2, or Class 3, liquids at any location within the city is prohibited, except where such storage is in areas of the city with an M zoning designation or the storage is within a building and is specifically allowed under the provisions of Section 307.1.3, 307.1.4, or 307.1.5 of this chapter, provided that this prohibition shall not apply to any above-ground storage tank which was installed on a premises prior to the effective date of the ordinance codified in this chapter, and which has remained in continuous and uninterrupted use since its installation. Above-ground storage tank installations in eligible areas must meet the following conditions:
(1) 
No more than one thousand gallons aggregate on site unless approved by the fire chief.
(2) 
Setbacks from buildings must meet the provisions of the Fire Code.
(3) 
Must be at least seventy-five feet away from property line.
(4) 
Must be approved for installation and use by all appropriate and applicable regulatory agencies.
(5) 
Must meet other safety installation requirements as determined by the fire chief.
(Ord. 732 § 1, 2016)
Repairs, alterations and additions necessary for the preservation, restoration, rehabilitation or continued use of a building, structure or its building service equipment may be made without conforming to the requirements of the technical codes and in accordance with the provisions of the 2025 California Historical Building Code when authorized by the building official, provided.
(a) 
The building or structure has been designated by official action of the legally constituted authority of the city as having special historical or architectural significance.
(b) 
Unsafe conditions as described in this title are corrected.
(c) 
The restored building or structure and its building service equipment will be no more hazardous based on life safety, fire safety, and sanitation than the existing building.
(Ord. 840, 12/9/2025)
The following publications are hereby adopted by reference and incorporated in this code, except as expressly amended or superseded the provisions of this chapter.
(a) 
California Administrative Code, 2025 Edition—specific to administrative regulations of/for the California Building Standards Commission (BSC), the Department of Housing and Community Development (HCD-2), the Office of the State Fire Marshal (SFM), the Division of the State Architect (DSA), the Office of Statewide Planning and Development (OSHPD), the Department of Health Services (DHS), the Occupational Safety and Health Standards Board (OSHA), the California Energy Commission (CEC) the Department of Food and Agriculture (AGR), the Department of Youth Authority (AU), et al.
(b) 
California Building Code, 2025 Edition—based on the 2024 International Building Code including, among the appendices: Appendix Chapter C (Group U-Agricultural Buildings); Appendix Chapter I (Patio Covers); Appendix Chapter H (Signs); and Appendix Chapter J (Grading); as modified, as published by the International Code Council (ICC) as adopted and amended by the California Building Standards Commission in the California Building Standards Code, Title 24 of the California Code of Regulations.
(c) 
California Residential Code, 2025 Edition—based on the 2024 International Residential Code including, among the appendices: Appendix Chapter H (Patio Covers); and Appendix Chapter V (Swimming Pool Safety Act); as published by the International Code Council (ICC) as adopted and amended by the California Building Standards Commission in the California Building Standards Code, Title 24 of the California Code of Regulations.
(d) 
California Electrical Code, 2025 Edition—based on the 2023 National Electrical Code as published by the National Fire Protection Association, as adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(e) 
California Mechanical Code, 2025 Edition—based on the 2024 Uniform Mechanical Code as published by the International Association of Plumbing and Mechanical Officials, and as amended and adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(f) 
California Plumbing Code, 2025 Edition—based on the 2024 Uniform Plumbing Code including among the appendices: Appendix Chapter A (Recommended Rules for Sizing the Water Supply System); Appendix Chapter B (Explanatory Notes on Combination Waste and Vent Systems); Appendix Chapter D (Sizing Storm Water Drainage Systems); Appendix Chapter I (Installation Standards); Appendix Chapter L (Alternative Plumbing Systems); as published by the International Association of Plumbing and Mechanical Officials, and as adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(g) 
California Energy Code 2025 Edition including appendices as adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(h) 
California Historical Building Code 2025 Edition as adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(i) 
California Fire Code, 2025 Edition—based on the 2024 International Fire Code as published by the International Code Council (ICC) and as adopted and amended by the California Building Standards Commission in the California Building Standards Code, Title 24 of the California Code of Regulations, with local amendments.
(j) 
California Existing Building Code, 2025 Edition—based on the 2024 International Existing Building Code published by the International Code Council (ICC) as adopted and amended by the California Building Standards Commission in the California Building Standards Code, Title 24 of the California Code of Regulations.
(k) 
California Green Code, 2025 Edition as adopted by the California Standards Commission in Title 24 of the California Code of Regulations.
(l) 
California Referenced Standards Code, 2025 Edition, including appendices as adopted by the California Building Standards Commission in Title 24 of the California Code of Regulations.
(m) 
International Property Maintenance Code, 2024 Edition, published by the International Code Council.
(Ord. 840, 12/9/2025)
Changes in the character or use of a building, or portion thereof, shall not be made except as specified in the Building Code.
(Ord. 732 § 1, 2016)
(a) 
California Building Code Part 2, 2025 Edition:
(1) 
Administration Chapter 1 Volume 1 of the 2025 California Building Code, is hereby adopted and amended as follows:
(A) 
Subsection 103.1 Creation of enforcement agency, is amended to read as follows:
Subsection 103.1. The Building and Safety Department is hereby created and the official in charge thereof shall be known as the Building Official.
(B) 
Section 105 Permits is amended to read as follows:
Subsection 105.5 Expiration. Every Grading, Building, Fire, Plumbing, Mechanical, and Electrical permit issued by the city under this code shall expire by limitation and become null and void two (2) years after the date of issuance (the maximum allowable length for all permits is two (2) years, unless otherwise noted. Extensions will not normally be considered. Applicants with extenuating circumstances may submit written request and a filing fee to the Building Official. Such requests are required to outline extenuating circumstances that did not allow for the completion of the work as permitted). Or if the building or work authorized by such permit is not commenced within 180 days from the date of issuance, or if the building or work authorized by such permit is suspended or abandoned at any time after the work is commenced.
Suspension and/or abandonment shall be determined by lack of progress inspections for a period of more than 180 days since a previous documented inspection. If a permit has expired, no work can recommence until a new permit is obtained.
Section 105.5.1.2. The cost of a new permit, the purpose of which is to facilitate completion of work for which a permit has expired, will be based on a quantitative estimation of inspections deemed necessary for completion. If costs for providing services to the project exceed the estimated fees collected at permit issuance, additional fees will apply. Said fees will be in accordance with the City's Building Department Fee Schedule established by resolution of the City Council. It is the responsibility of the permittee to schedule all inspections necessary for a permit to remain current and valid. All inspections for this purpose must verify progress.
Section 105.5.2. Permits may be issued for a limited period of time when deemed necessary by the Building Official to abate dangerous, substandard, and/or illegal conditions. In such cases, the Building Official will establish the expiration at 30, 60, 90, or 180 days depending on the health and/or safety hazards. Such permit team limitations may be shorter if deemed appropriate and/or necessary by the Building Official.
(C) 
Section 109.2 Fees is hereby amended to read as follows:
Section 109.2.1 Building permit fees. All permit fees to include Building, Electrical, Mechanical, Plumbing, and Grading permit fees shall be in accordance with the schedule of fees adopted by resolution of the City Council of the City of King City from time to time.
Section 109.2.1 Plan Review Fee. When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting plans and specifications for review. Plan review fees will be in addition to building permit fees for building, electrical, mechanical and plumbing work and shall be established by the City's Building Department Fee Schedule established by resolution of the City Council. The plan review fee for grading shall be in accordance with the schedule established by the City Council. Where plans are incomplete or changed so as to require additional plan review, an additional plan review fee shall be charged in accordance with the schedule established by the City Council for such fee.
(D) 
Section 113 Board of Appeals, Section 113.1 is amended to read as follows:
The board of appeals established by Section 113 shall be the city council. Whenever any code adopted by reference establishes a board of appeals, that board shall be the city council and the provisions of Sections 12.06.040 and 12.06.050 shall supersede the provisions of the adopted code.
(2) 
Grading Appendix J Volume 2 of the 2025 California Building Code is hereby adopted and amended as follows:
(A) 
Section J110 Erosion Control is hereby amended to read as follows:
General—Building and access envelopes shall be delineated on the development plans when necessary to keep disturbance out of particularly erodible areas. Exposed soil shall be protected from erosion by temporary and/or permanent measures. Such protection may consist of mulching, plastic sheeting, and/or vegetation.
Runoff Control—Where concentrated runoff will occur, it will be carried in pipe or culvert conduits or over a non-erodible surface (paved, rocked, or vegetated) to catchment basins clearly shown on the development plan. All conduits must have proper energy dissipaters at the point of discharge when necessary to prevent erosion.
Building Site Runoff—Runoff from the building site shall be controlled by berms, swales, ditches, structures, vegetative filter strips and/or catch-basins to prevent the escape of sediment from the site. At least one percent (1%) grade will be required toward an improved storm drainage or catch-basin facility, either existing or planned.
Runoff Retention—Permanent holding of runoff on the site through percolation to the ground shall be required during and after construction, by the use of catch-basin, retention grading, pavement collection and recharge systems, and/or individual systems for housing units such as drywells or cisterns.
Topsoil—To promote regrowth of vegetation, the topsoil shall be stockpiled and reapplied upon completion of grading on slopes of less than 5:1 (20%).
Soil Placement and Disposal—The placing or disposal of soil, silt or other organic and earthen materials from construction and other soil-disturbance activities at locations above the anticipated high-water line of any stream in the basin where they may be washed into said waters by rainfall or runoff in quantities deleterious to fish, wildlife and other beneficial uses, is prohibited.
Temporary Vegetation—Temporary vegetation sufficient to stabilize the soil as permanent vegetation cover is maturing shall be established on all disturbed areas as needed and as each stage of grading is completed.
Winter Operation—October 15 to April 15.
(1)
Land disturbance or development operations may be restricted or temporarily halted between October 15 and April 15 (the normal rainy season) and/or other times whenever the city Building inspector determines that the weather, soil, slope and general site conditions may cause serious accelerated erosion or sediment damage either on-site or downstream. When work is allowed, native ground cover shall not be cleared, destroyed, burned, or disturbed more than 15 days prior to grading or construction work unless approved in advance by the city building inspector.
(2)
When land development work is allowed during the normal rainy season, adequate erosion and sediment control measures including sediment catch-basins must be in place and effective during any land disturbance.
(3)
All cut and fill slopes without established vegetation between October 15 and April 15 shall be mulched. The mulching shall be anchored by punching or tacking into the soil or by the use of netting. A minimum of 1,000 pounds of straw, or equivalent, per each 10,000 square feet of slope surface will be required to be anchored. An additional amount may be required by the city building inspector.
(4)
All erosion control plantings and mulching shall be closely monitored throughout the winter and runoff problems corrected promptly.
Dust—Dust from grading operations must be controlled. The permittee may be required to keep adequate equipment on the grading site to prevent dust problems.
Erosion Control Coordination with Project Installation.
(1)
All vegetative and/or structural measures required to safely discharge any accelerated run-off generated by the project shall be installed during the first or initial construction phase of the project.
(2)
Land shall be developed in increments of workable size which can be completed in a single construction season. Erosion and sediment control measures shall be coordinated with a sequence of grading, development and construction operations and all necessary erosion control measures shall be put in effect to the commencement of the next work increment and/or winter rainy season.
(3)
Prior to completion and final acceptance of the project, all erosion control measures must be in place and all exposed base soil shall be mulched, fertilized and otherwise prepared so that it is planted to a permanent vegetative cover. The city building inspector may require watering of planted areas to initiate and assure growth.
Existing major Developments—As part of an expansion or intensification of existing major developments, silt and grease traps or sediment catch-basins shall be required.
Maintenance—All on-site erosion control facilities shall be properly maintained by the owners for the life of the project so that they do not become nuisances with stagnant water, heavy algae growth, insect breeding, odors, discarded debris, and/or safety hazards. Vegetative maintenance required may include mowing, fertilization, irrigation and/or reseeding.
(b) 
California Electrical Code, 2025 Edition.
(1) 
Article 89 General Code Provisions, of the 2025 California Electrical Code, is hereby amended as follows:
Subsection 89.108.4.2 Fees. All permit fees to include Building, Electrical, Mechanical, Plumbing, and Grading permit fees shall be in accordance with the schedule of fees adopted by resolution of the City Council of the city of King City from time to time.
Subsection 89.108.4.3 Plan Review and Time Limitations. When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting plans and specifications for review. Plan review fees will be in addition to building permit fees for building, electrical, mechanical and plumbing work and shall be established by the City's Building Department Fee Schedule established by resolution of the City Council. The plan review fee for grading shall be in accordance with the schedule established by the City Council. Where plans are incomplete or changed so as to require additional plan review, an additional plan review fee shall be charged in accordance with the schedule established by the City Council for such fee.
(c) 
California Mechanical Code, 2025 Edition.
(1) 
Administration Chapter 1 of the 2025 California Mechanical Code, is hereby adopted and amended as follows:
(A) 
Section 104.3.2 Plan Review Fees is hereby deleted and amended to read as follows:
Subsection 104.3.2 Plan Review Fee. When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting plans and specifications for review. Plan review fees will be in addition to building permit fees for building, electrical, mechanical and plumbing work and shall be established by the City's Building Department Fee Schedule established by resolution of the City Council. Where plans are incomplete or changed so as to require additional plan review, an additional plan review fee shall be charged in accordance with the schedule established by the City Council for such fee.
(B) 
Section 104.5 Fees is hereby deleted and amended to read as follows:
Section 104.5 Mechanical Permit Fee. All permit fees to include Building, Electrical, Mechanical, Plumbing, and Grading permit fees shall be in accordance with the schedule of fees adopted by resolution of the City Council of the City of King from time to time.
(d) 
California Plumbing Code, 2025 Edition.
(1) 
Administration Chapter 1 of the 2025 California Plumbing Code, is hereby adopted and amended as follows:
(A) 
Section 104.3.2 Plan Review Fees is hereby deleted and amended to read as follows:
Section 104.3.2 Plan Review Fee. When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting plans and specification for review. Plan review fees will be in addition to building permit fees for Building, Electrical, Mechanical, Plumbing and Grading work and shall be established by the City's Building Department Fee Schedule established by resolution of the City Council. Where plans are incomplete or changed so as to require additional plan review, an additional plan review fee shall be charged in accordance with the schedule established by the City Council for such fee.
(B) 
Section 104.5 Fees is hereby deleted and amended to read as follows:
Section 104.5 Plumbing Permit Fee. All permit fees to include Building, Electrical, Mechanical, Plumbing and Grading permit fees shall be in accordance with the schedule of fees adopted by resolution of the City Council of the City of King from time to time.
(e) 
California Fire Code, 2025 Edition.
(1) 
Section 101.1 of the California Fire Code is hereby amended to read as follows:
101.1 Title. These regulations shall be known as the City of King Fire Code, hereinafter referred to as "this code."
(2) 
Section 101.2.1 is amended to read as follows:
101.2.1 Appendices. Provisions in all appendices to this code are hereby adopted in their entirety and shall apply.
(3) 
Section 102.1 is amended to read as follows:
102.1 Construction and design provisions. The construction and design provisions of this code shall apply to:
1.
Structures, facilities and conditions arising after the adoption of this code.
2.
Existing structures, facilities and conditions not legally in existence at the time of adoption of this code.
3.
Existing structures, facilities and conditions when identified in specific sections of this code.
4.
Existing structures, facilities and conditions that, in the opinion of the fire code official, constitute a distinct hazard to life and property.
5.
Existing structures alterations and repairs.
(4) 
Section 105.5.60 is added to read as follows:
105.5.60 Agricultural explosive devices. An operational permit is required for storage or use of any agricultural explosive device including "bird bombs."
(5) 
Section 112.2 is amended to read as follows:
112.2 Owner/occupant responsibility. Correction and abatement of violations of this Code shall be the responsibility of the owner. If an occupant creates, or allows to be created, hazardous conditions in violation of this Code, the occupant shall be held responsible for the correction and abatement of such hazardous conditions.
(6) 
Section 605.3.1 is added to read as follows:
605.3.1.1 Spark arresters. An approved spark arrester shall be installed on all chimneys, incinerators, smokestacks or similar devices using solid fuel for conveying smoke or hot gases to the outer air.
605.3.1.2 Spark arresters shall have openings in accordance with Section 2113.9.2(3) of the California Building Code and Section 1003.9.2 of the California Residential Code with minimum openings of 3/8" and maximum openings of 1/2".
(7) 
Section 901.1.1 is added to read as follows:
901.1.1 Responsibility. The owner of the protected premises shall be responsible for all fire protection systems within the protected premises, whether existing or installed under this code.
(8) 
Section 901.2.2 is added to read as follows:
901.2.2 Additional documentation. Additional documentation as required by the fire code official shall be provided to the fire code official in an acceptable format.
(9) 
Section 901.4 is amended to read as follows:
901.4 Installation. Fire protection systems shall be maintained in accordance with the original installation standards for that system. All systems shall be extended, altered, or augmented as necessary to maintain and continue protection whenever the building is altered, remodeled or added to. Alterations to fire protection systems shall be done in accordance with applicable standards.
(10) 
Section 901.4.8 is added to read as follows:
901.4.8 Nonoperational equipment. Any fire protection equipment that is no longer in service shall be removed.
(11) 
Section 901.6.4 is added to read as follows:
901.6.4 Qualifications of Inspection, Testing and Maintenance Personnel. All personnel performing any inspection, testing or maintenance of any fire protection system shall be qualified. Where such inspection, testing and maintenance is performed by an outside service company, the company shall be appropriately licensed in accordance with the California Business and Professions Code or by the California State Fire Marshal.
(12) 
Section 901.6.5 is added to read as follows:
901.6.5 Additional records. All documentation generated during any scheduled inspection or test of any fire protection system, whether required or voluntarily installed, shall be forwarded to the fire code official within 21 calendar days after the date of the inspection or test.
(13) 
Section 901.11 is added to read as follows:
901.11 Fire Protection Features for Plant Processing and Extraction Facilities.
901.11.1 Scope. This section applies to occupancies regulated by Chapter 38 of this Code.
901.11.2 Definitions.
901.11.2.1 Plant processing shall include all plant post-harvest operations, excluding retail sales of plant and related products.
901.112.2 Indoor cultivation shall be defined as all nursery or cultivation conducted in other than Group U occupancies (greenhouses).
901.11.3 Fire Protection Systems. All buildings or portions thereof housing plant post-harvest or indoor cultivation operations shall be protected as defined in this section.
901.11.3.1 Fire Sprinklers. Fire sprinklers shall be installed in accordance with Section 901.11.3.1.1, 901.11.3.1.2, or 901.11.3.1.3.
901.11.3.1.1 Installation. Fire sprinklers shall be installed in all buildings or portions thereof; such fire sprinkler systems shall be designed to Ordinary Group II design standards in the latest adopted edition of NFPA 13 and Section 903 of this code.
901.11.3.1.2 Group H. If the occupancy is classified as a Group H Occupancy the fire sprinkler system may be required to be designed and installed as an Extra Hazard fire sprinkler system.
901.11.3.1.3 Where permitted. Where permitted by the fire code official and not otherwise required by this code or the CBC, fire sprinklers may be eliminated in approved buildings less than 500 square feet.
901.11.3.2 Fire Alarm Systems. Fire alarm systems shall be installed in all buildings or portions thereof; such fire alarm systems shall include both fire sprinkler system monitoring and complete occupant notification as specified in the latest adopted edition of NFPA 72 and Section 907 of this code.
901.11.3.3 Special Hazard Systems. Where specified by appropriate UL listings for extraction booths utilizing volatile solvents, dry chemical fire protection systems shall be installed according to the latest adopted edition of NFPA 17. If there is no UL listing for the extraction booth, a dry chemical fire protection system shall be installed.
901.11.3.4 Portable Fire Extinguishers. Portable fire extinguishers shall be installed in accordance with NFPA 10 and Section 906 of this code.
(14) 
Section 903.3.1.1.1 #8 is added to read as follows:
8.
Passenger elevator shafts or associated passenger elevator mechanical rooms, where elevator shafts are constructed with a 2-hour fire resistive method.
(15) 
Section 903.3.1.1.2 is deleted.
(16) 
Section 903.3.1.2 is amended to read as follows:
903.3.1.2 NFPA 13R sprinkler systems. Automatic sprinkler systems in Group R occupancies up to and including four stories in height shall be permitted to be installed throughout in accordance with NFPA 13R as amended in Chapter 47 of this code.
903.3.1.2.1 Balconies and decks. Sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units were the building is of Type V construction, provided there is a roof or deck above. Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch to 6 inches below the structural members and a maximum distance of fourteen (14) inches below the deck of the exterior balconies and decks that are constructed of open wood joist construction.
903.3.1.2.3 Attics. Where NFPA 13R sprinkler systems are installed, all attic areas shall be provided with sprinkler protection in accordance with NFPA 13.
903.3.1.2.4 Sprinkler control valves. Where NFPA 13R sprinkler systems are installed, sprinkler system control valves shall be installed in accordance with NFPA 13.
903.3.1.2.5 Bathrooms. Automatic sprinklers shall be installed in all bathrooms, regardless of square footage, where an electrical receptacle is installed.
903.3.1.2.6 Accessible storage areas. Automatic sprinklers shall be installed in all accessible storage areas.
903.3.1.2.7 Under-stair spaces. Automatic sprinklers shall be installed in all under-stair spaces including all under-stair closets.
(17) 
Section 903.3.1.3 is amended to read as follows:
903.3.1.3 NFPA 13D sprinkler systems. Automatic fire sprinkler systems installed in one- and two-family dwellings; Group R-3 and R-4 congregate living facilities and townhouses shall be permitted to be installed throughout in accordance with NFPA 13D as amended in Chapter 80. The requirements of this section supersede the requirements of the California Residential Code.
903.3.1.3.1 Hydrostatic Testing. All fire sprinkler systems installed in one- and two-family dwellings shall be tested for leakage by undergoing a hydrostatic test made at 200 psi for a two-hour duration.
903.3.1.3.2 Water Supply. Each water system supplying both domestic and fire protection systems shall have a single indicating-type control valve, arranged to shut off both the domestic and sprinkler systems. A separate shut-off valve for the domestic system only shall be permitted to be installed. The location of the control valve shall be approved by the fire code official.
903.3.1.3.3 Bathrooms. Automatic sprinklers shall be installed in all bathrooms, regardless of square footage, where an electrical receptacle is installed.
903.3.1.3.4 Garages. Automatic sprinklers shall be installed in all attached garages and other accessory structures and in all garages and other accessory structures located within 20 feet of the main residence.
903.3.1.3.5 Storage Areas. Automatic sprinklers shall be installed in all accessible storage areas.
903.3.1.3.5.1 Under Stair Locations. Automatic sprinklers shall be installed in all under-stair spaces including all closets.
903.3.1.3.6 Alarms. Local water flow alarms shall be provided on all sprinkler systems. Local water flow alarms shall be powered from the main kitchen refrigerator circuit. The local water flow alarm shall be clearly audible from within the master bedroom at an audibility level of not less than 75 dBa. Where no kitchen exists in the building, the water flow alarm shall be powered from the bathroom lighting circuit. Where required by the fire code official, interior audible notification appliances or additional water flow alarms may be required to be installed at locations specified by the fire code official.
903.3.1.3.7 Automatic fire sprinklers shall be installed to protect all furnaces and heating system appliances.
(18) 
Section 903.4.1 is amended to read as follows:
903.4.1 Monitoring. Alarm, supervisory and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station, remote supervising station or proprietary station as defined in NFPA 72, or, where approved by the fire code official, shall sound an audible signal at a constantly attended location. The fire alarm system installed to transmit such signals shall be considered a building fire alarm system. (exceptions remain unchanged)
(19) 
Section 903.4.2 is amended to read as follows:
903.4.2 Alarms. One exterior approved audible appliance shall be connected to each automatic sprinkler system in an approved location. Sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a building fire alarm system is installed, actuation of the automatic sprinkler system shall actuate the building fire alarm system. Interior alarm notification appliances shall be installed as required by Section 903.4.2.1.
(20) 
Section 903.4.2.1 is added to read as follows:
903.4.2.1 Notification. Where an automatic fire sprinkler system is installed in a building with more than one tenant or with over 100 sprinkler heads, audible and visible notification appliances shall be installed throughout the building as follows:
a.
Audible notification appliances shall be installed so as to be audible at 15 dBa above average sound pressure level throughout the building.
b.
Visible notification appliances shall be installed in all public and common use areas, restrooms and corridors in accordance with the spacing requirements of NFPA 72.
c.
Visible notification appliances can be eliminated in normally unoccupied portions of buildings where permitted by the fire code official.
Exception: The requirements of this section do not apply to Group R-3 Occupancies.
(21) 
Section 903.4.3 is amended to read as follows:
903.4.3 Floor control valves. Approved indicating control valves and water flow switches shall be provided at the point of connection to the riser on each floor in all buildings over one story in height and shall be individually annunciated as approved by the fire code official.
(22) 
Section 904.12.2 is amended to read as follows:
904.12.2 System interconnection. The actuation of the fire extinguishing system shall automatically shut down all fuel and electrical power located under the hood, except for the electrical power to the exhaust air supply. The fuel and electrical supply reset shall be manual.
(23) 
Section 904.12.5.2 is amended to read as follows:
904.12.5.2 Extinguishing system service. Automatic fire extinguishing systems shall be serviced by a CSLB licensed C-16 contractor or a CSFM licensed "A" licensee at least every six months and after activation of the system. Inspection shall be performed by the owner at least monthly in accordance with the currently adopted edition of NFPA 17-A. The service contractor shall review the records of monthly inspections every six months, and deficiencies shall be reported to the fire code official. A service report shall be forwarded to the fire code official by the licensed service contractor within 21 days after every service on the appropriate AES form.
(24) 
Section 907.1.6 is added to read as follows:
907.1.6 Multiple Fire Alarm Systems. Multiple fire alarm systems within a single protected premises are not permitted, unless specifically authorized by the fire code official.
(25) 
Section 907.2 is amended to read as follows:
907.2 Exception 1. The manual fire alarm box is not required for fire alarm control units dedicated to elevator recall control.
(26) 
Section 907.6.6 is amended to read as follows:
907.6.6 Monitoring. Fire alarm systems, whether required by this chapter or the California Building Code or voluntarily installed, shall be monitored by an approved supervising station in accordance with NFPA 72 and this section.
(27) 
Section 907.7.2 is amended to read as follows:
907.7.2 Completion documents. The following documentation shall be provided at the time of acceptance testing for all fire alarm system installations:
1.
A record of completion in accordance with NFPA 72.
2.
A contractor's statement verifying that the system has been installed in accordance with the approved plans and specifications and has been 100% tested in accordance with NFPA 72.
3.
A contractor's affidavit of personnel qualifications, indicating that all personnel involved with the installation of the fire alarm system meet the qualification requirements of the fire code official.
(28) 
Section 1205.1.1 is amended as follows:
1205.1.1 Signing and Marking. In addition to signing and marking requirements of the California Building Code and the California Residential Code, the following signing and marking is required:
1205.1.1.1 Main Panel Exterior Marking. A placard is required to be permanently affixed to the main service disconnect panel. The placard shall be red in color with white capital letters at least 3/4" in height and in a non-serif font, to read "SOLAR DISCONNECT INSIDE PANEL." The placard shall be constructed of weather-resistant, durable plastic with engraved letters, or other approved material.
1205.1.1.2 Circuit Disconnecting Means Marking. A permanent label is to be affixed adjacent to the circuit breaker controlling the inverter or other photovoltaic system electrical controller. The label shall have contrasting color capital letters at least 3/8" in height and in a non-serif font, to read "SOLAR DISCONNECT." The label shall be constructed of durable adhesive material or other approved material.
1205.1.1.3 Secondary Power Sources. Where photovoltaic systems are interconnected to battery systems, generator backup systems, or other secondary power systems, additional signage acceptable to the fire code official shall be required indicating the location of the secondary power source shutoff switch.
1205.1.1.4 Installer Information. Signage acceptable to the fire code official indicating the name and emergency telephone number of the installing contractor shall be required to be installed adjacent to the man disconnect.
(29) 
Section 1205.2.1 is amended as follows:
(A) 
Section 1205.2.1, Exceptions 1 and 2 are deleted in their entirety.
(B) 
Section 1205.2 is amended to read as follows:
1205.2.1.4 Hip and Valley Layout. Hip and Valley Layouts. Modules shall be located no closer than one and one-half feet (1 1/2') to a hip or valley if modules are to be placed on both sides of a hip or valley. Where modules are located on only one side of a hip or valley that is of equal length, the modules shall be permitted to be placed directly adjacent to the hip or valley.
(30) 
Section 3905.3 is added to read as follows:
3905.3. Fire Protection Systems. Fire protection systems in occupancies regulated by this chapter shall be in accordance with Section 901.11 of this Code.
(f) 
International Property Maintenance Code, 2024 Edition.
(1) 
Administration Chapter 1 Subsection 101.1 to read as follows:
Subsection 101.1 Title. These regulations shall be known as the International Property Maintenance Code of the City of King City, hereinafter referred to as "this code"
(2) 
Subsection 102.3 to read as follows:
Subsection 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the California Building Standards Code and other applicable laws and ordinances.
(3) 
Subsection 103.5 to read as follows:
Subsection 103.5 Fees. The fees for activities and services performed by the code official under this code shall be in accordance with the Schedule of Fees adopted by resolution of the City Council of the City of King City from time to time.
(4) 
Subsection 111.2 to read as follows and delete Sections 111.2.1 through 111.2.5.
Subsection 111.2 Membership of board of appeals. The board of appeals shall be the City Council and shall be in accordance with Sections 12.06.040 and 12.06.050 of this code.
(5) 
Subsection 112.4 to read as follows:
Subsection 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $100 or more than $1,000.
(Ord. 840, 12/9/2025)
The Green Building Code is amended by this section and incorporated into the municipal code as follows:
Sec. 9-4.1 
Amendments to the Green Building Code.
The following changes and modifications are hereby made to Sections 4.408 and 5.408 of the California Green Building Code referenced in Section 9-4:
Replace Sections 4.408 and 5.408 of the California Green Building Code with requirements of the “Ordinance of the City Council of the City of King Establishing a Program to Require Deconstruction, Demolition and Construction Material Recovery and
Diversion from Landfills” which is set forth in Section 9-4.2, et seq.:
Sec. 9-4.2 
Definitions. For purposes of this article the following definitions apply:
(a) 
“Bona fide processor/facility” means: A facility which recycles, composts or otherwise recovers materials or a re-use facility for which a permit has been issued by the Monterey County Integrated Waste Management Task Force.
A facility may be certified if the owner or operator of the facility submits documentation satisfactory illustrating:
1. 
That the facility has obtained all applicable Federal, State, and local permits, and is in full compliance with all applicable regulations; and
2. 
The percentage of incoming waste from construction, demolition and alteration activities that is diverted from landfill disposal meets the required minimum percentages set forth in this article; and
3. 
All loads are weighed by scale(s) certified as accurate by the County of Monterey, Division of Weights and Measures.
(b) 
“Contractor” means any person or entity holding, or required to hold, a contractor’s license of any type under the laws of the State of California, or who performs (whether as contractor, subcontractor or owner-builder) any construction, demolition, remodeling, or landscaping service relating to buildings or accessory structures in the city of King.
(c) 
“Construction” means all building, landscaping, remodeling, addition, removal or destruction involving the use or disposal of Designated Recyclable and Reusable Materials as defined below.
(d) 
“Construction and demolition debris” or “C&D debris” means recyclable and non-recyclable waste building materials, packaging and rubble resulting from construction, remodeling, repair and demolition operations on pavements, foundations, houses, commercial buildings and other structures, and includes mixed waste, with more specific definitions for the purposes of this chapter, as follows:
1. 
Discarded materials generally considered to be not water soluble and non-hazardous in nature, including, but not limited to, steel, glass, brick, concrete, asphalt material, pipe, gypsum, wallboard, and lumber from the deconstruction, demolition and construction of a structure as part of a construction or demolition project or from the renovation of a structure and/or landscaping, and including rocks, soils, tree remains, trees, and other vegetative matter that normally results from land clearing, landscaping and development operations for a construction project.
2. 
Clean cardboard, paper, plastic, wood, and metal scraps from any construction and/or landscape project.
3. 
Non-construction and demolition debris wood scraps.
4. 
Non-hazardous wastes that are generated at construction or demolition projects provided such amounts are consistent with best management practices of the industry; hazardous wastes such as materials contaminated with asbestos and lead-based paint are specifically excluded from C&D debris.
5. 
Mixing of construction and demolition debris with other types of solid waste will not be classified as material recovery for C&D debris and will be charged as solid waste.
(e) 
“Covered project” means any construction, demolition or renovation project that requires a permit and is subject to the diversion and reporting requirements set forth in this article, except as defined in Section 9-04.8.
(f) 
“Demolition/deconstruction” means the removal or destruction involving the use or disposal of Designated Recovered and Reusable Materials as defined below.
(g) 
“Designated recyclable and reusable materials” means:
1. 
Masonry building materials and all products generally used in construction, including, but not limited to, asphalt, concrete, rock, stone and brick.
2. 
Wood materials including any and all dimensional lumber, fencing or construction wood that is not chemically treated, creosoted, CCA pressure treated, contaminated or painted.
3. 
Vegetative materials including trees, tree parts, shrubs, stumps, logs, brush or any other type of plants that are cleared from a site for construction or other use.
4. 
Metals including all metal scrap such as, but not limited to, pipes, siding, window frames, doorframes, slate and fences.
5. 
Roofing Materials, including wood shingles as well as asphalt, stone and slate based roofing material.
6. 
Salvageable Materials, including, but not limited to, wallboard, doors, windows, fixtures, toilets, sinks, bath tubs, architectural remnants, and appliances.
7. 
Any other materials which the city or designee determines can be recycled or reused due to the identification of a recycling facility, reuse facility, or market accessible to the city, including facilities which can further sort mixed C&D debris through mechanical and/or manual processes in order to remove additional materials for reuse or recycling.
(h) 
“Exclusive franchisee” means any person or association, or the agents or employees thereof, with whom the city shall have duly contracted under the terms hereinafter set forth in this article to collect, transport through the streets, alleys, or public ways of the city, and dispose of, all solid waste produced and/or collected within the limits of the city.
(i) 
“Hardscape improvements” means swimming pools, driveways, parking lots, walkways, patios and decks.
(j) 
“Hazardous materials” means any construction or demolition debris, such as asbestos or lead-based paint that exceeds State of California thresholds for such classification, and is required to have special disposal procedures. Hazardous materials are specifically excluded from C&D debris.
(k) 
“Inert solids” means concrete, fully cured asphalt, asphalt roofing shingles, brick, ceramics, clay and clay products.
Sec. 9-4.3 
Transportation of Demolition and Construction Debris. In accordance with Chapter 14, Sections 14-10-070 and 14-10-110 of the municipal code, it is unlawful for any person or business, other than the city’s exclusive franchisee, to collect or transport any C&D debris within the city. Accordingly, any generator of C&D debris within the city must enter into a contract with the exclusive franchisee for the removal of C&D debris, unless one or more of the following conditions are met:
1. 
In cases where recyclable materials are source separated from C&D debris for sale or donation including, but not limited to, those collected through private arrangements between the generator and the collector and where the generator is not paying for the material to be removed, as defined in Chapter 14, Section 14-12.a.2 of the municipal code; or
2. 
C&D debris: (a) removed from a premises by a licensed contractor as an incidental part of a total construction, remodeling or demolition service offered by that contractor, rather than as a separately contracted or subcontracted hauling service using storage vehicles (debris boxes removed from vehicle do not comply) or similar apparatus; or (b) directly loaded into a fixed body vehicle owned by either the generator or generator’s employee and hauled directly to a bona fide processing facility, as defined in Chapter 14, Section 14-12.a.1 of the municipal code.
Sec. 9-4.4 
Diversion Requirements. For each covered project, 100% of inert solids and at least 50% of the remaining C&D debris shall be diverted from landfill disposal in accordance with the provisions of this article, except as provided in Section 9-4.8.
Every applicant, general contractor, subcontractor and/or owner of property on which a covered project occurs shall be responsible for compliance with the provisions of this article. Diversion requirements shall be met by submitting and following a waste reduction and recycling plan that achieves the following:
1. 
Deconstructing and salvaging all or part of the structure as practicable; and
2. 
Directing 100% of inert solids to bona fide facilities for reuse or recycling; and
3. 
Either:
a. 
Directing all mixed C&D debris to a bona fide processor approved by the city, or
b. 
Source separating non-inert materials, such as cardboard and paper, wood, metals, green waste, new gypsum wallboard, tile, porcelain fixtures, and other easily recycled materials, and directing them to a bona fide facility for recycling and taking the remainder (but no more than 50% by weight) to a designated transfer or disposal facility. In this option, calculations must be provided to show that fifty percent of demolition and construction debris (in addition to 100% of inert solids) has been diverted.
Separate calculations will be required for the demolition portion and for the construction portion of projects involving both demolition and construction.
Determination of acceptability and designation as C&D debris is solely the responsibility of the bona fide processor, landfill or transfer station representative.
Sec. 9-4.5 
Information Required Before Issuance of Permit. As a condition precedent to issuance of any permit (in cases of federal property, before building or demolition is to commence) for a construction, demolition or renovation project that involves the production of C&D debris, the applicant must include a proposed waste reduction and recycling plan, on a form provided by the city, as part of the permit application. The plan shall include the following information:
1. 
Project type, description, location and contact information;
2. 
Types of C&D debris to be generated by the project;
3. 
How the C&D debris will be handled (source separated on-site and/or mixed);
4. 
Specify how the C&D debris will be transported to a bona fide facility;
5. 
Signed owner/agent attest.
The city shall provide to each permit applicant a current list of bona fide facilities that accept and recycle various types of materials generated from construction and/or demolition projects.
Sec. 9-4.6 
On-Site Practices. During the term of the demolition and/or construction project, the permittee shall demonstrate compliance with the diversion requirements of this article and maintain records of all diverted and disposed materials, measured by weight in tons. The city will evaluate and monitor each project to confirm the percentage of materials recycled, salvaged or otherwise diverted from the project based on information provided by the permittee.
Structures and/or hardscape improvements planned for demolition shall be made available for deconstruction, salvage and recovery prior to demolition.
It shall be the responsibility of the owner, the general contractor and all subcontractors to recover the maximum feasible amount of salvageable materials prior to demolition.
Recovered and reusable materials from the deconstruction phase may be given or sold on the premises, or may be removed to a reuse warehouse or other reuse facility for storage or sale and shall be counted towards the diversion requirements of this article.
The use of debris boxes and/or the collection and removal of C&D debris by a hauler or business other than the exclusive franchise must be consistent with the provisions of this article and the city’s franchise agreement.
Sec. 9-4.7 
Reporting. The permittee shall submit documentation to the city, which proves compliance with the requirements of this chapter, prior to the issuance of a certificate of occupancy or the final inspection. The documentation shall consist of a complete and final waste reduction and recycling report, describing diversion activities and showing actual tonnage data for all diverted and disposed materials, supported by legible receipts, weight tags, invoices or other records of measurement from bona fide facilities, the exclusive franchisee or a licensed contractor as prescribed in Section 9-4.3(2) of this article. The report shall include the following information:
1. 
Identify the type and quantity (in tons) of materials recycled, reused, salvaged and/or disposed;
2. 
Identify how the materials were handled (source separated or mixed);
3. 
Identify how the C&D debris was transported to a bona fide facility;
4. 
Identify where the materials were taken for recycling or disposal.
Sec. 9-4.8 
Diversion Exemptions. Neither a Waste Reduction and Recycling Plan nor an administrative fee shall be required for the following:
1. 
Projects that meet the exceptions set forth in Sections 4.408 and 5.408 of the California Green Building Standards Code, as amended;
2. 
Projects that are not subject to the California Building Code;
3. 
Projects for which a building permit is not required;
4. 
Roofing projects only (See Section 9-4.9 below);
5. 
Work for which only a plumbing, electrical or mechanical permit is required;
6. 
Seismic tie-down projects;
7. 
The installation or replacement of shelves;
8. 
Installation of pre-fabricated patio enclosures and covers where no foundation or other structural building modifications are required;
9. 
Installation of swimming pools and spas excavation that does not exceed sixteen square feet, and any related construction or alterations necessary for pool or spa equipment or accessories, not to any other portion of the project;
10. 
Installation of pre-fabricated accessories such as signs or antennas where no structural building modifications are required;
11. 
The building official shall have the authority to render interpretations of this article and to adopt policies and procedures in order to clarify the application of its provisions, including diversion exemptions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this article. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this article.
Sec. 9-4.9 
Voluntary Compliance. Applicants for permits exempted from the requirements of this article may voluntarily complete a waste reduction and recycling plan.
Sec. 9-4.10 
Administrative Fee. As a condition precedent to issuance of any permit (in cases of Federal property, before building or demolition is to commence) for a building, roofing, or demolition project that involves the production of C&D debris, the applicant shall pay to the city a fee sufficient to compensate the city for expenses incurred in ensuring compliance with these provisions. The amount of this fee shall be determined in accordance with the then current resolution of the City Council determining the same.
Sec. 9-4.11 
Compliance.
(a) 
At any time during demolition or construction, a City building inspector may inspect the site and contractor’s on-site practices to ensure compliance with this Section. Should on-site practices not comply with this Chapter, a ‘stop-work’ order may be issued until such time that compliance is demonstrated.
(b) 
At the end of construction, the City may not approve a final inspection or certificate of occupancy unless the project has been determined to be in full compliance with the diversion requirements of this Chapter; or
(c) 
The project may be determined to be in “substantial compliance” if the applicant has made a “good faith effort” to comply, but for an unforeseen reason could not fully comply. In the case of substantial compliance, the applicant shall present documentation of good faith efforts upon consultation with and verification by the Salinas Valley Solid Waste Authority, which shall serve as meeting the compliance requirements of this Chapter; or
(d) 
The project may be determined to be “non-compliant”, in which case the applicant is not in substantial compliance or has failed to submit the required documentation. If it is determined that the applicant is not in compliance, a civil penalty calculated as 2% of the total project valuation will be assessed, and the certificate of occupancy or final inspection may not be issued until the penalty is paid.
(Ord. 723 § 2, 2016)