Chapter 18.04 — BUILDING CODES

Except as amended by this section and other sections within this title 18, the following amended model codes are hereby adopted by reference and are incorporated in this chapter as if fully set forth herein, as authorized by Government Code Section 50020 et seq. The city manager may enforce these codes in accord with the enforcement procedures and remedies set forth in Chapter 1.19 PGMC, in addition to any other provision of law.

• (a) Model Codes Adopted. The following amended model codes are hereby adopted by reference as if set forth fully herein:

  • (1) 2025 California Administrative Code (Title 24, California Code of Regulations, Part 1);

  • (2) 2025 California Building Code (Title 24, California Code of Regulations, Part 2);

  • (3) 2025 California Residential Code (Title 24, California Code of Regulations, Part 2.5, including Appendix BO);

  • (4) 2025 California Electric Code (Title 24, California Code of Regulations, Part 3);

  • (5) 2025 California Mechanical Code (Title 24, California Code of Regulations, Part 4);

  • (6) 2025 California Plumbing Code (Title 24, California Code of Regulations, Part 5);

  • (7) 2025 California Energy Code (Title 24, California Code of Regulations, Part 6);

  • (8) 2025 California Wildland-Urban Interface Code (Title 24, California Code of Regulations, Part 7);

  • (9) 2025 California Historic Building Code (Title 24, California Code of Regulations, Part 8);

  • (10) 2025 California Fire Code (Title 24, California Code of Regulations, Part 9 including appendix B, BB, C, CC, D, E, F, G, H, I, J, K, L, N, O, P, Q);

  • (11) 2025 California Existing Building Code (Title 24, California Code of Regulations, Part 10);

  • (12) 2025 California Green Building Standards Code (Title 24, California Code of Regulations, Part 11);

  • (13) 2025 California Referenced Standards Code (Title 24, California Code of Regulations, Part 12); and

  • (14) 2024 International Property Maintenance Code;

• (b) Local Amendments. The Model Codes adopted in subsection (a) of this section are amended as follows:

1. For authority to regulate construction and removal of buildings, see California Government Code §§ 38601 and 38660. For statutory provisions governing plumbing and electrical regulations, see California Government Code § 38660.

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City of Pacific Grove, CA § 18.04.010

PACIFIC GROVE CODE

§ 18.04.010

• (1) Residential Code — Amendments to the California Residential Code.

Section R309.2 exception 1 is hereby amended to read as follows:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Topographical, Geographical 1, Climatic 1.

Section R309.2 exception 1 An automatic sprinkler system shall not be installed for additions, alterations, or repairs to existing buildings which involve the removal or replacement to fifty (50) percent or less of the linear length of walls of the building (exterior plus interior) within a five-year period shall meet the requirements of new construction or this code. To qualify as an alteration or repair, the wall must be physically added, removed, replaced or relocated; removal of wall coverings does not constitute an alteration or repair.

• (2) Fire Code- Amendments to the California Fire Code.

Section 101.1 of the CFC is deleted in its entirety and replaced with the following:

FINDINGS; The changes or modifications are related to administrative practices, are proposed for adoption during the intervening period pursuant to Section 18942, and exclusively result in any of the following:

(A) Reductions in time for a local agency to issue a post entitlement permit.

101.1 Title. These regulations shall be known as the Fire Code for the City of Pacific Grove, hereinafter referred to as "Fire Code."

Section 202 of the CFC is amended to add the following definitions:

FINDINGS; No residential impacts, Topographic 1.

202 Definitions

ALL WEATHER SURFACE. A road surface constructed to the minimum standards approved by the jurisdiction.

BRIDGE. A structure to carry a roadway over a depression or obstacle.

IDLE PALLET. A pallet or similar product storage and/or lifting device not currently in use and empty of product.

Section 307.1.1 is deleted in its entirety and replaced with the following:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

307.1.1 Prohibited open burning. Open burning shall be prohibited, including outdoor rubbish fires and bonfires, unless:

1. the fire is confined to an approved container as defined by the Uniform Mechanical

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City of Pacific Grove, CA § 18.04.010

BUILDINGS AND CONSTRUCTION

§ 18.04.010

Code and authorized by the Monterey Bay Air Pollution Control District.

2. a special condition or circumstance exists, and written authorization is granted by the Fire Chief.

Section 505.1 of the CFC is deleted in its entirety and replaced with the following:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

505.1 Address Identification. New and existing buildings shall be provided with an approved address identification. The address identification shall be legible and placed in a position that is visible at all times from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall be not less than 4" high with a minimum width stroke of one-half inch for single family dwellings and duplexes. For all other occupancies each character shall be not less than a minimum of 4" high with a minimum stroke of one-half inch unless otherwise required by the Fire Code Official.

Section 605.3 of the CFC is amended to add Section 605.3.1 to read as follows:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

605.3.1 Spark arrestors.

605.3.1.1 An approved spark arrestor 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 arrestors 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".

Section 901.1 of the CFC is amended to add Section 901.1.1 to read as follows:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

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.

Section 901.2 of the CFC is amended to add Section 901.2.2 to read as follows:

FINDINGS; The changes or modifications are related to administrative practices, are proposed for adoption during the intervening period pursuant to

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City of Pacific Grove, CA § 18.04.010

PACIFIC GROVE CODE

§ 18.04.010

Section 18942, and exclusively result in any of the following:

(A) Reductions in time for a local agency to issue a post entitlement permit.

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.

Section 903.2 of the CFC is deleted in its entirety and replaced with the following:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

903.2 Where required. Approved automatic sprinkler systems shall be provided in all new buildings and structures constructed, moved into or relocated within the jurisdiction.

Exceptions:

(1) Structures not classified as Group R occupancies and not more than five hundred (500) square feet in total floor area.

(2) Detached agricultural buildings, as defined by this code and the CBC, located at least one hundred feet (100) from any other structure or the property line, whichever is closer, and with a maximum size of 10,000 square feet.

(3) Accessory structures not classified as R occupancies associated with existing non-sprinklered R-3 occupancies (one- or two-family dwellings) and less than one thousand five hundred (1500) square feet in total fire area with a clearance from the existing R-3 occupancy of not less than twenty (20) feet.

Sections 903.2.1.1, 903.2.1.2, 903.2.1.3, 903.2.1.4, 903.2.1.5, 903.2.3, 903.2.4, 903.2.4.1, 903.7.1, 903.7.3, 903.2.9, 903.2.9.1 and 903.2.9.2 of the CFC are amended as follows:

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

The following Sections are amended by changing requirements to five hundred (500) square feet for fire sprinkler installation, as follows (the complete text of the section is not provided):

903.2.1.1 Group A-1. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.1.2 Group A-2. Change five thousand (5,000) square feet to five hundred (500) square feet.

903.2.1.3 Group A-3. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

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City of Pacific Grove, CA

BUILDINGS AND CONSTRUCTION

§ 18.04.010

§ 18.04.010

903.2.1.4 Group A-4. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.1.5 Group A-5. Change one thousand (1,000) square feet to five hundred (500) square feet.

903.2.3 Group E. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.4 Group F-1. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.4.1 Group F-1. Change two thousand five hundred (2,500) square feet for woodworking operations to five hundred (500) square feet.

903.2.7.1 Group M. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.7.3 Group M. Change twenty-four thousand (24,000) square feet to five hundred (500) square feet.

903.2.9 Group S-1. Change twelve thousand (12,000) square feet to five hundred (500) square feet.

903.2.9.1 Repair Garages. Change ten thousand (10,000) square feet (2 story buildings) and twelve thousand (12,000) square feet (1 story buildings) to five hundred (500) square feet.

903.2.9.2 Bulk storage of tires. Change twenty thousand (20,000) cubic feet to five hundred (500) square feet.

Section 903.2.8 of the CFC, first paragraph is deleted in its entirety and replaced with the following: Exceptions remain unchanged.

FINDINGS; The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Geographical 1, Climatic 1.

903.2.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided in all buildings with a Group R fire area, including, but not limited to, one- and two-family dwellings, townhomes, and manufactured homes and mobile homes located outside of licensed mobile home parks hereafter constructed, moved into or relocated within the jurisdiction, including all additions to buildings already equipped with automatic fire sprinkler systems.

(Exceptions remain per 2025 California Fire Code)

Section 903.2.22 of the CFC is added to read as follows:

FINDINGS; No residential impacts, Climatic 1, Topographical

903.2.22 Change of use. Automatic fire sprinklers shall be installed when the occupancy changes from a single occupancy to a mixed-use occupancy which would

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City of Pacific Grove, CA § 18.04.010

PACIFIC GROVE CODE

§ 18.04.010

require the installation of an occupancy separation, or when the occupancy changes from any type of occupancy to an Assembly use occupancy.

Sections 903.3.1.2, 903.3.1.2.1, 903.3.1.2.3, of the CFC are deleted in its entirety and replaced with the following:

FINDINGS; The changes or modifications relate to home hardening, Climatic 1, Topographical

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 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 where 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.

Sections 903.3.1.2, is amended to add section 903.3.1.2.4, 903.3.1.2.5, 903.3.1.2.6 and 903.3.1.2.7 to read as follows:

FINDINGS; The changes or modifications relate to home hardening, Climatic 1, Topographical

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.

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 understair spaces including all under-stair closets.

Section 5704.2.9.6.1 is amended to add Section 5704.2.9.6.1.0 to read as follows:

FINDINGS: The changes or modifications relate to home hardening, Climatic 1, Topographical

5704.2.9.6.1.0 Outdoor storage containers and portable tanks. Storage of Class 1 and Class II liquids in above ground tanks outside of buildings is prohibited within the

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City of Pacific Grove, CA

BUILDINGS AND CONSTRUCTION

§ 18.04.010

§ 18.04.040

limits established by law as the limits of the jurisdiction in which storage is prohibited except as permitted by the zoning ordinance.

Exceptions:

1. For marine fueling operations, a maximum of 2000 gallons of diesel fuel may be stored and dispensed from an above ground tank as approved by the Fire Chief.

2. Storage tanks of 500-gallons maximum capacity may be used only in conjunction with emergency generators as approved by the Fire Chief.

Section 6104.2 of the CFC is deleted in its entirety and replaced with the following:

FINDINGS: The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025. Climatic 1, Topographical

Wherein said codes refer to the "building official" or "administrative authority," the reference means the chief building inspector or his or her assistants acting on his or her behalf. (Ord. 693 N.S. § 2, 1971; Ord. 1950 N.S. § 1, 1994; Ord. 98-34 § 1, 1998)

• (a) Wherein there may be conflicting or duplicative provisions in the uniform codes regarding the operating procedures for a board of appeals, Section 105 of the Uniform Building Code, Section 110 of the Uniform Mechanical Code and Sections 501 through 605 of the Uniform Code for the Abatement of Dangerous Buildings, shall be controlling.

• (b) The city's board of appeals shall consist of five members appointed by the city manager

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City of Pacific Grove, CA § 18.04.040

PACIFIC GROVE CODE

§ 18.04.055

and shall be known as the "Housing Advisory Appeals Board – Uniform Building Code Board of Appeals – International Fire Code Board." Members may be removed at any time in the discretion of the city manager.

• (c) An affirmative vote of a majority of the total members of the Housing Advisory Appeals Board – Uniform Building Code Board of Appeals – Uniform Fire Code Board shall be required for any action by the board.

• (Ord. 693 N.S. § 2, 1971; Ord. 1450 N.S. § 3, 1984; Ord. 96-28 § 1, 1996; Ord. 02-30 § 9, 2002; Ord. 10-005 § 9, 2010)

• (a) An accessibility board of appeals is created.

• (b) The purpose of the board is to hear and decide appeals of orders, decisions or determinations made by the building official concerning handicap accessibility, as provided in Title 24, California Code of Regulations.

• (c) The board shall consist of seven members appointed by the city manager. Five of the members shall be the members of the building board of appeals referenced in PGMC § 18.04.040, and shall serve so long as they remain members of said board. The other two members, appointed by the city manager, shall have demonstrated experience dealing with accessibility standards and their application. Members may be removed at any time in the discretion of the city manager. An affirmative vote of a majority of the total members of the accessibility board shall be required for any action by the board.

• (Ord. 96-28 § 2, 1996; Ord. 98-04 § 1, 1998; Ord. 02-30 § 10, 2002; Ord. 10-005 § 10, 2010)

Any reference to a Housing Advisory Appeals Board, a Uniform Building Code Board of Appeals, or a Uniform Fire Code Board shall be deemed a reference to the board of appeals formed in accord with PGMC § 18.04.040.

(Ord. 10-005 § 11, 2010)

Whenever a new building is constructed on a lot, other than an accessory structure, and irrespective of whether the new building replaces one that has been demolished on the same site, fire hydrants, fire mains and sewer mains suitable for servicing of the building according to the standards set forth in Chapter 24.08 PGMC shall be installed unless the building is a single-family dwelling, or unless the fire chief determines that the building is adequately protected by fire hydrants already installed, or the city engineer determines that the sewer mains are adequate for the building. The chief building inspector shall not issue a building permit for such construction until the requirements have been complied with. In the event that these requirements create unnecessary hardship, practical difficulties and results inconsistent with the general purpose of PGMC Title 18 or 23, a variance may be granted under the procedures set forth in PGMC § 23.72.090 through § 23.72.160.

(Ord. 744 N.S. § 1, 1973; Ord. 1539 N.S. § 2, 1986; Ord. 1934 N.S. § 1, 1994; Ord. 98-34 § 2, 1998)

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City of Pacific Grove, CA

BUILDINGS AND CONSTRUCTION

§ 18.04.055

§ 18.04.095

• (a) As a condition of any construction (new construction or renovation) over $30,000 in value that is initiated, and irrespective of whether the new building replaces one that has been demolished on the same site, driveways, concrete curb, gutter and sidewalk conforming to the specifications set forth in the city standards shall be provided or, if present but not in compliance, repaired on all sides abutting the property. All new and reconstructed sidewalks shall be fully compliant with Americans with Disabilities Act (ADA) regulations, and all work shall be done in accordance with design standards and specifications adopted by the public works department. New sidewalks shall be not be installed where they are deemed unsuitable with Council Policy 700-4.

• (b) In the event that these requirements create unnecessary hardship, practical difficulties and results inconsistent with the general purpose of PGMC Title 18 or 23, a variance may be granted under the procedures set forth in Chapter 23.74 PGMC.

• (c) The community development director shall allow deferral of curb, gutter and/or sidewalk improvements otherwise required hereunder, where in his or her opinion the building site is located in an area where curb, gutter and/or sidewalk improvements would be incompatible with existing street improvements or under study regarding the desirability of rescinding the requirement to install such curb, gutter and/or sidewalk improvements. Any such deferral shall be the subject of an appropriate recorded document which shall provide, without limitation, that such improvements shall be installed upon written notice from the community development director.

• (d) For any public or private sidewalk construction, it will be the responsibility of the city to install the curb cuts at intersections and construct the curb and gutter. For private sidewalk development, the city will coordinate work with the property owners.

• (Ord. 1934 N.S. § 2, 1994; Ord. 18-007 § 2, 2018)

Notwithstanding, and additional to, the provisions of the Uniform Building Code, no residential dwelling unit within the city, including single-family residences, condominiums, apartment buildings, mobile homes, motels, or hotels shall be sold or transferred until a smoke detector or detectors shall have been installed therein by the seller, in conformance with the requirements of said section of said Uniform Building Code.

(Ord. 1319 N.S. § 1, 1982)

Combination permit fees, building permit fees, other inspection fees and plan check fees shall be as established by resolution of the council.

(Ord. 850 N.S. § 3, 1975; Ord. 1024 N.S. § 1, 1978; Ord. 1312 N.S. § 1, 1982; Ord. 1450 N.S. § 4, 1984; Ord. 1539 N.S. § 5, 1986; Ord. 1765 N.S. § 11, 1991)

Fees for permits obtained under the Uniform Plumbing Code shall be as established by resolution of the council.

(Ord. 850 N.S. § 4, 1975; Ord. 1765 N.S. § 12, 1991)

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City of Pacific Grove, CA

PACIFIC GROVE CODE

§ 18.04.095

§ 18.04.100

Repealed by Ord. 22-019 . (Ord. 1245 N.S. § 4, 1981; Ord. 97-33 § 2, 1997)

Repealed by Ord. 10-029 . (Ord. 02-31, 2002)

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City of Pacific Grove, CA

BUILDINGS AND CONSTRUCTION

§ 18.08.010

§ 18.08.040