Article 16-18

RESIDENTIAL CODE*

Sections:

(a) The 2025 California Residential Code, Title 24 part 2.5, referred to throughout this Chapter as the "Residential Code," is hereby referred to and, except as to additions, deletions, and amendments hereinafter described, such code is hereby adopted and made a part hereof, the same as if fully set forth in this article, and shall be the Residential Code of the City. In accordance with California Health and Safety Code Section 17958.7, express findings that modifications to the California Building Standards Code are reasonably necessary because of local climatic, geological, or topographical conditions are either already on file with the California Building Standards Commission or will be filed prior to the effective date of the ordinance codified in this Article.

(b) At least one true copy of the Residential Code has been on file with the City Clerk for fifteen days prior to enactment of the ordinance codified in this Article. While the ordinance codified in this Article is in force, a true copy of the Residential Building Code shall be kept for public inspection in the office of the Building Official.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Section R114.1 is amended to read:

R114.1 Authority. Where the building official finds any work regulated by this code being performed in

*Editor’s note— Ord. No. 414, § 2(App. A), adopted November 5, 2025, repealed the former Article 16-18, §§ 16-18.010—16-18.045, and enacted a new Article 16-18 as set out herein. The former Article 16-18 pertained to similar subject matter and derived from Ord. No. 395, § 2(App. A), December 7, 2022.

a manner contrary to the provisions of this code, the Saratoga Municipal Code, or in a dangerous or unsafe manner, the building official is authorized to issue a stop work order.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Section R309.1 of the Residential Code is amended to read as follows:

R309.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed in all new townhouses and in existing townhouses when additions are made that increase the building area to more than 3,600 square feet.

Exception: One or more additions made to a building after January 1, 2011, that does not total more than 1,000 square feet of building area.

Section R309.2 of the Residential Code is amended to read as follows:

R309.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed in one- and twofamily dwellings as follows:

1. In all existing one-and two-family dwellings that meet the definition of a "demolition" of the structure per City of Saratoga Municipal Code Section 15-06.195.

2. In all attached Accessory Dwelling Units, additions or alterations to an existing one- and twofamily dwelling that have an existing fire sprinkler system.

Exceptions:

1. When additions are made to existing structures, causing the fire area to exceed 3,600 square feet, and all of the following are met:

1.1. Building addition does not exceed 500 square feet.

1.2. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.

2. Accessory Dwelling Units, provided that all of the following are met:

2.1 The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2

402

(Saratoga Supp. No. 57, 1-26)

16-18.050

2.2 The existing primary residence does not have automatic fire sprinklers.

2.3 The accessory dwelling unit does not exceed 1,200 square feet in size.

2.4 The unit is on the same lot as the primary residence.

2.5 The unit meets all access and water supply requirements of Chapter 5 and Appendix B of the 2025 California Fire Code.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Section R330.3.1 of the Residential Code is amended to read as follows:

R330.3.1 Spacing.

Individual ESS units shall be separated from each other by at least 3 feet (914 mm) except where separation distances are documented to be adequate based on large-scale fire testing complying with Section 1207.1.7.

Section R330.4 of the Residential Code is amended to read as follows:

R330.4 Location.

ESS shall be installed only in the following locations:

1. Detached garages and detached accessory structures.

2. Attached garages separated from the dwelling unit living space in accordance with Section R302.6.

3. Outdoors or on the exterior side of exterior walls located not less than 3 feet (914 mm) from doors and windows directly entering the dwelling unit, and shall not be located below or above any emergency escape and rescue openings.

4. Enclosed utility closets, basements, and storage or utility spaces within dwelling units and sleeping units with finished or noncombustible walls and ceilings. Walls and ceilings of unfinished wood-framed construction shall be provided with not less than ! -inch (15.9 mm) Type X gypsum wallboard. Openings into the dwelling shall be equipped with solid wood doors not less than 1- � inches (35 mm) in thickness, solid or honeycomb-core steel doors not less than 1- � inches (35 mm) in thickness, or doors with a 20-minute fire protection rating. Doors shall be self-latching and equipped with a self-closing or an automatic-closing device. Penetrations through the required gypsum wallboard into the dwelling shall be protected as required

by Section R302.11, Item 4. ESS shall not be installed in sleeping rooms, or in closets or spaces opening directly into sleeping rooms. (Material based on NFPA 855 2023 Ed.)

Section R330.7 of the Residential Code is amended to read as follows:

R330.7 Fire detection. Rooms and areas within dwelling units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R310. A heat detector, listed and interconnected to the smoke alarms, shall be installed in locations within dwelling units and attached garages where smoke alarms cannot be installed based on their listing.

ESS installed in Group R-3 and townhomes shall comply with the following:

1. Rooms and areas within dwellings units, sleeping units, basements and attached garages in which ESS are installed shall be protected by smoke alarms in accordance with Section R310.

2. A listed heat alarm interconnected to the smoke alarms shall be installed in locations within dwelling units, sleeping units and attached garages where smoke alarms cannot be installed based on their listing.

Exceptions:

1. A listed heat detector may be used in place of a heat alarm, so long as it is interconnected with devices that provide an audible alarm at all sleeping areas.

2. A fire sprinkler associated with an approved automatic sprinkler system that triggers an audible alarm upon activation of the waterflow switch, may be used in place of a heat alarm.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Section R403.1.3 of the Residential Code is amended to read as follows:

R403.1.3 Seismic reinforcing. Concrete footings located in Seismic Design Categories D0, D1, and D2, as established in Table R301.2(1) of the Residential Building Code, shall have minimum reinforcement of at least two continuous longitudinal reinforcing bars, one top and one bottom and not smaller than No. 4 bars. Bottom reinforcement shall be located a minimum of 3 inches (76 mm) clear from the bottom of the footing.

(Saratoga Supp. No. 57, 1-26)

403

16-18.050

In Seismic Design Categories D0, D1, and D2, where a construction joint is created between a concrete footing and a stem wall, a minimum of one No. 4 bar shall be installed at not more than 4 feet (1,219 mm) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the bottom of the footing, have a standard hook, and extend a minimum of 14 inches (357 mm) into the stem wall. In Seismic Design Categories D0, D1, and D2, where a grouted masonry stem wall is supported on a concrete footing and stem wall, a minimum of one No. 4 bar shall be installed at not more than 4 feet (1,219 mm) on center. The vertical bar shall extend to 3 inches (76 mm) clear of the bottom of the footing and have a standard hook.

In Seismic Design Categories D0, D1, and D2 masonry stem walls without solid grout and vertical reinforcing are not permitted.

Exception: In detached one- and two-family dwellings that are three stories or less in height and constructed with stud bearing walls, isolated plain concrete footings supporting columns or pedestals are permitted.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Table R602.10.3 (3) of the Residential Code is amended to read as follows:

Add a new footnote "i" to the end of Table R602.10.3 (3), to read as follows:

i. In Seismic Design Categories D0, D1, and D2, Method GB is not permitted, and the use of Method PCP is limited to one-story single-family dwellings and accessory structures.

of braced wall panel sheathing. In Seismic Design Categories D0, D1, and D2, the use of Method PCP is limited to one- story single family dwellings and accessory structures.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Section R902.1.1 of the Residential Code is amended to read as follows:

R902.1.1 Roofing requirements within Fire Hazard Severity Zones or in Wildland-Urban Interface (WUI) area. The entire roof covering of every existing structure where more than 10 percent of the total roof area is replaced within any one- year period; the entire roof covering of every new structure; and any roof covering applied in the alteration, repair, or replacement of the roof of every existing structure shall be a fire-retardant roof covering that is at least Class A, and shall also comply with Section 504.2 of the California WUI Code. Section R902.1.2. of the Residential Code is amended to read as follows:

R902.1.2 Roof coverings in all other areas other than Fire Hazard Severity Zones or a WildlandUrban Interface (WUI) area. The entire roof covering of every existing structure where more than 10 percent of the total roof area is replaced within any one-year period; the entire roof covering of every new structure; and any roof covering applied in the alteration, repair, or replacement of the roof of every existing structure shall be a fire-retardant roof covering that is at least Class A.

(Ord. No. 414, § 2(App. A), 11-5-2025)

Add the "i" footnote notation in Table R602.10.3 (3) to read as follows: Method GB[i ]

Section R602.10.4.5 of the Residential Code is added to read as follows:

R602.10.4.5 Limits on methods GB and PCP. In Seismic Design Categories D0, D1, and D2, Method GB is not permitted for use as intermittent braced wall panels, but gypsum board is permitted to be installed when required by this Section to be placed on the opposite side of the studs from other types

(Saratoga Supp. No. 57, 1-26)

404

16-20.020