Chapter 7.34 RESIDENTIAL CODE

The residential codes adopted by Section 7.34.030 and the provisions of this chapter shall constitute the Dublin Residential Code and may be referred to as such. (Ord. 13-22 § 6 (Exh. E))

7.34.020 Purpose.

The promotion and preservation of the public health, safety and general welfare of the people of the city and the property situated therein have made necessary the adoption of the residential codes referred to in Section 7.34.030 in order to adequately safeguard life, health, property, and general welfare. The purpose of this code is not to create or otherwise establish or designate any particular class or groups of persons who will or should be especially protected or benefited by the terms of this code. (Ord. 13-22 § 6 (Exh. E))

7.34.030 Adoption of residential codes.

A. The 2022 California Residential Code, Part 2.5, Title 24 of the California Code of Regulations, a portion of the California Building Standards Code, as defined in the California Health and Safety Code Section 18901 et seq. (hereinafter referred to as the “state code”), and any rules and regulations promulgated pursuant thereto including the International Residential Code, 2021 Edition, including Appendix Chapters AH, AQ, AX, and AZ as published by the International Code Council, and as referenced in and adopted pursuant to California Health and Safety Code Sections 17922 and 18935 (hereinafter referred to as the “IRC”), are hereby adopted and incorporated by reference herein.

Copies of the adopted codes have been and are now filed in the Office of the Building Official, 100 Civic Plaza, Dublin, California, for use and examination by the public. Said codes are adopted by reference pursuant to Section 50022.4 et seq. of the Government Code of the state of California, and the codes are hereby adopted and incorporated as fully as if set out at length herein, and from the date on which the ordinance codified in this chapter shall take effect, the provisions thereof shall be controlling within the limits of the city of Dublin.

B. Notwithstanding the provisions of subsection A of this section, the state code and the IRC are amended as set forth in Sections 7.34.100 through 7.34.260. (Ord. 13-22 § 6 (Exh. E))

7.34.040 Scope.

A. The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every detached one (1) and two (2) family dwelling, townhouses not more than three (3) stories above grade plane in height with a separate means of egress and accessory structures not more than three (3) stories above grade plan in height throughout the city.

Exception: The following shall be permitted to be constructed in accordance with this code where provided with automatic sprinklers systems complying with Section R313:

1. Live/work units located in townhouses and complying with requirements of Section 508.5 of the California Building Code.

2. Owner-occupied lodging houses with five (5) or fewer guest rooms.

B. The permissive provision of this code shall not be presumed to waive any limitations imposed by any other law, ordinance, rule, or regulation. If two (2) or more pertinent limitations are not identical, those limitations shall prevail which provide greater safety to life, health, property, or public welfare.

C. Buildings shall be made accessible to persons with disabilities as required by Title 24, California Code of Regulations. Whenever there is a conflict between the provisions of this code and Title 24, California Code of Regulations, with respect to the accessibility of buildings, structures or spaces to persons with disabilities, the provisions of Title 24 shall prevail.

D. See the California Energy Code for energy conservation requirements, California Mechanical Code for mechanical requirements, California Plumbing Code for plumbing requirements and the California Electrical Code for electrical requirements. In addition, see the California Building Code for interior environment requirements. (Ord. 13-22 § 6 (Exh. E))

7.34.050 Additions, alterations and repairs—Generally.

Buildings or structures to which additions, alterations, or repairs are made shall comply with all the requirements of this code for new buildings or structures except as specifically provided for in this section and Sections 7.34.060 through 7.34.090. (Ord. 13-22 § 6 (Exh. E))

7.34.060 Additions, alterations and repairs—Code compliance.

Additions, alterations or repairs may be made to any building or structure without requiring the existing building or structure to comply with all the requirements of this code, provided the addition, alteration or repair conforms to that required for a new building or structure. Additions or alterations shall not be made to an existing building or structure which will cause the existing building or structure to be in violation of any of the provisions of this code nor shall such additions or alterations cause the existing building or structure to become unsafe. An unsafe condition shall be deemed to have been created if an addition or alteration will cause the existing building or structure to become structurally unsafe or overloaded; will not provide adequate egress in compliance with the provisions of this code or will obstruct existing exits; will create a fire hazard; will reduce required fire resistance or will otherwise create conditions dangerous to human life. Any building so altered, which involves a change in use or occupancy, shall not exceed the height, number of stories and area permitted for new buildings. Any building plus new additions shall not exceed the height, number of stories and area specified for new buildings. Additions or alterations shall not be made to an existing building or structure when such existing building or structure is not in full compliance with the provision of this code. (Ord. 13-22 § 6 (Exh. E))

7.34.070 Alterations and repairs.

A. The provisions of Section 7.34.060 shall not prohibit the alteration or repair of any legally established existing one (1) and two (2) family dwelling or townhouse not more than three (3) stories above grade plane in height with a separate means of egress or structure accessory thereto which retains, replaces or extends the use of the original materials or continued use of original methods of construction provided such alteration or repair does not create or continue a dangerous building as defined in Section 7.28.020, a substandard building as defined in Section 7.28.090. However, such alteration or repair shall not reduce any required fire resistance below that specified by this code, reduce the resistance to lateral forces below that specified by this code, or increase the stress or deflection of any member so as to exceed that specified by this code.

B. The provisions of Section 7.34.060 pertaining to additions shall not require any legally existing one (1) and two (2) family dwelling or townhouse not more than three (3) stories above grade plane in height with a separate means of egress, or structure accessory thereto to be made to conform to the provisions of this code solely because of the construction of the addition. However, this section shall not be construed to permit the addition to increase the stress or deflection of any existing member so as to exceed that specified by the building code. Whenever an addition increases the number of occupants which must exit through the existing building, all of the exit facilities serving the increased number of occupants shall comply with the provisions of this code.

C. Whenever a new dwelling unit is created either by new construction, or by an alteration to an existing building, separate gas and electrical meters shall be provided, except where Government Code Section 65852.22 provides an exception to such a requirement. (Ord. 13-22 § 6 (Exh. E))

7.34.080 Additions.

Notwithstanding the provisions of Section 7.28.240, whenever alterations, repairs, or additions requiring a permit or one (1) or more sleeping rooms are added or created in existing Group R, Division 3 occupancies, the entire building shall be provided with smoke alarms and carbon monoxide alarms located as required for new Group R, Division 3 occupancies.

Furthermore, spark arrestors shall be installed on all chimneys connected to solid burning fuel-burning appliances. (Ord. 13-22 § 6 (Exh. E))

7.34.090 Repair of roof covering.

Roof coverings may be repaired or replaced with materials as set forth in Section 7.32.190. (Ord. 13-22 § 6 (Exh. E))

7.34.100 Chapter R1, Division II Administration—Deleted.

Chapter R1 Division II is deleted. (Ord. 13-22 § 6 (Exh. E))

7.34.110 Section 202, Chapter 2, Definitions of Substantial Damage and Substantial Improvement.

The definitions of “Substantial Damage” and “Substantial Improvement” in Section 202 of the state code are amended to read as follows:

Substantial Damage. Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. The term also includes flood-related damage sustained by a structure on two separate occasions during a 10-year period for which the cost of repairs at the time of each such flood event, on average, equals or exceeds 25 percent of the market value of the structure before the damage occurred.

Substantial Improvement. Any one or more or any combination of repair, reconstruction, rehabilitation, alterations, addition or other improvement of a building or structure taking place during a 10-year period, the cumulative cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started. For each building or structure, the 10-year period begins on the date of the first permit issued for improvement or repair of that building or structure subsequent to January 1, 2023. If the structure has sustained substantial damage, any repairs are considered substantial improvement regardless of the actual repair work performed. The term does not, however, included either:

3. Any project for improvement of a building required to correct existing health, sanitary or safety code violations identified by the building official and that are the minimum necessary to assure safe living conditions.

Any alteration of a historic structure provided that the alteration will not preclude the structure’s continued designation as a historic structure.

(Ord. 13-22 § 6 (Exh. E))

7.34.120 Table R301.2, Chapter R3—Amended.

Table R301.2 is amended to read:

GROUND SNOW LOAD°	WIND DESIGN	SEISMIC DESIGN CATEGORYf	SUBJECT TO DAMAGE FROM	ICE BARRIER UNDERLAYMENT REQUIREDh	FLOOD HAZARDSg	AIR FREEZING INDEXi	MEAN ANNUAL TEMPj
N/A	92	NO	NO	NO	D2	Negligible	12"	Very Heavy	NO	9-14-87 See FIRM	2%	58.7

GROUND SNOW LOAD°

WIND DESIGN

SEISMIC DESIGN CATEGORYf

SUBJECT TO DAMAGE FROM

ICE BARRIER UNDERLAYMENT REQUIREDh

FLOOD HAZARDSg

AIR FREEZING INDEXi

MEAN ANNUAL TEMPj

Speed (mph)

Topographic effectsk

Special wind regionl

Wind-borne debris zone

Weatheringa

Frost line depthb

Termitec

N/A

Negligible

12"

Very Heavy

9-14-87

See FIRM

58.7

MANUAL J DESIGN CRITERIAn
Elevation	Altitude correction factore	Coincident wet bulb	Indoor winter design relative humidity	Indoor winter design dry-bulb temperature	Outdoor Winter design dry-bulb temperature	Heating temperature difference
200	1	67	75%	68%	32	36
Latitude	Daily range	Indoor summer design relative humidity	Indoor summer design dry-bulb temperature	Outdoor summer design dry-bulb temperature	Cooling temperature difference
38	35	75%	75%	90	15

(Ord. 13-22 § 6 (Exh. E))

7.34.130 Section R301.2.4 Floodplain Construction—Amended.

Section R301.2.4 is amended to read:

Buildings and structures constructed in whole or in part in flood hazard areas (including A or V Zones) as established in Table R301.2(1), and substantial improvement and repair of substantial damage of buildings and structures in floor hazard areas, shall be designed and constructed in accordance with ASCE24. Buildings and structures that are located in more than one flood hazard area shall comply with the provisions associated with the most restrictive flood hazard area.

(Ord. 13-22 § 6 (Exh. E))

7.34.140 Section R313.1 Exception, Chapter R3 Townhouse Automatic Fire Sprinkler Systems—Amended.

Section R313.1, Exception, is amended to read:

Exception: An automatic sprinkler systems shall not be required where additions or alteration are made to existing townhouses that do not have an automatic sprinkler system installed, provided that the total square footage of the existing building plus the addition does not exceed 3600 square feet (334 m2). Additions or alteration that remove 50 percent or more of the existing exterior walls of a dwelling shall be considered a new dwelling for the purposes of Section R313.1.

(Ord. 13-22 § 6 (Exh. E))

7.34.150 Section R313.2 Exception 1, Chapter R3 One and Two-family Dwellings Automatic Fire Sprinkler Systems—Amended.

Section R313.2, Exception 1, is amended to read:

Exception: 1. An automatic residential fire sprinkler system shall not be required for additions or alteration to existing building that are not already provided with an automatic residential sprinkler system, provided that the total square footage of the existing building plus the addition does not exceed 3600 square feet (334 m2). Additions or alteration that remove 50 percent or more of the existing exterior walls of a dwelling shall be considered a new dwelling for the purposes of Section R313.2.

(Ord. 13-22 § 6 (Exh. E))

7.34.160 Section R319.2, Chapter R3, Site Address—Added.

Section R319.2, is added to read:

R319.2 Address Location. Address shall be installed in the following locations:

1. Walkways serving six (6) or more individual units where the front entrance is not parallel to the street and driveways servicing six (6) or more individual dwelling units shall have minimum of four (4) inch high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between thirty-six (36) and forty-two (42) inches above grade. The address numbers shall be illuminated during the hours of darkness. The light source shall be provided with an uninterruptible AC power source or controlled only by a photoelectric device or photovoltaic powered.

2. No other number may be affixed to a structure that might be mistaken for, or confused with, the number assigned to the structure.

3. If the building is adjacent to an alley, the number shall also be placed on or adjacent to the rear gate accessing the alley.

4. For multifamily buildings with recessed entryway over 2 feet, an additional lighted address shall be placed at the entryway to the recessed area. If the recessed area provides access to more than one dwelling unit, the range of units shall be displayed.

5. Each principal building of a multifamily complex shall display the number or letter assigned to that building on each corner of the building at a height that will prevent the number from being obscured by landscaping.

6. Any building with vehicular access to the rear through a public or private alley shall display, in a clearly visible location, a highly reflective or illuminated address number a minimum of four (4) inches in height.

7. Address numbers shall not be obstructed by architectural structures such as trellises, arbors, balconies, light fixtures and or landscaping.

(Ord. 13-22 § 6 (Exh. E))

7.34.170 Section R322.1 Chapter R3, General—Amended.

Section R322.1 is amended to read:

R322.1 General. Buildings and structures constructed in whole or in part in flood hazard areas, including A or V Zones and Coastal A Zones, as established in Table R301.2(1), and substantial improvement and repair of substantial damage of buildings and structures in flood hazard areas, shall be designed and constructed in accordance with ASCE24 Buildings and structures that are located in more than one flood hazard area shall comply with the provisions associated with the most restrictive flood hazard area.

(Ord. 13-22 § 6 (Exh. E))

7.34.180 Section R337.1.1 Chapter R3, Scope—Amended.

Section R337.1.1 is amended to read:

R337.1.1 Scope. Section R337 and all subsections apply to building materials, systems and or assemblies used in the exterior design and construction of new buildings located within a Wildland-Urban Interface (WUI) Fire Area as defined in Section R337.2 or adjacent to open space or undeveloped land.

(Ord. 13-22 § 6 (Exh. E))

7.34.190 Section R337.2 Chapter R3, Definitions—Amended.

Section R337.2 is amended to add the following definitions:

Adjacent to Open Space. Shall mean commercial parcels and residential lots which have a point of contact with open space.

Adjacent to Undeveloped Land. Shall mean commercial parcels and residential lots which have a point of contact with Undeveloped Land.

Open Space. For the purpose of this chapter, Open Space shall mean those lands set aside to remain permanently undeveloped.

Undeveloped Land. For the purpose of this chapter, Undeveloped Land shall mean land which is available for development, but no Tentative Map, Master Tentative Map or Development Agreement has been approved, and any land designated for government use.

(Ord. 13-22 § 6 (Exh. E))

7.34.200 Section R350, Chapter R3, Building Security—Added.

Section R350 is added to read:

R350.1 Building Security. Residential building security shall be in accordance with the Uniform Building Security Code in addition to the following:

R350.2 Exterior doors: Each exterior door shall be secured as follows:

1. Exterior doors (excluding glass patio doors) and doors leading from garage areas into dwellings shall be equipped with a dead bolt lock with one-inch (1") throw.

2. Pairs of doors shall have flush bolts with a minimum throw of five-eighths inch (5/8") at the head and foot (floor and ceiling) of the inactive leaf.

3. Doorstop on a wooden jamb for an in-swing door shall be of one-piece construction with the jamb joined by a rabbet.

4. Locks shall be provided on all sliding patio doors.

5. Sliding patio glass doors opening onto patios or balconies which are less than one story above grade or are otherwise accessible from the outside shall have the moveable section of the door sliding on the inside of the fixed portion of the door or possess an approved secondary lock mounted on interior of moveable section.

6. The lock bolt on all glass patio doors shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearance provided for installation and operation. The strike area shall be of material adequate to maintain effectiveness of bolt strength.

R350.3 Landscaping.

1. Shrubs and ground cover shall not directly cover windows and doorways.

2. River rock used near parking lots or buildings shall be permanently affixed.

3. Backyard gates shall be the full height of the wall or fence adjacent and capable of being locked.

4. Open space and buildings shall be arranged to afford visibility and opportunity for surveillance by on-site users and passers-by.

5. Barriers, both real and symbolic, shall be designed to afford opportunities for surveillance through the barrier.

6. For residential development, walls or fences, if installed, shall be a minimum of 6 feet in height when adjacent to any of the following:

• Reverse frontage,

• Retention/detention areas,

• Parks, Commercial areas,

• Industrial areas, or

• Bike paths.

R350.4 Garage Type (Vehicle) Doors. Garage-type doors, which are either rolling overhead, solid overhead, swinging, sliding, or accordion style doors shall conform to the following standards;

1. Wood doors shall have panels a minimum of five-sixteenths (5/16) inch in thickness with the locking hardware being attached to the support framing.

2. Aluminum doors shall be a minimum thickness of .0215 inches and riveted together a minimum of 18 inches on center along the outside seams. There shall be a full width horizontal beam attached to the main door structure which shall meet the pilot, or pedestrian access, door framing within 3 inches of the strike area of the pilot or pedestrian access door.

3. Fiberglass doors shall have panels a minimum density of 6 ounces per square foot from the bottom of the door to a height of 7 feet. Panels above 7 feet and panels in residential structures shall have a density not less than 5 ounces per square foot.

4. Doors utilizing a cylinder lock shall have a lock receiving point at each outer edge of the door; or, if the door does not exceed 19 feet, a single bolt may be used if placed in the center of the door with the locking point located either at the floor or door frame header.

5. Doors with slide bolt assemblies shall have frames a minimum of .120 inches of thickness, with a minimum bolt diameter of one half (1/2) inch and protrude at least one and one half (1 1/2) inches into the receiving guide. A bolt diameter of three-eighths (3/8) inch may be used in a residential building. The slide bolt shall be attached to the door with non-removable bolts from the outside. Rivets shall not be used to attach slide bolt assemblies.

R350.5 Emergency Access. Private roads and parking areas or structures controlled by unmanned mechanical parking type gates shall provide for police emergency access as follows:

1. Radio frequency access or by providing the gate access code for distribution to emergency responders. When an access code is to be utilized, an illuminated control box shall be mounted on a control pedestal consisting of a metal post/pipe which shall be installed at a height of 42 inches and a minimum of 15 feet (4.6m) from the entry/exit gate. It shall be located on the driver’s side of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to drive on the wrong side of the road or driveway, nor to require any back-up movements in order to enter/exit the gate.

2. All lockable pedestrian gates to residential recreation areas serving 6 or more dwelling units, and gates or doors to common walkways or hallways of residential complexes where there are 4 or more dwelling units within the complex, shall provide for police emergency access utilizing an approved key switch device or approved Knox box.

3. Pedestrian gates/doors using an electromagnetic type lock shall install a key switch within a telephone/intercom console or in a control housing, or other method approved by the Building Official that will provide for police emergency access. See 350.5.1 for options.

4. Pedestrian gate/doors (including pedestrian gates/doors in pool enclosures and recreational facilities) utilizing mechanical locks shall install a Knox box adjacent to each gate/door, securely attaching it to a fence or wall.

R350.6 Keying requirements. Upon occupancy by the owner or proprietor, each single unit in a tract constructed under the same site development review, shall have locks using combinations that are interchange free from locks used in all other separate dwellings, proprietorships, or similar distinct occupancies.

R350.7 Other requirements

1. Storage Areas. Any exterior storage area attached to a dwelling enclosed by a door shall comply with this section or have a minimum 3/8" diameter hardened padlock hasp.

2. Side Gates. Side gates shall be the full height of the adjacent fence or wall and be capable of being locked. Side gates shall be secured with a slide bolt mounted on the inside of the gate. The slide bolt shall have a bolt diameter of three-eighths (3/8) inch and protrude at least one and one-half (1 1/2) inches into the receiving guide. The slide bolt shall be attached to the gate with non-removable bolts. The slide bolt shall be mounted at a height that is not accessible by reaching over the gate.

(Ord. 13-22 § 6 (Exh. E))

7.34.210 Section R403.1.3, Chapter R4, Footing and stem wall reinforcing in Seismic Design Categories D0, D1, D2—Amended.

Section R403.1.3 is amended to read:

R403.1.3 Footing and stem wall reinforcing in Seismic Design Categories D0, D1, D2. Concrete footings located in Seismic Design Categories D0, D1, D2, as established in Table R301.2, 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.

(Ord. 13-22 § 6 (Exh. E))

7.34.220 Table R602.10.3(3), Chapter R6, Bracing Requirements—Amended.

Table R602.10.3(3) is amended by adding a new footnote “i” to read:

i. Methods PBS, HPS, SFB and CS-SFB are not permit in Seismic Design Categories D0, D1, and D2.

j. Methods GB, DWB and PCP are not permitted in Seismic Design Categories D0, D1, and D2 where S1 is greater than or equal to 0.75.

Add the “i, j” footnote notation in the title of Table R602.10.3(3) to read:

TABLE R602.10.3(3)i, j

(Ord. 13-22 § 6 (Exh. E))

7.34.230 Section R602.10.4.5, Chapter R6, Limits on methods GB and PCP—Added.

A new Section R602.10.4.5 is added to read:

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 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. 13-22 § 6 (Exh. E))

7.34.240 Section R902, Chapter 9, Fire Classification—Amended.

Section R902.1 is amended to read:

R902.1 Roof covering materials. Roofs shall be covered with materials as set forth in Sections R904 and R905. A minimum Class A, B or C roofing shall be installed in areas as designated below or where the edge of the roof is less than 3 feet from a lot line. Class A, B and C roofing required by this section to be listed shall be tested in accordance with UL 790 or ASTM E 108.

1. Map of Fire Safe Roof Areas. Figure 15-1* is a map of Fire Safe Roof areas. Said map may be amended from time to time by including areas which are annexed to the City within one of the two roofing areas. Said amendments may be made by the Building Official after consultation, with the Chief of the Fire Department or their designee having jurisdiction.

2. Roofing Area 1. Any new roof and any alteration, repair or replacement for buildings housing R & U-1 occupancies in Roofing Area 1 shall use roof covering material that conforms to Class B or better or shall be made of concrete, ferrous or copper metal, clay, slate or similar non-combustible material.

3. Roofing Area 2. Any new roof for buildings using roof covering material that conforms to Class C or better or shall be made of concrete, ferrous or copper metal, clay, slate or similar non-combustible material.

* Editor’s Note: Figure 15-1 is on file in the office of the City Clerk.

(Ord. 13-22 § 6 (Exh. E))

7.34.250 Section R1001.1.2 Chapter 10, Prohibited Installations—Added.

A new Section R1001.1.2 is added to read:

R1001.1.2 Prohibited Installations. It shall be unlawful to install a new wood burning fireplace or appliance that is not one of the following:

4) Pellet-fueled wood heater,

5) EPA certified wood heater,

6) Fireplace certified by EPA.

(Ord. 13-22 § 6 (Exh. E))

7.34.260 Chapters 11 through 43 are Deleted.

Chapters 11 through 43 are deleted. (Ord. 13-22 § 6 (Exh. E))