Belmont Municipal Code Div. 2 Residential Code

Footnotes:

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Editor's note— Ord. No. 1073, adopted Nov. 12, 2013, repealed former div. 2 and enacted a new division as set out herein. The former div. 2, § 7-31, pertained to the mechanical code and derived from Ord. No. 1033, adopted Nov. 13, 2007, and Ord. No. 1054, adopted Nov. 23, 2010.

The regulations contained in this division shall be known as the City of Belmont Residential Code.

(Ord. No. 1073, § 7, 11-12-13)

The building standards in the 2025 California Residential Code (CRC), California Code of Regulations, Title 24, Part 2.5, adopting the 2024 International Residential Code with necessary California amendments, is adopted by reference as the Residential Code of the City of Belmont. The Office of the City Clerk is directed to maintain a copy of the 2025 CRC.

(Ord. No. 1073, § 7, 11-12-13; Ord. No. 2016-1112, § 14, 11-22-16; Ord. No. 2019-1144, § 16, 12-10-19; Ord. No. 2023-1169, § 13, 1-10-23; Ord. No. 2025-1191, § 16, 11-25-25)

(a) The following Appendix Chapters of the 2025 California Residential Code are adopted: Appendix Chapters BF (Patio Covers), AK (Sound Transmission) and AX (Swimming Pool Safety Act).

(b) The remaining Appendix Chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction.

(Ord. No. 1073, § 7, 11-12-13; Ord. No. 2016-1112, § 15, 11-22-16; Ord. No. 2019-1144, § 17, 12-10-19; Ord. No. 2023-1169, § 14, 1-10-23; Ord. No. 2025-1191, § 17, 11-25-25)

(a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Residential Code are adopted by reference, and govern the administration of the Belmont Residential Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont.

(b) The following sections of Chapter 1, Division II of the 2025 California Residential Code are not adopted: R101, R103, R104.8, R104.8.1, R112.3, and R112.4.

(Ord. No. 1073, § 7, 11-12-13; Ord. No. 2016-1112, § 16, 11-22-16; Ord. No. 2019-1144, § 18, 12-10-19; Ord. No. 2023-1169, § 15, 1-10-23; Ord. No. 2025-1191, § 18, 11-25-25)

The 2025 California Residential Code is amended as provided in Sections 7-35.R308, 7-35.R309, and 7-35.R902. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Residential Code that is amended.

(Ord. No. 1073, § 7, 11-12-13; Ord. No. 2016-1112, § 17, 11-22-16; Ord. No. 2019-1144, § 19, 12-10-19; Ord. No. 2023-1169, § 16, 1-10-23; Ord. No. 2025-1191, § 19, 11-25-25)

Section R308 of the 2025 California Residential Code is amended to read:

Section R308 Site Address

R308.1 Address identification. New and existing buildings must have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers must contrast with their background. Address numbers must be Arabic numerals or alphabet letters. The numbers must be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure. Numbers must be as follows:

1. Minimum of ½ inch stroke by 4 inches high.

2. When the structure is 36 to 50 feet from the street or fire department access a minimum ½ inch stroke by 9 inches high is required.

3. When the structure is more than 50 feet from the street or fire apparatus access, a minimum of 1 inch stroke by 12 inches high is required.

R308.1.1 Multi-tenant buildings. Numbers or letters must be designated on all occupancies within a building. Size must be ½ inch stroke by 4 inches high and on a contrasting background. Directional address numbers or letters must be provided. The addresses or numbers must be visible from the street posted at a minimum height of 5 feet, 6 inches above the finished floor, must be visible from the street and must be either internally or externally illuminated in all new construction.

R308.1.2 Multiple buildings on one site. Where multiple buildings on one property are accessed by the means of a private road, and the buildings cannot be viewed from the public way, a monument sign, or other signs or other approved means must be used to identify the structure. Address identification must be maintained on each of the buildings within the site.

R308.1.3 Rear addressing. When required by the chief, approved numbers or addresses must be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of a property or where rear parking lots or alleys provide an acceptable vehicular access. Number stroke and size must comply with CBC 502.1.

(Ord. No. 2025-1191, § 20, 11-25-25)

Section R309 of the 2025 California Residential Code is amended to read:

R309.1 Townhouse and one- and two-family dwelling automatic fire sprinkler systems. An automatic residential fire sprinkler system (ARFS) must be installed in townhouses, one-family and two-family dwellings throughout the entire building or structure as follows:

1. In new unit construction.

2. When additions, alterations or repairs are made to an existing building or structure.

3. When any change in use or occupancy occurs creates a more hazardous fire/life safety condition as determined by the Fire Code Official.

Exceptions:

1. In an existing building or structure without an ARFS, additions, alterations, and repairs that when combined over a three year period total 50% or less the original floor area. For purposes of this exception, only alterations that increase the size of the fire area of the room or space are counted. See the San Mateo Consolidated Fire Department Fire Policy Manual for further guidance.

2. Seismic or accessibility improvements.

3. Any exemption required by law or otherwise allowable under the Fire Code as determined by the Code Official.

4. Exterior improvements and work not requiring permits as provided in the Building Code.

5. Detached Group U occupancies or detached carports less than 400 square feet.

6. Work requiring only a mechanical, electrical, plumbing and/or demolition permit.

7. Group R-3.1 occupancies unless already containing a fire sprinkler system.

8. An accessory dwelling unit to a single- or two-family dwelling provided all of the following are met:

8.1

The unit meets the definition of Accessory Dwelling Unit in Government Code Section 65852.2.

8.2

The existing primary residence does not have automatic fire sprinklers.

8.3

The detached unit does not exceed 1,200 square feet.

8.4

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

R309.1.1 NFPA 13D sprinkler systems. Automatic Sprinkler systems installed in one-and two-family dwellings; Group R-3; and townhouses may be installed throughout in accordance with NFPA 13D as amended in Chapter 44. NFPA 13D sprinkler systems must comply with section R309.1.2 Alarms.

R309.1.2 Alarms. One approved audible and visual devices must be connected to every automatic sprinkler system at an approved location. The sprinkler water-flow alarm devices must be activated by waterflow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system must actuate the building fire alarm system.

R309.2-R309.2.1 deleted.

R309.3 through R309.3.8.2 {CRC text not modified}

(Ord. No. 2025-1191, § 21, 11-25-25)

Editor's note— Ord. No. 2025-1191, § 22, adopted Nov. 25, 2025, repealed § 7-35.R313, which pertained to amendments of the 2022 CRC, Section R313 (Automatic Fire Sprinkler Systems), and derived from Ord. No. 1073, § 7, adopted Nov. 12, 2013; Ord. No. 2016-1112, § 18, adopted Nov. 22, 2016; Ord. No. 2019-1144, § 20, adopted Dec. 10, 2019; and Ord. No. 2023-1169, § 17, Jan. 10, 2023.

Editor's note— Ord. No. 2025-1191, § 23, adopted Nov. 25, 2025, repealed § 7-35.R319, which pertained to amendment to the 2022 CRC, Section R313 (Site Address), and derived from Ord. No. 1073, § 7, adopted Nov. 12, 2013; Ord. No. 2016-1112, § 19, adopted Nov. 22, 2016; Ord. No. 2019-1144, § 21, adopted Dec. 10, 2019; and Ord. No. 2023-1169, § 18, adopted Jan. 10, 2023.

Section R902 of the 2025 California Residential Code is amended to read:

R902.1 through R902.1.1 {CRC text not modified}

R902.1.2 Roof coverings in all other areas. The entire roof covering of every existing structure where more than 50 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, must be a fire-retardant roof covering that is at least Class B.

R902.2 through R902.4 {CRC text not modified}

(Ord. No. 1073, § 7, 11-12-13; Ord. No. 2016-1112, § 20, 11-22-16; Ord. No. 2019-1144, § 22, 12-10-19; Ord. No. 2023-1169, § 19, 1-10-23; Ord. No. 2025-1191, § 24, 11-25-25)