Chapter 18.10 — RESIDENTIAL CODE

Note: Ord. 2041, 11/3/2025 repealed Ord. 1856; Ord. 1889; Ord. 1933; Ord. 1969; and Ord. 2010.

The rules, regulations and standards printed in one volume and published by the International Code Council under the title "2024 International Residential Code," and the "2025 California Residential Code," including Appendices BB, BF, BG, BH, BJ, BO, CI, and CJ are adopted as and for the rules, regulations and standards within this city as to matters therein contained except as provided in this chapter. The mandatory requirements of any adopted appendices to the code shall be enforceable to the same extent as if contained in the body of the code. (Ord. 2041, 11/3/2025)

Section R111.4 of the 2025 California Residential Code is added to read as follows:

R111.4 Utility identification. In all residential buildings, gas and electric meters, service switches and shut off valves shall be clearly and legibly marked to identify the unit or space that they serve. (Ord. 2041, 11/3/2025)

Section R317.5, Exception, of the 2025 California Residential Code is deleted in its entirety.

R317.5 Fire sprinklers. The exception for fire sprinklers in garages and carports is deleted in its entirety. (Ord. 2041, 11/3/2025)

Section R309.1 of the 2025 California Residential Code is amended by replacing with the following:

R309.1. Townhouse automatic sprinkler systems.

An automatic sprinkler system shall be installed in townhouses.

R309.1.1 Existing Townhouse automatic sprinkler systems.

An automatic sprinkler system is required when additions and/or alterations to existing townhouse buildings with a total building floor area more than 2,000 square feet or more than two stories in height, and when additions and/or alterations for which a building permit is required exceeds 750 square feet in area or 20% of the total square footage of the entire completed building.

Exception: Detached structures classified as an Accessory Dwelling Unit in accordance with

Burlingame Municipal Code Section 25.48.030 when no work has occurred in the main house in a two-year period in excess of 750 square feet in area or 20% of the total square footage of the entire completed building as determined by Section R313.3.2.7.

R309.1.2 Design and installation. Automatic sprinkler systems for townhouses shall be designed and installed in accordance with Section R309 or NFPA 13D. (Ord. 2041, 11/3/2025)

systems.

Section R309.2 Exception of the 2025 California Residential Code is amended by replacing with
the following:

R309.2. One- and two-family dwellings automatic s systems.

An automatic residential fire sprinkler system shall be installed in one- and two-family
dwellings.

Exception: Detached structures located a minimum of 10 feet from the main house.

R309.2.1 Existing One- and two-family dwellings automatic fire systems.

1. An automatic residential fire sprinkler system is required when additions and/or alterations
to existing one- and two-family dwellings with a total building floor area more than 2,000
square feet or more than two stories in height, and when additions and/or alterations for
which a building permit is required exceeds 750 square feet in area or 20% of the total
square footage of the entire completed building, whichever is greater.

2. Detached structures classified as an Accessory Dwelling Unit (ADU), shall be protected
with an automatic fire sprinkler system throughout where the primary dwelling is provided
with an automatic fire sprinkler system. If work occurs within either building within a two-
year period, of completion of the ADU, and in excess of 750 square feet in area or 20% of
the total square footage of the entire completed building, fire sprinklers shall be provided
throughout both buildings.

Exception:

1. Detached structures located a minimum of 10 feet from the main house.

2. Additions or alterations of one- or two-family residential building that do not exceed
20% of the total square footage of the entire completed building.

R309.2.2 Design and installation. Automatic sprinkler systems for townhouses shall be
designed and installed in accordance with Section R309 or NFPA 13D.

(Ord. 2041, 11/3/2025)

Section R313.3.1.2 of the 2025 California Residential Code is amended by replacing with the following:

R309.3.1.2 Required sprinkler locations.

1. Sprinklers shall be installed to protect all areas of a dwelling unit.

Exception:

a. Detached carports and garages less than 2,000 square feet in area and separated from
residential buildings complying with Section R302.1.

2. Sprinkler coverage shall be provided in the following locations:

a. Attic access openings.

b. Areas of attics and crawl spaces containing storage, mechanical and/or electrical
equipment.

3. Inspector Test Valves shall be provided for each system and located the furthest point away
from the sprinkler riser for buildings greater than 3,600 square feet.
(Ord. 2041, 11/3/2025)

Section R313.3.2.7 of the 2025 California Residential Code is added to read as follows:

R313.3.2.7 Additions and alterations.

1. The standard for determining the size of addition and/or alteration for determining the
threshold for fire sprinkler systems shall be determined by the following:

a. The square footage of every room being added and/or altered shall be included in the
calculation of total square footage of addition and/or alteration.

b. The entire square footage shall be considered added or altered when at least fifty
percent (50%) or greater of interior wall sheeting or ceiling of any one wall within a
room or area is new, removed, or replaced.

2. The size of additions and alterations used in calculating shall not be cumulative with regard
to individual additions or alterations in a building unless the following circumstance
applies:

Where more than one (1) addition or alteration for which building permits are required are
made within a two (2) year period from the final date of the initial permit, the sum of the
size of these additions or alterations during this two (2) year period shall be aggregated for
the purpose of determining calculations in Section 18.10.025 or Section 18.10.030.

3. The following scopes of work are excluded from calculations to determine the area of
alteration: building roof repair/replacement; fire damage repair; building heating and/or
cooling unit repair/replacement; and any other federal, state and local construction code
upgrade requirements including but not limited to the seismic retrofit requirements,
asbestos, and other hazardous material abatement.
(Ord. 2041, 11/3/2025)

Section R309.3.2.8 of the 2025 California Residential Code is added to read as follows:

R309.3.2.8 All sprinklered buildings.

1. When a building is partially retrofitted with an approved automatic sprinkler fire extinguishing system pursuant to this section, the building fire extinguishing system retrofit shall be completed throughout the unprotected building interior areas within two (2) years from completing the initial partial retrofit.

2. When a property owner or responsible party of a residential building chooses option 1 above, the property owner shall file a deed restriction with San Mateo County Assessor's Office and obtain a performance bond with Central County Fire Department to ensure completion of the fire sprinkler installation. The bond shall be equal to or greater than the estimated cost of completion, as determined by Central County Fire Department. (Ord. 2041, 11/3/2025)

Section R313.3.3.1 of the 2025 California Residential Code is amended to read as follows:

R309.3.3.1 Nonmetallic pipe and tubing.

Nonmetallic piping and tubing, such as CPVC, shall be listed for use in residential fire sprinkler systems. (Ord. 2041, 11/3/2025)

1-inch PEX tubing.

Table R309.3.6.2(9) of the 2025 California Residential Code is deleted in its entirety.

Table R309.3.6.2(9) Allowable Pipe Length for 1-inch PEX tubing is deleted. (Ord. 2041, 11/3/2025)

the maximum allowable pipe length.

Section R309.3.6.2.2 Calculation procedure, Step 8, of the 2025 California Residential Code is amended to read as follows:

R309.3.6.2.2 Calculation procedure, Step 8 — Determine the maximum allowable pipe length.

Use Tables R309.3.6.2(4) through R309.3.6.2(8) to select a material and size for water distribution piping. The piping material and size shall be acceptable if the developed length of pipe between the service valve and the most remote sprinkler does not exceed the maximum allowable length specified by the applicable table. Interpolation of Pt between the tabular values shall be permitted.

The maximum allowable length of piping in Tables R313.3.6.2(4) through R313.3.6.2(8) incorporates an adjustment for pipe fittings, and no additional consideration of friction losses associated with pipe fittings shall be required. (Ord. 2041, 11/3/2025)

§ 18.10.065. Section R309.3.8.1 amended — Pre-concealment inspection #4.

Section R309.3.8.1 Pre-concealment inspection, #4, of the 2025 California Residential Code is amended to read as follows:

R309.3.8.1 #4.

The pipe size equals or exceeds the size used in applying Tables R309.3.6.2(4) through R309.3.6.2(8) or, if the piping system was hydraulically calculated in accordance with Section R309.3.6.1, the size used in the hydraulic calculation. (Ord. 2041, 11/3/2025)

§ 18.10.070. Section R309.3.8.1 amended — Pre-concealment inspection #5.

Section R309.3.8.1 Pre-concealment inspection, #5, of the 2025 California Residential Code is amended by replacing with the following:

R309.3.8.1 #5

The pipe length does not exceed the length permitted by Tables R313.3.6.2(4) through R313.3.6.2(8) or, if the piping system was hydraulically calculated in accordance with Section R313.3.6.1, pipe lengths and fittings do not exceed those used in the hydraulic calculation. (Ord. 2041, 11/3/2025)

Section R319.1 of the 2025 California Residential Code is amended to read as follows:

R308.1 Address identification. Buildings shall be provided with approved address
identification. The address identification shall be legible and placed in a position that is visible
from the street or road fronting the property. Address identification characters shall be
illuminated and shall contrast with their background. Address numbers shall be Arabic numbers
or alphabetical letters. Numbers shall not be spelled out. Where required by the fire code official,
address identification shall be provided in additional approved locations to facilitate emergency
response. Where access is by means of a private road and the building address cannot be viewed
from the public way, a monument, pole or other sign or means shall be used to identify the
structure. Address identification shall be maintained.

Size of numbers shall be as follows:

1. Each character shall be not less than four inches (4") in height with a stroke width of not
less than one-half inch (1/2").
2. When the structure is thirty-six (36) to fifty (50) feet from the street or fire apparatus
access, a minimum of one-half inch (1/2") stroke by six inches (6") high is required.
3. When the structure is more than fifty (50) feet from the street or fire apparatus access, a
minimum of one inch (1") strike by nine inches (9") high is required.

Rear addressing. When required by the chief, approved numbers or addresses shall 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 shall comply with R308.1.

ADU addressing. Address for Residential Accessory Dwelling Units shall meet City of Burlingame specifications. (Ord. 2041, 11/3/2025)

Section R902.1 of the 2025 California Residential Code is amended to read as follows:

R902.1 Roof covering materials. Roof decks shall be covered with materials as set forth in Section R904 or with roof coverings as set forth in Section R905. A minimum Class A or B roofing shall be installed in areas designated by this section. Class C roofs shall not be allowed in the City of Burlingame. Classes A and B roofing required by this section to be listed shall be tested in accordance with UL 790 or ASTM E108. (Ord. 2041, 11/3/2025)

Section R902.1.2 of the 2025 California Residential Code is amended to read as follows:

R902.1.2 Roof covering 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, shall be a fire-retardant roof covering that is at least Class B fire classification. (Ord. 2041, 11/3/2025)

Section R903.4.2 of the 2025 California Residential Code is added to read as follows:

R903.4.2 Roof and surface drainage.

1. In all zones other than R-1, the water from the roof of any building and from any paved
area which would flow by gravity over public sidewalk shall be carried by means of
conductors under the sidewalk and through the curb to the gutter, or other approved
location.

2. No storm water or underground water draining from any lot, building, or paved area shall
be allowed to drain to adjacent properties nor shall this water be connected to the city's
sanitary sewer system. Regardless of the slope of the source property, such water shall
drain to either artificial or natural storm drainage facilities by gravity or pumping.
(Ord. 2041, 11/3/2025)

Section R1003.9.2.1 of the 2025 California Residential Code is added to read as follows:

R1003.9.2.1 Spark arrestors. Every chimney shall have a spark arrestor, either internally
or externally mounted. Any spark arrestor to be mounted internally shall not be installed until installation plans for such arrestor have been submitted to and approved by the building
division. All chimneys as described in Section 605.2.1 of the 2025 California Fire Code shall be
retroactively protected when one or more of the following conditions exist:

1. Upon the sale or transfer of the real property on which any chimney is located the transfer
of title shall not be made until each such chimney contains the required spark arrestor,
properly installed and in proper working order.

2. In the event of any construction on such property for which a building permit is required
the final building permit signoff shall not be made until each such chimney a spark arrestor
has been installed and is in proper working order.
(Ord. 2041, 11/3/2025)