Note: Ord. 2041, 11/3/2025 repealed Ord. 904; Ord. 906; Ord. 928; Ord. 987; Ord. 995; Ord. 1813; Ord. 1856; Ord. 1889; Ord. 1933; Ord. 1969; and Ord. 2010.
The rules, regulations and requirements published by the International Code Council (ICC) under the title "2024 International Building Code Volume 1," and adopted as the "2025 California Building Code Volume 1," including the State of California amendments thereto, are adopted as and for the rules, regulations and standards within this city as to all matters therein contained with the following amendments.
(Ord. 2041, 11/3/2025)
Section 117 of the 2025 California Building Code is added to read as follows:
Section 117 Safety assessment placards.
117.1 Intent. This section establishes standard placards to be used to indicate the condition of a structure for continued occupancy. The Section further authorizes the Chief Building Official and his or her authorized representatives to post the appropriate placard at each entry point to a building or structure upon completion of a safety assessment.
117.2 Application of Provisions. The provisions of this chapter are applicable to all buildings and structures of all occupancies regulated by the City of Burlingame. The City Council may extend the provisions as necessary.
117.3 Definition. "Safety assessment" is a visual, non-destructive examination of a building or structure for the purpose of determining the condition for continued occupancy.
117.4 Placards. The following are verbal descriptions of the official jurisdiction placards to be used to designate the condition for continued occupancy of buildings or structures. Copies of actual placards are attached.
INSPECTED - Lawful Occupancy Permitted is to be posted on any building or structure wherein no apparent structural hazard has been found. This placard is not intended to mean that there is no damage to the building or structure. (Green)
RESTRICTED USE is to be posted on each building or structure that has been damaged wherein the damage has resulted in some form of restriction to the continued occupancy. The individual who posts this placard will note in general terms the type of damage encountered and will clearly and concisely note the restrictions on continued occupancy. (Yellow)
UNSAFE - Do Not Enter or Occupy is to be posted on each building or structure that has been damaged such that continued occupancy poses a threat to life safety. Buildings or structures posted with this placard shall not be entered under any circumstance except as authorized in writing by the Chief Building Official, or his or her authorized representative. Safety assessment teams shall be authorized to enter these buildings at any time. This placard is not to be used or considered as a demolition order. The individual who posts this placard will note in general terms the type of damage encountered. (Red or Orange)
(a) 
The name of the jurisdiction, its address, and phone number shall be permanently affixed to each placard.
(b) 
Once it has been attached to a building or structure, a placard is not to be removed, altered or covered until done so by an authorized representative of the Chief Building Official. It shall be unlawful for any person, firm or corporation to alter, remove, cover, or deface a placard unless authorized pursuant to this section.
(Ord. 2041, 11/3/2025)
Section 406.1.1 of the 2025 California Building Code is added to read as follows:
406.1.1 Commercial and multi-family dwelling car stacking systems shall be provided with back-up power to allow access to and egress from such systems during a power outage. The back-up power shall comply with the manufacturer's specifications and the 2025 California Electrical Code.
(Ord. 2041, 11/3/2025)
Section 406.6.2.1 of the 2025 California Building Code is added to read as follows:
406.6.2.1 Manual control. A garage containing electrical charging stations shall provide a manually operated control switch that controls ventilation operations located in the command/control room for emergency operations.
(Ord. 2041, 11/3/2025)
Section 502.1 of the 2025 California Building Code is amended to read as follows:
502.1. Address identification. New and existing 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 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 approved sign or means shall be used to identify the structure. Address identification shall be maintained.
Address sizing. Size of address numbers shall be as follows:
1.
Each character shall be a minimum of four inches (4") high with a minimum stroke width of 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 character size 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") stroke by nine inches (9") high is required.
Multi-tenant buildings. Numbers or letters shall be designated on all occupancies within a building. Size shall be a minimum of one-half inch (1/2") stroke by four inches (4") high and on a contrasting background. Directional address numbers or letters shall be provided. Said addresses or numbers shall be posted at a height no greater than 5 feet, 6 inches (5' 6") above the finished floor and shall be either internally or externally illuminated in all new construction.
Rear addressing. When required by the fire code official, 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 and acceptable vehicular access. Number stroke and size shall comply with this section.
ADU Addressing. Address for residential accessory dwelling units shall meet the City of Burlingame specifications.
(Ord. 2041, 11/3/2025)
Section 502.2 of the 2025 California Building Code is added to read as follows:
502.2 Utility identification. In multi-unit commercial and 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 903.1.2 of the 2025 California Building Code is added to read as follows:
903.1.2. Additions and alterations. The standard for calculating the size of addition and/or alteration for determining the threshold for fire sprinkler systems shall be:
1. 
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.
2. 
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.
(Ord. 2041, 11/3/2025)
Section 903.1.3 of the 2025 California Building Code is added to read as follows:
903.1.3. Applicable to all sprinklered buildings.
1. 
When a commercial or multi-family building is partially retrofitted with an approved automatic sprinkler fire extinguishing system pursuant to this section, the building owner shall complete the fire extinguishing system retrofit throughout the unprotected building interior areas within six (6) years of completing the initial partial retrofit or within every tenant space where a building permit is obtained, whichever is less.
2. 
When a residential 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.
3. 
When a property owner or responsible party of a commercial or residential building chooses option 1 or 2 from above, the property owner shall file a deed restriction with San Mateo County Assessor's Office and obtain a performance bond to ensure compliance with Section 17.04.091. The bond shall be in an amount equal to or greater than the estimated cost of completion, as determined by Central County Fire Department.
(Ord. 2041, 11/3/2025)
Section 903.2 of the 2025 California Building Code is deleted and replaced with the following:
903.2 Where required. Approved automatic fire sprinkler systems shall be installed in all new occupiable and/or habitable buildings and structures. In addition, approved automatic fire sprinkler systems shall be provided in locations described in Sections 903.2.1 through 903.2.23.
Exceptions:
1. 
When approved by the fire chief, canopy structures used solely for vehicular parking which have a photovoltaic system attached are not required to be equipped with a fire sprinkler system as long as the structure meets distance requirements to other structures and property lines.
2. 
Group U occupancies less than 1,200 square feet.
(Ord. 2041, 11/3/2025)
Section 903.2.10.3 of the 2025 California Building Code is added to read as follows:
903.2.10.3 Lithium-ion batteries in vehicles. Areas which contain electric vehicle charging stations shall have a fire sprinkler density design of a minimum Extra Hazard, Group 2 for the coverage of charging stations and for 15' in any direction of charging stations.
(Ord. 2041, 11/3/2025)
Section 903.2.10.4 of the 2025 California Building Code is added to read as follows:
903.2.10.4 Additional commercial and multi-family dwelling sprinkler locations. Rooms or spaces which contain vehicle parking lifts or vehicle stacking systems shall be designed as an Extra-High Hazard Classification. Sprinkler design to include sidewall sprinkler heads designed at minimum Ordinary Group 2 in between each level.
Exception: Buildings classified as single-family dwellings.
(Ord. 2041, 11/3/2025)
Section 903.2.22 of the 2025 California Building Code is added to read as follows:
903.2.22 Existing buildings and structures. All existing buildings and structures shall be retroactively protected by an approved automatic extinguishing system when the following conditions exist:
1. 
Commercial and multi-family residential buildings with a total building floor area in excess of 2,000 square feet or more than two stories in height, and when additions or alterations for which a building permit is required will exceed 1,200 square feet in area.
Exception: Group U occupancies less than 1,200 square feet.
2. 
Residential one- and two-family dwellings and structures with a total building floor area in excess of 2,000 square feet or more than two stories in height, and when additions or alterations for which a building permit is required will exceed 750 square feet in area.
Exceptions:
a. 
Additions or alterations of commercial, multi-family residential, and one- and two-family residential buildings that do not exceed 20% of the total square footage of the entire completed building.
b. 
The following scopes of work are excluded from calculations to determine 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 903.3.23 of the 2025 California Building Code is added to read as follows:
903.3.23. Aggregate. When more than one (1) addition and/or alteration for which building permits are required are submitted within a two (2) year period from the closure date of the initial permit, the sum of the square footage of these additions and/or alterations shall be aggregated for the purpose of determining calculations in Section 18.08.035.
(Ord. 2041, 11/3/2025)
Section 903.3.1.4 of the 2025 California Building Code is added to read as follows:
903.3.1.4 Inspector's test valves. Single-family residential fire sprinkler systems within buildings greater than 3,600 square feet shall be equipped with an inspector's test valve for each system and located the furthest point away from the sprinkler riser.
(Ord. 2041, 11/3/2025)
Section 903.3.1.5 of the 2025 California Building Code is added to read as follows:
903.3.1.5 Additional residential sprinkler locations. The installation of a residential fire sprinkler system shall conform to the following:
1. 
Sprinklers shall be required throughout carports and garages.
Exception: Detached carports and garages less than 2,000 square feet in area and separated from residential buildings by a minimum of 10 feet.
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.
(Ord. 2041, 11/3/2025)
Section 905.4, Subsection 1 of the California Building Code is deleted and replaced with the following:
905.4 Location of Class I standpipe hose connections.
1. 
In every required interior exit stairway, a hose connection shall be provided for each story above and below grade plane. Hose connections shall be located at an intermediate floor level landing between floors, when such a landing exists. See Section 909.20.2.3 of the California Building Code for additional provisions in smoke-proof enclosures.
(Ord. 2041, 11/3/2025)
Section 907.7 of the California Building Code is amended to read as follows:
907.7 Acceptance tests and certification. Upon completion of the installation, the fire alarm system and all fire alarm components shall be tested in accordance with NFPA 72. New fire alarm systems installed in commercial and multi-family buildings shall be UL-Certified. Certificate shall be posted next to fire alarm control panel at time of final inspection.
(Ord. 2041, 11/3/2025)
Section 1503.3.1 of the 2025 California Building Code is added to read as follows:
1502.3.1 Roof drainage requirements. 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.
(Ord. 2041, 11/3/2025)
Section 1502.3.2 of the 2025 California Building Code is added to read as follows:
1502.3.2 Surface drainage requirements. 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 1505.1 of the 2025 California Building Code is amended to read as follows:
1505.1 General. Fire classification of roof assemblies shall be in accordance with Section 1505. The minimum fire classification of roof assemblies installed on buildings shall comply with Table 1505.1, as amended, based on type of construction of the building. Class A or B roof assemblies and roof coverings required to be listed by this section shall be tested in accordance with ASTM E108 or UL 790. In addition, fire-retardant-treated woodroof coverings shall be tested in accordance with ASTM D2898; fire-retardant-treated shingles and shakes shall comply with Section 1505.6. Roof assemblies shall be divided into the classes defined below. Class A or Class B roof assemblies and roof coverings required to be listed by this section shall be tested in accordance with ASTM E108 or UL 790. In addition, fire-retardant-treated wood roof coverings shall be tested in accordance with ASTM D2898. The minimum roof coverings installed on buildings shall comply with the Table 1505.1 as amended.
(Ord. 2041, 11/3/2025)
Table No. 1505.1 of the 2025 California Building Code is amended to read as follows:
Table 1505.1 MINIMUM ROOF ASSEMBLY CLASSIFICATION FOR TYPES OF CONSTRUCTION.
TABLE NO. 1505.1a
MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF CONSTRUCTION
Type
IA
IB
IIA
IIB
IIIA
IIIB
IV
VA
VB
Roof Covering
B
B
B
B
B
B
B
B
B
a. 
Unless otherwise required in accordance with the California Wildland-Urban Interface Code or due to the location of the building within a fire district in accordance with Appendix D.
b. 
Nonclassified roof coverings shall be permitted on buildings of Group U occupancies, where there is a minimum fire-separation distance of 6 feet measured from the leading edge of the roof.
c. 
Buildings that are not more than two stories above grade plane and having not more than 6,000 square feet of projected roof area and where there is a minimum 10-foot fire separation distance from the leading edge of the roof to a lot line on all sides of the building, except for street fronts or public ways, shall be permitted to have roofs of No. 1 cedar or redwood shakes and No. 1 shingles constructed in accordance with Section 1505.7.
(Ord. 2041, 11/3/2025)
Section 1505.1.2 of the 2025 California Building Code is amended to read as follows:
1505.1.2 Roof coverings within all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI). 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)
The rules, regulations and requirements published by the International Code Council under the title "2024 International Building Code Volume 2," and adopted as the "2025 California Building Code Volume 2," including Appendices A, F, I, J, O, and Q are adopted as and for the rules, regulations and standards within this city and as to all 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 1807.2.1 of the 2025 California Building Code is amended to read as follows:
1807.2.1 General. Retaining walls shall be designed to ensure stability against overturning, sliding, excessive foundation pressure and water uplift. When a structure supports a lateral load which retains fill which supports another structure, supports the toe of a slope which is over four feet in height measured from the bottom of the footing, or is required by the city engineer, it shall be designed by a licensed architect or engineer and approved by the city engineer.
The following types of retaining walls shall be of concrete or other material which shall have a minimum service life of 75 years for all major support systems and 50 years for all replaceable support systems: Walls that are engineered, support a lateral load over 18" at property line, support an engineered surcharge, support a structure, or support a toe of a slope. A fence structure may not be substituted for a retaining wall.
(Ord. 2041, 11/3/2025)
Section 3005.5 of the 2025 California Building Code is amended to read as follows:
3005.5 Shunt trip prohibited. Where elevator hoist ways and/or elevator machine rooms containing elevator control equipment are located within buildings equipped with automatic fire sprinklers, the following is required in lieu of a shunt trip:
1. 
The elevator machine room shall be constructed with the minimum fire rating as the hoist way. For non-rated hoistways, the minimum rating shall be one hour throughout in accordance with Section 707 of the California Building Code for fire barriers.
2. 
Fire sprinklers at the top of the hoist way and inside the elevator machine room shall not be installed.
3. 
Means for elevator shutdown shall not be installed.
(Ord. 2041, 11/3/2025)
Section 3202 of the 2025 California Building Code is deleted and replaced with the following:
3201.1 Encroachments below grade. Encroachments below grade that act as temporary support to build the structure shall be allowed per the City Fee Schedule under "Special Encroachment Permits" at the time of the building permit issuance. An agreement for the encroachments shall be in place prior to the commencement of the construction work.
3202.2 Encroachments above grade and below 8 feet in height. Encroachments into the public right-of-way above grade and below 8 feet in height shall comply with the City Municipal Code Section 25.42.080, Permanent Signs. Doors and windows shall not open or project into the public right-of-way.
3202.3 Encroachments 8 feet or more above grade. Encroachments into the public right-of-way 8 feet or more above grade shall comply with the City Municipal Code Section 25.42.080, Permanent Signs. All other encroachments such as, but not limited to, windows, balconies, architectural features and mechanical equipment shall not project into the public right-of-way.
(Ord. 2041, 11/3/2025)