Chapter 25.12 — COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS (C-1, BFC, I-I) — Burlingame Zoning Code

§ 25.12.010. Purpose and Applicability. ¶

A. Commercial and Industrial Zoning Districts Purpose. The purpose of the commercial and industrial zoning districts is to:
1. Provide opportunities for a variety of commercial and industrial business types that contribute to the stability of the City's economy.
2. Encourage a diverse mix of goods, services, office, and research and development uses, including small and independent businesses, to enrich the lives of residents, employees, and visitors and to increase employment opportunities.
3. Promote commercial and industrial development that will foster and enhance the identity and vitality of specific areas and corridors.
B. General Commercial Zoning District (C-1) Purpose. The purpose of the General Commercial (C-1) zoning district is to implement the General Plan General Commercial designation by establishing areas for lower-intensity commercial uses intended to meet the needs of residents and employees. General commercial uses are in targeted locations where higher intensity uses and development are not appropriate and where low intensity commercial businesses have minimal impact on adjacent residential areas. General Commercial design standards encourage pedestrian access and compatibility with surrounding uses in terms of scale and appearance.
C. Bayfront Commercial Zoning District (BFC) Purpose. The purpose of the Bayfront Commercial (BFC) zoning district is to provide opportunities for office and research and development, as well as both local and tourist commercial uses that take advantage of views of and access to the Bay, where residents, employees and visitors can work, shop, eat, bike and walk, and enjoy nature. A critical component is prioritization on public access to the waterfront.
D. Innovation Industrial Zoning District (I-I) Purpose. The purpose of the Innovation Industrial (l-l) zoning district is to accommodate and encourage places for diverse and compatible light industrial, research and development, and creative business enterprises. Adaptive reuse of existing buildings with creative and design commercial uses is encouraged, as well as facade and site improvements on industrial properties.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.020. Land Use Regulations. ¶

A. Allowed Uses. Table 25.12-1 (Commercial and Industrial Zoning Districts Use Regulations) indicates the uses allowed within each commercial and industrial zoning district and any permits required to establish the use, pursuant to Article 6 (Permit Processing Procedures). Land uses are defined in Article 8 (Definitions). Uses defined in Article 8 and not listed in Table 25.12-1 are prohibited.
B. Director Determination. Land uses are defined in Article 8 (Definitions). In cases where specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

BURLINGAME CODE

§ 25.12.020

or not found to be substantially similar to the land uses listed in the table are prohibited.

C. Specific Use Regulations. Where the last column in Table 25.12-1 (Commercial and Industrial Zoning Districts Use Regulations) includes a section, subsection, or chapter number, the regulations in the referenced section, subsection, or division shall apply to the use.
D. Airport Land Use Compatibility. Uses must comply with Safety Compatibility Policies SP-1 through SP-3 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP) including Noise/Land Use Compatibility and Safety Compatibility Criteria listed in Tables IV-1 and IV-2. Some uses listed in Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) may be incompatible in safety zones. Refer to ALUCP Exhibit IV-9 for a map of the safety compatibility zones.
E. Conditionally Allowed Uses in Drainage Rights-of-Way in I-I Zoning District.
1. Supplemental Parking. Supplemental parking for permitted or conditionally permitted uses in the I-l zoning district may be allowed within drainage rights-of-way with a Conditional Use Permit.
2. Storage of Operable Vehicles. Storage of operable vehicles may be allowed in the I-l zoning district only within drainage rights-of-way and subject to a Conditional Use Permit and the following conditions:
  - a. Vehicles must be in operable condition and must be managed at all times by a single, responsible person with access to the keys for all vehicles.
  - b. Vehicles shall be moved by appointment only and shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the City Engineer.
  - c. Site size must be a minimum of 0.7 acres.
  - d. Site must have approved access to a public street.
  - e. No customers shall visit the site.
  - f. Recreational vehicles and boats shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the City Traffic Engineer.

==> picture [352 x 118] intentionally omitted <==

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.020

==> picture [352 x 634] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Bars and Taverns — P — Breweries, distilleries, and
wineries are allowed as an
Night Clubs — CUP —
accessory use to a
Outdoor Dining P P P restaurant with a CUP. For
Restaurants P P P breweries, distilleries and
wineries as a primary use,
Restaurants — Drive- — — CUP
see Industrial Uses in this
through
table
Tasting Rooms A A A
Food and Beverage Sales
Alcohol Sales Store — — — Maximum size of
accessory food and
Convenience Store MUP A A; MUP for
beverage sales uses in
standalone
these zoning districts is
General Market MUP A A; MUP for 1,500 sq. ft.
standalone Accessory convenience
Nurseries and Garden Centers P — P store uses limited to 2,500
sq. ft.
Retail Sales
General P A — No outdoor storage or
sales permitted in
Large Format — — —
conjunction with any
Specialized — — — permitted use, except for
permitted temporary sales.
In the I-I zone, may be
permitted with a Minor
Use Permit subject to
Section 25.48.190
(Outdoor Sales, Displays,
and Storage)
Vehicle Fuel Sales and CUP CUP CUP
Accessory Service
Vehicle Sales
Auto and Light Truck CUP — CUP
Heavy Equipment Sales (and — — CUP See Section 25.48.280
Rental)
Commercial — Services and Recreation
Animal Care Services
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

§ 25.12.020

BURLINGAME CODE

==> picture [352 x 626] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Kennels — — MUP
Grooming P P P No overnight animal stays
permitted
Pet Hotels — — CUP
Veterinarian P — P
Banks and Financial P P —
Institutions
Building Materials and — — P Showroom and direct
Contractor Services retail sales allowed up to
50% of floor area. See
25.48.190 for outdoor
storage
Business Services P P P
Check Cashing and Pay Day — — —
Loan Establishments
Commercial Recreation — CUP CUP CUP
Large Scale
Commercial Recreation — MUP MUP MUP
Small Scale
Day Care Centers MUP P MUP See Section 25.48.090
For properties within SFO
Safety Compatibility Zone
3 in the I-I zoning district,
commercial facilities
defined in accordance
with Health and Safety
Code, Section 1596.70 et
seq., and licensed to serve
15 or more children not
allowed. Family day care
homes and
noncommercial employer-
sponsored facilities
ancillary to place of
business allowed with a
CUP.
Food Preparation (catering) P — P
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.020

==> picture [352 x 595] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Funeral Services and — — —
Cemeteries
Office — Co-Working P P P
Office — Medical or Dental CUP P P In I-I zoning district:
Permitted only east of
Highway 101.
Office — Professional P P P In I-I zoning district:
• In area east of Highway
101, general offices
permitted.
• In areas west of
Highway 101, offices are
limited to creative offices,
including architects,
interior designers, and
other offices related to
design services.
Office — Research and P P P For properties within SFO
Development Safety Compatibility Zone
3 in the I-l zoning district,
CUP required if use
entails hazardous
materials.
For properties within SFO
Safety Compatibility Zone
3 in the I-I zoning district,
Biosafety Level 3 and 4
facilities not allowed.
Personal Services — General P P —
Personal Services — CUP — —
Specialized
Studios — Arts P P P
Theaters — Live — P —
Theaters — Movie or similar — P —
Educational Services
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

§ 25.12.020

BURLINGAME CODE

==> picture [352 x 644] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Schools, Primary and CUP CUP CUP For properties within SFO
Secondary (Private) Safety Compatibility Zone
3 in the I-l Zoning
District, Public and
Private schools serving
preschool through grade
12 not allowed.
Trade Schools — CUP P In I-I zoning district,
limited to 20% of floor
area; CUP if over 20%
Tutoring and Educational P P P
Services
Industry, Manufacturing and Processing, Warehousing, and Wholesaling Uses
Breweries, Wineries, and MUP MUP MUP See Section 25.48.250
Distilleries (Tasting Rooms as an
Accessory Use).
Food Processing and — — CUP Only permitted for small-
Production scale hand production or
artisan endeavors with
incidental direct sale of
goods produced on-site.
Laboratories/Research and — P P
Development
Light Industrial — — P
Recycling facilities
Light processing — — P See Section 25.48.200
Reverse Vending Machine(s) A — A
Small collection CUP — P
Vehicle Services and Repair
Minor (Minor Repair/ CUP — P Only permitted west of
Maintenance) Highway 101 and south of
Easton Creek
Major (Major Repair/Body — — P
Work)
Vehicle Rental CUP — CUP
Car Wash CUP — CUP
Warehousing/Logistics — — P
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.020

==> picture [352 x 626] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Wholesaling — — P
Lodging
Extended Stay Hotels — P P In I-I zoning district,
hotels and motels only
permitted on properties
with frontage on Old
Bayshore Highway. For
park-and-fly facilities
associated with hotels, see
Park and Fly, Accessory
to Hotel.
Hotels and Motels — P P In I-I zoning district,
hotels and motels only
permitted on properties
with frontage on Old
Bayshore Highway. For
park-and-fly facilities
associated with hotels, see
Park and Fly, Accessory
to Hotel, below.
Public and Quasi-Public Uses
Assembly Facilities
Community Assembly Facility CUP — CUP
Religious Assembly Facility CUP — CUP
Community Open Space P P P
Emergency Shelters — — — P Permitted only on
Permanent properties located north of
Mills Creek.
Emergency Shelters — — — P Shall be located within a
Temporary transportation corridor and
shall not occur
continuously at any one
location for more than 6
months of any 12-month
period.
Low Barrier Navigation P — — See Section 25.48.170
Center
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

§ 25.12.020

BURLINGAME CODE

==> picture [352 x 629] intentionally omitted <==

----- Start of picture text -----
Table 25.12-1: CommPermitercial and Industrial Zoning Districts Use Regulations
P Permitted TUP Temporary Use
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use C-1 BFC I-I Specific Use Regulations
Government Buildings and P P P
Facilities
Hospitals — — —
Medical Clinics P P P
Park and Recreation Facilities, P P P
Public
Residential Uses
Caretaker Quarters A A A
Transportation, Communication, and Infrastructure Uses
Air Courier, Terminal, and — — MUP
Freight Services
Park and Fly, Accessory — MUP MUP Only permitted as an
accessory use to hotel or
office uses as part of a
larger development plan.
Parking shall be in
parking structures.
Park and Fly, Primary Use — — —
Parking Facility, Accessory A A A
Use
Parking Facility, Primary Use — — CUP
Transit Facilities — P P
Utility Structures and Service — MUP MUP
Facilities, Small
Utility Structures and Service — — —
Facilities, Large
Vehicle Storage — — CUP
Wireless Telecommunication See Section 25.48.300
Facilities
Specific and Temporary Uses
Adult Entertainment — P — Comply with Section
Businesses 25.48.040.
Drive-Through or Drive-Up — — —
Facilities
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.020

§ 25.12.030

==> picture [352 x 233] intentionally omitted <==

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.030. Development Standards. ¶

The general property development standards for C-1, BFC, and I-I zoning districts shall be as set forth in Table 25.12-2 (Commercial and Industrial Development Standards).

==> picture [424 x 269] intentionally omitted <==

----- Start of picture text -----
Table 25.12-2: Commercial and Industrial Development Standards
Development Additional
Standards C-1 BFC I-I Regulations
Height- 35 ft. (46 ft. with 65 ft. (Special 35 ft. (65 ft. with
Maximum1 Special Permit) Permit required Special Permit)
for heights Properties
greater than 65 fronting on
ft.) Bayshore Hwy:
65 ft.
(Special Permit
required for
heights greater
than 65 ft.)
Floor Area Ratio 1.0 Tier 1:1.0 Properties Balconies and
(FAR) — Tier 2:2.0 fronting decks exempted
Maximum Tier 3:3.0 Bayshore from FAR (to be
Hwy:0.75 discussed in
calculation of
FAR)
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

BURLINGAME CODE

§ 25.12.030

==> picture [424 x 644] intentionally omitted <==

----- Start of picture text -----
Table 25.12-2: Commercial and Industrial Development Standards
Development Additional
Standards C-1 BFC I-I Regulations
Hospitality: 3.0 See Section
Office/Research 25.12.040
& Development: regarding
Tier 1:0.75 community
Tier 2:2.0 benefits findings
Tier 3:2.75 for FAR Tiers 2
and 3
Minimum Setbacks
Front 10 ft., except 20 10 ft. 10 ft. No parking in
ft. on El Camino front setback.
Real frontage
Side — Interior — 10 ft. 10 ft, except for For the BFC
parcels located zoning district,
between Easton see Section
Creek and 25.12.060.B
Broadway, (View Corridor
including Requirement)
properties with
lot frontage on
Broadway or
otherwise for
parcels under
common
ownership or
with consent of
adjacent property
owner
Side — Street — 10 ft. 10 ft.
Rear — 10 ft. 0 ft., except 10 ft.
on Bayshore
Highway
Edge Conditions 1st story: 10-ft — 1st story: Applicable to any
— Minimum setback Upper 10-ft setback portion of
stories: 15-ft Upper stories: property that is
setback 15-ft setback adjacent to any
portion of
property
developed with
residential uses.
Lot Coverage — — 60% 70%
Maximum
Lot Dimensions — Minimum
----- End of picture text -----

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.030

§ 25.12.040

==> picture [424 x 202] intentionally omitted <==

----- Start of picture text -----
Table 25.12-2: Commercial and Industrial Development Standards
Development Additional
Standards C-1 BFC I-I Regulations
Size 10,000 sq. ft. 20,000 sq. ft. 10,000 sq. ft.
Frontage 50 ft. 50 ft. 50 ft.
Open Space — 175 sq. ft. — — See Section
Minimum (per 25.36.030
residential unit)
Percent — 20% of site 15% of site See Chapter
Landscape 25.36 for
Coverage — additional
Minimum landscape
requirements.
----- End of picture text -----

Notes:

1 Maximum building heights are also required to comply with Airspace Protection Policies AP-1 through AP-4 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP). This includes determining the need to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights, as shown approximately on ALUCP Exhibit IV-10 and complying with FAA Aeronautical Study Findings. It also includes complying with the maximum compatible building height, which includes all parapets, elevator overruns, etc. of a building, as noted in ALUCP policy AP-3 and depicted in Exhibits IV-17 and IV-18 of the ALUCP.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.040. Community Benefits for Increased FAR in the BFC and I-l Zoning Districts. ¶

A. Purpose and Applicability.
1. Purpose. To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission, through a discretionary review and public hearing process, may grant increased FAR in return for provision of specific community benefits, as listed below or subsequently identified by the City Council, if doing so is in the City's interest and will help implement the General Plan. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types.
2. Applicability. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards. Projects using Tiers 2 or 3 standards shall provide community benefits pursuant to this section and shall require a special permit.
3. Findings. For Tier 2 and 3 projects, the Planning Commission shall make additional findings that the project proposes public benefits in excess of the City's normal requirements that improve the quality of life of employees, residents, and/or visitors, or assists the City in implementing an important plan or policy. See Section

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA § 25.12.040

BURLINGAME CODE

§ 25.12.040

25.78.050.

B. Review Authority and Tier Requirements.
1. Planning Commission Approval of Community Benefits Bonuses. The Planning Commission is the Review Authority for an application for Tier 2 or 3 projects.
2. Tier 2 Requirements and Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least two community benefits from subsection C of this section (Community Benefit Objectives).
3. Tier 3 Requirements and Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three community benefits from subsection C of this section (Community Benefit Objectives).
C. Community Benefit Objectives. Community Benefits provided pursuant to this section may include, but are not limited to, the following:
1. Public Plazas. The project includes public plaza(s) that comply with this subsection.
  - a. The minimum area of any public plaza shall be 5,000 square feet and shall be measured as one single open space.
  - b. The public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Director.
  - c. Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area.
  - d. The public plaza shall be on the ground level and directly accessible from the sidewalk and be accessible to persons with disabilities.
e. The public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety.
```
- f. At a minimum, the following elements shall be included: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. 
```
1. Publicly Accessible Park Space. The project provides a contribution towards the provision of public parks in the BFC or I-I zones as applicable. Contribution can be in the form of dedication of land, provisions of improvements, or payment of fee in excess of that under Chapter 25.46 (Public Facilities Impact Fees).
2. Childcare Facilities. The project provides for the establishment and ongoing maintenance of on-site or off-site child care facilities.
3. Cultural Arts and Community Events Spaces. The project includes space for visual arts, performing arts, community events, and other activities that support arts and culture.

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.040

Off-Site Streetscape Improvements. The project includes off-site streetscape improvements and amenities; these provisions do not include improvements along the frontage of a development site that would normally be required. Examples of amenities include:
- a. Enhanced pedestrian and bicycle-oriented streetscapes.
- b. Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicycle racks/shelters.
- c. New pedestrian and bicycle connections to transit facilities, neighborhoods, trails, commercial areas, etc.
- d. Removal of existing pedestrian and bicycle barriers (e.g., dead-ends and cul-desacs).
- e. Upgrading traffic signals to enhance pedestrian and bicycle safety.
- f. Monetary contribution to streetscape projects within the BFC and/or I-I districts.
Off-Site Infrastructure Improvements. The project includes monetary contributions to off-site infrastructure improvements exceeding obligations under Chapter 25.46 (Public Facilities Impact Fees). Examples of off-site infrastructure improvements may include, but are not limited to, grade separation projects, bicycle/pedestrian facilities, and sewer and water infrastructure.
Land Dedication for Community Facilities. Land dedication to accommodate community facilities such as public safety or educational facilities.
Habitat Restoration. The project incorporates habitat restoration features at appropriate locations.
Near Zero Net Energy. The project provides for 98% of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources.
Net Zero Water Use. The project provides on-site and/or off-site water usage offsets to achieve net zero water use. Water usage offsets may include grey water systems, purple pipe infrastructure, the retrofit of plumbing fixtures in existing buildings, etc.
Climate Change Measures. Additional measures incorporated physically or operationally into the project that contribute significantly to reduction of its carbon footprint and/or provide resilience to sea level rise and storms.
Sea Level Rise Infrastructure. The project provides funding for or implements substantial sea level rise infrastructure along the Bayshore beyond what is required of the project, if applicable.
Flexible Significant Community Benefit. Other currently undefined community benefits that are significant and substantially beyond normal requirements. Examples include funding for City programs such as contribution to business improvement programs, community-serving transportation services, or subsidy of retail facilities that would be beneficial to the community but not otherwise commercially viable.

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

BURLINGAME CODE

§ 25.12.040

§ 25.12.050

Public Art. The project provides funding for the maintenance or installation of public art not located on the project site or the installation and maintenance of public art in a publicly accessible space on the project site. The valuation of the public art shall equate to at least one percent[??] of the project construction costs.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.050. Public access, flood and sea level rise performance guidelines. ¶

A. Performance Standards — Variations. Development shall conform to the standards outlined in this section. Unless otherwise stated below, the Planning Commission shall have the authority to allow variations to particular standards in this section in order to encourage sound site planning and development practices, provided any such variation shall meet the overall intent of the particular standard and remain consistent with the General Plan.
B. City of Burlingame Map of Future Conditions. The City of Burlingame Map of Future Conditions (Map) was adopted by the City Council to provide community resilience to sea level rise and storms. The Map may be revised by the City Council based on updates to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), sea level rise science, monitoring results, and shoreline and creek conditions. All proposals for new construction shall be based on the Map currently in effect at the time a complete project application is submitted (application date).
C. Bay Access — Buffer Zones. Buffer zones extending 100 feet inland from the San Francisco Bay Shoreline are intended to provide an area to accommodate and maintain built and natural shoreline infrastructure for sea level rise protection, environmental enhancement, and public access trails. For the purposes of this section, the San Francisco Bay Shoreline (Shoreline) is defined by California Code of Regulations Section 10121, which describes the jurisdiction of the Bay Conservation and Development Commission (BCDC) within a 100-foot "shoreline band." Building encroachments may be accommodated within the 100-foot buffer zones provided that the City determines that such encroachments do not inhibit a planned infrastructure project of the City and San Mateo County Flood and Sea Level Rise Resiliency District (District) as of the application date. Project applicants shall coordinate with staff of the City and District to obtain the most current design standards for the planned infrastructure project. Buffer zones shall be developed and maintained based on the applicable water frontage and BCDC's public access guidelines and as follows:
1. On San Francisco Bay. A minimum buffer zone of 100 feet from the Shoreline within which the shoreline infrastructure will be built. The top of this infrastructure must include a trail consistent with guidelines of the San Francisco Bay Trail Project and, unless otherwise directed by BCDC, the inboard (opposite the Bay) edge of that trail shall be located an average of 75 feet from the Shoreline.
2. On Anza Lagoon, Bay Front Channel, and Burlingame Lagoon. A minimum buffer zone of 100 feet from the Shoreline within which the shoreline infrastructure will be built. The top of this infrastructure must include a trail consistent with guidelines of the San Francisco Bay Trail Project.
D. Bay Access — Public Access. Public access shall be maintained and developed within the Shoreline buffer zones based on the City-adopted and Bay Conservation and Development Commission-approved public access guidelines.

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.050

E. Bay Access — Trail Connectivity. Unless it is demonstrated to the satisfaction of City staff that no feasible alternative exists, any property with frontage on the Shoreline within the jurisdiction of the BCDC shall be required to provide, as a part of the on-site landscaping plan and Shoreline infrastructure, connectivity improvements by constructing a new or improved portion of the Bay Trail along the site, including improving access to the Bay Trail from and through the site. The trail shall be compliant with specifications of the City Public Works Department, BCDC, and San Francisco Bay Trail Program. Each such trail segment shall connect directly to the trail segment of adjacent properties.
F. Bay Access — Maintenance. All areas improved for public access within the jurisdiction of BCDC shall be maintained by the property owner and shall be available to the public in perpetuity, as determined by the BCDC.
G. Creek Access — Buffer Zones. Buffer zones measured from the top of creek bank are intended to provide an area to accommodate and maintain flood protection and public access trail infrastructure. For properties with frontage on Sanchez Creek, Easton Creek, Mills Creek, Gilbreth Creek, and El Portal Creek, a minimum buffer zone of 35 feet from the top of creek bank is required to accommodate and maintain future infrastructure and a public access trail. Building encroachments may be accommodated within the buffer zones provided that the City determines that such encroachments do not inhibit planned infrastructure projects of the City and District as of the application date.
H. Creek Access — Trail Connectivity. Unless it is demonstrated to the satisfaction of City staff that no feasible alternative exists, any property with frontage on Sanchez, Easton, Mills, Gilbreth, and El Portal Creeks shall be required to provide, as a part of the on-site landscaping plan, a paved public-access trail along the top of the bank for the portion of the creek bank on the site. The trail shall be compliant with specifications of the City Public Works Department and BCDC, if applicable. Each such trail segment shall connect directly to the termination of the public access trail segment along the Shoreline (e.g., the Bay Trail) or the creek bank on each adjacent property.
I. Flood Protection and Sea Level Rise Resilience — Building Elevations and Shoreline Infrastructure. For all properties within the Sea Level Rise Overlay Area indicated on the City's Map of Future Conditions current as of the application date, the first floor of new buildings must be elevated in conformance with this Map. For properties that are also with frontage on San Francisco Bay, Anza Lagoon, Bay Front Channel, and Burlingame Lagoon, new construction requiring discretionary review must include shoreline infrastructure that meets the requirements included in this Map. All required elevations shall be certified by a professional land surveyor.

oor of new buildings must be elevated in conformance with this Map. For properties that are also with frontage on San Francisco Bay, Anza Lagoon, Bay Front Channel, and Burlingame Lagoon, new construction requiring discretionary review must include shoreline infrastructure that meets the requirements included in this Map. All required elevations shall be certified by a professional land surveyor.

J. Flood Protection and Sea Level Rise Resilience — Determination of Compliance. Prior to issuance of a Building Permit, a registered professional engineer retained by the applicant shall certify that the design, specifications, and plans for the construction of Shoreline infrastructure are in accordance with the requirements in Sections 25.12.050.E, 25.12.050.I, and FEMA guidance and the Code of Federal Regulations (CFR) related to the mapping of areas protected by levee systems in place as of the application date. An applicant's proposal that meets the requirements in Sections 25.12.050.E, 25.12.050.I, and the CFR, but is not consistent with the planned infrastructure project of the City and District, shall be permitted if the proposal is demonstrated to be a less or equally environmentally impactful practical alternative (including environmentally beneficial features such as listed species habitat, marsh, open space, etc.).

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

BURLINGAME CODE

§ 25.12.050

§ 25.12.060

K. Flood Protection and Sea Level Rise Resilience — Data Collection. Applicant shall submit two topographic surveys of the property, such as a LiDAR or field survey, prepared by a licensed professional land surveyor: one within 12 months of the application date and prior to construction, and one within 12 months of project completion. Such survey shall be at the landowner or applicant's expense and shall be conducted in consultation with City staff to be approved as compliant with City survey standards.
L. Flood Protection and Sea Level Rise Resilience — Maintenance. As a condition of project approval, the applicant shall execute an agreement with the City identifying the landowner's ongoing maintenance obligations for the shoreline infrastructure approved as part of a development.
M. Flood Protection and Sea Level Rise Resilience — Stormwater Drainage. One hundred percent of the drainage from impervious surfaces on the site shall be captured and retained on site with sufficient storage to keep the first 1.25 inches of rainwater from an individual rain event on site without discharging onto neighboring properties or rights-of-way unless a regional stormwater management system is available to serve the development and the specific discharges from the site into the system have been approved by the City Public Works Department.

captured and retained on site with sufficient storage to keep the first 1.25 inches of rainwater from an individual rain event on site without discharging onto neighboring properties or rights-of-way unless a regional stormwater management system is available to serve the development and the specific discharges from the site into the system have been approved by the City Public Works Department.

N. Flood Protection and Sea Level Rise Resilience — Real Estate Disclosure of Hazards. In any contract for the sale of real estate located in the Sea Level Rise Overlay Area indicated on the current Map of Future Conditions adopted by the City of Burlingame, the seller shall include in the contract a real estate disclosure of all hazards associated with anticipated sea level rise, geologic hazards, groundwater inundation, or coastal and fluvial flooding. Any site-specific analyses related to sea level rise must also be disclosed in real estate transactions.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.060. Design Principles for the BFC Zoning District. ¶

The following design principles shall be used by decision-makers in evaluating whether plans conform to the requirements of this section:

A. Design Intent. Development shall relate to both the street and to the Bay to provide view corridors from and across Bayshore Highway and Airport Boulevard, and to create gateways at key locations. Development shall support of the pattern of diverse architectural styles and the role of the shoreline in creating a network of interconnected open spaces.
B. View Corridor Requirement. To provide a view corridor, the width of a structure or combined structures on a lot shall not obstruct more than 75% of the length of the property line along Bayshore Highway and Airport Boulevard, including setbacks. For purposes of this requirement, structure or combined structures shall not include architectural elements, but may include an elevated podium to accommodate flood elevations and/or parking.
C. Support the Shoreline. On visually prominent sites and sites with shoreline as defined by the Bay Conservation and Development Commission, design shall fit the site and be compatible with surrounding development, support the Bay Trail and its park and recreational uses, provide for maximum user access, and support recreational use by those who work in the area as well as those who visit. Pedestrian amenities are encouraged along the shoreline adjacent to the Bay Trail.

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.060

§ 25.12.070

D. Orientation. Building entries shall be readily visible from the street and be easily identifiable, preferably on Bayshore Highway or Airport Boulevard. Buildings that are setback from the street shall have attractively landscaped plazas leading to the main building entry, and seating areas are encouraged in the front setback. Businesses at important intersections are encouraged to locate their entrances at the building corner.
E. Ground Floor Transparency. At least 25% of the exterior walls on the ground floor or first level facing the street shall include windows, doors, or other openings.
F. Building Articulation. Each side of buildings shall have a cohesive approach to design and detail. Articulation of building and structural elements, including windows, entries, and bays shall be achieved. Design features such as canopies, trellis, and grillwork shall be designed as part of the building's composition of design elements. A variety of materials should be used to articulate building elements, such as the base, the ground floor, and upper floors, if any.
G. Building Design. The pattern of diverse architectural styles throughout the district and the role of the shoreline in creating a network of interconnected open spaces is encouraged. New developments shall implement a single architectural style for the project, with consistency among primary elements of the structure(s).
H. Streetscape. Development shall respect and promote the streetscape through building placement to maximize the commercial use of the street frontage, off-street public spaces, and by locating parking to minimize its impact on street frontages. For properties with any water frontage, design shall be sensitive to the surrounding bodies of water, physical and visual presence of the Bay Trail, and the orientation of the prevailing winds.
I. Location of Surface Parking. Surface parking areas shall be located to the sides and rear of the building, when feasible, to encourage a pedestrian-friendly street edge. No surface parking areas shall be located between any structure and the lot frontage, except for limited visitor parking areas. Driveways are allowed in the setback, but the driveways shall not be considered as landscaped area.
J. Location and Design of Structured Parking. Structured parking shall be designed to be compatible with the architectural design and materials of the buildings.
K. Bird Friendly Design. All development shall incorporate bird-friendly design that minimizes potential adverse impacts to native and migratory birds, such as fritted or patterned glass, projecting architectural features, lighting design, and screening with trees.
L. Protection of the Bay Environment. Site features shall include orientation to minimize wind obstruction on San Francisco Bay, protection of the Bay environment, and landscaping and pedestrian circulation that enrich and enhance the existing recreation opportunities of the area, including extension of the Bay Trail as well as the commercial neighborhood.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.070. Design Principles for the I-I Zoning District. ¶

The following design principles shall be used by decision-makers in evaluating whether plans conform to the requirements of this section.

A. Design Intent. The overall design intent of the I-I zoning district is to provide for an eclectic

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

BURLINGAME CODE

§ 25.12.070

§ 25.12.090

mix of commercial and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms.

B. Building Design. Recognizing the varied commercial and industrial character of the area, new development and redevelopment projects shall feature modern industrial design features.
C. Art and Murals. Use of murals, artwork, sculptures, special paving, and fountains are encouraged to be incorporated into building design to provide interest and excitement to the district.
D. Orientation. The main building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. At least one primary entrance to a ground-floor use shall face the adjacent street right-of-way. Business and reception areas shall face public access to buildings.
E. Ground Floor Transparency. At least 25% of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings.
F. Building articulation. Each side of buildings shall have a uniform approach to design and detail. Articulation of building and structural elements, including windows, entries, and bays shall be achieved. Design features such as canopies, trellis, and grillwork shall be designed as part of the building's composition of design elements. A variety of materials should be used to articulate building elements, such as the base, the ground floor, and upper floors, if any.
G. Streetscape. Landscaping along the street shall provide an attractive streetscape by screening parking areas from the public street and ensuring a pleasant pedestrian environment.
H. Compatibility. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of surrounding buildings.
I. Location of Parking. Any surface parking facilities shall be located to the side or rear of any proposed project unless no other feasible location exists.
J. Creekside Open Space. New buildings on parcels adjacent to Mills Creek and Easton Creek, where possible, shall incorporate outdoor open space and trail network components into their site planning, particularly on those parts of sites that face a creek.
K. Service and Delivery Areas. Service areas and ground-mounted equipment shall be screened from view by fences or walls that conform to the style and materials of the accompanying building(s).
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.12.080. Minor Modifications. ¶

Certain minor modifications from development standards are permitted consistent with Section 25.74.020.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA

ZONING

§ 25.12.090

§ 25.12.090. Design Review Required. ¶

Design review shall be required pursuant to Chapter 25.68 (Design Review). (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

Downloaded from https://ecode360.com/BU4910 on 2026-05-11

City of Burlingame, CA