Chapter 25.14 — MIXED-USE ZONING DISTRICTS (RRMU, NBMU, BRMU, CMU) — Burlingame Zoning Code

§ 25.14.010. Purpose and Applicability. ¶

A. Mixed-Use Zoning Districts Purpose. The mixed-use zoning districts are intended to provide opportunities for a mixture of residential and commercial development to create vibrant activity nodes, dynamic commercial corridors, and housing opportunities for all income levels. The term "mixed use" applies to a compatible array of varied uses in a single building or comprehensive development, as well as a mix of uses within a zoning district.
B. California Drive Mixed-Use Zoning District Purpose. The purpose of the California Drive Mixed-Use (CMU) zoning district is to implement the General Plan California Mixed-Use designation by providing a district with an eclectic mix of uses reflective of longestablished use patterns at a pedestrian scale, with locally owned retail and service commercial businesses and upper-story residential units. Prototypical commercial uses are those that serve Burlingame residents and nearby communities, do not involve late-night hours, and do not have any operating characteristics that adversely impact residential uses. Stand-alone residential development is allowed as a nonconforming use, where legally established prior to the adoption of the ordinance codifying these regulations, and the provisions in Article 5 (Nonconformities) shall not apply. The overall design intent of the CMU zoning district is to provide for an eclectic and compatible mix of residential, live/ work units, and small-scale commercial businesses. Creativity in design using a wide variety of colors, building materials, and roof features is encouraged.
C. Broadway Mixed-Use Zoning District Purpose. The purpose of the Broadway Mixed-Use (BRMU) zoning district is to implement the General Plan Broadway Mixed-Use designation by establishing a mixed-use corridor that maintains commercial uses and pedestrian activity along the Broadway frontage. To provide for a rich pedestrian experience, the primary ground floor uses shall be retail and service oriented, with residential uses limited to upper floors and office uses generally ancillary to other commercial uses.
D. North Rollins Road Mixed-Use Zoning District Purpose. The purpose of the North Rollins Road Mixed-Use (RRMU) zoning district is to implement the General Plan Live/Work land use designation by creating and sustaining a new neighborhood of creative live/work units and developments, small-scale support commercial businesses, and other employment uses within easy walking distance to the Millbrae multimodal transit station. Long-established industrial uses are permitted to remain as conforming uses, provided they comply with all applicable standards and operational conditions. The overall design intent of the RRMU zoning district is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms.

s are permitted to remain as conforming uses, provided they comply with all applicable standards and operational conditions. The overall design intent of the RRMU zoning district is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms.

E. North Burlingame Mixed-Use Zoning District Purpose. The purpose of the North Burlingame Mixed-Use (NBMU) zoning district is to implement the General Plan North Burlingame Mixed-Use designation by providing a distinct defining area at the City's north gateway on El Camino Real, with housing and complementary commercial and office uses at urban-level intensities, and that takes advantage of the adjacent multimodal transit center.

This transit-oriented development district accommodates housing at progressively higher

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City of Burlingame, CA

ZONING

§ 25.14.010

§ 25.14.020

densities based on the level of community benefits provided, with the goal of ensuring that new development adds value for all in the City.

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

§ 25.14.020. Land Use Regulations. ¶

A. Allowed Uses. Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) indicates the uses allowed within each mixed-use 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 25.14-1 are prohibited.
B. Director Determination. Land uses are defined in Article 8 (Definitions). In cases where a 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 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 25.14-1 (Mixed-Use 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 RRMU Zoning District.
1. Supplemental Parking. Supplemental parking for permitted or conditionally permitted uses in the RRMU 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 RRMU zoning district only within drainage rights-of-way and subject to a CUP 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

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City of Burlingame, CA

§ 25.14.020

BURLINGAME CODE

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Commercial — Retail
Eating and Drinking Establishments
Bars and — MUP MUP MUP Breweries, distilleries, and
Taverns wineries may be allowed as
an accessory use to a
Night Clubs — — CUP CUP
restaurant — with alcohol
Outdoor Dining P P P P sales.
Restaurants P P P P In NBMU, Restaurants —
Drive-through only
Restaurants — — — — CUP
permitted with CUP within
Drive-Through
area bounded by El Camino
Real, Trousdale Drive,
Magnolia Drive, and
Murchison Drive.
Food and Beverage Sales
Alcohol Sales — MUP — —
Store
Convenience P P MUP CUP
Store
General Market P P P P
Nurseries and — — — —
Garden Centers
Retail Sales
General P P P P No outdoor storage or sales
permitted in conjunction
Large Format — — — —
with any permitted use,
Specialized CUP CUP CUP CUP except for permitted
temporary sales.
Vehicle Fuel Sales CUP — — CUP
and Accessory
Service
Vehicle Sales
Auto and Light — — — —
Truck
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City of Burlingame, CA

ZONING

§ 25.14.020

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City of Burlingame, CA

§ 25.14.020

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Day Care Centers MUP MUP MUP MUP See Section 25.48.090
SFO Safety Compatibility
Zone 3: 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.
SFO Safety Compatibility
Zone 2: 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 not
allowed.
Food Preparation MUP A MUP MUP
(catering)
Funeral Services — — — —
and Cemeteries
Office — Co- P P P P
Working
Office — Medical P P CUP P In CMU and BRMU,
or Dental permitted on upper stories;
CUP for ground floor. In
Office — P P P P
RRMU, limited to 5,000 sq.
Professional
ft.
Office — P — P MUP
Research and
Development
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City of Burlingame, CA

ZONING

§ 25.14.020

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Personal Services P P P P
— General
Personal Services CUP CUP CUP CUP See Section 25.48.230
— Specialized
Studios — Arts P P P P
Theaters — Live — CUP CUP CUP SFO Safety Compatibility
Zone 2: Facilities seating
more than 300 people not
allowed.
Theaters — Movie — — CUP CUP SFO Safety Compatibility
or similar Zone 2: Facilities seating
more than 300 people not
allowed.
Educational Services
Schools, Primary CUP — CUP CUP Public and private schools
and Secondary serving preschool through
grade 12 not allowed in
RRMU or NBMU.
Trade Schools — — — —
Tutoring and P P CUP CUP
Educational
Services
Industry, Manufacturing and Processing, Warehousing, and Wholesaling Uses
Breweries, MUP MUP MUP MUP See Section 25.48.250
Wineries, and (Tasting Rooms as an
Distilleries Accessory Use).
Food Processing — — CUP —
and Production
Laboratories/ — — P P SFO Safety Compatibility
Research and Zone 3: CUP required if use
Development entails hazardous materials.
Biosafety Level 3 and 4
facilities not allowed.
SFO Safety Compatibility
Zone 2: Not allowed if use
entails hazardous materials.
Light Industrial — — MUP —
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City of Burlingame, CA

§ 25.14.020

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Personal Storage — — CUP —
Recycling facilities
Light — — MUP — In NBMU, Small Collection
Processing recycling facility only
permitted with CUP within
Reverse — — MUP —
area bounded by EI Camino
Vending
Real, Trousdale Drive,
Machine(s)
Magnolia Drive and
Small — — CUP MUP Murchison Drive.
Collection See Section 25.48.200
Vehicle Services and Repair
Major (Major CUP — — —
Repair/Body
Work)
Minor (Minor CUP — — —
Repair/
Maintenance)
Vehicle Rental A A — A
Car Wash — — — —
Warehousing/ — — CUP —
Logistics
Wholesaling — — A — Accessory to a permitted
industrial or live/work use.
Lodging
Extended Stay — — — —
Hotels
Hostels — — — —
Hotels and Motels CUP CUP — CUP In CMU, only permitted if
less than 20 rooms.
Mixed Uses
Mixed Use P P P P With individual specific
Developments uses subject to land use
regulatory requirements set
forth in this table.
Public and Quasi-Public Uses
Assembly Facilities
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City of Burlingame, CA

ZONING

§ 25.14.020

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Community — — CUP — SFO Safety Compatibility
Assembly Facility Zone 2: Facilities seating
more than 300 people not
allowed.
Religious CUP — CUP CUP SFO Safety Compatibility
Assembly Facility Zone 2: Facilities seating
more than 300 people not
allowed.
Community Open P P P P
Space
Emergency — — P — See Section 25.48.100
Shelters —
Permanent
Emergency A — A A See Section 25.48.110
Shelters —
Temporary
Government P P P P
Buildings and
Facilities
Hospitals — — — —
Low Barrier P P P P See Section 25.48.170
Navigation Center
Medical Clinics P — CUP CUP
Park and P P P P
Recreation
Facilities, Public
Residential Uses
Caretaker Quarters — — A —
Communal P P P P
Housing
Elderly and Long- — — CUP CUP Nursing homes not allowed
Term Care in RRMU or NBMU.
Family Day Care P P P P
— Small
Family Day Care P P P P
— Large
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City of Burlingame, CA

§ 25.14.020

BURLINGAME CODE

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Live/Work P P P — Live/Work not permitted on
ground floor on Broadway
or California Drive.
See Section 25.48.150
Single-Unit and — — — — New single- and two-unit
Two-Unit dwellings not permitted.
Dwellings See Section 25.56.020.B for
expansion of existing uses.
Multi-Unit P P P P Multi-unit dwellings not
Dwellings permitted on ground floor in
BRMU.
Residential Care Facilities
Limited P — P P
General CUP — CUP CUP See Section 25.48.220
Senior CUP — CUP CUP See Section 25.48.220
Supportive and P P P P
Transitional
Housing
Transportation, Communication, and Infrastructure Uses
Air Courier, — — — —
Terminal, and
Freight Services
Park and Fly, — — — —
Accessory
Park and Fly, — — — —
Primary Use
Parking Facility, A A A A
Accessory
Parking Facility, — — — — See exception in Section
Primary Use 25.14.020.D for RRMU
only.
Publicly Owned — — — —
and Operated
Drainage Facilities
and Improvements
Transit Facilities — — — CUP
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City of Burlingame, CA

ZONING

§ 25.14.020

§ 25.14.030

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Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Land Use CMU BRMU RRMU NBMU Specific Use Regulations
Utility Structures CUP CUP MUP MUP
and Service
Facilities
Vehicle Storage — — — — See exception in Section
25.14.020.E for RRMU
only.
Wireless See Section 25.48.300
Telecommunication
Facilities
Specific and Temporary Uses
Adult — — — —
Entertainment
Uses
Donation Box — — — — —
Outdoor
Drive-Through or — — — CUP In NBMU, only permitted
Drive-Up with CUP within area
Facilities bounded by EI Camino
Real, Trousdale Drive,
Magnolia Drive and
Murchison Drive.
Outdoor Storage — — CUP — Must be related to
immediately abutting uses
which are permitted or
conditional in the district.
See Section 25.48.190
Outdoor TUP TUP TUP TUP See Section 25.48.190
Temporary and/or
Seasonal Sales
Temporary Uses TUP TUP TUP TUP See Section 25.48.260
Urban Agriculture P P P P See Section 25.48.290
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(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.030. RRMU Development Standards. ¶

A. Development Standards Generally. The general property development standards for the RRMU zoning district shall be as set forth in Table 25.14-2 (RRMU Development Standards).

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City of Burlingame, CA § 25.14.030

BURLINGAME CODE

§ 25.14.030

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Table 25.14-2: RRMU Development Standards
Live/Work, Residential, Mixed Use and
Commercial Development
Base Increased Maximum Industrial and
Development Standard Intensity Intensity Institutional Additional
Standards (Tier 1) (Tier 2) (Tier 3) Development Regulations
Height — 40 ft. 3 55 ft. 5 80 ft. 7 50 ft. See Section
Maximum1 stories stories stories 25.14.050.C
Tiers 2 and 3 shall
Density — 30 du/ac 50 du/ac 70 du/ac N/A
provide
Maximum
community
Floor Area Ratio 0.50 0.75 1.0 1.0; 1.5 with benefits per
— Maximum CUP Section
25.14.050.
Minimum Setbacks
Front: Mixed- 5 feet min. & 15 feet max. 15 ft. Subject to
Use Arterial streetscape
(Rollins Road) frontage standards
in Table 25.14-3.
Front: All other 10 ft. 10 ft. 10 ft. 10 ft.
streets
Side — Interior 10 ft. 0 feet, adjacent Setbacks for
to industrial industrial uses
use, 20 feet apply only to new
min. adjacent construction.
to all other Established uses
uses shall be
considered
conforming with
regard to required
setbacks.
Side — Street 10 ft. N/A Subject to
streetscape
frontage standards
in Table 25.14-3
Rear 20 ft. 0 ft. adjacent to Setbacks for
industrial use industrial uses
20 ft. adjacent apply only to new
to all other construction.
uses
Edge Conditions R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall
— Minimum apply to property line(s) with an existing residential use on the abutting
property.
Lot Dimensions — Minimum
Size 10,000 sq. ft.
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City of Burlingame, CA § 25.14.030

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§ 25.14.030

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Table 25.14-2: RRMU Development Standards
Live/Work, Residential, Mixed Use and
Commercial Development
Base Increased Maximum Industrial and
Development Standard Intensity Intensity Institutional Additional
Standards (Tier 1) (Tier 2) (Tier 3) Development Regulations
Width at street 100 ft. 50 ft
frontage Residential subdivision: 40 ft.
Lot Coverage — 60% 60% Lot coverage may
Maximum be increased if
additional useable
common open
space equivalent
to the additional
lot coverage (in
square feet) is
provided on a
podium-level
(non-rooftop)
landscaped
courtyard or
plaza.
Open Space — Live/work units: 100 sq. ft. per unit N/A Pedestrian plaza/
Minimum (per Multifamily housing or mixed use: 125 public space
residential unit) sq. ft. per unit required by
Section
25.14.030.D may
count toward up
to 50% of the
open space
requirement.
Common open
space may include
common activity
rooms, gyms,
pools, and rooftop
terraces.
See Chapter
25.36.
Percent landscape 15% 20% 20% 15% See Chapter 25.36
coverage — and Section
Minimum 25.40.080.D
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City of Burlingame, CA § 25.14.030

BURLINGAME CODE

§ 25.14.030

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.
B. Site Layout.
1. Streetscape.
  - a. Street frontages shall meet the standards set forth in Table 25.14-3 (RRMU Sidewalk Standards).

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TABLE 25.14-3: RRMU SIDEWALK STANDARDS
Street Type
Mixed-Use Arterial and Sidewalk Width 7 ft. minimum
Collector (Rollins Road and
Amenity/Planter 3 ft. minimum
Adrian Road)
Width
Mixed-Use Access (Adrian Sidewalk Width 6 ft. minimum
Court, Broderick Road,
Amenity/Planter 3 ft. minimum
Guittard Road, Ingold Road)
Width
Exceptions Exceptions to sidewalk and planter widths
may be granted to accommodate conflicts
with recorded easements, rights-of-way, etc.
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ty/Planter 3 ft. minimum
Adrian Road)
Width
Mixed-Use Access (Adrian Sidewalk Width 6 ft. minimum
Court, Broderick Road,
Amenity/Planter 3 ft. minimum
Guittard Road, Ingold Road)
Width
Exceptions Exceptions to sidewalk and planter widths
may be granted to accommodate conflicts
with recorded easements, rights-of-way, etc.
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  - b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-3) is additive to required sidewalk widths. The amenity/planter area shall include street trees and may also include plantings, walkways, and other amenities such as benches, bike racks, etc.

Location of Parking. Any surface parking facilities shall be located to the side or rear of any proposed project. No more than 35% of the site area at the ground level may be used for surface parking facilities.
Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. When designing loading facilities adjacent to residential uses, techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

C. Required Plazas for Large Sites.
1. Pedestrian Plaza/Public Space. Where total lot area or development site equals 50,000

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§ 25.14.030

§ 25.14.040

square feet or greater, a pedestrian plaza or other public open space/gathering space shall be provided that meets the following design criteria:

  - a. Is a minimum of 1,500 square feet in size; 

  - b. Has a minimum dimension at least 30 feet on any side; 

  - c. Is at least 50% open to the sky; 

  - d. Is located at ground level with direct pedestrian and ADA access to the adjacent public street; 

  - e. Is unenclosed by any wall, fence, gate, or other obstruction across the subject property; 

  - f. Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and 

  - g. Includes at least one gathering space with a fountain or other focal element.

Mid-Block Plazas and Paseos. Where blocks (measured from curb face to curb face) are longer than 400 feet, and where a development has more than 300 feet of frontage, at least one plaza, pedestrian pathway or paseo shall be provided perpendicular to the block face. All such plazas and paseos shall meet the following design criteria:
- a. Be open to the public and remain so during daylight hours;
- b. Be at least 15 feet wide, and 15 feet deep if a plaza;
- c. Have a clear line of sight to the back of the paseo, gathering place, or focal element; and
- d. Be at least 50% open to the sky or covered with a transparent material.

D. Creek Access. Any lot in the RRMU zoning district or within any specific plan with any lot line on Easton, Mills, and EI 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 design of the trail shall be compliant with specifications of the Public Works Department. Each such trail segment shall connect directly to the termination of the public access trail segment along the creek bank on each adjacent property.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.040. NBMU Development Standards. ¶

A. Development Standards Generally. The general property development standards for the NBMU zoning district shall be as set forth in Table 25.14-4 (NBMU Development Standards).

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City of Burlingame, CA § 25.14.040

BURLINGAME CODE

§ 25.14.040

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Table 25.14-4: NBMU Development Standards
Live/Work, Residential, Mixed Use and Commercial
Development
Base Standard Increased Intensity Maximum Intensity
Development Standards (Tier 1) (Tier 2) (Tier 3) Additional Regulations
Height — Maximum 45 ft. 55 ft. 80 ft. Maximum heights also
established by the Federal
For properties on the
Aviation Administration for
east side of EI Camino
parcels affected by airport
Real, 100 ft.; see
safety zoning districts.
additional setback
Tiers 2 and 3 shall provide
standards below
community benefits per
Density — Maximum 40 du/ac 80 du/ac 140 du/ac Section 25.14.050.C.
Floor Area Ratio — Office: 0.50 Office: 1.25 Office: 2.0
Maximum Commercial: Commercial: 0.50 Commercial: 1.0
0.25
Height Special Building frontages facing Trousdale Drive (west of EI Camino Real), Murchison Drive (west
Requirements of EI Camino Real), Magnolia Drive, Ogden Drive, and Marco Polo Way:
a. 35% of the linear frontage above the third story must step back a minimum 10 feet, in the
form of insets, balconies, or stepbacks, or
b. 80% of a building's linear frontage above the fifth story must step back a minimum of 10
feet, in the form of insets, balconies, or stepbacks.
Setbacks — Minimum
EI Camino Real Front: 15 ft.
Mixed-Use Arterial 10 ft.
Front (Trousdale Drive,
Murchison Drive,
California Drive):
Mixed-Use Collector 10 ft.
Front: (Magnolia Drive)
and Neighborhood
Access Front (Ogden
Drive, Marco Polo
Way)
Side — Interior: EI 10 ft.
Camino Real, Trousdale
Drive, Murchison
Drive, California Drive,
Ogden Drive, and
Marco Polo Way
Side — Street 10 ft.
Rear 15 ft.
20 ft. if abutting a lot zoned R-1 or R-2
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City of Burlingame, CA

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§ 25.14.040

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Table 25.14-4: NBMU Development Standards
Live/Work, Residential, Mixed Use and Commercial
Development
Base Standard Increased Intensity Maximum Intensity
Development Standards (Tier 1) (Tier 2) (Tier 3) Additional Regulations
Edge Conditions - R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall apply to
Minimum property line(s) with an existing residential use on the abutting property.
Lot Dimensions — Minimum
Size 20,000 sq. ft.
Width at street frontage 150 ft. Minimum applies to new
subdivisions of land; legally
established lots of smaller size
may be developed consistent
with the requirements of this
Section 25.14.040.
Lot Coverage — 80% Lot coverage may be
Maximum increased if additional, usable
common open space generally
equivalent to the additional lot
coverage (in square feet) is
provided on a podium-level
(non-rooftop) landscaped
courtyard or plaza.
Open Space — Minimum 100 sq. ft. per unit Common open space may
(per residential unit) include common activity
rooms, gyms, pools, and
rooftop terraces.
See Chapter 25.36
Percent Landscape 10% of entire site See Chapter 25.36, Section
Coverage — Minimum 25.40.080.D, and Section
25.14.040.C
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B. Site Layout.
1. Streetscape.
  - a. Street frontages shall meet the standards set forth in Table 25.14-5 (NBMU Street Frontage Standards).

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Table 25.14-5: NBMU Street Frontage Standards
Frontage — Measured from Back of Curb to
Street Type Building Face
EI Camino Real Sidewalk Width 6 ft. minimum
Amenity/Planter Width 4 ft. minimum
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City of Burlingame, CA § 25.14.040

BURLINGAME CODE

§ 25.14.050

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Table 25.14-5: NBMU Street Frontage Standards
Frontage — Measured from Back of Curb to
Street Type Building Face
Mixed-Use Arterial (Trousdale Sidewalk Width 6 ft. minimum
Drive, Murchison Drive,
Amenity/Planter Width 4 ft. minimum
California Drive)
Mixed-Use Collector (Magnolia Sidewalk Width 5 ft. minimum
Avenue)
Amenity/Planter Width 5 ft. minimum
Neighborhood Access Sidewalk Width 5 ft. minimum
(Ogden Drive, Marco Polo Amenity/Planter Width 5 ft. minimum
Drive)
Exceptions Exceptions to Building Frontage Standards
may be granted to accommodate conflicts
with recorded easements, rights-of-way, etc.
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b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-5) is additive to required sidewalk widths. The amenity/planter area shall include street trees and may also include plantings, walkways, and other amenities such as benches, bike racks, etc.

  - Parking Locations. No at-grade parking shall be visible from EI Camino Real.

Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. When designing loading facilities adjacent to residential uses, techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

C. Landscaping in Front and Street Side Setbacks. Within any required front setback area or side setback area adjacent to a public street, at least 60% of the required setback area shall be landscaped to provide a transition to the sidewalk.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.050. Community Benefits for Increased FAR, Density, and Height in NBMU and RRMU… ¶

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, density, and/or height 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,

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§ 25.14.050

or Tier 3 development standards. Projects using Tiers 2 or 3 standards shall include a residential component, shall provide community benefits pursuant to this section, and shall require a special permit.

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.

Pedestrian Amenities. To effectuate the goal of creating walkable and bikeable environments, the project includes improved pedestrian ways and other paths open to the public that accommodate easy movement across and between properties under separate ownership, beyond minimum requirements.
Public Plazas Beyond Minimum. The project includes public plaza(s) that comply with this subsection.
- a. In RRMU, public plazas or other publicly accessible open spaces that are at least 50% larger than the minimum required. In NBMU, the minimum area of any public plaza shall be 2,000 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.

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

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BURLINGAME CODE

§ 25.14.050

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.

Cultural Arts Space. The project includes space for visual arts, performing arts, artist housing, and other activities that support arts and culture.
Historic Preservation (Off-Site). Where no historic resources exist on a site, the project provides for the permanent preservation of a building off site that is listed in the City's inventory of historical resources through the recordation of a historic preservation agreement.
Near Zero Net Energy. The project provides 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 off-sets to achieve net zero water use. Water usage off-sets may include grey water systems, the retrofit of plumbing fixtures in other buildings, etc.
Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rollins Road area or North Burlingame Road area, as applicable. Contribution can be in the form of dedication of land, provisions of improvements, or payment of fee in excess of that normally required for parks.
Public Parking Facilities. The project provides publicly accessible parking to serve area-wide parking needs. To qualify, the parking spaces should be permanently available for public use and subject to easements or restrictions acceptable to the City.
Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the Review Authority that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center in a new development project, off-site utility infrastructure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local facade improvement program, or subsidy for existing commercial tenants or other local small businesses.
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.
Additional Affordable Units. The project provides at least 15% low, or 10% very-low,

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§ 25.14.050

§ 25.14.060

or 5% extremely-low deed restricted affordable units beyond those required by the onsite alternative option of the Residential Impact Fee (see Section 25.45.070). (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.060. California Drive and Broadway Mixed-Use Zoning Districts. ¶

A. Development Standards Generally.
1. General Development Standards. The general property development standards for the CMU and BRMU zoning districts shall be as set forth in Table 25.14-6 (CMU and BRMU Development Standards).
2. Single-Unit Dwellings. Legal non-conforming single-unit dwellings are not subject to Article 5 (Nonconformities) as long as they remain in conformance with the development standards for the R-1 zoning district set forth in Chapter 25.10 (Residential Zoning Districts).

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Table 25.14-6: CMU And BRMU Development Standards
Standards
Development
Standards CMU BRMU Additional Regulations
Height — 35 ft.; 35 ft.; Maximum allowed
Maximum 46 ft. with 46 ft. with building height on
Special Permit Special Permit California Drive south of
Oak Grove Avenue is 55 ft.
Architectural features
exceeding maximum
building height allowed
with SP (See Section
25.78.050).
Density — 20 du/ac 50 du/ac
Maximum
Floor Area Ratio — 0.6 2.0
Maximum
Minimum Setbacks
Front —
El Camino Real — N/A 15 ft.
Minimum
Frontage, Street
Side, or Rear
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§ 25.14.060

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Table 25.14-6: CMU And BRMU Development Standards
Standards
Development
Standards CMU BRMU Additional Regulations
Side — Interior — — Where an application fails
to comply with upper story
setback requirements,
upper story setbacks may
be adjusted through the
Design Review process
based on site-specific
circumstances and adjacent
land uses, with the goal of
achieving façade
articulation and
consideration of privacy of
adjacent uses.
In CMU, if adjacent to
existing residential, see
Edge Conditions
requirement below.
Side — Street 5 ft. minimum —
Rear 1st and 2nd 1st story: 0 ft.
stories: 15 ft. Upper stories:
3rd story and 2nd story: 10
above: 20 ft. ft.
3rd story and
above: 15 ft.
Edge Conditions 1st story: 5 ft. —
(adjacent to existing Upper stories:
residential uses) 10 ft.
Lot Dimensions — Minimum
Size 5,000 sq. ft.
Width at Street 50 ft.
Frontage
Open Space — 100 sq. ft. per unit Common open space may
Minimum (per include common activity
residential unit) rooms, gyms, pools, and
rooftop terraces, See
Chapter 25.36.
Landscaping See Chapter 25.36
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B. Site Layout.
1. Parking Locations. Parking shall be located to the side or rear of new buildings.

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§ 25.14.060

§ 25.14.080

Location of Residential Units. In mixed-use developments, residential units shall not occupy the ground floor within the first 30 feet of floor area, measured from each building face adjacent to the street, unless the Review Authority finds that the project is designed in a manner that a residential ground-floor component enhances the pedestrian environment, such as with live/work units.
Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

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

§ 25.14.070. Minor Modifications. ¶

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

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

§ 25.14.080. Design Review Required. ¶

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

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