Title 25

Chapter 25.16 — DOWNTOWN SPECIFIC PLAN ZONING DISTRICTS (BAC, HMU, MMU, BMU, DAC, CAC,…

Burlingame Zoning Code · 2026-06 edition · ingested 2026-07-06 · Burlingame

§ 25.16.010. Purpose and Applicability.

  • A. Downtown Specific Plan Zoning Districts Purpose. The Downtown Specific Plan zoning districts are intended to implement the Downtown Specific Plan, build upon the successes of the vibrant Burlingame Avenue commercial area, and implement policies that encourage continued success of the entire Downtown area and its environs and promote land uses that will enliven the area.

  • B. Burlingame Avenue Commercial Zoning District Purpose. The Burlingame Avenue Commercial (BAC) zoning district applies to the commercial and retail heart of Downtown Burlingame. The purpose of this zoning district is to encourage and maintain the current mixture of retail, personal service, and restaurant uses that keep the heart of the downtown area lively.

  • C. Bayswater Mixed-Use Zoning District Purpose. The Bayswater Mixed-Use (BMU) zoning district is centered on Bayswater Avenue between El Camino Real and Park Road. Development in this zoning district shall be consistent with the existing neighborhood scale of small streets and varied commercial and residential buildings. New development shall maintain the existing pattern at a scale consistent with the adjacent residential areas to serve as a buffer between the downtown commercial district and the residential neighborhoods to the south and east.

  • D. Chapin Avenue Commercial Zoning District Purpose. The Chapin Avenue Commercial (CAC) zoning district applies to properties on both sides of Chapin Avenue between Primrose Road and El Camino Real. The area is characterized by a concentration of financial institutions and real estate and other office uses.

  • E. California Drive Auto Row Zoning District Purpose. The California Drive Auto Row (CAR) zoning district applies to properties along California Drive between Burlingame and Peninsula Avenues, which has long been known as Burlingame's "Auto Row." Automobile-related uses dominate in this area. Non-auto uses are allowed only where uses clearly can be identified as compatible with the area's traditional focus on automobile businesses.

  • F. Donnelly Avenue Commercial Zoning District Purpose. The Donnelly Avenue Commercial (DAC) zoning district applies to properties immediately north of Burlingame Avenue and is an extension of the primary commercial area. The purpose of this zoning district is to encourage and maintain a mix of retail, personal service, and office uses. Legally established existing residential uses may remain, but new residential uses are not allowed.

  • G. Howard Mixed-Use Zoning District Purpose. The Howard Mixed-Use (HMU) zoning district applies to properties south of Burlingame Avenue in Downtown Burlingame. The streets that connect Howard Avenue with Burlingame Avenue act as connectors with the commercial uses along those streets, strengthening the relationship between Burlingame and Howard Avenues. While ground floor retail represents the predominant use, housing can be established on upper levels and office uses that operate beyond a typical weekday

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City of Burlingame, CA

ZONING

§ 25.16.010

§ 25.16.010

schedule may be permitted subject to discretionary review.

  • H. Myrtle Road Mixed-Use Zoning District Purpose. The Myrtle Road Mixed-Use (MMU) zoning district applies to properties centered on Myrtle Road and East Lane, east of the railroad tracks. New development shall maintain the existing pattern at a scale consistent with the adjacent residential areas, to serve as a buffer between the downtown commercial district and the residential neighborhoods to the east.

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

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City of Burlingame, CA

BURLINGAME CODE

§ 25.16.020

§ 25.16.020. Land Use Regulations.

  • A. Allowed Uses. Table 25.16-1 (Downtown Zoning Districts Use Regulations) indicates the uses allowed within each downtown 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 25.16-1 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 25.16-1 (Downtown 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.

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Commercial - Retail
Eating and Drinking Establishments
Bars and Taverns P — P CUP P P — Breweries, distilleries,
and wineries may be
Night Clubs CUP — — — — — —
allowed as an accessory
Outdoor Dining P — P P P P P use to a restaurant.
Restaurants P — P P P P —
Restaurants — Drive-through — — — — — — —
Food and Beverage Sales
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

ZONING

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Alcohol Sales Store CUP — CUP CUP CUP CUP CUP Any food or beverage
sales establishment that
Convenience Store — — — — — — —
includes the off-site sale
General Market MUP — P — P CUP P of alcohol shall require a
CUP.
Nurseries and Garden Centers — — — — — — —
Retail Sales
General P — P MUP P P P In CAR, retail other than
auto related requires
MUP.
In MMU, 6,000 sq. ft.
maximum size.
Limited Corner Store Retail — CUP — — — — — See Section 25.48.160
Large Format — — — — — — —
Specialized MUP MUP MUP — MUP MUP MUP
Vehicle Fuel Sales and Accessory — — — — — — —
Service
Vehicle Sales
Auto and Light Truck — — — P — — —
Heavy Equipment Rental and — — — — — — —
Sales
Commercial — Services and Recreation
Animal Care Services
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

BURLINGAME CODE

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Boarding/ Kennels — — — — — — —
Grooming MUP MUP — MUP MUP — — No overnight animal
stays permitted.
Pet Hotels — — — — — — —
Veterinarian — P — — — P —
Banks and Financial Institutions P P P — P P CUP Not allowed on ground
floor in BAC or MMU.
Business Services P P P MUP P P P In CAR, MUP for
services other than auto
related.
Check Cashing and Pay Day — — — — — — — Where permitted, must
Loan Establishments — CUP CUP — CUP CUP — have active visible uses
Commercial Recreation — Large with clear storefront
Scale glass.
Commercial Recreation — Small — MUP MUP — MUP MUP MUP
Scale
Day Care Center MUP MUP MUP — MUP MUP MUP See Section 25.48.090
Food Preparation (catering) — — — — — — —
Funeral Services and Cemeteries — — — — — — —
Office — Co-Working P P P P; CUP for P P P Above and below the
ground floor first floor only in BAC.
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

ZONING

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Office — Medical or Dental P CUP P — P P CUP Above and below the
first floor only in BAC
and HMU.
Office — Professional P P P P; CUP for P P P In BAC and HMU:
ground floor Above and below the
first floor only and
behind a minimum
30-foot depth of
commercial retail space
on ground floor.
Office — Research and — — — — — — —
Development
Personal Services — General P P P MUP P P P In CAR, MUP for other
than auto related.
In BAC, dry cleaning
requires an MUP.
Personal Services — Specialized MUP MUP CUP MUP MUP MUP MUP
Studios — Arts P P P CUP P P P
Theaters — Live CUP — CUP — CUP CUP —
Theaters — Movie or similar — — — — — — —
Educational Services
Schools — Primary and MUP MUP — — — MUP — Above or below ground
Secondary, Private floor only.
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

BURLINGAME CODE

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Trade Schools MUP MUP MUP — MUP MUP — Above or below first
floor only and operate
outside of peak retail
hours.
Tutoring and Educational P P P — P P P In CAC, DAC, and
Services HMU, accessory only to
retail or service use.
In BAC and BMU,
above or below first
floor only and operate
outside of peak retail
hours
Industry, Manufacturing and Processing, Warehousing, and Wholesaling Uses
Breweries, Distilleries, Wineries — — — — — — — See Section 25.48.250
(Tasting Rooms).
Cannabis Processing, Production, — — — — — — —
or any other similar use
Food Processing and Production — — — — — — —
Laboratories/ Research and — — — — — — —
Development
Light Industrial — — — — — — —
Personal Storage — — — — — — —
Recycling Facilities
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

ZONING

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Light Processing — — — — — — —
Reverse Vending Machine(s) — — — — — — —
Small Collection — — — — — — —
Vehicle Services and Repair
Major (Major Repair/Body — — — — — — —
Work)
Minor (Minor Repair/ — — — — — — P Less than 6,000 sq. ft.
Maintenance)
Vehicle Rental — — — CUP — — — Maximum of 50
vehicles; all parking
must be provided on site.
Car Wash — — — — — — —
Warehousing/Logistics — — — — — — —
Wholesaling — — — — — — —
Lodging
Extended Stay Hotels — — — — — — —
Hostels — — — — — — —
Hotels and Motels P — P CUP P P —
Mixed Uses
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

BURLINGAME CODE

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Mixed Use Developments P P P P P P P With individual specific
uses subject to land use
regulatory requirements
set forth in this table.
Public and Quasi-Public Uses
Assembly Facilities
Community Assembly Facility — — — — — CUP —
Religious Assembly Facility — CUP — — — CUP — Incidental uses such as
instruction and
temporary homeless
shelters allowed.
Community Open Space P P P P P P P
Emergency Shelters — — — — — — — — See 25.48.100
Permanent (Emergency Shelters —
Permanent)
Emergency Shelters — — CUP — — — — —
See 25.48.110
Temporary
(Emergency Shelters —
Temporary)
Government Buildings and P P P P P P P
Facilities
Hospitals — — — — — — —
Low Barrier Navigation Center — P — P — P P Above first floor only.
See Section 26.48.170
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

ZONING

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Medical Clinics CUP CUP P — P P CUP In BAC, above and
below ground floor only.
Park and Recreation Facilities, P P P P P P P
Public
Residential Uses
Communal Housing — CUP — CUP — CUP CUP
Elderly and Long-Term Care — CUP — — — CUP CUP
Family Day Care — Small — P — P — P P
Family Day Care — Large — P — P — P P
Live/Work — P — P — P CUP Average maximum unit
size shall be 1,250 sq. ft.
Above first floor only in
CAR, DAC and HMU
zones.
In the DAC zone,
residential uses are
permitted only on north
side of Donnelly Ave.
and on parcels that have
sole frontage on
Donnelly Ave.
Multi-Unit Dwellings — P — P P P P
Residential Care
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City of Burlingame, CA

§ 25.16.020

§ 25.16.020

BURLINGAME CODE

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Limited — P — P P P P Section 25.48.220
General — CUP — CUP — CUP CUP Section 25.48.220
Senior — CUP — CUP — CUP CUP Section 25.48.220
Supportive and Transitional — P — P P P P See Section 25.48.240
Housing
Transportation, Communication, and Infrastructure Uses
Air Courier, Terminal, and — — — — — — —
Freight, Services
Park and Fly, Accessory — — — — — — —
Park and Fly, Primary Use — — — — — — —
Parking Facility, Accessory Use P P P P P P P
Parking Facility, Primary Use MUP MUP MUP MUP MUP MUP MUP
Transit Facilities — — — — — — —
Utility Structures and Service MUP MUP MUP MUP MUP MUP MUP
Facilities, Small
Utility Structures and Service — — — — — — —
Facilities, Large
Vehicle Storage — — — — — — —
Wireless Telecommunication See Section 25.48.300
Facilities
Specific and Temporary Uses
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City of Burlingame, CA

§ 25.16.020

§ 25.16.030

ZONING

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Table 25.16-1: Downtown Zoning Districts Use Regulations
P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted
Specific Use
Land Use BAC BMU CAC CAR DAC HMU MMU Regulations
Adult Business Uses — — — — — — —
Donation Box — Outdoor — — — — — — —
Drive-Through or Drive-Up — — — — — — —
Facilities
Outdoor Storage — — — — — — —
Outdoor Temporary and/or TUP TUP TUP TUP TUP TUP TUP See Section 25.48.190
Seasonal Sales
Temporary Uses TUP TUP TUP TUP TUP TUP TUP See Section 25.48.260
Urban Agriculture P P P P P P P See Section 25.46.290
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(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.16.030. Development Standards.

Development projects in Downtown zoning districts shall comply with the development standards set forth in Table 25.16-2 (Development Standards for Downtown Zoning Districts) and Table 3-2 (Development Standards) of the Downtown Specific Plan.

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City of Burlingame, CA

§ 25.16.030

§ 25.16.030

BURLINGAME CODE

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Table 25.16-2: Development Standards for Downtown Zoning Districts
Additional
Development Standards BAC BMU CAC CAR DAC HMU MMU Regulations
Height — Maximum 35 ft. (55 ft. 35 ft. (55 ft. 35 ft. (55 ft. 35 ft. (55 ft. with 35 ft. (55 ft. 55 ft. 35 ft. (45 ft. Architectural features
with SP) with SP) with SP) SP) with SP) with SP) exceeding maximum
building height
allowed with SP (See
Section 25.78.050).
Density — Maximum — — — — — — —
Floor Area Ratio — Maximum — — — — — — —
Ground Floor Ceiling Height — 15 ft. — 15 ft. 15 ft. 15 ft. 15 ft. —
Minimum
Minimum Setbacks
Front Setback — Minimum — 10 ft. — — — — 10 ft.
EI Camino Real — Minimum 10 ft. 20 ft. 10 ft. N/A N/A 10 ft. N/A
Frontage, Street Side, or Rear
Side-Interior — — — — — — —
Side-Street — — 10 ft. — — — 10 ft.
Rear — 20 ft. 1st story: 0 ft. 1st story: 0 ft. 1st story: 0 ft. 1st story: 0 ft. 20 ft. In BMU, CAC, CAR,
Upper stories: Upper stories: 20 Upper stories: Upper stories: DAC and HMU
20 ft. ft. 20 ft. 20 ft. Districts, rear setback
requirement shall
apply only when there
is an existing
residential use on the
abutting rear property
line.
Edge Conditions R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing Does not apply to the
residential use on the abutting property. BAC zone.
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City of Burlingame, CA

§ 25.16.030

§ 25.16.030

ZONING

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Table 25.16-2: Development Standards for Downtown Zoning Districts
Additional
Development Standards BAC BMU CAC CAR DAC HMU MMU Regulations
Lot Coverage — Maximum — 75% — — — — 75%
Lot Dimensions — Minimum
Size 5,000 sq. ft.
Width at street frontage 50 ft.
Open Space — Minimum (per — 100 sq. ft. per — 100 sq. ft. per 100 sq. ft. per 100 sq. ft. per 100 sq. ft. per Common open space
residential unit in multifamily, unit unit unit unit unit may include common
mixed use, or live/work) activity rooms, gyms,
pools, and rooftop
terraces.
Minimum Landscaping — 10% of front — — — — 10% of front See Chapter 25.36
setback setback
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(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

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City of Burlingame, CA

BURLINGAME CODE

§ 25.16.040

§ 25.16.040. Additional Regulations.

  • A. Design Standards. See the Downtown Specific Plan for design standards, guidelines, and additional regulations.

  • B. Food Establishments in BAC. All food establishments in the BAC zoning district shall comply with the following:

    1. Provide trash receptacle(s) at location(s) and of a design selected by the City.

    2. Provide litter control along all frontages of the business and within 50 feet of all frontages of the business.

  • C. Minor Modifications. Certain minor modifications from development standards are permitted consistent with Section 25.74.020.

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

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City of Burlingame, CA