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

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 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)

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.

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

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

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.

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.

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

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

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

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

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

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

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

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.

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.

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

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

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)