Burlingame Municipal Code Ch. 25.16 Downtown Specific Plan

§ 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 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)

Exceptions & meaning →

§ 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.

Table 25.16-1: Downtown Zoning Districts Use Regulations

P Permitted CUP Conditional Use Permit MUP Minor Use Permit	P Permitted CUP Conditional Use Permit MUP Minor Use Permit	P Permitted CUP Conditional Use Permit MUP Minor Use Permit	P Permitted CUP Conditional Use Permit MUP Minor Use Permit	P Permitted CUP Conditional Use Permit MUP Minor Use Permit	TUP Temporary Use Permit A Accessory Use — Not Permitted	TUP Temporary Use Permit A Accessory Use — Not Permitted	TUP Temporary Use Permit A Accessory Use — Not Permitted	TUP Temporary Use Permit A Accessory Use — Not Permitted
Land Use	BAC	BMU	CAC	CAR	DAC	HMU	MMU	Specific Use Regulations
Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail	Commercial - Retail
Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments	Eating and Drinking Establishments
Bars and Taverns	P	—	P	CUP	P	P	—	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant.
Night Clubs	CUP	—	—	—	—	—	—	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant.
Outdoor Dining	P	—	P	P	P	P	P	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant.
Restaurants	P	—	P	P	P	P	—	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant.
Restaurants — Drive-through	—	—	—	—	—	—	—	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant.
Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales	Food and Beverage Sales
Alcohol Sales Store	CUP	—	CUP	CUP	CUP	CUP	CUP	Any food or beverage sales establishment that includes the off-site sale of alcohol shall require a CUP.
Convenience Store	—	—	—	—	—	—	—	Any food or beverage sales establishment that includes the off-site sale of alcohol shall require a CUP.
General Market	MUP	—	P	—	P	CUP	P	Any food or beverage sales establishment that includes the off-site sale of alcohol shall require a CUP.
Nurseries and Garden Centers	—	—	—	—	—	—	—	Any food or beverage sales establishment that includes the off-site sale of alcohol shall require a CUP.
Retail Sales	Retail Sales	Retail Sales	Retail Sales	Retail Sales	Retail Sales	Retail Sales	Retail Sales	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	Vehicle Sales	Vehicle Sales	Vehicle Sales	Vehicle Sales	Vehicle Sales	Vehicle Sales	Vehicle Sales	Vehicle Sales
Auto and Light Truck	—	—	—	P	—	—	—
Heavy Equipment Rental and Sales	—	—	—	—	—	—	—
Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation	Commercial — Services and Recreation
Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services	Animal Care Services
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 Loan Establishments Commercial Recreation — Large Scale	— —	— CUP	— CUP	— —	— CUP	— CUP	— —	Where permitted, must have active visible uses with clear storefront glass.
Commercial Recreation — Small Scale	—	MUP	MUP	—	MUP	MUP	MUP	Where permitted, must have active visible uses with clear storefront glass.
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 ground floor	P	P	P	Above and below the first floor only in BAC.
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 ground floor	P	P	P	In BAC and HMU: 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	Educational Services	Educational Services	Educational Services	Educational Services	Educational Services	Educational Services	Educational Services	Educational Services
Schools — Primary and Secondary, Private	MUP	MUP	—	—	—	MUP	—	Above or below ground floor only.
Trade Schools	MUP	MUP	MUP	—	MUP	MUP	—	Above or below first floor only and operate outside of peak retail hours.
Tutoring and Educational Services	P	P	P	—	P	P	P	In CAC, DAC, and 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
Light Processing	—	—	—	—	—	—	—
Reverse Vending Machine(s)	—	—	—	—	—	—	—
Small Collection	—	—	—	—	—	—	—
Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair	Vehicle Services and Repair
Major (Major Repair/Body Work)	—	—	—	—	—	—	—
Minor (Minor Repair/Maintenance)	—	—	—	—	—	—	P	Less than 6,000 sq. ft.
Vehicle Rental	—	—	—	CUP	—	—	—	Maximum of 50 vehicles; all parking must be provided on site.
Car Wash	—	—	—	—	—	—	—
Warehousing/Logistics	—	—	—	—	—	—	—
Wholesaling	—	—	—	—	—	—	—
Lodging	Lodging	Lodging	Lodging	Lodging	Lodging	Lodging	Lodging	Lodging
Extended Stay Hotels	—	—	—	—	—	—	—
Hostels	—	—	—	—	—	—	—
Hotels and Motels	P	—	P	CUP	P	P	—
Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses	Mixed Uses
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	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses	Public and Quasi-Public Uses
Assembly Facilities	Assembly Facilities	Assembly Facilities	Assembly Facilities	Assembly Facilities	Assembly Facilities	Assembly Facilities	Assembly Facilities	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 — Permanent	—	—	—	—	—	—	—	See 25.48.100 (Emergency Shelters — Permanent) See 25.48.110 (Emergency Shelters — Temporary)
Emergency Shelters — Temporary	—	CUP	—	—	—	—	—	See 25.48.100 (Emergency Shelters — Permanent) See 25.48.110 (Emergency Shelters — Temporary)
Government Buildings and Facilities	P	P	P	P	P	P	P
Hospitals	—	—	—	—	—	—	—
Low Barrier Navigation Center	—	P	—	P	—	P	P	Above first floor only. See Section 26.48.170
Medical Clinics	CUP	CUP	P	—	P	P	CUP	In BAC, above and below ground floor only.
Park and Recreation Facilities, Public	P	P	P	P	P	P	P
Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	Residential Uses	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	Residential Care	Residential Care	Residential Care	Residential Care	Residential Care	Residential Care	Residential Care	Residential Care
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 Housing	—	P	—	P	P	P	P	See Section 25.48.240
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 Facilities, Small	MUP	MUP	MUP	MUP	MUP	MUP	MUP
Utility Structures and Service Facilities, Large	—	—	—	—	—	—	—
Vehicle Storage	—	—	—	—	—	—	—
Wireless Telecommunication Facilities	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300	See Section 25.48.300
Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses	Specific and Temporary Uses
Adult Business Uses	—	—	—	—	—	—	—
Donation Box — Outdoor	—	—	—	—	—	—	—
Drive-Through or Drive-Up Facilities	—	—	—	—	—	—	—
Outdoor Storage	—	—	—	—	—	—	—
Outdoor Temporary and/or Seasonal Sales	TUP	TUP	TUP	TUP	TUP	TUP	TUP	See Section 25.48.190
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)

Exceptions & meaning →

§ 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.

Table 25.16-2: Development Standards for Downtown Zoning Districts

Development Standards	BAC	BMU	CAC	CAR	DAC	HMU	MMU	Additional Regulations
Height — Maximum	35 ft. (55 ft. with SP)	35 ft. (55 ft. with SP)	35 ft. (55 ft. with SP)	35 ft. (55 ft. with SP)	35 ft. (55 ft. with SP)	55 ft.	35 ft. (45 ft. with SP)	Architectural features exceeding maximum building height allowed with SP (See Section 25.78.050 ).
Density — Maximum	—	—	—	—	—	—	—
Floor Area Ratio — Maximum	—	—	—	—	—	—	—
Ground Floor Ceiling Height — Minimum	15 ft.	—	15 ft.	15 ft.	15 ft.	15 ft.	—
Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks
Front Setback — Minimum	—	10 ft.	—	—	—	—	10 ft.
EI Camino Real — Minimum Frontage, Street Side, or Rear	10 ft.	20 ft.	10 ft.	N/A	N/A	10 ft.	N/A
Side-Interior	—	—	—	—	—	—	—
Side-Street	—	—	10 ft.	—	—	—	10 ft.
Rear	—	20 ft.	1st story: 0 ft. Upper stories: 20 ft.	1st story: 0 ft. Upper stories: 20 ft.	1st story: 0 ft. Upper stories: 20 ft.	1st story: 0 ft. Upper stories: 20 ft.	20 ft.	In BMU, CAC, CAR, DAC and HMU 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 residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	R-3/R-4 upper story side setback standards (see Section 25.10.055.C) shall apply to property line(s) with an existing residential use on the abutting property.	Does not apply to the BAC zone.
Lot Coverage — Maximum	—	75%	—	—	—	—	75%
Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum	Lot Dimensions — Minimum
Size	5,000 sq. ft.	5,000 sq. ft.	5,000 sq. ft.	5,000 sq. ft.	5,000 sq. ft.	5,000 sq. ft.	5,000 sq. ft.
Width at street frontage	50 ft.	50 ft.	50 ft.	50 ft.	50 ft.	50 ft.	50 ft.
Open Space — Minimum (per residential unit in multifamily, mixed use, or live/work)	—	100 sq. ft. per unit	—	100 sq. ft. per unit	100 sq. ft. per unit	100 sq. ft. per unit	100 sq. ft. per unit	Common open space may include common activity rooms, gyms, pools, and rooftop terraces.
Minimum Landscaping	—	10% of front setback	—	—	—	—	10% of front setback	See Chapter 25.36

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

Exceptions & meaning →

§ 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:

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

Exceptions & meaning →

Burlingame Municipal Code Ch. 25.16 Downtown Specific Plan Zoning Districts (bac, Hmu, Mmu, Bmu, Dac, Cac,…

§ 25.16.010. Purpose and Applicability.¶

§ 25.16.020. Land Use Regulations.¶

§ 25.16.030. Development Standards.¶

§ 25.16.040. Additional Regulations.¶

Explained in plain English