Burlingame Zoning, Planning & Building Codes

Last reviewed: July 1, 2026

Overview

Burlingame’s land use rules are collected in Title 25 — Zoning of the Burlingame Municipal Code (the "Zoning Ordinance"), which structures rules by district, use, development standards, and permit type so the City can implement its General Plan. The ordinance establishes base and overlay zoning districts (residential, commercial/industrial, mixed‑use, and downtown specific‑plan districts), sets citywide standards (height, setbacks, FAR, open space, parking), creates a two‑tier design review program, and defines permit pathways (ministerial administrative approvals up to Planning Commission and City Council actions) (§ 25.02.010; § 25.02.020) .

How Burlingame's code is organized

• The local zoning ordinance is Title 25 of the Municipal Code and is explicitly captioned the "City of Burlingame Zoning Ordinance" (§ 25.02.010) .
• The code is arranged by Articles and Chapters: an Article for general provisions, an Article for zoning districts/uses/development standards, Article 4 for standards for particular uses, and later Articles for permit processing, design review, special permits, overlays, etc. (see the Table of Chapters in Title 25) (§ 25.02.010; Chapter list) .
• The City’s official zoning map and the list of established base and overlay districts are at § 25.06.010 (Table 25.06‑1 lists all districts and overlays) (§ 25.06.010) .
• Permit roles and review authorities are summarized in the permit table and administrative rules: ministerial/administrative permits at the Director level, quasi‑judicial review at the Planning Commission, and legislative actions at the City Council; see § 25.60.020 and the Review Authority table (Table 6‑1) (§ 25.60.020) .
• Specific Plans and their implementing zoning districts are handled under Chapter 25.80 (Specific Plans) and by implementing chapters for the Downtown Specific Plan (§ 25.80.010; § 25.16.010) (§ 25.80.010; § 25.16.010) .

Zoning district families

Burlingame separates districts into clear families; the code names are the operative labels and each appears in Table 25.06‑1:

• Residential: R‑1, R‑2, R‑3, R‑4 (Low through High density) — standards and development tables are in Chapter 25.10 (see Table 25.10‑2 and related rules) (§ 25.10.010; § 25.10.030) .
• Commercial & Industrial: C‑1, BFC (Bayfront Commercial), I‑I (Innovation Industrial) — purposes and development standards are in Chapter 25.12 (Table 25.12‑1, 25.12‑2) (§ 25.12.010; § 25.12.030) .
• Downtown Specific Plan districts (tailored to downtown): BAC (Burlingame Avenue Commercial), BMU, HMU, MMU, BMU, DAC, CAC, CAR, MMU, BRMU — these have their own development table and special design guidance (Chapter 25.16 and the Downtown Specific Plan) (§ 25.16.010; § 25.16.030) .
• Mixed‑Use districts: BRMU, CMU, NBMU, RRMU (and related mixed‑use zones) — created as separate base districts (Table 25.06‑1) (§ 25.06.010) .
• Public/open space and bayland districts: P‑I, P‑R, TPB (Tidal Plain/Bay) — Chapter 25.18 provides uses and standards for these districts (§ 25.18.010; § 25.18.030) .
• Overlays: a set of overlay districts (e.g., AR Anita Road Overlay, R4I R‑4 Incentive Overlay, RRR Rollins Road Residential Overlay, R‑1‑2 Two‑Unit Residential Overlay, H Hillside Overlay, DPS Downtown Parking Sector Overlay) supplement base rules and can supersede conflicting base standards (§ 25.06.010; see Table 25.06‑1 and overlay chapters) (§ 25.06.010) .

(Every district’s purpose, allowed uses, and the specific development standards are set in the chapter that creates it — e.g., Chapter 25.10 for residential districts, Chapter 25.12 for commercial/industrial, Chapter 25.16 for Downtown districts) (§ 25.10.010; § 25.12.010; § 25.16.010) .

Citywide development standards

• The code lists base development standards (height, setbacks, FAR, lot coverage, density) in each district chapter and in the tables referenced there (for residential see Table 25.10‑2 and associated rules; for downtown see Table 25.16‑2) (§ 25.10.030; § 25.16.030) .
  • Example numeric rules you will see in the tables: R‑1 maximum height 30 ft (with specific exceptions), maximum densities by district (e.g., R‑1 — 8 du/ac, R‑2 — 20 du/ac, R‑3 — 50 du/ac, R‑4 — 80 du/ac) and framed FAR rules in the R‑1 tables (§ 25.10.030; Table 25.10‑2; § 25.10.060) .
  • Downtown Zones (e.g., BAC, BMU, CAC, CAR, DAC) have district‑specific maximum heights (common base 35 ft with limited allowances to 55 ft with Special Permit in many downtown zones) and explicit front/rear/side setback rules in Table 25.16‑2 (§ 25.16.030; Table 25.16‑2) .
• Citywide landscaping, open‑space minimums for multiunit projects, and other site standards are in the Landscaping & Open Space chapter (Chapter 25.36) — minimum common open space sizes, planting rules, and parking‑lot landscape standards are specified there (§ 25.36.020; § 25.36.030) .
• Parking requirements and alternatives (including bicycle and EV parking) are folded into Chapter 25.40; see that chapter for required parking ratios, reductions, bicycle parking, EV requirements, and parking design standards — for project planning consult Chapter 25.40 early in design (parking) (§ 25.40.010; § 25.40.030; § 25.40.050) .
• Many districts incorporate special incentive tiers and community‑benefit requirements that allow increased FAR or height in exchange for public benefits under the Special Permit and community benefits programs (e.g., BFC and I‑I tiers; see § 25.12.040 and Chapter 25.78) (§ 25.12.040; § 25.78.050) .

For a practical checklist of these numeric limits consult the district chapter (R‑district tables, downtown tables, and Table 25.12‑2 for C‑1/BFC/I‑I) and the consolidated development standards pages (development standards) (§ 25.10.030; § 25.12.030; § 25.16.030) .

Design & discretionary review

• Burlingame requires Design Review for most building projects; the code creates two review levels: Major Design Review (Planning Commission) and Minor Design Review (Director). Thresholds and examples for each are at § 25.68.020 (e.g., new dwellings excluding ADUs, second‑story additions, substantial façade changes, most new commercial projects are Major Review) (§ 25.68.020) .
• Many district chapters explicitly require design review in addition to Chapter 25.68 (for example, residential Chapter 25.10 and commercial Chapter 25.12 contain design review references) (§ 25.10.110; § 25.12.090; § 25.14.080) .
• Special Permits and community benefits operate through a discretionary public hearing process (Chapter 25.78) when projects seek departures from base numeric standards or request bonus FAR/height in exchange for community benefits (§ 25.78.040; § 25.78.050) .

For design submittal checklists and Downtown‑plan design guidance consult the design review chapter and the Downtown Specific Plan (Chapter 25.16) (§ 25.68.020; § 25.16.040) .

Specific plans & overlays

• The Downtown Specific Plan is implemented through the Downtown zoning districts in Chapter 25.16 and the code explicitly ties downtown development standards to the Downtown Specific Plan (see § 25.16.030) (§ 25.16.030) .
• The code includes a Specific Plans chapter (Chapter 25.80) that sets the procedure to initiate, prepare, and adopt specific plans; adopted specific plans supersede or supplement base zoning where applicable (§ 25.80.010; § 25.80.020) .
• Overlay districts (Chapter 25.20 and the overlay list in § 25.06.010) define area‑specific rules — examples: R‑4 Incentive Overlay (R‑4‑I) allows by‑right heights up to 55 ft inside a defined area (§ 25.20.060) and Rollins Road Residential (RRR) sets different maximum heights and open‑space rules (§ 25.20.070) .
• The Two‑Unit/Urban Lot Split rules are implemented via the Two‑Unit Residential Overlay / urban lot split provisions in § 25.20.080 and explain ministerial urban lot split criteria, unit limits (no more than two units on a parcel split under that authority), and that ADUs are not permitted on parcels created by those splits (§ 25.20.080) .

If you are working in an overlay area, always read both the base district chapter and the overlay section — the overlay controls in case of conflict (§ 25.06.010) .

Building permits & review (practical path)

• Early step: determine your parcel’s base zoning district and any overlay from the official zoning map (Table 25.06‑1) (§ 25.06.010) .
• Permit classification and review authority (Director, Commission, Council) are set out in the permit matrix and § 25.60.020 (Table 6‑1 summarizes who decides on Administrative Use Permits, Design Review (Minor/Major), Conditional Use Permits, Special Permits, etc.) (§ 25.60.020) .
• Typical sequence for a discretionary project: pre‑application consultation → design review (Minor or Major per § 25.68.020) → environmental review if CEQA applies (see § 25.02.040) → public hearing before Review Authority for CUP/Special Permit → building permits after land‑use approvals (§ 25.68.020; § 25.02.040; § 25.88.010) .
• Administrative/ministerial approvals (e.g., many ADU permits, administrative use permits, sign permits, minor modifications) are handled at Director level and are appealable per Chapter 25.60 and Chapter 25.98 (§ 25.60.020) .
• Permit implementation, extensions, amendments and revocations are covered in Chapter 25.88 and provide timing and implementation rules for approvals (§ 25.88.010 et seq.) (§ 25.88.010) .

Note: the Building Division issues building permits under the California building code; check local submittal requirements and the State code (California Building Standards Code). The municipal zoning title references State authority broadly but the specific building‑permit procedural details are implemented through the City's Building and Safety process (verify with the Building Division) (§ 25.02.020) .

State housing law in Burlingame

Burlingame’s Title 25 explicitly implements and incorporates applicable State housing laws where required; the code includes local implementing sections for ADUs, density bonus, urban lot splits, and other State‑driven provisions.

Accessory Dwelling Units (ADUs & JADUs)

• Burlingame regulates ADUs and JADUs in § 25.48.030; the chapter states it is intended to comply with the California Government Code ADU statutes and implements local objective ADU rules (purpose/applicability) (§ 25.48.030) .
• Key local ADU rules you will find in § 25.48.030: maximum detached ADU size 1,000 sq ft (with a common exemption for ≤800 sq ft being exempt from FAR/lot coverage), setback minima (generally 4 ft side/rear for ADUs but no front setback that would preclude an 800 sq ft ADU), height caps (detached ADU 16 ft generally, 18 ft in certain transit/proximity or multifamily contexts), parking rules and parking exemptions (one space required unless an exemption applies), limits on short‑term rentals (no STRs for ADU/JADU), and certificate of occupancy linkage with the primary unit — see § 25.48.030 for details and exceptions (§ 25.48.030; subsections H and F) .
• Burlingame’s ADU rules follow State ADU requirements (the chapter cites compliance with Government Code Sections 66310–66341) and includes the local application and development standards that cannot conflict with mandatory State minima (§ 25.48.030) .

(If you are planning an ADU, consult § 25.48.030 early — it contains the measurable local ADU standards and parking exemptions) (ADUs) (§ 25.48.030) .

Density bonus / affordable housing incentives

• Burlingame incorporates the State Density Bonus Law by reference and provides a local density‑bonus chapter (Chapter 25.33); the City intends to comply with Government Code §§ 65915–65918 and provides an application and review process in § 25.33.020 (§ 25.33.020) .
• The code also establishes an Affordable Housing chapter and an Affordable Housing Fund for implementation (Chapter 25.45 and Chapter 25.33) (§ 25.45.*; § 25.33.010) .

Lot splits, SB 9 / Two‑unit rules

• The City implements a ministerial urban lot split and two‑unit residential overlay rules in § 25.20.080 (Two‑Unit Residential Overlay / Urban Lot Split): it allows parcel maps for an urban lot split ministerially under objective criteria, limits units created to two, and states that ADUs/JADUs are not permitted on parcels created by that local urban lot split authority (§ 25.20.080.D–E) .
• For projects relying on State SB‑9 ministerial provisions, verify interplay with § 25.20.080 and with local ministerial map processes — the code sets local urban lot split rules that operate alongside state law (see § 25.20.080) (§ 25.20.080) .

Rent rules and tenant protections

• The Burlingame zoning code focuses on land use and development standards; rental regulation/rent control is implemented elsewhere in municipal law if the City adopted such measures. Title 25 does not create citywide rent control language; verify rent‑control status with City Clerk/other Municipal Code titles (Not found in retrieved Title 25 materials — verify with the jurisdiction) (§ 25.02.020) .

Where to look first (practical orientation)

• Confirm zoning: read § 25.06.010 (Zoning districts & the official map) and the specific district chapter (e.g., Chapter 25.10 for R‑zones, Chapter 25.12 for C‑BFC‑I‑I, Chapter 25.16 for Downtown) (§ 25.06.010; § 25.10.010; § 25.12.010; § 25.16.010) .
• For numeric controls (height, setbacks, FAR, lot coverage) use the district development tables (Table 25.10‑2; Table 25.12‑2; Table 25.16‑2) (§ 25.10.030; § 25.12.030; § 25.16.030) .
• For special area rules check Chapter 25.20 (Overlays) and Chapter 25.80 (Specific Plans) — overlays can change setbacks/height/uses for the same parcel (§ 25.20.*; § 25.80.010) .
• For approvals and process flow refer to § 25.60.020 (Review Authority matrix) and Chapter 25.68 (Design Review) early in your schedule (§ 25.60.020; § 25.68.020) .
• For ADUs read § 25.48.030 in full and compare with State ADU law (California ADU law) (§ 25.48.030) .

Information Gaps / Verify with the City

• Title 25 is the land‑use/zoning ordinance. Building‑permit technical requirements and code enforcement are implemented through the City’s Building Division and the California Building Standards Code; Title 25 references State authority but procedural building‑permit checklists and submittal forms live outside Title 25 (verify current Building Division checklists) (§ 25.02.020) .
• Local adoption status or any post‑2026 amendments will affect specific numeric values or newly adopted overlays; always check the City’s eCode and contact Planning staff for the latest effective ordinances (see Source References below) (§ 25.02.030) .

Source References

• City of Burlingame Municipal Code — Title 25, Zoning (Title caption and purpose): § 25.02.010; § 25.02.020 .
• Zoning districts and official zoning map (Table 25.06‑1): § 25.06.010 .
• Residential district development standards and tables (Chapter 25.10; Table 25.10‑2; § 25.10.030; § 25.10.060) .
• Commercial/Industrial district rules (Chapter 25.12; § 25.12.010; Table 25.12‑2) .
• Downtown Specific Plan districts and development standards (Chapter 25.16; § 25.16.010; § 25.16.030) .
• Overlays, R‑4 Incentive Overlay, Rollins Road Residential Overlay, Two‑Unit/Urban Lot Split (Chapter 25.20; § 25.20.060; § 25.20.070; § 25.20.080) .
• Permits & Review Authority (Table 6‑1; § 25.60.020) and administrative processes (§ 25.88.*) .
• Design Review (two‑tier program) and applicability (§ 25.68.020) .
• ADU/JADU local rules and standards (§ 25.48.030 — size, setbacks, parking, height, occupancy, CO) .
• Density Bonus / Affordable Housing (Chapter 25.33; § 25.33.020) .
• Parking chapter and parking standards (Chapter 25.40) .
• Burlingame Zoning eCode (compiled source of the Title 25 snippets above) — code downloaded from eCode360 (BU4910) — check live code for updates: https://ecode360.com/BU4910 .