Local zoning · Burlingame

Burlingame — Design Review

Design Review under the Burlingame local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page explains how design review works in Burlingame’s Zoning Code (Title 25). It summarizes what triggers review, the two review levels, key neighborhood/district differences, and where applicants must look first in the Code. The rules and thresholds below are drawn from Burlingame Zoning Code Chapter 25.68 and related district chapters; each requirement is tied to the controlling §. Verify with the jurisdiction for parcel-specific interpretations. § 25.68.010–070

How Burlingame’s design review is structured

  • Burlingame requires design review before construction, relocation, or substantial exterior modifications of structures: § 25.68.020.A .
  • Two review tiers:
    • Major Design Review — Planning Commission public hearing; discretionary and applies to most new buildings, second stories, substantial work and many multi‑unit projects. § 25.68.020.C .
    • Minor Design Review — Director-level administrative review with notice; for modest façade or mechanical changes in designated areas and where the Code lists explicit minor categories. § 25.68.020.D .
  • Applicants carry the burden of proof that designs meet the criteria and findings required by the Code. § 25.68.050.E

Note: design review rules interact with other rules such as special permits, hillside permits, overlays, and objective design standards; see the corresponding sections cited below. For state-mandated limits (for example, some energy installations), the Code acknowledges preemption. § 25.68.020.D

District-by-district breakdown

Below are the common zoning districts that most applicants encounter in Burlingame. Each subsection gives (1) the district purpose, (2) typical permitted uses (short summary), (3) the design-review relationship (when review is triggered or exceptions), and (4) key dimensional or programmatic standards callers reference early in a project. All items are tied to the Code sections shown.

Residential districts — R-1, R-2, R-3, R-4

  • Purpose: implement low- to higher-density residential land uses and provide development standards for lot size, setbacks, and building envelopes. See the Residential Development Standards articles. § 25.10.*
  • Typical permitted uses: single-family, two-unit (subject to overlay rules), and multi-unit where allowed by district/subarea. § 25.10.
  • Design Review relationship:
    • Major Design Review applies to new dwelling units (excluding ADUs), second stories, substantial construction, and certain additions that exceed Code thresholds — § 25.68.020.C.1 .
    • Small additions can be exempt: additions or uncovered decks 200 sq ft or less with compatible roof pitch and ridge height are exempt per the Code — § 25.68.030.A .
  • Key standards to check early: plate height limits, front/setback averages in overlays, and special‑permit triggers for height over 30 ft (to 36 ft with a permit). See Table references in Residential chapters and special permit sections (e.g., § 25.10.040, § 25.78.). § 25.10.040

Downtown Specific Plan districts — BAC, BMU, CAC, CAR, DAC, HMU, MMU

  • Purpose: maintain active downtown/commercial corridors and a pedestrian-oriented environment. § 25.16.010
  • Typical permitted uses: retail, restaurants, personal services, offices, limited residential (often upper floors) per district rules. See Table 25.16-1 for use rules. § 25.16.
  • Design Review relationship:
    • The Burlingame Avenue Commercial (BAC) district and parcels fronting California Drive and Highland Avenue have a lower threshold for design review: many façade changes trigger review unless they meet Minor Design Review criteria. § 25.68.020.C.4
    • Downtown development standards and specific plan guidelines are applied as part of design review. § 25.16.030
  • Key standards: front‑facing façades, pedestrian orientation, and tables in the Downtown Specific Plan (e.g., Table 25.16‑2) control height, frontage, and build-to expectations. § 25.16.030

Mixed‑Use districts — CMU, BRMU, RRMU, NBMU, BRMU

  • Purpose: combine residential and commercial to create walkable mixed-use nodes. § 25.14.010
  • Typical uses: ground-floor retail/service with upper‑story housing; live/work in certain districts. § 25.14.
  • Design Review relationship:
    • Mixed‑use projects (especially those where residents comprise two‑thirds or more of GFA) must demonstrate compliance with objective design standards and will typically require Major Design Review for new construction or second stories. § 25.68.050.D.1
  • Key standards: objective design standards (adopted by ordinance/ resolution) and special permit tiers for increased FAR/height tied to community benefits in some mixed‑use zones. § 25.12.040

Commercial & Industrial districts — C-1, BFC, I-I

  • Purpose: accommodate a range of commercial and industrial businesses while protecting adjacent uses. § 25.12.010
  • Typical uses: retail, offices, light industrial/research (BFC often intended for office/R&D). § 25.12.010
  • Design Review relationship:
    • Major Design Review applies to new buildings, second‑story construction, and substantial façade changes in these districts. § 25.68.020.C.3
    • For gateway/visually prominent commercial sites the Commission evaluates compatibility with surroundings. § 25.68.050.D.4
  • Key standards: special permits for height exceptions and architectural features are reviewed through the design review process. § 25.78.050

Hillside and other overlays — Hillside Overlay (H), Rollins Road Residential Overlay, Two-Unit Residential Overlay

  • Purpose: overlays modify base district standards where site conditions (hillsides, corridors) require special controls. See the Overlay chapter. § 25.20.*
  • Design Review relationship:
    • Hillside Area Construction Permits apply inside the Hillside Overlay and must comply with Chapter 25.68 when projects also trigger design review. § 25.70.020.B
    • The Rollins Road Residential Overlay has special height/setback rules and requires special‑permit findings when deviations are requested; design sensitivity is emphasized. § 25.20.070
  • Key standards: maximum heights (e.g., 30 ft typical in Rollins Road) and special‑permit pathways for limited exceptions. § 25.20.070.B

Most decision‑relevant standards and triggers (quick table)

Topic What triggers / matters most Code Reference
Major vs Minor review threshold New dwelling units (excluding ADUs), second stories, "substantial construction", or changes to >50% of front façade; BAC and specific California Drive/Highland frontages get extra triggers § 25.68.020.C.1–4
Small residential exemptions Additions or uncovered decks 200 sq ft or less with compatible roof pitch and ridge height are exempt § 25.68.030.A
Director (Minor) process & notice Minor applications reviewed by Director; notice sent and public hearing can be requested within 10 days; Director may refer to Commission § 25.68.060.A–C
Findings required for Major approval Consistency with General Plan, compliance with this title and design guidelines, parcel suitability, public health/safety considerations § 25.68.050.G
Hillside overlay interaction Hillside Area Construction Permits required inside H; design review applies when triggered § 25.70.020.B
Rooftop equipment & preemption Rooftop mechanical equipment is subject to minor review—except solar panels/energy-efficiency installations where State/Federal law preempts local review § 25.68.020.D

Practical guidance & interpretation (plain‑English synthesis)

  • If you are planning a new house, a second story, or a large commercial façade change, plan for Major Design Review (public hearing before the Planning Commission) and prepare to demonstrate how the design meets local design guidelines, neighborhood scale, pedestrian access, landscaping, and privacy protections. § 25.68.020.C; § 25.68.050.B–D
  • Modest façade repairs or small material substitutions in downtown blocks may be handled as Minor Design Review but can be “called up” for public hearing if neighbors request it within the notice period. § 25.68.060.B–C
  • The Code treats Accessory Dwelling Units (ADUs) differently in many places (ADUs are explicitly excluded from the Major Design Review new-unit trigger). Always check the ADU rules and state ADU law as well. § 25.68.020.C.1.a
  • For downtown projects, consult the Downtown Specific Plan development standards and design guidelines early — those standards are integrated into design review findings. § 25.16.030; § 25.68.050

Note on links used in this page: see Burlingame internal pages for related topics — parking and parking standards, development standards (setbacks/FAR), overlay districts, ADUs, and the California Building Standards Code — consult those pages as you assemble application materials: parking, development standards, overlay districts, ADUs, California Building Standards Code. (Each was hyperlinked on first natural mention.)

Checklist — what an applicant must provide (typical for Major Design Review)

  • Completed Design Review application and fee per Department handout. § 25.68.040
  • Schematic design plans showing existing and proposed architectural details, elevations, materials and colors. § 25.68.040
  • Written statement and evidence addressing required findings (consistency with General Plan/design guidelines; parcel suitability; public health/safety). § 25.68.050.G
  • Landscaping, screening, pedestrian access and parking strategy (show compliance with parking rules). § 25.68.050.B–D
  • For projects in overlays or downtown: show compliance with specific plan/design guidelines (e.g., Downtown Specific Plan tables). § 25.16.030; § 25.68.050
  • For Hillside projects: Hillside Area Construction Permit materials per Chapter 25.70. § 25.70.025

Risks & Ambiguities

Issue Why it matters What to verify
ADU treatment ADUs are explicitly excluded from the “new dwelling” Major trigger but other ADU-related standards may still apply Confirm ADU exemption in § 25.68.020.C.1.a and check Burlingame ADU rules and state law (Verify with jurisdiction) § 25.68.020
“Substantial construction” definition The phrase appears in multiple triggers; ambiguity can change a Minor into a Major review Locate the Zoning Code’s definition of “substantial construction” (search Title 25 definitions) — Not found in retrieved materials; Verify with the jurisdiction
Downtown façade thresholds BAC and some California Drive/Highland frontages have special Minor/major distinctions — small façade areas may still be subject to review Confirm whether your frontage is within the geographic triggers named in § 25.68.020.C.4
Overlap with Special Permits / Tiers Height or FAR bonuses under Tier 2/3 require special findings and community benefits; design review is part of the review stack If pursuing a Tier bonus, review § 25.12.040 and § 25.78.050; community benefits and special-permit findings will be required § 25.12.040
State preemption for energy installations Solar/energy efficiency may be preempted from local design regulation (affects rooftop equipment exemptions) See rooftop equipment language and preemption note in § 25.68.020.D

Plain‑English Summary

If you are changing a building’s appearance substantially—building a new house (not an ADU), adding a second story, or replacing most of a façade—you will likely need Burlingame’s Major Design Review (Planning Commission public hearing) and must show your design meets local design guidelines and neighborhood scale rules; smaller repairs or limited façade changes are handled administratively unless neighbors request a hearing. § 25.68.020–060

Source References

Sources

Retrieved passages

  • Burlingame Zoning Code (§ 25.68.040.) High relevance
  • Burlingame Zoning Code (§ 25.14.070.) High relevance
  • Burlingame Zoning Code (§ 25.66.060) High relevance
  • Burlingame Zoning Code (§ 25.78.050.) High relevance
  • Burlingame Zoning Code (§ 25.68.020.) High relevance
  • Burlingame Zoning Code (§ 25.68.050) High relevance
  • Burlingame Zoning Code (§ 25.68.030.) High relevance
  • Burlingame Zoning Code (§ 25.20.070.) High relevance

Cited sections

Frequently asked questions

Do I need design review for an ADU in Burlingame?

Most ADUs are excluded from the Major Design Review trigger that applies to "new dwelling units" — the Code explicitly excludes ADUs from the Major new‑unit trigger — § 25.68.020.C.1.a . However, ADUs may still need to meet development standards (setbacks, parking exemptions, and objective ADU rules). Verify with the City because ADU applicability can intersect other standards. Not all ADU details were found in the retrieved materials; consult Burlingame ADUs and state ADU law.

What residential additions trigger Major Design Review in Burlingame?

A residential addition that creates a new dwelling unit (excluding ADUs), adds a second story, is "substantial construction" as defined in the Code, changes more than 50% of a front façade for multi‑unit dwellings, or raises plate height above 9'-6" above finished floor will trigger Major Design Review. § 25.68.020.C.1.a–e

When is Minor Design Review appropriate instead of Major?

Minor Design Review is for smaller exterior changes specifically listed in the Code (including certain façade improvements in BAC and certain rooftop mechanical equipment), and the Director handles the review with notice; the public can request a hearing within 10 days to move it to the Commission. § 25.68.020.D; § 25.68.060.B–C

Are small decks or additions exempt from design review?

Yes — under limited conditions, additions or uncovered decks 200 sq ft or less, with matching/compatible roof pitch and a roof ridge no higher than the existing highest ridge, are exempt from design review for single‑unit and two‑unit dwellings. § 25.68.030.A

How does the Downtown Specific Plan affect design review?

Downtown design guidelines and the Downtown Specific Plan development standards are binding parts of design review for downtown districts (like BAC). Projects in those areas must show compliance with plan tables and design guidelines as part of the design review findings. § 25.16.030; § 25.68.050

What findings will the Planning Commission or Director require to approve a design review?

For Major applications the Commission must find the project is consistent with the General Plan and zoning, the parcel is adequate for the proposal, and the project is designed to protect public health, safety, and neighboring property. For Minor approvals similar (but narrower) findings are required about the minor nature of the change and material quality. § 25.68.050.G; § 25.68.060.E

If neighbors object to a Minor Design Review decision, can it be appealed?

Yes. Minor Design Review notices allow a 10‑day period during which a written request can be filed to have the Director’s decision scheduled before the Planning Commission; the Director must schedule a hearing within 45 days of a valid call for review. § 25.68.060.B–C

Do rooftop solar panels require design review in Burlingame?

The Code specifically exempts solar panels and other energy‑efficient installations from local review where State or Federal law preempts local regulation; rooftop mechanical equipment otherwise is listed among items that may be subject to Minor Design Review. § 25.68.020.D

How do overlays (like the Rollins Road Overlay) change design review outcomes?

Overlays set special height, setback, or open space requirements and may require additional permits (e.g., special permits for deviations). Projects within overlays still trigger design review per the general thresholds, and the overlay-specific rules and findings apply. See the Rollins Road Residential Overlay (height 30 ft, special permit pathway to 36 ft). § 25.20.070; § 25.70.020

Will the Planning Commission look at parking and landscaping as part of design review?

Yes. The Commission evaluates circulation, parking placement (to avoid dominating street frontage), and landscaping/screening as part of the design review considerations. Applicants should prepare parking plans consistent with Burlingame parking rules. § 25.68.050.D.3–7

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