Local zoning · Burlingame

Burlingame — Development Standards

Development Standards under the Burlingame local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes the development standards (setbacks, heights, lot coverage, density, and FAR) found in the City of Burlingame Zoning Ordinance (Title 25). It is strictly an ordinance-focused synthesis — not building-code or permitting guidance — and points to the controlling code sections so you can verify parcel-specific rules. For citywide context start with the Burlingame zoning & planning overview (/us/california/burlingame).

How the ordinance is organized here

Burlingame's development standards are organized by zoning district and overlay. Where the code uses tables, the ordinance directs projects to the table for the actual numeric standards; the controlling sections are cited below so you can look up the exact table rows for your parcel.

  • Residential district standards and measurement rules: § 25.10.030, § 25.10.055, § 25.10.060 .
  • Commercial/Industrial and FAR tiers: § 25.12.030 and § 25.12.040 .
  • Mixed-use / Downtown / Neighborhood MU standards are in Chapter 25.14 and 25.16 tables: see § 25.14.040–050 and § 25.16.030–040 .
  • Overlay-specific exceptions are in Chapter 25.20 (examples: R-4 Incentive Overlay, Rollins Road Residential Overlay) § 25.20.060–070 .
  • Accessory Dwelling Unit (ADU) standards are in § 25.48.030 (size, setbacks, height exemptions) — see the ADU rules below and Burlingame's ADU page (/us/california/burlingame/adu) .
  • Design review is required where noted and governed by Chapter 25.68; see § 25.10.110 and Burlingame Design Review (/us/california/burlingame/design-review) .

Note: development standards interact with other requirements (parking, landscaping, design review, overlays). See the city pages for those program-level summaries: Parking (/us/california/burlingame/parking), Overlay Districts (/us/california/burlingame/overlay-districts), and Landscaping (/us/california/burlingame/landscaping-and-screening). Also remember technical building requirements are enforced under the California Building Standards Code (/us/california/building-codes) and are separate from Title 25 standards.

District-by-district breakdown

Below are the districts most applicants encounter in Burlingame. Each subsection gives the purpose, typical permitted uses, the ordinance's key dimensional standards, and where the zone typically applies. All numeric requirements are grounded in the listed code sections.

R-1 (Single-Unit Residential)

  • Purpose & typical uses: single-unit residential lots; the city preserves low-density neighborhoods. See § 25.10.030 for the full table of standards.
  • Key standards:
    • Maximum height: 30 ft (may be allowed up to 36 ft with a Special Permit for specific exceptions) — § 25.10.035 .
    • Density: 8 du/acre maximum for the district — § 25.10.030 .
    • Lot coverage: maximum 40% (interior lots) and 60% for corner lots in some circumstances — § 25.10.030 .
    • FAR: R-1 uses a prescribed floor area formula in Table 25.10-4 and is governed by § 25.10.060 (see that table for the lot-type math).
    • Setbacks & upper-story rules: Front and side setbacks scale by lot width; upper-story side setback increases by 1 ft per story above the first; corner street-side setback rules apply — § 25.10.050 and § 25.10.055 .
  • Where it applies: city single-family neighborhoods; minimum lot size provisions are in § 25.10.090 (maps/lot-size rules) .

R-2, R-3, R-4 (Multi-unit Residential tiers)

  • Purpose & typical uses: higher-density residential (du/ac and multi-unit), with increasing allowed density and height from R-2 → R-3 → R-4. See § 25.10.030 for the R-2/R-3/R-4 table.
  • Key standards (summary):
    • Density: R-2 — 20 du/ac; R-3 — 50 du/ac; R-4 — 80 du/ac (table entries) — § 25.10.030 .
    • Heights: R-2/R-3 base 30 ft (36 ft with Special Permit in some cases); R-3/R-4 have tiered maximums (see the table for Tier 1 and Tier 2 values) — § 25.10.030 and related subsections.
    • Upper story side setbacks / edge conditions: Special upper-story side setbacks apply where property abuts existing residential uses; see § 25.10.055 for the formula and Figure 25.15-6.
    • FAR: R-2 and R-1 have FAR rules; R-3/R-4 reference measurement methods in § 25.30.060 (see § 25.10.060 for cross-references).

NBMU (North Burlingame Mixed Use), RRMU, RRMU-related MU districts

  • Purpose & uses: neighborhood/mixed-use development with tiered intensity and community benefit options — see § 25.14.040 and § 25.14.050 for tiers and incentives.
  • Key standards:
    • Height (tiers): Base 45 ft (Tier 1), 55 ft (Tier 2), 80 ft (Tier 3) in some NBMU locations — § 25.14.040.
    • Density & FAR: Density and FAR increase with tiers (example: density up to 140 du/ac and FAR up to 1.0–2.0 ranges depending on subzone and tier) — § 25.14.040–050.
    • Setback/streetscape rules: Specific frontage/street standards apply (see Table 25.14-5) and landscaping front setback percentages — § 25.14.050 and Table 25.14-5.
  • Practical note: projects seeking Tier 2/3 intensity must provide community benefits and a discretionary review — § 25.14.050 .

Downtown zoning districts (BAC, BMU, CAC, CAR, DAC, HMU, MMU)

  • Purpose & typical uses: downtown mixed-use and commercial cores; each downtown district draws additional standards from both the zoning tables and the Downtown Specific Plan. See § 25.16.030 and the referenced Table 25.16-2 and the Downtown Specific Plan tables.
  • Key standards (representative):
    • Heights: many downtown zones list base 35 ft with 55 ft allowed via Special Permit for certain districts; some districts list 55 ft as a normal maximum and others allow up to 80 ft in particular circumstances — see § 25.16.030 (Table 25.16-2) and the Downtown Specific Plan for exact district-by-district heights.
    • Setbacks: El Camino Real frontages and other fronts have district-specific minimums (examples: 10 ft or 20 ft depending on subdistrict) — § 25.16.030.
    • Lot coverage and open space: Downtown tables set lot coverage maximums (e.g., 75% in some subdistricts) and common open space minima (typically 100 sq ft per unit for multi-family) — § 25.16.030.
  • Practical note: downtown development must also comply with the Downtown Specific Plan tables and design standards; see § 25.16.030 and the Downtown Specific Plan references in that section.

C-1, BFC (Burlingame Fashion Center), I-I (Industrial)

  • Purpose & typical uses: neighborhood/strip commercial, larger commercial/office campuses, and industrial/service uses. See § 25.12.030 (Table 25.12-2).
  • Key standards:
    • C-1 Height: 35 ft (up to 46 ft with Special Permit in some cases). BFC and I-I have tiered FAR/height allowances; BFC shows heights up to 65 ft for specific sites and FAR tiers up to 3.0 with community benefit commitments — § 25.12.030–040.
    • Setbacks: Typical front setback 10 ft (20 ft on El Camino Real), side / rear vary by district (see table) — § 25.12.030.
    • Lot coverage / landscape %: BFC and I-I include minimum landscape coverage percentages in the table; additional landscape standards appear in Chapter 25.36.

Overlay districts (examples)

  • R-4 Incentive Overlay (R-4-I): allows by-right up to 55 ft in that overlay; higher requires a Special Permit and findings — § 25.20.060.
  • Rollins Road Residential Overlay (RRR): sets maximum 30 ft by right (up to 36 ft via Special Permit) and a minimum 10 ft front setback or the block average, whichever is greater — § 25.20.070.
  • Overlays frequently modify height, setback, and open-space requirements; always check Chapter 25.20 and the overlay map — § 25.20.005 et seq.

Accessory Dwelling Units (ADUs)

  • ADU development standards (size, setbacks, FAR treatment, height) are codified in § 25.48.030:
    • Maximum ADU size: 1,000 sq ft interior livable area for attached/detached ADUs; ADUs ≤ 800 sq ft may be exempted from lot coverage/FAR counting (subject to conditions) — § 25.48.030.F.1–2 .
    • Setbacks: Minimum 4 ft side and rear setbacks for new detached ADUs; front setbacks cannot be applied if they would preclude an 800 sq ft ADU with 4-ft side/rear setbacks. Exceptions exist for conversions and like-for-like replacement of existing accessory structures — § 25.48.030.F.3 .
    • Heights: Detached ADUs typical limit 16 ft from highest adjacent grade; exceptions increase to 18 ft when near high-quality transit or for multi-story multifamily lots; attached ADU height limit is 30 ft (25 ft in the Hillside Overlay) or the district height limit, whichever is lower — § 25.48.030.F.4 .
  • See Burlingame ADU (/us/california/burlingame/adu) for application-level guidance; but the ordinance text is the controlling source.

Quick decision table (representative standards)

District Typical Max Height Typical Max Lot Coverage / FAR Typical Density Code Reference
R-1 30 ft (up to 36 ft w/ Special Permit) 40% (interior), 60% (corner) 8 du/ac § 25.10.030, § 25.10.035, § 25.10.060
R-3 30 ft base; tiers/permits for higher Lot coverage and FAR per R-tables 50 du/ac § 25.10.030
NBMU / RRMU 45–80 ft depending on tier FAR 0.5–2.0 (tiered) up to 140 du/ac (tiered) § 25.14.040–050
Downtown (BMU, BAC, HMU, etc.) 35 ft typical; 55 ft allowed in many districts (special permit for higher) Lot coverage up to 75% in some subdistricts N/A (mixed use) § 25.16.030
C-1 / BFC / I-I 35–65 ft (site-specific) FAR tiers to 3.0 (BFC/I-I with community benefits) N/A § 25.12.030–040
ADUs Detached 16 ft base; 18 ft in some cases; attached 30 ft (or district limit) ADUs ≤ 800 sq ft may be exempt from FAR/lot coverage counting N/A § 25.48.030

(These are representative — always read the specific table row for the parcel’s zoning and overlays; see the cited sections.)

Practical guidance and synthesis

  • Measurement is critical: the code defines plate heights, finished-floor measurement, and how FAR is calculated (see § 25.10.060 and the tables referenced there) — confirm whether the property is interior, corner, or subject to the Downtown Specific Plan measurement rules before applying formulas. § 25.10.060 .
  • Upper-story setbacks and "edge conditions" trigger additional setbacks when abutting residential uses. For R-3/R-4 properties that abut residential lots, the upper-story side setback formula applies; see § 25.10.055 and related figures. .
  • Many mixed-use/commercial zones offer tiered FAR/height increases for projects that provide community benefits; tiers 2–3 require discretionary findings and a Special Permit — see § 25.12.040 and § 25.14.050 for the process and findings. .
  • ADU-specific exceptions: small ADUs (≤ 800 sq ft) receive special treatment for setbacks and FAR/lot coverage; detached ADU setback minimum 4 ft side and rear is codified in § 25.48.030. § 25.48.030 .
  • Nonconforming structures: legally nonconforming heights, setbacks, lot coverage, and FAR may be continued, but expansions have limits (see § 25.54.010); reconstruction rules and limitations on additions are spelled out there. § 25.54.010 .
  • Design review: many projects must go through design review as required by § 25.10.110 and Chapter 25.68 — early design review coordination reduces later plan rework. § 25.10.110 .

Checklist

  • Confirm zoning designation for the parcel and any overlays (check Chapter 25.10 and the official zoning map) — § 25.10.090 .
  • Read the exact district table row (R-1, R-2, R-3, R-4, NBMU, RRMU, C-1, BFC, I-I, or Downtown subdistrict) and note height, setbacks, lot coverage, FAR, density — e.g., § 25.10.030, § 25.14.040, § 25.12.030, § 25.16.030 .
  • Check overlay(s) (Chapter 25.20) for added height/setback rules (e.g., R-4-I, RRR) — § 25.20.060–070 .
  • If proposing ADU(s), confirm § 25.48.030 limits for size, setbacks, and height, and whether ADU area counts toward FAR/lot coverage — § 25.48.030 .
  • Determine whether your proposed height/FAR requires Tier 2/3 community benefits or a Special Permit and identify the findings required — § 25.12.040, § 25.14.050, § 25.78.040 (special permits referenced in district sections) .
  • Review design review triggers (Chapter 25.68) and plan for compliance — § 25.10.110 .
  • Cross-check with parking standards, landscaping, and sign rules early — Parking (/us/california/burlingame/parking), Landscaping (/us/california/burlingame/landscaping-and-screening), Signage (/us/california/burlingame/signage).

Risks & Ambiguities

Issue Why it matters What to verify
Tiered FAR/height tied to community benefits Numerical allowances (FAR/height) may only be granted if findings / community benefits are accepted; project economics and approvals depend on discretionary findings — § 25.12.040, § 25.14.050. Verify which tier is available on your parcel, the required benefits list, and the public hearing path.
Edge conditions / abutting residential Additional upper-story setbacks or reduced height may apply when adjacent to residential lots (limits massing and usable area) — § 25.10.055, § 25.14.030. Confirm adjacent parcel uses and whether R-3/R-4 upper-story setback figures apply.
Downtown Specific Plan cross-references Downtown districts defer to the Downtown Specific Plan tables; zone table rows may not be the full story — § 25.16.030. Pull the Downtown Specific Plan tables (Table 3-2) referenced in § 25.16.030 and confirm which controlling document applies.
FAR / plate-height measurement conventions How FAR and plate/finished-floor height are measured affects allowed volume; the code points to measurement sections — § 25.10.060 and § 25.30.060. Verify measurement rules for your lot type (corner/interior) and whether ADU area is exempted or counted.
Airport/Airspace constraints (ALUCP / FAA) Maximum allowable building heights are constrained by ALUCP / FAA notifications (not purely municipal code) — noted in commercial/industrial sections § 25.12.030. Coordinate with ALUCP/FAA early for any project approaching notification heights and confirm whether FAA Form 7460 is required.
Nonconforming building alterations Additions to nonconforming structures are limited (e.g., 50% exterior wall replacement rule) — § 25.54.010. If the existing structure is nonconforming, verify whether proposed work increases the degree of nonconformity and whether special permit or full compliance is required.

Plain-English summary

Burlingame's zoning ordinance sets district-by-district numerical rules for height, setbacks, lot coverage, density, and FAR; some zones (especially mixed-use, downtown, and business districts) offer higher FAR/height only if developers provide community benefits. Smaller projects and ADUs have specific exemptions (e.g., small ADUs up to 800 sq ft often don't count against FAR/lot coverage) — see § 25.48.030 for the ADU specifics.

Source References

  • Burlingame Zoning – Residential district development standards table and special permits: § 25.10.030, § 25.10.035, § 25.10.055, § 25.10.060 .
  • Lot size / minimum lots / design review: § 25.10.090, § 25.10.110 .
  • Commercial / Industrial standards and FAR tiers: § 25.12.030–040 .
  • Mixed-use / Neighborhood MU and community benefits (tiers): § 25.14.040–050 (Tables 25.14-2 through 25.14-6) .
  • Downtown development standards (Table 25.16-2) and Downtown Specific Plan cross-reference: § 25.16.030–040 .
  • Overlay districts (R-4 Incentive Overlay, Rollins Road Residential Overlay): § 25.20.060–070 .
  • ADU development standards: § 25.48.030 (size, setbacks, FAR exemptions, heights) — Burlingame ADU page (/us/california/burlingame/adu) for summary context .
  • Nonconforming structures: § 25.54.010 (continuation and limits on alterations) .
  • Code source export used for these excerpts: Burlingame Code export (ecocode snapshot) — https://ecode360.com/BU4910 (downloaded copy referenced by the local sections above) .

Sources

Retrieved passages

  • Burlingame Zoning Code (§ 25.16.030.) High relevance
  • Burlingame Zoning Code (Article 5) High relevance
  • Burlingame Zoning Code (§ 25.10.030) High relevance
  • Burlingame Zoning Code (§ 25.12.030) High relevance
  • Burlingame Zoning Code (Chapter 25.10) High relevance
  • Burlingame Zoning Code (Section 25.10.055.C) High relevance
  • Burlingame Zoning Code (§ 25.10.055) High relevance
  • Burlingame Zoning Code (§ 25.14.040.) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Burlingame?

You may build a single-unit dwelling subject to R-1 development standards: maximum height 30 ft (up to 36 ft with a Special Permit in limited cases), lot coverage typically 40% (interior lots), and density limited to 8 du/acre; specific measurement rules and FAR calculations are in § 25.10.030 and § 25.10.060.

What are Burlingame setback requirements for multi-unit projects?

Setbacks depend on the district and lot type. For R-3/R-4 there are base front, side and rear setbacks plus upper-story side setback increases (see § 25.10.055 for the step-up rule and Figure 25.15-6). In mixed-use and downtown districts consult the corresponding table in § 25.14.040 and § 25.16.030 for exact numbers and edge-condition triggers.

How is FAR measured on a Burlingame R-1 or R-2 lot?

FAR for R-1 and related districts uses the floor-area formulas in Table 25.10-4 and measurement rules referenced in § 25.10.060 and § 25.30.060; interior, corner, and lots with attached vs. detached garages have different allowed calculations, so check the table for your lot type.

Do I need design review for a residential or commercial project?

Design review is required where indicated by Chapter 25.68; the zoning chapter confirms design review applicability in many residential districts — see § 25.10.110 and the design review chapter for triggers and submittal requirements. Burlingame Design Review (/us/california/burlingame/design-review) gives process context but the ordinance controls.

Can I get taller or more FAR if I offer community benefits?

Yes. Several districts (notably BFC, I-I, NBMU/RRMU and some downtown areas) provide Tier 2/3 increases in FAR/height if you provide specified community benefits and meet findings; these are discretionary and require special permit/public hearing — see § 25.12.040 and § 25.14.050.

What are the ADU setback and size rules in Burlingame?

Burlingame follows detailed ADU standards in § 25.48.030: maximum ADU size 1,000 sq ft, small ADUs ≤ 800 sq ft may be exempt from FAR/coverage counting, 4 ft minimum side and rear setbacks for detached ADUs (with several statutory exceptions for conversions), and detached ADU height typically 16 ft (exceptions raise to 18 ft) — see § 25.48.030.

What happens if my existing house is nonconforming to current setbacks or height?

Legally nonconforming structures can continue, but there are restrictions on enlargements and repairs — major additions may require bringing the structure into compliance or obtaining a special permit; see § 25.54.010 for continuation and alteration limits.

Are there special rules for properties near the airport or Bayshore Highway?

Yes. Some height limits must comply with the Airport Land Use Compatibility Plan and FAA notification requirements; commercial/industrial sections flag ALUCP/FAA compliance as a constraint — see § 25.12.030 for the ALUCP note. For waterfront (Bay) properties, waterfront setbacks and public access are set in § 25.18.040.

Do ADU rules override local setback limits?

ADU rules provide limited overrides consistent with state ADU law and Burlingame's § 25.48.030 (for example, allowing 4-ft side/rear setbacks for small detached ADUs and prohibiting local standards that preclude an 800 sq ft ADU with 4-ft side/rear setbacks). Always confirm whether a conversion or replacement qualifies for the exception under § 25.48.030.

Where do I verify the exact table numbers that apply to my lot?

Consult the zoning map to identify your district and overlays, then read the table row(s) printed in the ordinance: residential tables in § 25.10.030, commercial in § 25.12.030, mixed-use in § 25.14.040, and downtown tables in § 25.16.030. For overlays, check Chapter 25.20. If a Special Permit or Variance path is required, see the cited special-permit sections cross-referenced in those tables. ---

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