Local zoning · Burlingame

Burlingame — Historic Preservation

Historic Preservation under the Burlingame local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Burlingame's local historic preservation rules are codified in Chapter 25.35 Historic Resources of the Zoning Ordinance (often titled Title 25). The chapter establishes a voluntary local register, a Historic Preservation Commission, designation and delisting procedures, standards for exterior alterations, and a package of preservation incentives (including use of the State Historic Building Code). See the ordinance purpose and applicability in § 25.35.010 .

Note: this page covers only what the Burlingame zoning/planning ordinance says about historic preservation (historic register, designation, review, incentives, and how those interact with zoning). For building-code compliance or construction permitting (Title 24) consult the California Building Standards Code California Building Standards Code.

How Burlingame's Historic Preservation Program works (core rules)

The City maintains a Burlingame Historic Register and the Planning Commission acts as the Historic Preservation Commission to recommend, designate, review, and adopt standards for historic resources (§ 25.35.030; § 25.35.040) .
Private property is listed or designated only with property owner consent; properties on the State or National Registers are automatically added to the City register (§ 25.35.050) .
Owners request designation by filing a Historical Resource Application and a professional historic-resource assessment; the Director reviews and forwards recommendations to the Commission and the Commission acts at public meeting (§ 25.35.060) .
Exterior alterations to designated historic resources are subject to review: the Director may approve minor exterior changes (Design Review–Minor), while the Commission reviews major changes (Design Review–Major). In evaluating alterations the review body applies the Secretary of the Interior Standards for Rehabilitation (§ 25.35.070) . For how design review categories are defined and processed see Burlingame's design review rules at design review.
The City authorizes preservation incentives for designated properties, including use of the California State Historic Building Code (SHBC), flexibility in development standards (parking, lot coverage, variances), adaptive reuse pathways, and Mills Act processing (§ 25.35.080) .

(Definitions used by the chapter, such as Historic Resource, Designated Historic Resource, Alteration, Register, and Inventory, are in the ordinance definitions at § 25.108.090.)

District-by-district (how the Historic Resources chapter interacts with actual Burlingame districts)

The Historic Resources chapter is citywide in scope (it "shall apply citywide" § 25.35.010 ). The ordinance does not create special historic-only zones but it modifies how the zoning rules get applied to designated properties. Below are the district-level callouts that appear in the zoning code or are specifically referenced with historic rules — each subsection explains the preservation-specific effects that are stated in the ordinance.

Downtown Specific Plan / Downtown inventory

Purpose: Recognize and conserve downtown architectural continuity.
Typical context: commercial and mixed-use parcels captured in the Downtown Specific Plan Inventory (October 6, 2008 Inventory of Historic Resources), which is treated as part of the Historic Register (§ 25.35.040.B) .
Preservation effect: Properties in the Downtown inventory are "considered locally significant" and may be included on the City Register when listed on State or National registers; exterior changes will be reviewed against Secretary of the Interior Standards (§ 25.35.040, § 25.35.070) .
Where it applies: Downtown plan area as defined in the Downtown Specific Plan (see the Downtown Inventory referenced in the ordinance) (§ 25.35.040.B) .

Residential zones — R-1, R-2, R-3

Purpose: Standard residential zoning; preservation rules overlay citywide.
Typical permitted uses: single-family and multi-family housing per the underlying zone (note: historical designation does not itself change permitted uses except where adaptive reuse is approved) (Historic chapter § 25.35.010 and adaptive reuse rules § 25.35.080.C) .
Key preservation interactions:
- Parking flexibility for single-family residences that are nonconforming because of substandard parking: owners may add floor area up to an aggregate of 50% of floor area existing at designation without having to bring such parking into current compliance (§ 25.35.080.B.1.a) . See Burlingame parking for baseline rules.
- Lot coverage: maximum lot coverage for properties with an historic resource may be increased to 1.25 times the zone's standard lot coverage (§ 25.35.080.B.2) . For the base lot-coverage numbers consult the Development Standards.
- Two-Unit Residential Overlay exceptions: the ministerial two-unit provisions may not apply if the parcel is within a historic district or is a property included on State/National or local registers; the Two‑Unit Overlay expressly excludes parcels in such historic areas (§ 25.20.080.B.5) .

Commercial / Mixed‑Use zones (NBMU, RRMU, etc.)

Purpose: Downtown and neighborhood commercial/mixed-use development.
Typical permitted uses: retail, offices, mixed residential uses per zone tables (Historic designation does not automatically change zone use lists; adaptive reuse can).
Key preservation interactions:
- Designated historic commercial and mixed-use structures may add an aggregate of up to 15% of existing floor area (maximum 500 sq ft) without providing additional parking or curing existing parking nonconformities, subject to Commission review (§ 25.35.080.B.1.b) .
- Adaptive reuse — the ordinance allows a conditional use permit path to authorize a different use than originally intended where necessary to retain the resource, provided findings (including consistency with the Secretary standards) are met (§ 25.35.080.C) .
- For special permits and tiered development standards in mixed-use districts (BFC, I‑I, RRMU, NBMU), other chapters apply; any height or design tradeoffs must still respect the character-preservation findings when a historic resource is involved (see the Special Permit rules § 25.78.060 for district names) .

Overlays referenced in the code (examples)

Rollins Road Residential (RRR) Overlay and Two-Unit Residential Overlay are real overlays in Burlingame; the Two‑Unit Overlay explicitly excludes parcels within historic districts or properties on State/National/local registers (§ 25.20.070, § 25.20.080.B.5) .
Where overlays change baseline parcel entitlements, the Historic chapter still governs review of designated resources — consult the overlay text and the Historic chapter together. See Burlingame overlay districts.

Quick decision-relevant standards (table)

Topic	Key rule / allowed relief	Code reference
Who decides designations	Planning Commission acts as Historic Preservation Commission (same membership)	§ 25.35.030
How to get on the Register	Owner application + historic resource assessment; Director recommendation; Commission public action	§ 25.35.060
Exterior alteration review	Director approves Design Review–Minor; Commission reviews Design Review–Major; apply Secretary standards	§ 25.35.070
Use of State Historic Building Code	SHBC must be used for designated historic resources for building permits	§ 25.35.080.A
Parking relief for SFRs	SFRs with substandard parking can add up to 50% of existing floor area (post-designation) without providing new parking	§ 25.35.080.B.1.a
Parking relief for commercial/mixed-use	May add up to 15% (max 500 sq ft) extra floor area without additional parking, subject to Commission	§ 25.35.080.B.1.b
Lot coverage relief	Up to 1.25 × the standard lot coverage for the zone	§ 25.35.080.B.2
Adaptive reuse	Allowed via Conditional Use Permit with additional findings; must follow Secretary standards	§ 25.35.080.C
Mills Act availability	Mills Act contracts available only for properties on the Burlingame Register or State/National registers; processed via Director then Council	§ 25.35.080.D

Checklist — what an applicant must satisfy to pursue historic designation or an exterior alteration

Confirm property owner consent (private property inclusion requires owner request) — § 25.35.050
Prepare a Historical Resource Application and a historic resource assessment prepared by a qualified architectural historian and submit to the Director — § 25.35.060.A.1
Expect the Director to prepare recommendations (within 30 days of a complete application) and schedule the item for the Commission — § 25.35.060.A.3-4
For exterior alterations: determine whether the change qualifies for Design Review–Minor (Director) or Design Review–Major (Commission) and prepare materials that show consistency with the Secretary of the Interior Standards — § 25.35.070
If using the SHBC, provide necessary SHBC documentation as part of the building‑permit submittal — § 25.35.080.A
If seeking relief from parking or lot‑coverage rules, document the historic basis and proposed changes; requests are subject to Commission review or variance paths — § 25.35.080.B ; see Burlingame parking and development standards.
If adaptive reuse is proposed, prepare a Conditional Use Permit application satisfying the findings in § 25.35.080.C and show consistency with Secretary standards — § 25.35.080.C
If pursuing a Mills Act contract, file the Mills Act application to the Director; Council approval required — § 25.35.080.D

Risks & Ambiguities

Issue	Why it matters	What to verify
Owner consent requirement	The ordinance requires owner request for private-property inclusion — you cannot be designated over owner objection (§ 25.35.050)	Verify that the property owner has signed/authorized the application and whether any co‑owners exist — § 25.35.050
Whether a proposed change is "minor" or "major" design review	Different reviewers and different procedural timelines apply (Director vs. Commission) — § 25.35.070	Early check with the Planning Director on classification and submittal requirements; confirm the Design Review chapter thresholds design review
Applicability of SHBC vs. Title 24 technical requirements	SHBC provides alternatives but building permits still required; tradeoffs affect scope & cost — § 25.35.080.A	Confirm with Building Official how SHBC will be applied during building permit review; refer to California Building Standards Code
Parking relief quantification	The ordinance provides caps (50% for SFRs; 15%/500 sq ft for commercial) but requires Commission review for commercial relief — § 25.35.080.B.1	Verify how floor-area existing at date of designation is measured and whether prior additions count; contact Planning staff for precedent decisions
Two-unit overlay exclusions	Ministerial two-unit approvals can be precluded by historic status; this affects ADU/second-unit strategies — § 25.20.080.B.5	If pursuing an ADU or two‑unit project, check whether the parcel is within a historic district or listed on a register; consult Burlingame ADUs and state ADU law California ADU law
Applicability of other district-specific standards	The Historic chapter defers to zone standards unless relief is provided; complex projects may need combined approvals (design review, variances, CUPs) — §§ 25.35.070, 25.35.080	Verify required entitlements (Design Review, CUP, Variance). See Burlingame variances.

Plain-English summary

If you own a building in Burlingame that you think is historic, you can ask the City to list it on the local Historic Register by filing an application with a qualified historic assessment; the Planning Commission (acting as the Historic Preservation Commission) decides nominations, and exterior changes to designated buildings are reviewed against the Secretary of the Interior Standards. Designated properties can take advantage of incentives — use of the State Historic Building Code, limited parking and lot‑coverage relief, adaptive‑reuse pathways, and Mills Act processing — but many of those incentives require Commission or Council action and documentation; verify details with the Planning Director — see §§ 25.35.050–25.35.080 .

Source References

Burlingame Zoning — Chapter 25.35, Historic Resources: § 25.35.010 (Purpose & Applicability)
Burlingame Zoning — Historic Commission and Register: § 25.35.030; § 25.35.040
Burlingame Zoning — Official designation and procedures: § 25.35.050; § 25.35.060
Burlingame Zoning — Exterior alterations / Design Review interplay: § 25.35.070
Burlingame Zoning — Preservation incentives (SHBC, parking, lot coverage, variances, adaptive reuse, Mills Act): § 25.35.080 (subparts A–D)
Burlingame Zoning — Definitions (Historic Resources) § 25.108.090
Burlingame Zoning — Two‑Unit Residential Overlay exclusion (historic properties): § 25.20.080.B.5

For general zoning maps, district standards, design-review rules, parking rules, overlays, and project-specific requirements consult the city zoning menu pages:

Burlingame Zoning overview: Burlingame Zoning
Burlingame Development Standards: Development Standards
Burlingame Parking: Parking
Burlingame Design Review: Design Review
Burlingame Overlays: Overlay Districts
Burlingame ADU guidance: ADUs
California building rules: California Building Standards Code

Sources

Retrieved passages

CBC § 25.35.020 (§ 25.35.020.) High relevance
CBC § 25.35.080 (§ 25.35.080) High relevance
Burlingame Zoning Code (Section 25.35.080) High relevance
CBC § 2 (Article 6) High relevance
Burlingame Zoning Code (chapter as) High relevance
CBC § 2 (Section 25.35.070) High relevance
Burlingame Zoning Code (Chapter 25.84) High relevance
Burlingame Zoning Code (CHAPTER 25.35) High relevance

Cited sections

Official Burlingame code library

Frequently asked questions

What qualifies a building for the Burlingame Historic Register?

A building meets the City's criteria if it satisfies the National Register guidelines and specific local criteria (e.g., visual focal point, architectural type, association with significant persons/events, at least 50 years old unless of exceptional importance). The City uses the Downtown Specific Plan Inventory and the National/State criteria when deciding inclusion — § 25.35.040.C .

Who is the decision maker for historic designations in Burlingame?

The Planning Commission serves as the Historic Preservation Commission and is the body that makes designation recommendations and decisions for listing on the local register — § 25.35.030 .

If my property is on the Downtown inventory, is it automatically protected?

No. The Downtown inventory identifies potentially significant resources and is part of the Register inventory, but private-property listing on the official City Register requires an owner application and Commission action; State or National listing does trigger automatic local designation — §§ 25.35.040.B, 25.35.050 .

Do I need design review for exterior work on a designated historic property?

Yes. Exterior work on designated resources is reviewed against the Secretary of the Interior Standards. Minor exterior alterations may be approved by the Director as Design Review–Minor; major alterations go to the Commission as Design Review–Major — § 25.35.070 ; see Burlingame design review for the thresholds.

Can a designated historic property get relief from parking or lot‑coverage requirements?

Yes — the ordinance provides specific relief: SFRs with nonconforming parking can add up to 50% of existing floor area without adding parking; commercial/mixed-use designated buildings can add up to 15% (max 500 sq ft) without additional parking, subject to Commission review; and lot coverage can be increased to 1.25× the zone standard — § 25.35.080.B . Verify how "existing floor area" is measured with Planning staff.

Can I adaptively reuse a historic building for a different use?

Possibly. Adaptive reuse is allowed through a Conditional Use Permit if the reuse is necessary to retain the resource's economic viability and the work is consistent with the Secretary of the Interior Standards — § 25.35.080.C .

Are Mills Act contracts available for Burlingame historic properties?

Yes — Mills Act contracts for property tax relief are available only to properties listed on the Burlingame Historic Register or on the National/State registers; applications are processed by the Director and approved by the Council — § 25.35.080.D .

Will being listed on the local register stop me from making any changes?

No — being on the City's inventory alone does not, by itself, impose restrictions; designation (which is owner‑requested and Commission‑approved) brings review requirements for exterior alterations and eligibility for incentives. The ordinance expressly says resources are not subject to the chapter simply by being identified in the inventory — owner-requested designation is required — §§ 25.35.040, 25.35.050 .

If my lot is in the Two‑Unit Overlay, can I still get the ministerial two‑unit approval if my building is historic?

The Two‑Unit Residential Overlay excludes parcels that are within a historic district or listed on State/National/local registers from the ministerial two-unit path; in that case historic status can preclude the ministerial route — § 25.20.080.B.5 . Verify parcel status with Planning.

How do I show my proposed alteration meets the Secretary of the Interior Standards?

Provide a materials and methods narrative and photographic documentation showing that the project preserves "character‑defining features" (style, materials, fenestration, massing, color, etc.) and explain how proposed changes will not adversely affect those features; the review standard is set out in § 25.35.070 and Design Review procedures — § 25.35.070 .

Ask about any Burlingame property

Get a cited, plain-English answer on Burlingame zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial