Burlingame — Land Use

Last reviewed: July 1, 2026

Overview

This page summarizes how the City of Burlingame regulates land use in its local zoning code (commonly known as Title 25). It explains which uses are allowed, where conditional permits are required, and the key dimensional controls (height, FAR, setbacks) for the principal zoning districts that govern development in Burlingame. The summaries below point to the controlling tables and rules in the Burlingame Zoning Code; for project-level application of these rules always verify with the Community Development Director. See the city's rules on development standards for dimensional detail. § 25.02.040 and related tables define the relationship to the General Plan and how to read the use tables.

Note: this page covers only what the Burlingame zoning ordinance says about land use (permitted/conditional/accessory uses and the district standards). For parking requirements, see the city's parking rules; for design approvals see the city's design-review rules; for technical construction rules see the California Building Standards Code. The links below point to those local pages where the Zoning Code references them.

• development standards — /us/california/burlingame/development-standards
• parking — /us/california/burlingame/parking
• design review — /us/california/burlingame/design-review
• ADUs — /us/california/burlingame/adu
• overlays — /us/california/burlingame/overlay-districts
• nonconforming uses — /us/california/burlingame/nonconforming-uses
• California Building Standards Code — /us/california/building-codes

How Burlingame structures land-use rules (short primer)

• Allowed/conditional/accessory uses are listed in district-specific use tables such as Table 25.10‑1 (residential), Table 25.12‑1 (commercial & industrial), Table 25.14‑1 (mixed-use), and Table 25.16‑1 (Downtown). The code states that uses not listed are prohibited, and the Director may assign undefined activities to a similar use category. § 25.12.020 explains the rule for commercial/industrial use tables; similar language appears for other table groups.
• Where the use table flags a use with a later section citation, the special rules in that section apply (for example ADUs, urban agriculture, wireless facilities). See the cross-references in each table for the specific citation. § 25.12.020.C.
• Airport compatibility requirements also apply: some uses are limited by the ALUCP (SFO) per § 25.12.020.D (safety/noise compatibility).

District-by-district breakdown

Each district heading below gives the district purpose, the typical permitted/conditional uses you’ll see in the use tables, and the key dimensional standards the code ties to that district. All code cites show the controlling §; the tables named are the primary place to verify an individual parcel.

Note on notation in the use tables: P = Permitted, CUP = Conditional Use Permit, A = Accessory, MUP = Minor Use Permit, TUP = Temporary Use Permit, “—” = not permitted. See the specific Table cited under each district.

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

• Purpose: Define the permitted residential densities and permit certain institutional/community uses appropriate to neighborhoods. § 25.10.020 sets the use framework and points to Table 25.10‑1.
• Typical permitted/conditional uses: single‑unit dwellings and family day care are generally P, religious assembly, schools, and residential care facilities commonly require CUP or subject-specific rules; Accessory Dwelling Units (ADUs) are allowed as A (see ADU rules). See Table 25.10‑1. § 25.10.020.
• Key dimensional standards: The R‑series development standards (front/side/rear setbacks, lot coverage, building height, and FAR where applicable) are set in Table 25.10‑2 and summarized in § 25.10.030; consult that table for exact numeric setbacks and height limits for each R district. § 25.10.030.
• Where it applies: citywide single- and multi-family neighborhoods; consult the zoning map (verify with the City). Verify specific parcels with the Director for any overlays or historic restrictions. Verify with the jurisdiction.

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

• Purpose: Provide a mix of commercial and residential uses with district-specific constraints to preserve street character (see § 25.14.010–020 and Table 25.14‑1).
• Typical permitted/conditional uses: Mixed‑use developments and many retail or office uses are P in these districts; some uses (e.g., hotels, mini‑warehousing, major vehicle repair) are CUP or restricted. Live/work and multi‑unit dwellings are allowed with conditions (ground-floor residential restrictions apply in some subdistricts). § 25.14.020 and Table 25.14‑1.
• Key dimensional standards: RRMU and other mixed‑use districts reference development standards in Table 25.14‑2 and the Downtown Specific Plan where applicable; height and ground-floor activation rules differ by subdistrict. § 25.14.030.
• Where it applies: corridors and neighborhood centers mapped in the city’s mixed‑use plan. Verify with the zoning map for parcel‑level rules. Verify with the jurisdiction.

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

• Purpose: Preserve and manage downtown character and the retail/restaurant/office mix on Burlingame Avenue and adjacent streets; the Downtown Specific Plan is implemented through these districts. § 25.16.010 (purposes).
• Typical permitted/conditional uses: Retail and restaurants are prioritized in BAC (Burlingame Avenue Commercial); BMU and MMU allow mixed commercial/residential uses with pedestrian focus; the CAR (California Drive Auto Row) district allows primarily auto‑related uses. Uses and permit statuses are in Table 25.16‑1. § 25.16.020.
• Key dimensional standards: Downtown-specific development standards are in Table 25.16‑2 and the Downtown Specific Plan (Table 3‑2). Design review is mandatory for many downtown changes. § 25.16.030 and § 25.68.050 (design review considerations).
• Where it applies: central Burlingame downtown area; consult the city’s Downtown zoning map. Verify with the jurisdiction.

Commercial and Industrial districts — C-1, BFC (Bayfront Commercial), I‑I (Innovation Industrial)

• Purpose:
  • C-1: lower-intensity neighborhood commercial serving residents. § 25.12.020 (C-1 purpose text).
  • BFC: takes advantage of bayfront location for offices, R&D, visitor-serving commercial and prioritizes public waterfront access. § 25.12.020 (BFC purpose).
  • I‑I: encourages light industrial, R&D, creative businesses and adaptive reuse. § 25.12.020 (I‑I purpose).
• Typical permitted/conditional uses: The commercial/industrial use table (Table 25.12‑1) lists retail, eating/drinking, offices, light industrial, warehousing, hotels (with restrictions), and accessory parking uses; many heavier industrial uses are not permitted. See § 25.12.020 and Table 25.12‑1.
• Key dimensional standards: Table 25.12‑2 sets height caps and FAR: typical maximum heights are 35 ft (with Special Permit options to go higher in some districts) and the BFC and I‑I districts have higher height/FAR tiers (e.g., BFC up to 65 ft in limited cases and tiered FARs). See § 25.12.030 and Table 25.12‑2 for parcel‑specific numbers.
• Special notes: The I‑I district allows limited, site‑specific conditional uses within drainage rights‑of‑way (e.g., supplemental parking or operable vehicle storage) under the conditions stated in § 25.12.020.E. ALUCP compatibility rules may exclude certain uses in safety zones. § 25.12.020.D–E.

Public/Institutional, Parks & Recreation, and Tidal Plan/Bay districts — PI, PR, TPB

• Purpose: Accommodate government, institutional and tidal/bay-related uses; the code provides tailored development standards because many sites are government‑owned or have case‑by‑case standards. § 25.18.010–020 and Table 25.18‑1/2.
• Typical permitted/conditional uses: Government facilities, parks, open space and transit facilities are commonly P; hospitals and large institutional uses often require CUP; some utility or vehicle storage uses are limited and have additional public‑ownership conditions. § 25.18.020 and Table 25.18‑1.
• Key dimensional standards: Typical maximum building heights (e.g., 35 ft for many PI uses) and 1.5–3.0 FAR for government/education/hospital uses are shown in Table 25.18‑2 with allowances for deviations via CUP. § 25.18.030 and § 25.18.040 (setbacks/public access rules).

Overlay districts — example: Commercial‑Residential (CR) Overlay and Two‑Unit Residential Overlay

• Purpose and application: Overlays modify base district rules to respond to local conditions. The CR Overlay (within CMU) establishes a different allowed-use list and a max 30 ft height limit with special permit options to 36 ft; see § 25.20.020 and § 25.20.040 (CR Overlay rules). The Two‑Unit Residential Overlay permits up to two units on lots in R‑1 and R‑2 with its own standards and exceptions; see § 25.20.080.
• Important: Many overlay districts replace or supersede some base-district allowed uses and development standards; check the overlay table (e.g., Table 25.20‑1) before assuming the base district rules apply. § 25.20.020.B.

Quick reference table — selected decision‑relevant uses/standards

Always check the exact table row for your land use and district; the code frequently adds site‑ or subarea-specific caveats (see the “Specific Use Regulations” column in the tables). § 25.12.020 describes how to read those cross-references.

Practical guidance & interpretation notes

• The use tables are dispositive: if your proposed activity is not listed in the relevant table it is prohibited unless the Director classifies it as substantially similar. See § 25.12.020.B (Director determination) and parallel language in other district chapters.
• Conditional uses (CUP) and Minor Use Permits (MUP) are common; Table 6‑1/§ 25.60.020 lists decision authority and appeal routes—expect a public hearing for many CUPs.
• Design review is frequently required in commercial, mixed‑use, downtown and many residential alterations; see the city’s design rules and § 25.68 for the criteria used by staff and the Commission. Link to the city's design-review page for application requirements. § 25.68.050.
• Parking obligations are handled separately by the parking chapter/tables; always read parking requirements in tandem with land‑use approvals (see the city's parking rules).

Checklist (what an applicant must satisfy)

• Confirm base zoning and any overlay(s) on the parcel. Verify with the jurisdiction.
• Locate the parcel’s row in the applicable use table (e.g., Table 25.10‑1, 25.12‑1, 25.14‑1, 25.16‑1) and note P/CUP/A/MUP/TUP status; follow the “Specific Use Regulations” cross‑references. § 25.10.020, § 25.12.020, § 25.14.020, § 25.16.020.
• Confirm dimensional limits (height, setbacks, lot coverage, FAR) in the development standards table for the district (Table 25.10‑2, 25.12‑2, 25.16‑2, etc.). § 25.10.030, § 25.12.030, § 25.16.030.
• Check whether design review is required and prepare materials per § 25.68 and the city’s design‑review handout.
• Identify any ALUCP/SFO compatibility constraints if the use or location might be in safety/noise zones (§ 25.12.020.D).
• Review parking requirements and loading rules (see local parking chapter and the parking page).
• If the use is not listed, request a Director determination / interpretation per the code. § 25.12.020.B.

Risks & Ambiguities

Plain‑English summary

Burlingame’s zoning code lists allowed, conditional, accessory, and temporary uses by district in named tables and ties specific dimensional standards (height, setbacks, FAR) to those districts; if a use is not listed it’s prohibited unless the Director says otherwise, and many projects will need design review and/or a CUP depending on the district and the proposed use. Key controlling rules are in the district tables (e.g., Table 25.10‑1, 25.12‑1, 25.14‑1) and the development‑standards tables cited in the sections below.

Information Gaps

• The uploaded materials include the land‑use and development tables and many district sections, but parcel‑level zoning map excerpts and up‑to‑date GIS layers were not included here. Verify with the jurisdiction for parcel zoning and applicable overlays. Not found in retrieved materials.
• The full numeric values for every setback, coverage and FAR cell for every district (e.g., Table 25.10‑2 full table image) were present only in snippets; confirm exact numeric standards on the city's official code or development standards page for application calculations. Not found in retrieved materials.

Source References

• Burlingame Zoning Code: § 25.12.020 (Land Use Regulations; commercial/industrial use table guidance)
• Burlingame Zoning Code: § 25.12.030 (Commercial/Industrial development standards; Table 25.12‑2)
• Burlingame Zoning Code: § 25.10.020 and § 25.10.030 (Residential use table — Table 25.10‑1 and development standards)
• Burlingame Zoning Code: § 25.14.020 and § 25.14.030 (Mixed‑Use use table — Table 25.14‑1; RRMU standards)
• Burlingame Zoning Code: § 25.16.010–030 (Downtown Specific Plan districts; Table 25.16‑1 & development standards)
• Burlingame Zoning Code: § 25.18.020–030 (Public/Institutional, Parks/Recreation, Tidal Plan use table and development standards)
• Burlingame Zoning Code: § 25.20.020 (Commercial‑Residential Overlay; Table 25.20‑1) and § 25.20.080 (Two‑Unit Residential Overlay)
• Burlingame Zoning Code: § 25.68 (Design review procedures and review criteria)
• Burlingame Zoning Code: § 25.48.290 (Urban agriculture) and § 25.48.030 (ADUs referenced in use tables)

Retrieved passages

• Burlingame Zoning Code (§ 25.12.020.) High relevance show source text
• Burlingame Zoning Code (§ 25.14.070.) High relevance show source text
• Burlingame Zoning Code (Section 25.48.290) High relevance show source text
• Burlingame Zoning Code (§ 25.18.020.) High relevance show source text
• Burlingame Zoning Code (§ 25.68.050) High relevance show source text
• Burlingame Zoning Code (Section 25.48.200) High relevance show source text
• Burlingame Zoning Code (Section 25.48.200) High relevance show source text
• Burlingame Zoning Code (Section 25.48.240) High relevance show source text

Cited sections

• Burlingame Zoning Code: **§ 25.12.020** (Land Use Regulations; commercial/industrial use table guidance) (§ 25.12.020)
• Burlingame Zoning Code: **§ 25.12.030** (Commercial/Industrial development standards; Table 25.12‑2) (§ 25.12.030)
• Burlingame Zoning Code: **§ 25.10.020** and **§ 25.10.030** (Residential use table — Table 25.10‑1 and development standards) (§ 25.10.020)
• Burlingame Zoning Code: **§ 25.14.020** and **§ 25.14.030** (Mixed‑Use use table — Table 25.14‑1; RRMU standards) (§ 25.14.020)
• Burlingame Zoning Code: **§ 25.16.010–030** (Downtown Specific Plan districts; Table 25.16‑1 & development standards) (§ 25.16.010)
• Burlingame Zoning Code: **§ 25.18.020–030** (Public/Institutional, Parks/Recreation, Tidal Plan use table and development standards) (§ 25.18.020)
• Burlingame Zoning Code: **§ 25.20.020** (Commercial‑Residential Overlay; Table 25.20‑1) and **§ 25.20.080** (Two‑Unit Residential Overlay) (§ 25.20.020)
• Burlingame Zoning Code: **§ 25.68** (Design review procedures and review criteria) (§ 25.68)
• Burlingame Zoning Code: **§ 25.48.290** (Urban agriculture) and **§ 25.48.030** (ADUs referenced in use tables) (§ 25.48.290)
• Burlingame_ZoningCode.md

• Official Burlingame code library