Local zoning · Burlingame

Burlingame — Landscaping and Screening

Q: Do fence height limits in Burlingame differ by zoning district?

Yes. In residential (R) districts front-setback fences are limited to 3 ft if solid or 4 ft if open, and side/rear fences are normally 6 ft (up to 7 ft if the top foot is open). In non-residential districts the standard maximum is 7 ft (with last foot open); Innovation/Industrial explicitly allows 8 ft with the same open-top provision. See § 25.31.070 .

Q: What are Burlingame’s clear-sight requirements at corners and driveways?

The code requires that the portion of a lot within 15 feet of an external corner adjacent to a street be free of trees, hedges, shrubs, fences, walls, or similar structures over 3 feet in height — this is the clear sight triangle rule in § 25.31.040 .

Q: How much of a parking lot must be landscaped in Burlingame?

A minimum of 10% of a surface parking area must be landscaped. When a parking lot abuts a public street a 5-foot landscape buffer is required between the sidewalk and the first parking row. Trees must be provided at a minimum ratio of 1 tree per 3 parking spaces , at 24-gallon size at installation with a 30-foot canopy goal; see § 25.40.070 .

Q: Do Burlingame landscape plans have to meet state water-efficiency rules?

Yes. All landscaping must conform to Chapter 18.17 (Water Conservation in Landscape) of the Municipal Code and the California Model Water-Efficient Landscape Ordinance references (23 CCR § 490–495), as required by § 25.36.020 .

Q: Do Elm/Camino Real frontages have special fence rules?

Yes. On El Camino Real , no fence or hedge exceeding 3 feet is permitted within 20 feet of any property line where that property line is crossed by a driveway used for regular vehicle ingress/egress; see § 25.31.070.E .

Landscaping and Screening 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 what the City of Burlingame Zoning Ordinance (Title 25) requires for landscaping, screening, buffers, fences/walls, and trees. It pulls the controlling standards from the Zoning Ordinance chapters that govern landscape performance and open space, fence heights and clear sight triangles, parking-lot landscaping, and nonconforming landscaping/fences. For program-level context see the city's main Burlingame zoning & planning overview and the Zoning title itself at Burlingame Zoning. Chapter-level standards for landscape content and water rules are in Chapter 25.36 and referenced California water-efficiency rules; parking-lot rules live in § 25.40.070. The City treats landscaping as both an urban-design tool and a watershed/water-conservation responsibility (see § 25.36.010 and § 25.36.020) .

Note: this page covers only the Burlingame Zoning Ordinance requirements for landscape and screening. For building code requirements see the California Building Standards Code. For design review triggers and process see Burlingame Design Review. For development standards and setbacks referenced below see Burlingame Development Standards. For parking-lot landscaping detail see Burlingame Parking. For overlay-specific rules that can alter screening/landscape standards see Burlingame Overlay Districts. For ADU siting/landscape cross-references see Burlingame ADUs.

Key Burlingame code provisions (brief pointer)

Landscape and open-space minimums and water-efficiency rules: § 25.36.010–§ 25.36.030
Fences, walls, hedges, and sight triangles (heights, exceptions, permits): § 25.31.040 and § 25.31.070
Parking-lot landscaping and screening requirements (buffers, percent landscaped, tree spacing): § 25.40.070
Mechanical-equipment screening for residential/mixed-use: § 25.31.080
Nonconforming landscaping/fences rules and replacement timing: § 25.58.020–§ 25.58.030

District-by-district breakdown

Each district below states the local district name in bold, summarizes how the zoning tables and code tie into landscaping/screening, and notes where the rule text actually points you (often to Chapter 25.36 and the fence rules).

Important: the Zoning Code frequently references Chapter 25.36 for the substantive landscape performance standards (plant types, water-efficiency) and references specific district development standard tables for percent landscape or planter/amenity widths; when a district table refers to landscape it defers to Chapter 25.36 for details .

R-1 (Single-Family Residential)

Purpose / typical uses: single-family homes and accessory structures; used in most low-density neighborhoods. See the residential use tables under the Zoning title at Burlingame Zoning.
Landscaping / screening rules: front-yard and side-yard fences/hedges in R districts are controlled by § 25.31.070 — front setback fences limited to 3 feet if solid or 4 feet if open; side/rear fences generally 6 feet (up to 7 feet if top foot is open) . All landscaping must meet the water-efficiency requirements in § 25.36.020 .
Where it applies: standard single-family lots across the city; note that certain overlays (Hillside Overlay, El Camino Real frontage rules) add special siting/landscape constraints — check Burlingame Overlay Districts.

R-2 (Two-Family Residential)

Purpose / typical uses: duplexes, small multi-family.
Landscaping / screening rules: same fence-height regime as other R districts (see § 25.31.070) and Chapter 25.36 for planting/water rules; when a new nonresidential use or intensification occurs adjacent to R zones, buffered planting requirements may be triggered per district edge conditions (see applicable development standards that reference Chapter 25.36) .
Where it applies: R-2 parcels citywide; verify if site-specific edge conditions apply in downtown or mixed-use transitions.

R-3 and R-4 (Medium / Higher Density Residential)

Purpose / typical uses: apartment and multiunit residential.
Landscaping / screening rules: multiunit projects have mandatory open-space and landscape minimums (rooftop set-asides, courtyards) and must meet the open-space standards in § 25.36.030; fences follow § 25.31.070; mechanical equipment must be screened per § 25.31.080 . Downtown edge-condition tables also call out additional rear/side setbacks when abutting R-1/R-2 which can affect where screening/planting needs to be placed (§ 25.14 series) .

CMU and BRMU (Commercial / Broadway Mixed-Use)

Purpose / typical uses: mixed commercial/residential centers; higher intensity along Broadway/other corridors.
Landscaping / screening rules: district tables (Table 25.14-? and Table 25.16-?) reference minimum landscaping and front/planter widths (for example, 10% of the front setback or a specified amenity/planter width for certain street frontages) and point directly to Chapter 25.36 for exact landscaping composition and water-efficiency rules . Parking areas must meet the parking-lot landscaping and screening standards in § 25.40.070 (minimum 10% of parking area landscaped; 5 ft buffer where parking abuts a street; trees at a ratio of 1 tree per 3 spaces, 24-gallon minimum at installation) .
Where it applies: downtown and Broadway corridors shown in the zoning tables; see downtown development standards in § 25.14 and § 25.16 for exact frontage requirements .

BMU / BAC / CAC / CAR / DAC / HMU / MMU (Downtown Subdistricts)

Purpose / typical uses: these Downtown subdistricts (e.g., BMU, BAC, CAC, etc.) carry different frontage and setback expectations. Their development standard tables explicitly call out planter/amenity widths, minimum front setback landscaping percentages, and refer to Chapter 25.36 for the content and maintenance rules . Downtown design review frequently conditions landscape treatments for compatibility with the streetscape — check Burlingame Design Review.
Where it applies: the downtown zoning map; consult the district-specific tables in § 25.14 and § 25.16 for the exact numeric standards and the references to Chapter 25.36 .

I-I (Innovation / Industrial)

Purpose / typical uses: light industrial, innovation campuses, mixed industrial/commercial.
Landscaping / screening rules: fences in non-R districts are limited to 7 feet maximum (with the last foot open) and the Innovation/Industrial district expressly allows 8-foot fences (again, with open-top design for the last foot) under § 25.31.070; site landscaping and streetscape planting goals are included in the district's design principles; surface parking screening and lot landscaping still must follow § 25.40.070 .
Where it applies: I-I-zoned parcels; see the I-I design principles for expectations about using landscaping to screen service areas and equipment .

Most decision-relevant standards (at-a-glance)

Issue / Element	Key Standard	Code Reference
Front-yard fence (R districts)	Max 3 ft if solid; 4 ft if open design (applies within front setback and 15 ft either side of entry)	§ 25.31.070
Side/rear fence (R districts)	Max 6 ft; up to 7 ft if top foot is open design	§ 25.31.070
Fence height (non-R districts)	Max 7 ft (last foot open); I-I district allows 8 ft	§ 25.31.070
Building permit for tall fences	Any fence > 6 ft (or any fence > 3 ft on a corner lot) requires building permit	§ 25.31.070
Clear sight triangle	No trees/hedges/fences over 3 ft within 15 ft of external corner	§ 25.31.040
Parking-lot landscaping — buffer	5 ft minimum landscape buffer between sidewalk and first parking row when lot abuts street	§ 25.40.070.D.1
Parking-lot landscaping — percent	Minimum 10% of surface parking area must be landscaped	§ 25.40.070.D.2
Parking-lot trees	At least 1 tree per 3 parking spaces; 24-gallon at installation; 30 ft canopy minimum	§ 25.40.070.E
Planting composition & water rules	Landscapes must follow Model Water-Efficient Landscape rules and City Chapter 18.17; artificial turf rules spelled out in § 25.36.020	§ 25.36.020
Mechanical equipment screening	Mechanical equipment must be fully screened from adjacent streets; location limited to rear 75% of lot for residential/mixed-use	§ 25.31.080
Nonconforming landscapes/fences	Existing nonconforming landscaping/fences can remain, but replacement/new fences must meet current rules; nonresidential expansions may require bringing buffers into compliance or a Minor Modification	§ 25.58.020–25.58.030

Practical guidance and interpretation (plain-English)

If you are doing landscaping on most sites you will be working off Chapter 25.36 for plant selection, water rules, and useable open space minimums; the district tables (Downtown tables, CMU/BRMU, etc.) tell you where to place that landscaping and the percent/width metrics to hit .
Fences are highly prescriptive. For single-family yards, a typical front-yard fence is limited to 3 ft solid / 4 ft open — raising it above that in the front will trigger a variance/minor modification and potentially a building permit if it exceeds height thresholds .
Parking lots are a common site where the City enforces landscape: provide 5 ft buffers to the public sidewalk, distribute landscaped islands throughout the lot, and plant one tree per three spaces to meet heat-island/tree goals; trees must be the sizes the Parks Division requires and must be replaced if removed .
For mechanical equipment, site it in the rear 75% of the lot and screen it from view with walls or plantings approved by the Director — the Director can require integrated architectural screening on flat roofs or ground-mounted units in front/mid-yard areas are prohibited .

Checklist

Confirm zoning district and any overlays for the parcel (Downtown, Hillside Overlay, El Camino Real frontages) — affects landscaping/edge requirements and setbacks; see Burlingame Overlay Districts.
Apply Chapter 25.36 water-efficiency standards to planting plans; reference Chapter 18.17 and California MWELO rules as required by § 25.36.020 .
If adding/altering fences, check § 25.31.070 for height/location limits and determine whether a building permit is needed (fence > 6 ft, or any corner-lot fence > 3 ft) .
For surface parking provide 10% landscaped area, 5 ft street buffer, and 1 tree per 3 spaces per § 25.40.070 .
Verify clear-sight-triangle conditions at driveways/corners per § 25.31.040 (no obstructions over 3 ft within 15 ft of corner) .
If project triggers discretionary review (design review, special permit), expect landscape and screening to be reviewed as part of site design — consult Burlingame Design Review and the applicable district development standards .
If there is existing nonconforming landscaping/fencing, document it and be prepared to submit a landscape plan that shows compliance improvements at discretionary application time per § 25.58.030 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Nonconforming fences/hedges	Existing fences higher than today’s limits may remain but replacement must meet current code — enforcement/required changes can be triggered by expansions or complaints	Verify whether fence is legally nonconforming and whether replacement will trigger full compliance; consult § 25.58.020
Corner lots and driveway sightlines	Corner lots and driveways have special height limits; a corner-lot fence over 3 ft requires a building permit and could conflict with the clear sight triangle 15-ft rule	Measure the clear-sight triangle and call out § 25.31.040 and § 25.31.070; confirm with the Director if sight triangle lines are unusual on site
El Camino Real driveway exception	On El Camino Real a fence/hedge over 3 ft is not permitted within 20 ft of a property line where a driveway crosses the frontage — this can affect standard front-yard screening	Check project frontage on El Camino Real and apply § 25.31.070.E; verify driveway location and design plans
District table vs. Chapter 25.36 conflicts	District tables often say “see Chapter 25.36” — the exact percent or location may not be repeated in the table	Always bring a Chapter 25.36-compliant planting plan; where ambiguous ask the Director or design-review body to interpret the interplay between table and chapter
Trees required in parking lots	The code sets minimum tree size and canopy goals; species and exact selection are delegated to Parks Division lists — incorrect species/size may cause rejection	Confirm tree species and size with Parks Division and include replacement commitments per § 25.40.070.E

Plain-English Summary

Burlingame requires water-efficient, primarily living-plant landscapes for most new development (see Chapter 25.36), sets clear numeric limits on fence heights and sightlines (front fences small; side/rear larger), and requires parking areas to include specific buffers, tree counts, and planter dimensions. If you’re changing fences, adding parking, or doing discretionary work you must demonstrate compliance on your landscape plan; exceptions and nonconforming situations require Director review or Minor Modification in some cases .

Source References

Burlingame Zoning Ordinance — Chapter 25.36 (Landscaping and Open Space), § 25.36.010–§ 25.36.030 (purpose, water-efficiency, planting composition) .
Burlingame Zoning Ordinance — Fences, Walls, and Hedges, § 25.31.040 (Clear Sight Triangle) and § 25.31.070 (fences, heights, permits) .
Burlingame Zoning Ordinance — Parking Lot Landscaping, § 25.40.070.D–E (buffers, 10% landscaped, tree ratio and sizes) .
Burlingame Zoning Ordinance — Mechanical and Other Equipment screening, § 25.31.080 (location and screening for residential and mixed-use) .
Burlingame Zoning Ordinance — Nonconformance provisions re: fences and landscaping, § 25.58.020–§ 25.58.030 .
Zoning district development tables and Downtown development standards referenced in § 25.14 and § 25.16 (planter widths, front-setback landscape minima) .
The Burlingame online Zoning Code hosting (source of the Title 25 text): ecode360 page for Burlingame Zoning (downloaded source) — https://ecode360.com/BU4910 .

Sources

Retrieved passages

Burlingame Zoning Code (§ 25.31.040) High relevance
Burlingame Zoning Code (§ 25.40.070) High relevance
Burlingame Zoning Code (Section 25.31.040) High relevance
CWUIC § 65850.6 (Title 24) High relevance
Burlingame Zoning Code (§ 25.36.020.) High relevance
Burlingame Zoning Code (chapter or) High relevance
Burlingame Zoning Code (Section 25.31.070) High relevance
Burlingame Zoning Code (Title 25) High relevance

Cited sections

Official Burlingame code library

Frequently asked questions

Do fence height limits in Burlingame differ by zoning district?

Yes. In residential (R) districts front-setback fences are limited to 3 ft if solid or 4 ft if open, and side/rear fences are normally 6 ft (up to 7 ft if the top foot is open). In non-residential districts the standard maximum is 7 ft (with last foot open); Innovation/Industrial explicitly allows 8 ft with the same open-top provision. See § 25.31.070 .

What are Burlingame’s clear-sight requirements at corners and driveways?

The code requires that the portion of a lot within 15 feet of an external corner adjacent to a street be free of trees, hedges, shrubs, fences, walls, or similar structures over 3 feet in height — this is the clear sight triangle rule in § 25.31.040 .

How much of a parking lot must be landscaped in Burlingame?

A minimum of 10% of a surface parking area must be landscaped. When a parking lot abuts a public street a 5-foot landscape buffer is required between the sidewalk and the first parking row. Trees must be provided at a minimum ratio of 1 tree per 3 parking spaces, at 24-gallon size at installation with a 30-foot canopy goal; see § 25.40.070 .

Do Burlingame landscape plans have to meet state water-efficiency rules?

Yes. All landscaping must conform to Chapter 18.17 (Water Conservation in Landscape) of the Municipal Code and the California Model Water-Efficient Landscape Ordinance references (23 CCR § 490–495), as required by § 25.36.020 .

Are mechanical units required to be screened from the street?

Yes. For residential and mixed-use development mechanical equipment must be located in the rear 75% of the lot and fully screened from view from adjacent streets by fences, hedges, or other Director-approved screening; see § 25.31.080 .

What happens if I have an existing fence or landscape that doesn’t meet today’s rules?

Existing legally established nonconforming fences and landscaping may continue, but replacement fences must comply with current requirements and the Council can require a nonconforming fence be brought into conformance if it presents a hazard. For nonresidential properties with nonconforming landscaping, a landscape plan showing improvements to meet water-efficiency rules must be submitted with discretionary applications. See § 25.58.020–25.58.030 .

Do Elm/Camino Real frontages have special fence rules?

Yes. On El Camino Real, no fence or hedge exceeding 3 feet is permitted within 20 feet of any property line where that property line is crossed by a driveway used for regular vehicle ingress/egress; see § 25.31.070.E .

Will design review look at my landscape plan?

Yes. Landscape and screening are reviewed as part of Design Review when a project triggers design review; downtown and other district-specific development standards tie planter widths and streetscape requirements to design expectations. Consult Burlingame Design Review and the district development standards (e.g., § 25.14, § 25.16) for applicability and findings .

Are there minimum planter sizes that count toward required landscaped area?

Yes. For parking-lot planters counted toward required landscaped area, a planter must be at least 2 feet in horizontal dimension where no trees are provided and 4 feet where trees are provided (excluding curbing). See § 25.40.070.D.3 .

If I expand a nonresidential use, do I have to upgrade existing landscaping?

Yes — required fences and landscaped buffers along property lines must be provided at the time of any expansion or intensification of a nonresidential use unless modified or waived through a Minor Modification (Chapter 25.74). Also, nonconforming nonresidential landscaping must have a landscape plan showing improvements at time of discretionary application per § 25.58.030 . ---

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