Local zoning · Burlingame

Burlingame — Zoning

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

You can build single‑unit dwellings and accessory dwelling units , plus accessory structures, subject to the use table and development standards in Chapter 25.10 and Table 25.10‑1; setbacks, garage front setbacks, and FAR rules in § 25.10.050 and § 25.10.060 apply. Verify parcel details on the Zoning Map.

Q: What are Burlingame’s setback requirements for single‑family houses?

Setbacks in residential districts use the block‑average method for front setbacks; specific garage setbacks are 25 ft (single) and 35 ft (two‑car) with exceptions. See § 25.10.050 for the full measurement rules and exceptions.

Q: Do overlays change height or setback rules in Burlingame?

Yes. Overlays such as the R‑4 Incentive Overlay (R‑4‑I) and the Rollins Road Residential Overlay (RRR) change height and setback rules (e.g., R‑4‑I allows up to 55 ft in a targeted area; RRR caps base height at 30 ft with limited up to 36 ft by special permit). Check Chapter 25.20 for overlay specifics.

Q: How is the official Zoning Map treated legally in Burlingame?

The Zoning Map is adopted as part of Title 25; changes to district boundaries require an ordinance. The code also sets rules for rights‑of‑way, vacated streets, and how to resolve ambiguous boundaries (e.g., follow parcel centerlines or request an interpretation). See § 25.06.020 , § 25.06.030 , § 25.06.040 , § 25.06.050 .

Q: Can I build two units on an R‑1 or R‑2 lot ministerially?

The Two‑Unit Residential Overlay authorizes two detached or attached units on one parcel ministerially when objective standards are met, and it applies to R‑1 and R‑2 with specified exceptions. See § 25.20.080 for applicability and exceptions.

Q: Where do I find rules for accessory structures and ADUs?

Accessory structure standards are in § 25.31.020 (site planning & general standards) and ADUs are regulated in § 25.48.030 (Accessory Dwelling Units). For building safety/technical code, consult the California Building Standards Code.

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

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Last reviewed: July 1, 2026

Overview

Burlingame’s zoning ordinance is codified as Title 25 (ZONING) and establishes the City’s zoning districts, the official Zoning Map, development standards, and overlay districts that modify base-zone rules. The code adopts the Zoning Map as part of the ordinance and prescribes rules for interpretation, boundary uncertainty, and annexations. Key rules for allowed uses and dimensional standards are organized by district chapters and illustrated in use and standards tables referenced in the code.

How the Zoning Rules are Organized (quick)

The ordinance adopts a formal Zoning Map and establishes rules for interpreting boundaries: § 25.06.010, § 25.06.020, § 25.06.040, § 25.06.050.
Use lists for each district are in Article 2 (e.g., Table 25.10‑1 for residential uses; Table 25.14‑1 for mixed‑use). See § 25.10.020 and § 25.14.020.
Design review, minor modifications, special permits and variances are handled by Chapters in Title 25 (e.g., Design Review Chapter 25.68, Minor Modifications Chapter 25.74).

(Links below go to related GoCodebook pages for help with permit steps and technical topics.)

For permitted uses and mapping context see Burlingame Land Use.
For dimensional details see Burlingame Development Standards.
For parking requirements see Burlingame Parking.
For design processes see Burlingame Design Review.
For overlays see Burlingame Overlay Districts.
For ADUs see Burlingame ADUs.
For nonconforming rules see Burlingame Nonconforming Uses.
For variances and exceptions see Burlingame Variances and Exceptions.
When you need building-code technical compliance, consult California Building Standards Code.

District-by-district breakdown

Below are the City’s primary zoning district groupings with the exact district names used in the Burlingame code. Each subsection gives the purpose, typical permitted uses, key dimensional standards, and where it typically applies. All requirements below are grounded in the Burlingame ordinance.

Notes about reading the code: the ordinance organizes allowed uses into tables (for example Table 25.10‑1 for residential districts and Table 25.14‑1 for mixed‑use) — check those tables for the complete list of permit types and use‑specific conditions.

R-1 — Low Density Residential (R-1)

Purpose: Intended for detached single-unit dwellings and accessory dwelling units and to implement the General Plan Low Density Residential designation. § 25.10.010.B.
Typical permitted uses: Single‑unit dwellings, Accessory Dwelling Units (ADUs) (see ADU chapter), and ancillary residential accessory structures. Uses and permit requirements are shown in Table 25.10‑1 and § 25.10.020.
Key dimensional standards:
- Front setback: average-of-block method applies; upper floors may have a minimum front setback of the block average or 20 ft, whichever is greater (see garage specifics). § 25.10.050.
- Garage/front parking: single‑car garage setback 25 ft; two‑car garage 35 ft (with certain door configurations allowed at reduced setbacks). § 25.10.050.
- FAR and lot formulas: R‑1 FAR rules use percent + fixed sq ft methods (see Table 25.10‑4 / § 25.10.060).
- Lot frontage / minimum widths: Table 25.10‑5 and § 25.10.090.
Where it applies: lower‑density neighborhoods; map locations are on the adopted Zoning Map. § 25.10.010 and § 25.06.020.

R-2 — Medium Density Residential (R-2)

Purpose: For detached and attached housing with no more than two separate units per structure; implements General Plan Medium Density Residential. § 25.10.010.C.
Typical permitted uses: Duplexes, single‑family homes, ADUs (see § 25.48.030), and some accessory uses; consult Table 25.10‑1 for permit types. § 25.10.020.
Key dimensional standards: Similar block-average front‑setback approach; special garage front setback 20 ft for garage face in R‑2. See § 25.10.050 and § 25.10.055 for side setbacks and upper‑story stepbacks.

R-3 — Medium/High Density Residential (R-3)

Purpose: For a variety of multi‑unit housing types (row houses, townhouses, apartments), typically near arterials or activity centers. § 25.10.010.D.
Typical permitted uses: Multi‑unit residential per Table 25.10‑1 and development standards in Chapter 25.10. § 25.10.020.
Key dimensional standards: R‑3/R‑4 have specific open space, upper story side setbacks and lot size rules (see § 25.10.055, § 25.10.080, § 25.10.090). Verify lot‑by‑lot using the tables in Article 2.

R-4 — High Density Residential (R-4)

Purpose: Intended for higher‑density multi‑unit housing near transit/major streets. § 25.10.010.E.
Typical permitted uses: High‑density apartments, condominiums; uses per Table 25.10‑1.
Key dimensional standards: R‑4 development standards include open space, FAR limits, and special overlay incentives (see below). § 25.10.080; § 25.10.060.

Commercial & Industrial — C‑1, BFC (Bayfront Commercial), I‑I (Innovation Industrial)

Purpose:
- C‑1: general, lower‑intensity commercial that serves residents. § 25.12.010.B.
- BFC: commercial uses that take advantage of Bayfront locations with public access priorities. § 25.12.010.C.
- I‑I: light industrial / R&D / creative enterprise with adaptive reuse encouraged. § 25.12.010.D.
Typical permitted uses: Uses and permit types are listed in § 25.12.020 and the respective district development sections; BFC & I‑I contain additional community benefit and design rules. § 25.12.030, § 25.12.040.
Key dimensional and special rules: BFC and I‑I include community benefits for increased FAR, design principles, and public access/flood guidance. § 25.12.040 – § 25.12.070.

Mixed‑Use Districts — CMU (California Drive MU), BRMU (Broadway MU), RRMU (North Rollins Road MU), NBMU (Neighborhood Broadway MU)

Purpose: Support a mixture of residential + commercial, pedestrian activity, and locally scaled retail/office. § 25.14.010.
Typical permitted uses: Mixed uses are listed in Table 25.14‑1 (retail & service ground floor emphasis in BRMU; live/work and small‑scale industrial in RRMU, etc.). § 25.14.020.
Key dimensional standards: Each mixed‑use district has its own development standards tables (e.g., Table 25.14‑2 for RRMU) and may allow special uses or require conditional permits for certain operations. § 25.14.030 – § 25.14.060.

Public / Parks / Bay — PI (Public/Institutional), PR (Parks & Recreation), TPB (Tidal Plain/Bay)

Purpose: Provide for public facilities, parks, and tidal plain/bayland protections; TPB extremely limited for development consistent with State law. § 25.18.010.
Typical permitted uses: Public buildings, schools, parks, trails; TPB generally allows no development except as authorized by state law. § 25.18.010.D.

Overlay Districts and Special Overlays

Burlingame uses overlay districts to modify base zoning in targeted places.

R‑4 Incentive Overlay (R‑4‑I) — Allows increased height up to 55 ft by right in the Downtown Specific Plan area (special permit over 55 ft). § 25.20.060.
Rollins Road Residential Overlay (RRR) — Applies to R‑3 properties along Rollins/Freeway edge; caps base height at 30 ft, with up to 36 ft only by special permit; front setback and open space addenda apply. § 25.20.070.
Two‑Unit Residential Overlay — Implements state two‑unit ministerial approvals in R‑1 and R‑2 with specified exceptions; allows two detached or attached units on one parcel if objective standards are met. § 25.20.080.

Refer to Chapter 25.20 for the full list of overlays, how they modify development standards, and their map applicability.

Key standards & quick reference table

This table condenses decision‑relevant standards and cites the controlling code sections.

Topic	Typical rule (Burlingame)	Code Reference
Zoning Map adoption	Zoning Map is adopted as part of Title 25; boundary changes require ordinance	§ 25.06.020
Boundary uncertainty / interpretation	Director determines boundaries where ambiguous; follows parcel/street centerlines when map is approximate	§ 25.06.040
R‑1 front/garage setbacks	Single‑car garage 25 ft; two‑car garage 35 ft; upper story min front = block average or 20 ft whichever greater	§ 25.10.050
R‑1 FAR calculation	R‑1 uses percent + square‑foot formulas (Table 25.10‑4)	§ 25.10.060
Design review requirement	Design review required per district triggers — see Chapter 25.68	§ 25.12.090; § 25.10.110; Chapter 25.68
ADUs	Regulated in Article 4 Chapter 25.48; ADU chapter implements state ADU law	§ 25.48.030
Overlays: R‑4‑I height	Up to 55 ft by right in the R‑4 Incentive Overlay; special permit required over 55 ft	§ 25.20.060
Overlay: Rollins Road	Max 30 ft, up to 36 ft only with special permit; specific front setback & open space minimums	§ 25.20.070
Nonconforming uses	Continued/termination/modification rules; burden of proof on owner	Article 5 (§ 25.50.030 – § 25.50.050)

Practical guidance / interpretation notes

Use the Zoning Map as your primary locator: the map is legally part of the ordinance — to confirm a parcel’s zone, consult the official Zoning Map and, if ambiguous, request a map interpretation per § 25.06.040.
For permitted uses, the code refers you to the district use tables (e.g., Table 25.10‑1 for residential and Table 25.14‑1 for mixed‑use). Always cross‑check the table entry and the related use standard in Article 4.
Many dimensional rules rely on the “block average” method for front setbacks; measure the block and apply the exceptions for corner lots and garage setbacks in § 25.10.050.
Overlays can materially change height, setback, and use rules (for example R‑4‑I and RRR). Check both the base zone chapter and the overlay chapter for applicable standards. § 25.20.060 – § 25.20.070.
Design review is required for many projects and has objective and discretionary tracks — consult Chapter 25.68 early. § 25.68.050 summarizes review criteria.

Checklist (what an applicant must satisfy to be consistent with Burlingame zoning)

Confirm the parcel’s zoning district on the official Zoning Map and note any overlays. § 25.06.020.
Verify the proposed use against the district use table (e.g., Table 25.10‑1, Table 25.14‑1) and identify required permits (ministerial, CUP, MUP). § 25.10.020; § 25.14.020.
Check dimensional standards (setbacks, FAR, lot frontage, open space) in the district chapter (Chapter 25.10, 25.12 or 25.14) and any overlay chapter (e.g., Chapter 25.20). § 25.10.050; § 25.10.060; § 25.20.060.
Determine if design review applies (Chapter 25.68) and prepare materials matching objective standards where required. § 25.10.110; Chapter 25.68.
If pursuing ADUs, follow § 25.48.030 and ministerial rules consistent with state ADU law. § 25.48.030.
If a boundary is unclear or a nonconformity claim is needed, prepare documentation per § 25.06.040 and Article 5.

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning Map boundary ambiguity	The map may show boundaries “approximate”; which side of a faint line can change which district and applicable standards.	Verify boundary interpretation with the Director per § 25.06.040.
Overlay vs. base‑zone conflicts	Overlays (e.g., R‑4‑I, RRR) can change height, FAR, or use permissions — missing an overlay can lead to a noncompliant design.	Check Chapter 25.20 for overlays that apply to your parcel and apply overlay standards together with base‑zone rules. § 25.20.060 – § 25.20.070.
“Block average” front‑setback calculations	Calculating the average requires choosing the correct group of lots and excluding corner/least/greatest setbacks; incorrect average yields setback noncompliance.	Follow the block average method exactly in § 25.10.050 and confirm which lots count.
Use table entries vs. use definitions	A permitted “use” label in a table may be narrower or broader than the project’s real operations (e.g., retail vs. restaurant).	Cross‑check the use definition in Article 8 and the specific use standards in Article 4 (e.g., § 25.48). Verify with the jurisdiction.
Nonconforming status claims	Owners must prove legal nonconformity; without documentation, protections won’t apply.	Prepare historical permits/records and follow Article 5 proof process; burden is on the owner. § 25.50.040.

Plain‑English summary

Burlingame’s Title 25 zoning code defines zones like R‑1, R‑2, R‑3, R‑4, C‑1, BFC, I‑I, CMU, BRMU, RRMU, NBMU, PI, PR, TPB and overlay districts that change rules in specific places; the official Zoning Map is legally part of the code, each district has a use table and dimensional standards, and overlay chapters and design review rules can modify base standards — check the exact code sections cited here and verify parcel specifics with staff.

Source References

Burlingame Zoning Code (Title 25) — Article 2 and District Chapters: § 25.10.010 et seq. (Residential districts)
Zoning Map adoption and map interpretation: § 25.06.010, § 25.06.020, § 25.06.030, § 25.06.040, § 25.06.050.
Mixed‑Use districts and Table 25.14‑1: § 25.14.010 – § 25.14.030.
Commercial/Industrial districts: § 25.12.010 – § 25.12.020.
Overlay districts (R‑4‑I, Rollins Road, Two‑Unit Overlay): § 25.20.060 – § 25.20.080.
Front setbacks, garage setbacks, special side/upper story setbacks: § 25.10.050; § 25.10.055.
Floor area ratio and lot rules (R‑1 & others): § 25.10.060; § 25.10.090.
Design review: Chapter 25.68 (criteria summarized in § 25.68.050); district triggers § 25.10.110; § 25.12.090.
ADUs: § 25.48.030 (Accessory Dwelling Units regulations).
Nonconforming uses: Article 5 — § 25.50.030 – § 25.50.050.

If you want the exact table rows for a specific parcel (e.g., the Table 25.10‑1 uses for a given address or the City Zoning Map graphic), say so and I’ll extract the precise table rows and map call‑out for that parcel; otherwise, verify a parcel match with the Director per § 25.06.040.

Sources

Retrieved passages

Burlingame Zoning Code (§ 25.20.070.) High relevance
Burlingame Zoning Code (Chapter 25.10) High relevance
Burlingame Zoning Code (Article 2) High relevance
Burlingame Zoning Code (§ 25.12.080.) High relevance
Burlingame Zoning Code (§ 25.16.040) High relevance
Burlingame Zoning Code (Title 25) High relevance
Burlingame Zoning Code (§ 25.10.100.) High relevance
CBC § 25.31.010 (Section 25.31.130) High relevance

Cited sections

Official Burlingame code library

Frequently asked questions

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

You can build single‑unit dwellings and accessory dwelling units, plus accessory structures, subject to the use table and development standards in Chapter 25.10 and Table 25.10‑1; setbacks, garage front setbacks, and FAR rules in § 25.10.050 and § 25.10.060 apply. Verify parcel details on the Zoning Map.

What are Burlingame’s setback requirements for single‑family houses?

Setbacks in residential districts use the block‑average method for front setbacks; specific garage setbacks are 25 ft (single) and 35 ft (two‑car) with exceptions. See § 25.10.050 for the full measurement rules and exceptions.

Do overlays change height or setback rules in Burlingame?

Yes. Overlays such as the R‑4 Incentive Overlay (R‑4‑I) and the Rollins Road Residential Overlay (RRR) change height and setback rules (e.g., R‑4‑I allows up to 55 ft in a targeted area; RRR caps base height at 30 ft with limited up to 36 ft by special permit). Check Chapter 25.20 for overlay specifics.

Where are the allowed uses listed for each Burlingame zone?

Allowed uses are listed in Article 2 use tables — for residential see Table 25.10‑1 (referenced in § 25.10.020); for mixed‑use see Table 25.14‑1 (§ 25.14.020). The table entry plus any Article 4 standards determines whether a use is permitted, conditional, or not allowed.

When is design review required in Burlingame?

Design review is required where a district or project type triggers it (Chapter 25.68). Major design review criteria are listed in § 25.68.050, and many districts explicitly require design review (for example § 25.10.110 for residential and § 25.12.090 for commercial/industrial triggers).

How is the official Zoning Map treated legally in Burlingame?

The Zoning Map is adopted as part of Title 25; changes to district boundaries require an ordinance. The code also sets rules for rights‑of‑way, vacated streets, and how to resolve ambiguous boundaries (e.g., follow parcel centerlines or request an interpretation). See § 25.06.020, § 25.06.030, § 25.06.040, § 25.06.050.

Can I build two units on an R‑1 or R‑2 lot ministerially?

The Two‑Unit Residential Overlay authorizes two detached or attached units on one parcel ministerially when objective standards are met, and it applies to R‑1 and R‑2 with specified exceptions. See § 25.20.080 for applicability and exceptions.

Where do I find rules for accessory structures and ADUs?

Accessory structure standards are in § 25.31.020 (site planning & general standards) and ADUs are regulated in § 25.48.030 (Accessory Dwelling Units). For building safety/technical code, consult the California Building Standards Code.

What happens if my property is nonconforming?

Nonconforming uses/structures are governed by Article 5; owners bear the burden of proof to demonstrate legal nonconforming status; the Director issues determinations and appeals go to the Commission. See § 25.50.030 – § 25.50.050.

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