The purpose of this chapter is to provide processes for the appropriate review of development projects to ensure that all approved site and structural development:
A. 
Is compatible with the physical and environmental characteristics of the site and surrounding properties, with the intent to minimize conflicts;
B. 
Provides for safe and convenient access and circulation for pedestrians and vehicles;
C. 
Exemplifies the best professional high-quality design practices;
D. 
Allows for and encourages individual identity for specific uses and structures;
E. 
Encourages the maintenance of a distinct neighborhood and/or community identity;
F. 
Minimizes or eliminates negative or undesirable visual impacts;
G. 
Provides for the adequate dedication of land for public purposes and the provision of public infrastructure associated with the subject development; and
H. 
Implements General Plan policies, applicable design guidelines, and any other applicable City planning-related documents.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A. 
Design Review Required. No one shall construct any structure, or relocate, rebuild, or significantly enlarge or modify any existing structure or site until design review has been completed and approved in compliance with this chapter and a building permit has been issued.
B. 
Two Levels of Design Review. Two levels of design review are hereby established, and the thresholds set forth below shall apply to design review.
C. 
Design Review—Major. Major Design Review is a discretionary Planning Commission review process that includes public notice with a public hearing conducted as is required for all Commission actions. The following shall be subject to major design review.
1. 
Single-unit, two-unit, and multi-unit dwellings in any zone consisting of any of the following:
a. 
Construction of a new dwelling unit, excluding ADUs.
b. 
Addition to or construction of a second story or higher.
c. 
Substantial construction as defined in the Zoning Code.
d. 
Changes to more than 50% of the front façade, including doors and windows, to multi-unit dwelling(s).
e. 
A single-unit or two-unit dwelling addition or modification having a plate height greater than nine feet six inches (9'-6") above existing finished floor. This subsection shall not apply to construction which includes lowering the existing finished floor height.
2. 
Construction of a new garage attached to a single-unit dwelling. Alteration or reconstruction of an existing attached garage to be continued use as a garage shall not be subject to design review.
3. 
Any commercial, industrial, mixed use, educational, or institutional development in any zone consisting of any of the following:
a. 
Construction of a new building.
b. 
Addition to or construction of a second story or higher.
c. 
Substantial construction as defined in this title.
d. 
Change to more than 50% of the front façade, including doors and windows.
e. 
Change to more than 50% of any façade facing a public or private street or parking lot, including doors and windows.
4. 
Burlingame Avenue Commercial (BAC) zoning district and parcels with frontage along California Drive and Highland Avenue between Burlingame Avenue and Howard Avenue for any development that involves any change to the front façade or any façade facing a public or private street or parking lot, including doors and windows, unless it qualifies for Minor Design Review under subsection D.
D. 
Design Review—Minor. Minor Design Review is a Director-level review process that includes public notice as set forth in Section 25.68.060. The following shall be subject to Minor Design Review:
1. 
The BAC zoning district and parcels with frontage along California Drive and Highland Avenue between Burlingame Avenue and Howard Avenue. In these applicable areas, any façade improvement that meets any of the following criteria shall be subject to Minor Design Review:
a. 
Changes in material on the front façade that are determined by the Director to be equal to or higher quality than the existing material to be replaced.
b. 
Any other minor changes that are determined by the Director to comply with the Design Guidelines of the Burlingame Downtown Specific Plan.
2. 
Any roof-top mounted mechanical equipment, except solar panels or other energy efficient installations which are pre-empted from such review by State or Federal law.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
The following shall be exceptions to the requirement for design review.
A. 
Single-Unit and Two-Unit Dwellings. Additions of second stories or higher to single-unit and two-unit dwellings shall be exempt from design review if they meet all of the following criteria and are not subject to design review under Section 25.68.020.C.1.c, d and e (Design Review—Major):
1. 
Project consisting of an addition or uncovered deck that totals 200 square feet or less;
2. 
The roof pitch of the addition is compatible with or matches the existing roof pitch; and
3. 
The height of the roof ridge of the addition complies with building height requirements and is not higher than the highest roof ridge of the existing dwelling.
B. 
Commercial, Industrial, and Mixed-Use Zoning Districts.
1. 
Any façade with 25 feet or less of a parking lot or public or private street frontage.
2. 
New or replacement awnings when the façade or building is not subject to design review.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
An application for design review shall be filed and processed in compliance with this Section 25.68.040 (Application Filing). The application shall include the information and materials specified in the most up-to-date Division handout for design review applications, together with the required fee. It is the responsibility of the applicant to provide evidence in support of the findings required by Section 25.70.040 (Findings), below. The schematic design plans submitted with the application shall demonstrate the architectural details of the proposal, and in the case of an addition, of the existing structure and the addition.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A. 
Study Session. An application and design plans may be referred to the Planning Commission by the Director for a study session prior to final action. The study session shall be noticed in accordance with the provisions for Planning Commission notice in this title.
B. 
Single-Unit and Two-Unit Dwellings. A Major Design Review application for any single-unit or two-unit dwelling in any zoning district shall be reviewed by the Commission for the following considerations:
1. 
Consistency with any applicable design guidelines;
2. 
Compatibility of the architectural style with that of the existing character of the neighborhood;
3. 
Respect for the parking and garage patterns in the neighborhood;
4. 
Architectural style and consistency and mass and bulk of structures, including accessory structures;
5. 
Interface of the proposed structure with the structures on adjacent properties;
6. 
Landscaping and its proportion to mass and bulk of structural components;
7. 
In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled; and
8. 
For two-unit dwellings, compliance with the objective design standards adopted by ordinance or resolution.
C. 
Multi-Unit Dwellings. A major design review application for multi-unit dwellings in any zoning district shall be reviewed by the Commission for the following considerations:
1. 
Consistency with any applicable design standards and guidelines;
2. 
Respect for the mass and fine scale of adjacent buildings even when using differing architectural styles;
3. 
Maintaining the City's tradition of architectural diversity;
4. 
Privacy of residents both on the property and on adjacent properties with regard to window placement and location of outdoor private and common open space areas;
5. 
Incorporating materials that are of high quality and weather well;
6. 
Accommodating convenient and safe pedestrian access to primary entrances from the streets immediately serving the development;
7. 
Landscaping and its proportion to mass and bulk of structural components; and
8. 
Compliance with the objective design standards adopted by ordinance or resolution.
D. 
Commercial, Industrial, and Mixed-Use Zoning Districts. A Major Design Review application for a property in commercial, industrial, and mixed-use zoning districts shall be reviewed by the Commission for the following considerations:
1. 
For mixed-use developments having two-thirds or more of the total gross floor area dedicated to residential use, compliance with the objective design standards adopted by ordinance or resolution;
2. 
Support of the pattern of diverse architectural styles in the area in which the project is located;
3. 
Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off-street parking areas so that they do not dominate street frontages;
4. 
For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development;
5. 
Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses;
6. 
Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and
7. 
Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on-site development and enhance the aesthetic character of the zoning district in which the development is located.
E. 
Burden of Proof. The applicant shall bear the burden of demonstrating to the satisfaction of the Commission that the applicant's design and project comply with the design criteria set forth in subsection B, C, or D above, as applicable.
F. 
Commission Action. The Commission may deny, deny without prejudice, approve, or approve with conditions any application under this section.
G. 
Required Findings. Any decision to approve a Major Design Review application pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this chapter. In making such determination, the following findings shall be made:
1. 
The project is consistent with the General Plan and is in compliance with all applicable provisions of this title, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in subsections B, C, or D above, as applicable;
2. 
The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and
3. 
The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A. 
Review. Upon making the determination that a Minor Design Review application is complete, the Director or designee shall review the application for consistency with any applicable design guidelines and requirements and prepare written findings indicating how the application does or does not comply with applicable design guidelines and requirements. Prior to preparing the findings and any conditions of approval, the Director may give the applicant the opportunity to revise plans to achieve compliance.
B. 
Public Notice. Once the application and all supporting information and documentation have been received and the application deemed complete, notice of the application shall be given according to the provision of Section 25.100.020.B (Method of Notice Distribution). The notice shall state that, unless a written request for a public hearing is received by the Community Development Department within 10 days after the date of the notice, the Director shall take action on the application.
C. 
Call for Review. If a written request for a public hearing is received pursuant to subsection B above, the Director shall schedule the application for a public hearing before the Planning Commission within 45 days of the filing of the call for review in accordance with Chapter 25.100 (Public Hearings and Notice). The person filing the written request may be charged a fee to cover hearing costs.
D. 
Director or Commission Action. The Director or the Planning Commission may deny, deny without prejudice, approve, or approve with conditions any application under this section.
E. 
Required Findings. Any decision to approve a Minor Design Review application pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this chapter. In making such determination, the following findings shall be made:
1. 
The changes to the exterior of the structure are minor in nature, and the change in materials are equivalent to or higher quality than the material being replaced;
2. 
The blend of mass, scale and dominant characteristics of the exterior changes are consistent with the existing structure's design and with the existing structures on the block; and
3. 
The changes to the exterior of the structure are found to be compatible with the applicable design guidelines and requirements.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
The procedures and requirements in Chapter 25.88 (Permit Implementation, Extensions, Modifications, and Revocations), and those related to appeals and revocation in Article 7 (Zoning Code Administration) shall apply following the decision on a major design review and minor design review application.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)