Thinking about opening up your floor plan or adding a second story in Burlingame? You are not alone, and you are smart to plan ahead. The City’s design review focuses on how your remodel fits the neighborhood, not just whether it meets building code. In this guide, you’ll learn what triggers review, what to submit, how to design for approval, and how to avoid delays. Let’s dive in.
What triggers design review in Burlingame
Design review looks at exterior changes and neighborhood compatibility. You will likely enter design review if you propose:
- A second story or any increase in building height or mass.
- Additions or exterior changes visible from the street.
- New primary homes or replacement houses.
- New or expanded porches, covered entries, or other projections.
- Significant façade changes that alter rooflines, window patterns, materials, or color.
- New accessory structures visible from the street, including some ADUs.
- Projects in historic or character areas, or any plan needing a variance.
- Removal or major pruning of protected trees, or extensive grading.
If you are not sure your project triggers review, schedule a pre-application chat with Planning. It can save time later.
What to submit and when
Plan your submittals as a clear story about how your design fits your street. Typical steps include a voluntary pre-application meeting, a formal submittal, staff review for completeness, and then the design decision. After approval, you move to building permits.
Include these items for a complete package:
- Project narrative that explains the scope, what triggers review, and how you meet the Residential Design Guidebook.
- Dimensioned site plan showing property lines, setbacks, footprint, driveway, and tree locations.
- Existing and proposed floor plans and all exterior elevations with materials and colors noted.
- Roof plan, building sections, and any floor-to-floor height changes.
- Street and adjacent property photos to show context.
- Materials and color samples, either physical or high-resolution swatches.
- Landscaping, tree protection or removal plan, and an arborist report if affecting mature or protected trees.
- Shadow or solar study for second-story additions when privacy and light are a concern.
- Survey where property lines, setbacks, or slopes matter.
- Owner authorization and completed application forms, plus required fees.
Building permit documents like structural calculations and Title 24 energy forms come after design review, but plan for them early so you are not scrambling later.
Use a pre-application meeting
A pre-application meeting is optional but strongly recommended. Staff can flag missing items, privacy concerns, or massing issues before you spend on detailed plans. Bring early sketches, context photos, and questions.
Design principles Burlingame expects
The Residential Design Guidebook aims to preserve neighborhood character while allowing updates. Align your drawings and narrative with these core ideas:
- Scale and massing. Keep additions subordinate to the original structure. Break up large volumes, step back upper stories, and avoid long, flat walls facing the street.
- Rooflines and proportions. Echo existing roof pitches and eave depths. Tie new ridges and gables into the home’s proportions without overpowering them.
- Setbacks and rhythm. Respect typical front and side yard setbacks and the spacing pattern along the block. Do not fill setbacks with elements that disrupt the street rhythm.
- Windows and entries. Keep window sizes and spacing consistent with nearby homes. Highlight a clear, human-scaled front entry with a porch or stoop.
- Materials and color. Use a limited, compatible palette. New materials should read as complementary, not starkly contrasting or reflective.
- Landscape and site. Maintain front yard planting patterns and protect mature trees. Screen equipment and service areas from public view.
- Privacy and light. Position windows and balconies to avoid direct views into neighboring yards. Use clerestory windows, opaque glazing, or screening where needed.
Burlingame neighborhoods include Craftsman, Mediterranean, Tudor, and midcentury styles. You do not need to copy a style exactly, but your addition should feel clearly subordinate and compatible.
ADUs and ministerial review
Many ADUs qualify for streamlined, ministerial review under California law. That can simplify the process. Even so, objective local standards still apply, and design elements that affect neighborhood character may be reviewed. For state rules and definitions, see the California Department of Housing and Community Development’s guidance on accessory dwelling units.
If you are planning an ADU plus other exterior changes, confirm with Planning how the rules apply to your combined scope.
Timeline, fees, and who to hire
Build a realistic schedule. Typical ranges include:
- Pre-application meeting scheduling: 2 to 6 weeks.
- Initial completeness check after submittal: 1 to 3 weeks.
- Design review decision: simple projects in 4 to 8 weeks; larger or discretionary projects with hearings in 2 to 4 months or more.
- Building permits: 4 to 12 weeks or more, depending on complexity and completeness.
Budget for these common costs:
- City planning and design review fees, plus building permit and utility fees.
- Architect and designer fees, including possible revisions and meeting attendance.
- Structural engineer, and geotechnical or civil engineer if you add stories, change foundations, or alter grading and drainage.
- Arborist report and tree protection measures if you affect mature trees.
- Survey if setbacks, lot lines, or slopes are in question.
- Energy compliance support for Title 24.
- A 10 to 20 percent contingency for requested changes or extra submittals.
Hiring an architect who works in Burlingame regularly is a smart move. They know the Guidebook and common staff requests, which can shorten review time.
How to avoid delays and denials
Strong preparation can reduce revisions and keep your project moving:
- Create a clear design narrative. Point to specific Guidebook principles and show how your design meets each one.
- Do early neighbor outreach. Share massing diagrams or shadow studies, listen for privacy concerns, and be ready to adjust window placements.
- Respect trees. Protected trees carry weight in review. Plan for protection zones and replacement if removal is required.
- Be conservative with upper-story massing. Use step backs, varied planes, and tuned plate heights to reduce perceived bulk.
- Choose compatible materials. Avoid shiny or high-contrast finishes in period streetscapes without a strong design rationale.
Homeowner checklist before you apply
- Book a pre-application meeting with Planning.
- Assemble complete drawings: site plan, floor plans, elevations, sections, roof plan, and materials.
- Photograph the street and adjacent homes to document context.
- Write a short design narrative tied to Guidebook goals: scale, massing, roofline, setbacks, windows, materials, and landscape.
- Commission technical studies early: survey, arborist, and geotechnical if needed.
- Confirm whether your project or ADU qualifies for ministerial review and what objective standards apply.
- Build time for at least one revision cycle, then plan for building permit review.
Final thoughts
Passing design review in Burlingame is about fit. When you show how your remodel respects scale, protects privacy, and complements the streetscape, approval follows more smoothly. Start early, document clearly, and keep neighbors and trees in mind.
If you want a second set of eyes on neighborhood fit, resale impact, or referrals to architects and consultants, reach out. JeanMarie Buckley pairs hyperlocal guidance with a calm, concierge approach so you can plan with confidence. Let’s talk schools & homes.
FAQs
What is design review for a Burlingame remodel?
- It is a planning review focused on exterior appearance and neighborhood compatibility, separate from building code compliance and permits.
Which Burlingame projects usually trigger design review?
- Second stories, visible additions, major façade changes, new homes, some accessory structures, projects in historic areas, and plans that need variances.
What drawings and documents should I include to avoid delays?
- A full set with site plan, floor plans, elevations, sections, roof plan, materials, context photos, a design narrative, and tree and landscape information.
How long does Burlingame design review typically take?
- Simple projects can take 4 to 8 weeks after completeness; larger or discretionary cases with hearings often run 2 to 4 months or more.
How do ADU projects in Burlingame get reviewed?
- Many ADUs are ministerial under state law and must meet objective standards. Coordinate early with Planning to confirm how your specific ADU is processed.
