Burlingame planners recommend SB79 alternative plan creating two TOD overlays to guide future housing

The Burlingame Planning Commission on May 26 recommended that the City Council adopt a package of zoning and plan amendments that implement a locally tailored alternative to Senate Bill 79 (SB79), which governs transit‑oriented development near stations. The commission voted to recommend four separate resolutions: amendments to Title 25 (zoning), the General Plan and land‑use map, the Downtown Specific Plan, and the North Rollins specific plan.

Background and legal context: Staff told the commission SB79 takes effect July 1, 2026, and creates development standards (height, density, and floor‑area ratios) for properties within a quarter‑mile of qualifying transit stations. Because Burlingame’s downtown specific plan previously did not prescribe densities, state law prevents broad exclusions of sites; instead, staff prepared an alternative plan that meets SB79 unit‑capacity requirements while tailoring where higher densities occur.

What the package does: The proposed alternative plan establishes two TOD overlays: a Downtown TOD (with subareas A and B to concentrate taller/more intense development closest to the Burlingame Caltrain station) and a North Burlingame TOD. Staff said the alternative plan accommodates roughly 16,393 units across the two zones — marginally more than the state’s calculation — while lowering allowable densities in some parcels and keeping height allowances consistent with state law.

Standards and protections: Staff emphasized that the alternative plan cannot reduce allowable height established by the state framework but can adjust densities and distribute capacity across subareas. The package also reorganizes the code so that downtown and North Rollins standards live in their specific plans, adds base densities for clarity and removes conflicting zoning language. Staff noted that landmarked historic resources (such as the downtown station) remain subject to standard historic‑resource review processes and environmental review when applicable.

Public comment and concerns: Residents and stakeholders asked about how the overlay would apply to R‑1 lots, protections for historic landmarks, affordable and supportive housing targets, labor requirements, and the environmental/historic review process. Staff and commissioners answered that projects using the overlay must meet specific criteria (minimum unit counts, affordability and labor provisions) and still undergo applicable environmental and historic resource review.

Next steps: The commission forwarded the package to the City Council with recommendations for adoption; council hearings were scheduled for first and second readings on June 1 and June 15 so the city can have the regulations in place before SB79’s July 1 effective date.