HomeMy WebLinkAboutOrd 17961
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
ORDINANCE No. 1796
ORDINANCE OF THE CITY OF BURLINGAME
AMENDING TITLE 25 TO ADOPT AN EL CAMINO NORTH (ECN) DISTRICT
Section 1. In 2004, the City Council adopted the North B "I J.16a111,e/Rollin0 Road Specific Plan
to guide development and use of the northern portion of the City. Among the subareas in the Plan is the
El Camino North area, which includes a variety of uses and lot sizes. This ordinance implements the
Specific Plan for this subarea.
Section 2. Anew Chapter 25.41 is added to read as follows:
Sections:
50410010
50410020 25.41.020
25.41.025
25.41.030
40410040
50419050 25.41.050
25.41.055
25.41.060
40410065
50419070 25.41.070
25.41.075
25.41.080
25.44.090
125.41.010
Chapter 25.41
EL CAMINO NORTH DISTRICT REGULATIONS (ECN)
Scope of regulations.
Permitted uses.
Conditional uses.
Prohibited uses.
Design review.
Building regulations, floor area ratio, and density.
Development on through lots.
Height and lot coverage limitations.
Setbacks.
Minimum lot size, street frontage, and lot combination.
No variance for lot size and street frontage.
Landscaping.
Special parking requirements.
Scope of regulations.
It is the purpose of this chapter to encourage and sustain the quality of development in the
subarea designated as the El Camino Real Gateway Corridor as an integral part
of implementing the
policies, objectives and design guidelines set out tin the Nort
h Burlingame/Rollins Road Specific Plan
for the Gateway Corridor area. The goal of the plan for this subarea is to create a gateway to
Burlingame along El Camino Real that extends the residential character and tree canopy along this
gateway art
erial the length of the city; including the goals of transforming El Camino Real into a street
that is more conducive to pedestrian activity, providing opport
unities for the development of new
housing and providing a positive entry statement for the City of Burlingame that is consistent with the
City's "tree city" identity; residential uses should predominate but mixed residential -commercial uses
2/5/2007 1 EL CAMINO NORTH
1
2
3
4i
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
are encouraged to support pedestrian activity and the nearby hospital; to encourage a variety of
residential units with densities designed to meet the objectives of the City's Housing Element and
California housing needs objectives, suitably affordable for hospital employees, local residents and the
local labor force. Although secondary to El Camino Real, the objective of the California Drive portion
of the subarea is to put residential front doors and pedestrian and bicycle activity on this street which
has good connection to the nearby regional mass transit hub. The El Camino Real Gateway Corridor
includes the area bounded by El Camino Real, the rear of the properties fronting on Dufferin Avenue,
California Drive, and Murchison Drive.
125.41.020 Permitted uses.
The following uses are permitted in the ECN district:
(a) Multifamily dwellings in one or more buildings;
(b) Office uses, including health services, if:
(1) In a structure with multifamily dwellings; and
(2) With a floor area ratio of no more than 0.5;
However, neither financial institutions nor real estate offices are a permitted use under this subsection;
(c) Retail sales uses that achieve contiguous, pedestrian -ori
ented, retail frontage, such as drug,
liquor, vari
ety stores, paint and hardware, apparel, accessory, stationery, restaurants, florists, and
household furnishings, but located on the fi
rst floor only;
(d) Beauty shops or barbershops, but located on the first floor only;
(e) Cleaning agencies, but without any drycleaning or launderi
ng plant, and Laundromats, but
located on the first floor only;
(f) Shoe repair shops, but located on the first floor only;
(g) Group residential facilities for the elderly, including convalescent homes;
(h) Accessory structures or uses support
ive of residential uses, including green houses, lath
houses trellises, sheds, swimming pools, and accessory buildings to service such swimming pools, but
not including group pools or swimming pool clubs; these accessory structures or uses shall be located
VII
the same lot as the residential use being supported.
2/5/2007
2
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
25.41.025 Conditional uses.
The following are conditional uses requiring a conditional use permit:
(a) Financial institutions with a maximum floor area ratio of 0.5;
(b) Public utility and public service structures or installations when found by the commission
to be necessary for the public health, safety, convenience and welfare including transformer boxes;
(c) Any structure that is more than sixty (60) feet in height with a lot front on El Camino Real
north of Trousdale Drive, or more than thirty five (35) feet in height with a lot front on Trousdale Drive
or El Camino Real south of Trousdale Drive.
(d) Lot coverage over fifty (50) percent;
(e) Clubs, associations, churches, and similar uses, but only on the first floor in mixed use
buildings;
(f) Extended stay hotels;
(g) Massage, bathing, and similar establishments.
125.41.030 Prohibited uses.
Uses not listed as permitted or conditional in this district shall be prohibited and in particular the
following:
(a) Adult oriented businesses as defined in chapter 25.76;
(b) Auto body and auto repair shops;
(c) Animal daycare, breeding, pens or kennels;
(d) Dry cleaning processing plants;
(e) Hospitals;
(f) Office uses, including health services and financial institutions, not located in a structure
containing multifamily dwellings;
(g) Mortuaries;
(h) Outdoor storage of materials or goods associated with a permitted or conditional use;
(i) Parking structures or parking garages that occupy street frontage on El Camino Real between
Murchison Drive and Trousdale Drive;
2/5/2007
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
(j) Uses of any industrial nature, including, but not limited to, junk yards and automobile
wrecking yards,
(k) Veterinarian hospitals and veterinarian clinics or facilities;
(� Warehouses for the storage %J furniture, household, personal or other similar articles or
outdoor commercial storage.
(m) Any parking area or parking lot used to increase development density on a separate parcel
or parcels from the building or lot that it serves; except parking over that which is required to support
the density on the site.
� 25.41.040 Design Review
Construction and alterations including substantial construction or change to more than fifty (50)
percent of the front fagade or change to more than fifty (50) percent of any facade facing a public or
private street or parking lot shall be subject to design review based on the design guidelines for the El
Camino Real Design District of the North Burlingame/Rollins Road Specific Plan and shall be processed
as provided in chapter 25.57.
(a) A design review application in the ECN district shall be reviewed by the planning
commission of the following considerations:
(1) Support
of the pattern of diverse architectural styles as defined in the design guidelines for
the El Camino Real design district; and
(2) Respect and promotion of the streetscape and pedestrian accessibility by the placement of
buildings to maximize the commercial and safe residential use of the street frontage, off-street public
open spaces, and by locating parking so that it does not dominate street fr
ontages; and
(3) The design should fi
t the site, support the building rhythm, sense of pedestrian scale along
the street frontage, is compatible with the surrounding development and consistent with the design
guidelines for the El Camino Real Design District; and
(4) Compatibility of the architecture and landscaping with the design guidelines for the El
Camino Real Design District including building materials, roof design HVAC screens, articulation of
the facades, differentiation of architectural elements, building mass and use of decorative elements,
2/5/2007 4 EL CAMINO NORTH
11
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
including roof gardens, fenestration, entryways, awnings, and signage; and
(5) Architectural design consistency: by using a single architectural style with appropriate
articulation on the site that is consistent among primary elements of the structures) and with the
directives of the design guidelines and development standards for the El Camino Real Design District;
I and
(6) Provision of site features identified in the design guidelines and development standards for
the El Camino Real Design District such as landscaping, including roof treatments that address long
distant views from the hills, such as enclosed roof structures or roof gardens, and pedestrian circulation
which enriches the existing opportunities of the mixed use commercial and residential neighborhood,
as well as those structures with only residential uses.
(b) When any part of a commercial or mixed use structure is subject to design review, any
awnings on the commercial structure or mixed use structures shall be included in the design review.
(c) The following are exempt from the provisions of this section:
(1) Applications for building permits or planning approvals for development in the ECN district
filed before
(2) Any amendment to a project exempt from design review pursuant to subsection (1) above
shall be subject to design review if the project involved would have otherwise been subject to design
review under subsection (a) above, the project has not been completed, and the amendment would
extend any structure involved in the application outside the envelope of the structure for which the
approval was granted or sought in the underlying application or would change a facade. Changes to,
additions of, or deletions of awnings as an amendment to a project
shall not trigger design review under
this subsection.
� 25.41.050 Building regulations, floor area ratio and density.
(a) Multifamily dwellings or mixed uses maybe located and erected in one or more buildings
on any one lot.
(b) More than one permitted or conditional use maybe located on a single lot or in a single
building, so long as each use conforms to the requirements and limitations of this chapter.
2/5/2007 5 EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
(c) No accessory building shall occupy the portion of any lot in front of the main building, nor
shall any accessory building or structure be closer than four (4) feet distant from any other building or
structure on the same lot.
(d) Floor area ratio and density. The maximum floor area ratio and maximum density of
development shall be determined by the type of use as follows:
(1) Mixed use of commercial and multifamily: Anyretail sales or office use on the lot shall have
a maximum floor area ratio of 0.59 and the maximum residential density shall be forty (40) dwelling
units to the acre for that lot; office and retail sales uses on the first floor shall be a minimum of forty (40)
feet deep as measured from the property line on El Camino Real or from the property line along the
public street at the front of the lot.
(2) Multifamily dwelling use only on the lot: The residential use shall have no maximum floor
area ratio and shall have a maximum residential density of forty (40) dwelling units to the acre.
(3) Office use: Office use, including health services, shall have a maximum floor area ratio of
0.5; on properties with frontage on El Camino Real, first floor office uses shall be a minimum of forty
(40) feet deep as measured from the front property line on El Camino Real. The maximum height of the
office use portion of any mixed used structure shall be equal to or less than the height of any residential
use of the structure, and in no case, shall the height of the office use of the structure exceed thirt
y-five
(35) feet from established grade.
(4) Group residential facilities for the elderly and convalescent homes: Group residential
facilities for the elderly and convalescent homes shall have no maximum floor area ratio, but shall have
a maximum density of sixty (60) beds to the acre based on the number of persons the rooms are designed
to accommodate.
25.41.055 Development on through lots.
(a) Any lot with street frontage on two sides shall be considered a through lot.
(b) Development on any through lot with frontage on El Camino Real shall conform to all of the
following requirements:
2/5/2007
(1) The portion of the lot with lot frontage on El Camino Real shall be considered to be the front
6 EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
of the lot and shall conform to all setbacks and standards applied to properties with frontage on El
Camino Real; and
(2) Any structure designed on a through lot shall have an entry from each street frontage; and
(3) Any structure which includes residential units on a through lot with frontage on El Camino
Real shall provide required common open space and onsite delivery access from the rear property line;
and
(4) Any through lot with lot frontage on El Camino Real shall be required to have a fifteen (15)
foot rear setback from the adjacent public street.
25.41.060 Height and lot coverage limitations.
(a) Minimum required heights.
(1) El Camino Real north of Trousdale Drive. Any structure containing a dwelling or
commercial use with a lot front on El Camino Real north of Trousdale shall be at least four (4) stories
or forty-eight (48) feet in height, whichever is greater;
(2) Trousdale Drive, California Drive, Murchison Drive, and EZ Camino Real south of
Trousdale Drive. Any structure containing a dwelling or commercial use with a lot front on Trousdale
Drive, Californ
ia Drive, Murchison Drive, or El Camino Real south of Trousdale Drive shall be at least
thirt
y-five (35) feet in height.
(b) Maximum allowed heights.
(1) Residential structures without any commercial uses shall have a maximum height of
sixty-two (62) feet;
(2) Residential structures that meet city inclusionary housing requirements shall have a
height of seventy-five
(75) feet, if the inclusionary units are provided for a minimum of thirty
(30) years;
(3) Mixed use, commercial, including office, and residential structures shall have a maximum
height ofseventy-five (75) feet;
(4) The maximum height on any parcel maybe exceeded by a mechanical penthouse with a
maximum height of ten (10) feet as measured from the adjacent roof surface and covering no more than
21512007 VA
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
five (5) percent of the roof area;
(c) Notwithstanding any other provision of this chapter, maximum heights are also subject to
further limitation by the Federal Aviation Administration.
(d) Notwithstanding any other provision of this title, no variance shall be granted or approved
to exceed the maximum heights established in subsections (b) and (c) above.
(e) Maximum lot coverage. The maximum lot coverage is fifty (50) percent, except as expressly
provided in section 25.41.025.
24.41.065 Setbacks
(a) Front setbaclz and build -to -line. Any structure containing a dwelling , commercial, or office
use shall meet the following front setback and build -to requirements;
(1) El Camino Real.
(a) A minimum of seventy-five (75) percent of the first thirty-five (35) feet in height of a
structure at the lot front on El Camino Real containing a dwelling, commercial, or office use shall be
set back zero (0) feet from the front property line;
(b) Any portion of the front of a structure over thirty-five (35) feet and less than fifty (50) feet
in height with a lot front on El Camino Real may be set back up to fifteen (1 55)
feet from the front
propert
y line;
(c) The width of any driveway access only to below grade parking shall be included in the
calculation of the port
ion of the building determined to be set back more than zero (0) feet; there shall
be no driveways providing access to at -grade or surface parking from the El Camino Real lot fr
ontage.
(2) Trousdale Drive and Murchison Drive. The front wall of the first story or porch deck more
than three (3) feet above adjacent grade of any structure containing a dwelling unit and the first story
wall of any commercial or office use with a lot fr
ont on Trousdale Drive or Murchison Drive shall be
set back at least ten (10) feet from the front propert
y line; and an average of at least sixty (60) percent
I of the structure shall be located at the fr
ont setback line.
(3) California Drive. The minimum fr
ont setback for any structure with a lot front on California
Drive shall be fifteen (15) feet as measured from the lot front. The measurement shall be taken from the
2/5/2007
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
front property line to any wall or any covered projection of any existing or proposed structure.
(4) On corner lots, the front setback shall conform to the requirements for the street where the
I lot front is located.
(b) Side setback.
(1) The minimum side setback shall be as follows:
Side setback line (in feet)
Lots 42' wide or under 3 feet
Lots over 42' and up to 51' 4 feet
Lots over 51' and up to 54' S feet
Lots over 54' and up to 61' 6 feet
Lots over 61' wide 7 feet
(2) The side setback for structures containing multifamily dwellings shall be a minimum of ten
(10) feet, and up to thirty-five (35) percent of the structure may encroach up to three (3) feet into this
minimum side setback in order to achieve articulation along the sides of the structure.
(3) The exterior side setback for all corner lots shall be at least equal to the minimum front
setback and build -to -line for the adjoining street.
(4) In case of confl
ict between anyprovision of subsections (b)(1), (2), or (3) above, the greatest
minimum side setback shall be applicable.
(5) Following the calculation of the applicable minimum side setback pursuant to subsection (b)
(4) of this section, the minimum side setback for a structure shall be increased by one foot for each story
above the first story.
(6) Notwithstanding any provision of subsections b(1), (2), (3), (4), or (5) above, on lots with a
lot front on El Camino Real, the minimum side setback for the first thirt
y-five (35) feet in height of any
structure shall be zero (0) feet. In addition, on through lots with a lot front on El Camino Real, the first
floor side setback shall be zero (0) feet and may extend at that distance no fart
line.
her than the rear setback
(c) Rear setback. All structures located, erected, or rebuilt in the ECN district shall be setback
from the rear property line by at least fifteen (15) feet.
2/5/2007
E
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
(d) Setbacks on through lots. For through lots with a lot front on El Camino Real or California,
the minimum rear setback shall be fifteen (15) feet; on all other through lots the setback on the street
frontages shall be the same as the required build -to -line for each street frontage.
25.41.070 Minimum lot size, street frontage, and lot combination.
(a) There shall be a minimum lot size of twenty thousand (20,000) square feet and a minimum
street frontage of one hundred (100) feet. No property in the district shall be divided or subdivided into
a lot with less area or less street frontage.
(b) There shall be a residential density bonus of five (5) dwelling units per acre for any mixed
use, residential and other use, or residential -only use when a proj ect includes the merger of two or more
existing legal lots, so long as the total density proposed does not exceed fifty (50) dwellings per acre.
� 25.41.075 No variance for lot size and street frontage.
Notwithstanding any other provision of this title, no variances for lot size or street frontage shall
be granted to any property within the ECN district.
25.41.080 Landscaping
(a) If any front setback is required, at least sixty (60) percent of the area of the front setback shall
be landscaped to provide a transition to the sidewalk.
(b) At least sixty (60) percent of any exterior side setback shall be landscaped to provide a
transition to the sidewalk.
and:
and
(c) All properties with frontage on California Drive shall be required to landscape their entire
fifteen (15) foot setback area on the California Drive fr
ontage to provide a transition to the sidewalk,
(1) No fence shall be placed closer than four (4) feet to the property line on California Drive;
(2) No fence located within four (4) feet of the property line on California Drive shall be taller
than four (4) feet.
a1512007
10
EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
(d) Access points to off-street parking
A landscaped buffer at least ten (10) feet deep
perpendicular to the sidewalk with a length of at least fifteen (15 ) feet parallel to the sidewalk shall be
provided at all access points to at -grade, off-street parking, except on El Camino Real where no such
landscaping shall be provided. There shall be no at -grade parking visible or accessed from El Camino
Real.
(e) Landscape buffer for off-street parking garage. A landscaped area at least five (5) feet deep
and in no case, less than five (5) feet long parallel to the sidewalk, shall be provided along the street
frontages to designate parking garages, except on El Camino Real where a zero (0) foot setback is
allowed for the entire frontage.
(f) To provide and maintain approved landscaping at the entrance of the parking access as
required by the design guidelines for the subarea and by the zoning if development on two or more lots
sharing access to on-site parking, the owner of each lot shall maintain the portion of landscaping on its
property and shall have irrevocable cross -access easements for the access.
� 25.41.090 Special parking requirements.
(a) Underground garages in setback areas. Garages maybe constructed entirely below ground
level and such underground garages may prof ect into any required yard or building setback area, subject
to the following limitations:
(b) Unistalls. All parking stalls may be provided in a single dimension, eight and one-half (8 %2)
feet in width by eighteen (18) feet in length, except for required disabled accessible parking spaces
which shall meet the dimensions required in the California Building Code in effect at the time a project
is submitted for city review; no compact parking stalls shall be allowed if only a single dimension stall
is used.
(c) Aisle Dimensions. All aisles within a parking area shall be as follows:
Parking Space angle Required Back Up Aisle
90 degree 24 feet
60 degree 18 feet
45 degree 13 feet
2/5/2007 11 EL CAMINO NORTH
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
D
24
25
26
27
28
(d) Except as set forth in this section, all uses shall provide parking spaces in accordance with
the applicable provision of Chapter 25.70 of this code.
(1) In mixed use buildings, retail sales and service businesses on the first floor may provide no
on-site parking.
ZD g
(2) In office or mixed use buildins includinoffice uses where the gross square footage of the
structure is greater than twenty thousand (20,000) square feet, health service and office uses shall
provide on-site parking at a ratio of one (1) parking space for each three hundred (300) square feet of
office or health service use;
(3) Parking for all other uses on a site shall be provided on site as required in Chapter 25.70.
Section 3. This ordinance shall be published according to law.
ayor
I, DORIS MORTENSEN, City Clerk of the City of Burlingame, do hereby certify that the
foregoing ordinance was introduced at a regular meeting of the City Council held on the 2"d day of
January, 2007, and adopted thereafter at a regular meeting of the City Council held on the 5rh day of
February, 2007, by the following vote.
AYES
I NOES:
I ABSENT:
COUNCILMEMBERS: BAYLOCK, COHEN, KEIGHRAN, NAGEL, O'MAHONY
COUNCILMEMBERS: NONE
COUNCILMEMBERS: NONE
U:\FILES\ORDINANC\elcaminonorth 12007. ord.wpd
2/5/2007
a�
City Clerk
12 EL CAMINO NORTH