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ORDINANCE No. 1764
ORDINANCE OF THE CITY OF BURLINGAME
AMENDING TITLE 25 TO ADOPT A TROUSDALE WEST (TW) DISTRICT AND
ESTABLISH A STANDARD CONDITION FOR COMMUNICATIONS ACCESS TO
TALL STRUCTURES IN THE CITY
Section 1. In 2004, the City Council adopted the North Burlingame Rollins Road Specc Plan
to guide development and use of the northern portion of the City. Among the subareas in the Plan is the
Trousdale West area, which includes a variety of uses and lot sizes. This ordinance implements the
Specific Plan for this subarea. In addition, the construction of tall buildings around the City's key
communications points may lead to a significant degradation in the public safety communications system
in both the City and the County. Therefore, this ordinance requires a condition of approval for structures
taller than thirty-five feet to allow the City to locate equipment and access points on a location on the
structure agreed to between the owner and the City.
Section 2. Chapter 25.40 is amended to read as follows:
Chapter 25.40
Trousdale West of El Camino Real (TW) District Regulations
25.40.010
Scope of regulations.
25.
40.020
Permitted uses.
25.40.025
Conditional uses.
25.40.030
Prohibited uses.
25.40.035
Uses on properties with lot fronts on Marco Polo Way.
25.40.038
Residential requirements in mixed use buildings.
25.40.045
Design review.
25.40.050
Building regulations, floor area ratio, and density.
25.40.060
Height limitations.
25.40.070
Setbacks.
25.40.080
Minimum lot size and street frontage.
25.40.085
No variance for lot size and street frontage.
25.40.090
Landscaping.
� 25.40.010 Scope of regulations.
It is the purpose of this chapter to encourage and sustain the quality of development in the
subarea designated as the North of Trousdale area and the propert
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ies with lot fronts on Marco Polo Way
north of Clarice Lane as an integral part of implementing the policies, objectives an
d design guidelines
set out in the North Burlingame/Rollins Road Specifi
c Plan for the Gateway Corridor area. The two key
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policies of the Plan for this subarea are to intensify commercial and residential uses and opportunities
close to an existing mass transit hub with regional transit and transportation access, and to provide
supporting medical office and health service opportunities to Mills Peninsula Hospital; and 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. The North of Trousdale subarea, including properties with lot fronts
on Marco Polo Way, plays a specific role in the El Camino Gateway Corridor area in providing this mix
of uses. The portion of the area bordering Mills Peninsula Hospital to the north across Trousdale Drive
bounded by Marco Polo Way, Ogden Road, Murchison Road, and Magnolia Road is focused on a mix
of health service and medical office uses to support the hospital, to provide transition housing for those
needing the services of the hospital, and high density residential uses sufficient to provide more
affordable housing close to regional mass transit to support the local labor force and major employers
in the planning area and the community.
� 25.40.020 Permitted uses.
The following uses are permitted in the TW district:
(a) Multifamily dwellings in one or more buildings;
(b) Office uses, including health services, but not including financial institutions;
(c) Group residential facilities for the elderly, including convalescent facilities;
(d) Multifamily dwellings and office uses as permitted under subsection (b) above in mixed use
buildingS5 if the office uses are located on the first an
d second floors only;
(e) Accessory structures or uses support
ive of residential uses, including greenhouses, lath
houses, trellises, sheds, swimming pools, an accessory buildings to serve such swimming pools, but not
including group pools of swimming pool clubs; these accessory structures or uses shall be located on
the same lot as the residential use being support
(f) Convents and parish houses.
25.40.025 Conditional uses.
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ed;
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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) Extended stay hotels;
(d) Any structure that is more than thirty-five (35) feet in height;
(e) Lot coverage over fifty (50) percent, but only if additional, usable common open space
generally equivalent to the square footage of excess lot coverage is provided on-site in such areas as roof
gardens and courtyards.
25.40.030 Prohibited uses.
Uses not fisted as permitted or conditional shall be prohibited and in particular, but not limited
to 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) Clubs, associations, and churches;
(e) Retail sales, personal services, and service business uses;
(f) Dry cleaning processing plants;
(g) Hospitals;
(h) Massage, bathing, or similar establishments;
(i) Mortuaries;
0) Outdoor storage of materials or goods or equipment;
(k) Pet stores;
(Z) Uses of any industrial nature, including, but not limited to , junk yards and automobile
wrecking yards;
(m) Veterinarian hospitals and veterinarian clinics or facilities; and
(n) Warehouses for the storage of furniture, household, personal, or other similar articles or
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outdoor commercial storage.
25.40.035 Uses on properties with frontage on Marco Polo Way.
Notwithstanding any otherprovision ofthis chapter, the following specific provisions shall apply
� to lots with any frontage on Marco Polo Way north of Clarice Lane:
(a) Permitted uses. Only multifamily residential uses, including group residential facilities for
the elderly and convalescent facilities, shall be a permitted use.
(b) Conditional uses.
(1) All uses allowed in section 25.40.025 above except extended stay hotels and financial
� institutions shall be allowed with a conditional use permit; and
(2) In addition, day care facilities to support employees and residents in the area shall be allowed
� with a conditional use permit; and
(3) In addition, schools that serve the needs ofhealth-challenged or disabled persons shall be
allowed with a conditional use permit.
(c) Prohibited uses. Uses not listed as permitted or conditional in this section shall be
prohibited, including but not limited to the uses listed in section 25.40.030 above.
25.40.038 Residential requirements in mixed use buildings
In
mixed use buildings that include multifamily dwellings, group residential facilities for the
elderly, or convalescent centers, at least one half (%Z) of the fl
oor area shall be in residential use, and. all
such facilities shall include an off-street location for loading and unloading to serve both residents an
d
deliveries.
25.40.045 Design Review
Construction and alterations including substantial construction or change to more than fifty (50)
percent of the front fapade or change to more than fifty (50) percent of an
y fapade 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 in the North Burlingame/Rollins Road Specific Plan and shall be processed El
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as provided in chapter 25.57.
(a) A design review application in the TW district shall be reviewed by the planning commission
,or the following considerations:
(1) Support of the pattern of diverse architectural styles as definedin the design guidelines for
� the El Camino Real Design District; and
(2) Respect for 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, location of
o£f-street public open spaces, and by locating parking so that it does not dominate street frontages; and
(3) The design should fit the site, support the building rhythm, the sense of pedestrian scale
along the street frontage, is compatible with the surrounding development and is consistent with the
design guidelines and development standards 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, articulafion of the facades, differentiation of
architectural elements, building mass, and use of decorative elements, including awnings and signage;
�.I
(5) Architectural design consistency: by using a single architectural style with appropriate
articulation on the site that is consistent among primary elements of the structure(s) an
d with the
directives of the design guidelines and development stan
dards for the El Camino Real Design District;
and
(6) Provision of site features identified in the design guidelines and development standards for
the EI Camino Real Design District such as landscaping and pedestrian
circulation which enriches the
existing opportunities of the mixed use commercial an
d residential neighborhood, as well as those
structures with only residential uses.
(b) When any part
of a structure is subj ect to design review, any awnings on the structure 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 TW district
filed before October 19, 2005.
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(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 fagade . Changes to,
additions of, or deletions of awnings as an amendment to a project shall not trigger design review under
this subsection.
� 25.40.050 Building regulations, floor area ratio, and density
(a) Multifamily dwellings, mixed use, or office uses may be located and erected in one or more
� buildings on any one lot.
(b) No accessory building shall occupy the portion of any lot in front of any building, nor shall
any accessory building or structure be closer than four (4) feet to any other building or structure on the
same lot.
(c) 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: Any ground floor office use on the lot shall have
� a maximum floor area ratio of 0.5, and the maximum residential density shall be thirty (30) dwelling
units to the acre for that lot.
(2) Multifamily dwelling use only on the Zot: The residential use shall have no maximum floor
area ratio and shall have a maximum residential density of fort
y (40) dwelling units to the acre.
(3) Office use: office use including health services shall have a maximum fl
oor area ratio of 0.5.
� 25.40.060 Height Limitations
(a) Minimum required heights.
(1) Trousdale Drive, Murchison Drive and Magnolia Drive: Any structure containing a
� dwelling or commercial use with a lot front on Trousdale Drive, Murchison Drive, or Magnolia Dri
shall be at
least three (3)
stories or thirty-five
(35)
feet
in height,
whichever is greater;
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(2) Ogden Drive and Marco Polo Way: Any structure containing a dwelling or commercial use
with a lot front on Ogden Drive or Marco Polo Way shall be at least two (2) stories or twenty-four (24)
feet in height, whichever is greater.
(b) Maximum allowed height.
(1) Trousdale Drive. No structure with a lot front on Trousdale Drive shall exceed seventy-five
(75) feet in height.
(2) Marco Polo Way, Ogden Drive, Murchison Drive, and Magnolia Drive. No structure with
a lot front on Marco Polo Way, Ogden Drive, Murchison Drive, or Magnolia Drive shall exceed sixty
(60) feet in height.
(c) Notwithstanding any provision of this chapter, maximum heights are also subject to further
limitation by the Federal Aviafion 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 25.40.025.
125.40.070 Setbacks.
(a) Maximum front setback and build -to -Zine. Any structure containing a dwelling or office use
shall meet the following maximum fr
ont setback requirements:
(1) Trousdale Drive, Marco Polo Way, Ogden Drive, and Murchison Drive. The front wall of
I the first story of any structure containing a dwelling or office use with a lot front on Trousdale Dri
ve,
Marco Polo Way, Ogden Drive, or Murchison Drive shall be set back at least ten (10) feet from the fr
ont
property line; and at least sixty (60) percent of the structure shall be located at the fr
ont setback line.
(2) Magnolia Drive. The front wall of the fi
rst story of any structure containing a dwelling or
office use with a lot front on Magnolia Drive shall have no minimum front setback from the fr
ont
property line except that a minimum of sixty (60) percent of the structure shall be located at the fr
ont
propert
y line.
(3) On comer lots, the front setback shall conform to the requirements for the street where the
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lot front is located.
(b) Side setback.
(1) The minimum side setback line shall be as follows:
Side setback line (in feet)
Lots 42' wide or less 3
Lots over 42' but less than 51' 4
Lots
51'
or more
but
less
than
54'
S
Lots
54'
or more
but
less
than
61'
6
Lots 61' wide or more
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(2) The side setback for structures containing multifamily dwellings shall be at least five (5) feet;
(3) The exterior side setback for all corner lots shall be at least equal to the minimum front
setback for the adjoining street;
(4) In case of conflict between any provision 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) above, the minimum side setback for a structure shall be increased by one foot for each story
above the fi
rst story;
(6) Notwithstanding subsections (b)(1) through (5) above, where a greater side setback is
required by other provisions of this section, up to thirty-five (35) percent of the wall of a structure
containing multifamily dwellings may encroach to the minimum side setback of five (5) feet in order
to achieve articulation along the sides of the structure.
(b) Rear setback. All structures located, erected, or rebuilt in the TW district shall be set back
from the rear property line by at least fifteen (15) feet. However, the rear setback for any structure
located on a lot with a rear property line that is adjacent to a lot zoned R-2 shall be at least twenty (20)
feet.
25.40.080 Minimum lot size and street frontage.
There shall be a minimum lot size of twenty thousand (20,000) square feet, and a minimum
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street frontage of one hundred fifty (150) feet. No property in the district shall be divided or subdivided
into a lot with less area or less street frontage.
25.40.085 No variance for lot size and street frontage.
Notwithstanding any other provisono s title, no variances for lot size or street frontage shall
be granted to any property within the TW district.
� 25.40.090 Landscaping
(a) At least sixty (60) percent of the area of the front setback, if any, shall be landscaped to
� provide a transition to the sidewalk.
(b) Access points to off-street parking. A landscaped buffer at least ten (10) feet deep
perpendicular to the sidewalk with a width of at least fifteen (15) feet shall be provided at all access
points to off-street parking.
(c) Landscape bufferfor off-streetparkinggarage. A landscaped area at least five (5) foot deep
and in no case, less than five (5) feet long, shall be provided along the street frontages of all off-street
parking garages, except when there is a zero (0) setback for the entire fr
ontage.
(d) To provide and maintain approved landscaping at the entran
ce of the parking access as
required by the design guidelines for the subarea and by the zoning if development on two (2) or more
lots shares 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.
Section 3. A new section 25.58.040 is added to read as follows:
25.58.040 Required public safety communications equipment and wireless access point agreement.
As a condition of approval of any structure over thirt
y-five (35) feet in height, the planning
commission shall require a location to be agreed upon bythe city and the property owner to locate public
safety communications equipment and a wireless access point for city communications on the structure
proposed. The property owner shall permit this equipment to be installed if the city determines that the
structure interferes with city communications in the city. The applicant shall provide an electrical supply
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source for use by the equipment. The applicant shall permit authorized representatives of the city to gain
access to the equipment location for purposes of installation, maintenance, adjustment, and repair upon
reasonable notice to the property owner or owner's successor in interest. This access and location
agreement shall be recorded in terms that convey the intent and meaning of this condition.
Section 4. Subsection 25.63.030(b)(1) is amended to read as follows:
(1) A height for structures of forty-six (46) feet or less in height without a conditional use permit
pursuant to section 25.32.030 or as applied to chapter 25.34, or pursuant to section 25.40.025.
Section 5. The development fees adopted in Ordinance No. 1751 are affirmed.
Section 6. This ordinance shall be published according to law.
Mayor i
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 6' day of
September, 2005, and adopted thereafter at a regular meeting of the City Council held on the 19`h day
of September, 2005, by the following vote:
I AYES: COUNCILMEMBERS: BAYLOCK, GALLIGAN, NAGEL, O'MAHONY
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
City Clerk
C:AFILESVORDINANCAtrousdalewes@005.ord.wpd
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