HomeMy WebLinkAboutOrd 1957 ORDINANCE NO.1957
AN INTERIM URGENCY ORDINANCE OF THE CITY OF BURLINGAME
ESTABLISHING INTERIM ZONING REGULATIONS FOR THE NORTH ROLLINS ROAD
MIXED USE DISTRICT AND NORTH BURLINGAME MIXED USE DISTRICT TO IMPLEMENT
THE GENERAL PLAN
PURSUANT TO GOVERNMENT CODE SECTION 65858(a)
The City Council of the City of Burlingame ORDAINS as follows:
Division 1—Findings.
WHEREAS,on January 7,2019,the City Council adopted the Burlingame General Plan
(hereinafter"General Plan")following the certification of a Final Environmental Impact Report
(hereinafter"EIR")and adoption of findings and a Statement of Overriding Considerations
pursuant to the California Environmental Quality Act(CEQA);and
WHEREAS,the General Plan is an update of the 1969 Burlingame General Plan and
includes changes to land use classifications and also includes new policies not contained in the
1969 General Plan;and
WHEREAS,pursuant to Government Code Section 65356,the General Plan was
adopted by resolution,and will take effect on February 7,2019;and
WHEREAS,to ensure consistency between the Zoning Ordinance(Title 25 of the
Municipal Code)and the General Plan,the City must update the Zoning Ordinance to be
consistent with the General Plan land use designations;and
WHEREAS,pursuant to General Plan Implementation Program IP-1,City staff will
review the current Zoning Ordinance(Title 25 of the Municipal Code)and prepare a
comprehensive update for City Council adoption in order to align with the guiding principles,
goals,and policies of the General Plan;and
WHEREAS,because the comprehensive update of the Zoning Ordinance is anticipated
to take approximately one year to complete,this interim ordinance is necessary to allow
development that is consistent with the new land use classifications and policies in the General
Plan to be considered for approval during that interval;and
WHEREAS,the City Council finds that it is necessary for the City Staff,Planning
Commission,and City Council to study,develop,and adopt regulations within a reasonable time
regarding the implementation of the General Plan;and
WHEREAS,the North Rollins Road Mixed Use District(designated in the General Plan
as the"Live/Work"land use)and North Burlingame Mixed Use District(designated in the
General Plan as the"North Burlingame Mixed Use"land use)have been identified in the
General Plan as"areas of change,"involving substantial changes to land use classifications and
new policies for development;and
WHEREAS,Government Code Section 65858 authorizes the City Council to protect the
public health,safety,and welfare by adopting an interim ordinance as an urgency measure to
allow development that is consistent with the land use classifications and policies for the North
Rollins Road Mixed Use District and North Burlingame Mixed Use District;and
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WHEREAS, the City Council finds and declares that there is a current and immediate
threat to the public peace, health, welfare, and safety, specifically including possible permanent
damage to the City's aesthetic, health and safety, and economic interests arising from the
potential gap in regulation between adoption of the General Plan and the comprehensive update
of the Zoning Ordinance with regards to the North Rollins Road Mixed Use District and North
Burlingame Mixed Use District; and
WHEREAS, the City Council desires to enact this interim urgency ordinance to provide
interim development regulations for the North Rollins Road Mixed Use District and North
Burlingame Mixed Use District; and
WHEREAS, the City Council directs City staff to continue to review the current Zoning
Ordinance (Title 25 of the Municipal Code) and prepare a comprehensive update for City
Council adoption in order to align with the guiding principles, goals, and policies of the General
Plan.
Division 2— Regulation.
Section 1. Burlingame Municipal Code Chapter 25.39 is repealed in its entirety and replaced
with the following:
25.39.010 Purpose and Applicability
A. The purpose of the North Rollins Road Mixed-Use Zone (RRMU) is to implement the
General Plan Live/Work land use designation by creating and sustaining a new
neighborhood of creative live/work units and developments, small-scale support commercial
businesses, and other employment uses within easy walking distance to the Millbrae
multimodal transit station. Long-established industrial uses are permitted to remain as
conforming uses, provided they comply with all applicable standards and operational
conditions.
B. The provisions of this chapter shall apply to the areas in the city with the "Live/Work" land
use designation as shown on the Land Use Plan, Figure CC-1 of the Burlingame General
Plan.
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North Rollins Road
Mixed Use District tit
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25.39.020 Land Use Regulations
A. Table 25.39-1 identifies the land use regulations for the RRMU zone. Any use not listed
below shall be prohibited, unless the Director finds that the proposed uses is similar in
characteristics to allowed uses.
TABLE 25.39-1 : RRMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
COMMERCIAL - RETAIL
Eating and Drinking Establishments
• Bars, Taverns MCUP
• Night Club --
• Restaurant — Drive-through P
Food and Beverage Sales
• General Market P
• Convenience Store MCUP
• Liquor Store --
Nurseries and Garden Centers --
Retail Sales No outdoor storage or sales
• General P permitted in conjunction
• Large Format -- with any permitted use,
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TABLE 25.39-1: RRMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
• Specialized CUP except for permitted
temporary sales.
Vehicle Fuel Sales and Accessory --
Service
Vehicle Sales
• Auto and Light Truck— New ------
• Auto and Light Truck— Used
• Heavy Equipment Sales and
Rental
COMMERCIAL— SERVICES AND RECREATION
Adult Entertainment Businesses --
Animal Care Services Grooming - No overnight
• Boarding/Kennels -- animal stays permitted.
• Grooming P
• Veterinarian MCUP
Banks and Financial Institutions P
Check Cashing and Pay Day Loan --
Establishments
Commercial Recreation CUP
Day Care Centers CUP
Food Preparation (catering) MCUP
Funeral Services and Cemeteries --
Office — Medical or Dental CUP Limited to 5,000 square
feet.
Office — Professional P Limited to 5,000 square
feet.
Personal Services —General P
Personal Services - Specialized CUP
Theaters
• Live CUP
• Movie or similar CUP
Vehicle Service, Repairs, and
Rentals --
• Car Wash --
• Major Repair/Body Work --
• Minor Repair/Body Work --
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TABLE 25.39-1: RRMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
• Rental Facilities
EDUCATIONAL SERVICES
Class or School Uses CUP
Trade Schools --
INDUSTRIAL, MANUFACTURING, PROCESSING, WAREHOUSING, AND
WHOLESALING USES
Food Processing and Production CUP
Laboratories/Research and P
Development
Light Industrial MCUP
Personal Storage CUP
Warehousing/Logistics CUP
Wholesaling A Accessory to a permitted
industrial or live/work use.
LODGING
Bed and Breakfast --
Emergency Shelters P Limited in size to 24 beds.
See also Section 25.44.045
(Additional Uses for
Properties in the Northern
Rollins Road Area).
Hostels --
Hotels and Motels --
PUBLIC AND QUASI-PUBLIC USES
Community Open Space P
Hospitals --
Medical Clinics CUP No 24-hour clinics.
Public Assembly Facilities CUP
Public Parks P
Places of Religious Assembly CUP
RESIDENTIAL USES
Live/Work P See Section 25.39.030.8.1.
Multi-Family Residential P
Residential Care Facilities
Supportive and Transitional Housing P
MIXED USES
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TABLE 25.39-1: RRMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
Mixed Use Developments P With individual specific uses
subject to land use
regulatory requirements set
forth in this Table 25.39-1.
TRANSPORTATION AND UTILITIES
Air courier, delivery, or other
transshipment services
Parking facilities, including parking A
garages
Transit Facilities --
Utilities MCUP
Vehicle Storage --
DRAINAGE RIGHTS-OF-WAYS
Publicly Owned and Operated P
Drainage Facilities and
Improvements
Privately Owned and Operated P
Electric Transmission Lines
Supplemental Parking for Permitted CUP
or Conditional Uses in the District
Storage of Operable Vehicles CUP a) Vehicles must be in
operable condition and
must be managed at all
times by a single,
responsible person with
access to the keys for all
vehicles.
b) Vehicles shall be moved
by appointment only and
shall not be moved
during a.m. and p.m.
peak hour traffic periods
as defined by the city
engineer.
c) Site size must be a
minimum of .7 acres.
d) Site must have approved
access to a public street.
e) No customers shall visit
the site.
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TABLE 25.39-1: RRMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
Storage of Recreational Vehicles and Vehicles shall not be moved
Boats during a.m. and p.m. peak
hour traffic periods as
defined by the city traffic
engineer.
Outdoor Storage CUP Must be related to
immediately abutting uses
which are permitted or
conditional in the district.
Fencing CUP
Uses Similar in Nature to Those CUP Must have frontage on a
Allowed in This Section public street and which
proposed use and siting
meets all the requirements
established by the city
engineer.
Long Term Airport Parking --
SPECIFIC AND TEMPORARY USES
Outdoor Temporary and Seasonal TUP
Sales
Temporary Uses TUP
Outdoor Dining A
B. Maximum Retail Sales Building Size. No retail sales establishment shall exceed 15,000
square feet of gross floor area. An applicant may request a retail sales building larger than
15,000 square feet, but in no case larger than 30,000 square feet, through the Conditional
Use Permit process.
C. Stand-alone Residential, Commercial, and Light Industrial Uses. Stand-alone
commercial, residential, and light industrial developments are permitted.
D. Limitations on Use. The following uses and activities shall be prohibited:
1. New manufacturing and industrial uses except those specifically allowed in Table 25.39-
1, except nonconforming uses as allowed in subsection 25.39.020.F.
2. Vehicle/equipment repair (e.g., body or mechanical work, including boats and
recreational vehicles, vehicle detailing and painting, upholstery, or any similar use).
3. In any residential or live/work unit, storage of flammable liquids or hazardous materials
beyond that normally associated with a residential use.
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4. Any other activity or use, as determined by the Community Development Director, to be
incompatible with residential activities and/or to have the possibility of affecting the
health or safety of residents due to the potential for the use to create dust, glare, heat,
noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be
hazardous because of materials, processes, products, or wastes.
E. Nonconforming Industrial Uses.
1. General. The purpose of this subsection is to recognize and allow for the continued use
of industrial activities that become nonconforming with the adoption of this Chapter.
Except as provided in this subsection, the nonconforming use regulations set forth in
Chapter 25.50 (Nonconforming Uses and Structures) shall apply.
2. Discontinuance of nonconforming uses. If a nonconforming use of a lot, building, or
structure is discontinued for a continuous period exceeding three years, the right to
continue the nonconforming use shall expire.
3. Allowed expansion of nonconforming industrial uses. Expansion of a legally
established nonconforming industrial use is permitted on the same site with the issuance
of a Conditional Use Permit.
4. Change from a nonconforming industrial use to another nonconforming industrial
use. The Community Development Director may authorize a change from a legally
established nonconforming industrial use to another nonconforming industrial use upon
making the finding that the new use is similar in character to the existing nonconforming
use and does not have the potential to result in adverse impacts on surrounding uses.
25.39.030 Development Standards
A. Development Standards Generally; Calculation of FAR and Density.
1. Development projects shall comply with the development standards set forth in Table
25.39-2 (RRMU Development Standards). The floor area ratio (FAR) standards shall
apply to the non-residential component on a development on a site; the density
standards shall apply to any residential component. The non-residential (FAR) and
residential (density) components may be additive.
2. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3
development standards for live/work and any other non-industrial or non-institutional
development. Projects using Tiers 2 or 3 standards shall provide community benefits
pursuant to subparagraph 25.39.030.C, below.
TABLE 25.39-2
RRMU DEVELOPMENT STANDARDS
Live/Work, Residential, Mixed Use and Industrial
Commercial Development and
Development Base Increased Maximum Institutional Additional
Standards Regulations
Standard Intensity Intensity Developme
Tier 1 Tier 2 Tier 3 nt
a. Density— 30 du/ac 50 du/ac 70 du/ac N/A Tiers 2 and 3
Maximum must provide
(applies to community
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TABLE 25.39-2
RRMU DEVELOPMENT STANDARDS
LivelWork, Residential, Mixed Use and Industrial
Commercial Development and
Development Base Increased Maximum Institutional Additional
Standards Regulations
Standard Intensity Intensity Developme
Tier 1 Tier 2 Tier 3 nt
residential benefits per
component) subparagraph
C below.
b. Floor Area Tiers 2 and 3
Ratio— 0.50 0.75 1.0 1.02 must provide
Maximum community
(applies to non- benefits per
residential subparagraph
component)' C below.
c. Height 3 stories/40 ft. 5 stories/55 7 stories/80 50 ft. Tiers 2 and 3
maximum ft. maximum ft. maximum must provide
(Unless community
otherwise benefits per
controlled by subparagraph
maximum C below.
heights
established by
the Federal
Aviation
Administration
for parcels
affected by
airport safety
zones
d. Setbacks
• Front: 0 - 15 ft. 0 - 15 ft. 0— 15 ft. 20 ft. Subject to
Mixed-Use streetscape
Arterial frontage
(Rollins standards in
Road) Table 25.39-3
• Front: All 12 ft. from 12 ft. from 15 ft. from 15 ft. from Subject to
other streets edge of curb edge of curb edge of curb edge of curb streetscape
frontage
standards in
Table 25.39-3
• Side— 10 ft. 10 ft. 10 ft. 0 ft. Setbacks for
Interior adjacent industrial uses
to apply only to
industrial new
use/20 ft. construction;
adjacent established
to all industrial uses
other shall be
uses considered
conforming
with regard to
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TABLE 25.39-2
RRMU DEVELOPMENT STANDARDS
Live[Work, Residential, Mixed Use and Industrial
Commercial Development and
Development Base Increased Maximum Institutional Additional
Standards Regulations
Standard Intensity Intensity Developme
Tier 1 Tier 2 Tier 3 nt
required
setbacks.
• Side — 10 ft. 10 ft. 10 ft. 10 ft. Subject to
Street streetscape
frontage
standards in
Table 25.39-3
• Rear 20 ft. 20 ft. 20 ft. 0 ft. adjacent Setbacks for
to industrial industrial uses
use/20 ft. apply only to
adjacent to new
all other construction;
uses established
industrial uses
shall be
considered
conforming
with regard to
required
setbacks.
• Alley 5 ft. 5 ft. 5 ft. 10 ft. If alley is used
for direct
access to a
garage,
setback shall
be 20 ft. to
allow vehicle
access.
e. Edge See Section 25.39.030.6.4.
condition
between
industrial and
residential use
f. Lot Dimensions — Minimum
• Size • Mixed use • Mixed use • Mixed use 10,000 sf
developmen developme developm
t: 10,000 sf nt: 10,000 ent:
• Residential sf 10,000 sf
subdivision: • Residential • Residentia
3,500 sf subdivision
3,500 sf subdivisio
n: 3,500 sf
• Width at • Mixed use • Mixed use • Mixed use 50 ft.
street developmen developme developm
frontage t: 100 ft. nt: 100 ft. ent: 100 ft.
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TABLE 25.39-2
RRMU DEVELOPMENT STANDARDS
Live/Work, Residential, Mixed Use and Industrial
Development Commercial Development and Additional
Standards Base Increased Maximum Institutional Regulations
Standard Intensity Intensity Developme
Tier 1 Tier 2 Tier 3 nt
• Residential Residential • Residentia
subdivision: subdivision 1
40 ft. : 40 ft. subdivisio
n: 40 ft.
g. Lot 60% 60% 60% 70%
Coverage —
Maximum2
h. Open Space • Live/work • Live/work • Live/work N/A Minimum
for residential units: 100 sf units: 100 units: 100 dimensions of
units per unit — • Multifamily sf sf open space:
Minimum housing or • Multifamily • Multifamily
mixed use: housing or housing or • Private: 5 ft.
125 sf mixed use: mixed use: deep, 8 ft.
• Open space 125 sf 125 sf wide
may be • Open • Open • Common: 15
either space may space may ft. in any
private, be either be either direction
common, or private, private,
include both common, common, Any required
or include or include pedestrian
both both plaza/public
space, as set
forth in
subsection
B.3, below,
may count
toward up to
50% of the
common open
space.
i. Percent 15% 20% 20% 15%
landscape
coverage -
Minimum
Notes:
Above-ground parking structures shall be exempt from Floor Area Ratio (FAR) calculations.
2 FAR of Industrial, Manufacturing, Processing, Warehousing, and Wholesale uses may be
increased to 1.5 with a Conditional Use Permit.
3 Lot coverage may be increased if additional useable common open space equivalent to the
additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or
plaza.
B. Additional Regulations.
1. Live/Work Standards.
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a. Purpose and Applicability. The provisions in this section shall apply to live/work
units.
b. Intent. The development standards of this section are intended to facilitate the
creation of new, adaptable live/work units in a manner that preserves the
surrounding industrial and artistic character, supports enhanced street level activity,
maintains a consistent urban streetwall,and orients buildings and pedestrians toward
public streets. Live/work Units are intended to be designed with adequate
workspace,higher ceilings,larger doors,sufficient natural light,open floor plans,and
equipped with non-residential finishes and features that support arts and production
activities.
c. Density/Floor Area Allocation.Live/work units consistent with the provisions of this
section may be apportioned from either the Residential (as specified by Density
standards in Table 25.39-2) and/or Nonresidential (as specified by Floor Area
Ratio/FAR standards in Table 25.39-2)allocations for a property.
d. Limitations on Use. The nonresidential component of a live/work unit shall be
limited in use to those uses set forth in Table 25.39-1 (RRMU Land Use
Regulations). Nonresidential/work is not required; however, each unit shall be
designed to be adaptable and facilitate work activities per the provisions in this
section.
e. Floor Area Requirement. A live/work unit shall have a minimum floor area of at
least 750 square feet.At least 150 square feet of a live/work unit shall be designated
as suitable for workspace, and measure not less than 15 feet in at least one
dimension and no less than 10 feet in any dimension. The area suitable for
workspace for each unit shall be clearly demarcated on approved building plans.
f. Separation of and Access to Individual Units.Access to each individual live/work
unit shall be provided from shop fronts, directly from the sidewalk parallel to the
primary or secondary street, or from common access areas, corridors, or halls. The
access to each unit shall be clearly separate from other live/work units or other uses
within the building.
g. Location of Living Space—Ground Floor Units. Ground floor live/work units shall
designate the front 20 feet of the unit as area suitable for workspace, in order to
maintain activity and commercial access along the frontage. Dedicated living space
may be located in the rear portion of the ground level, provided the front 20 feet of
the unit is designated as suitable for work.
h. Ceiling Height. Ground floor live/work units shall have floor to ceiling height of 15
feet or greater,measured from top of floor to bottom of ceiling. Upper floor live/work
units shall have floor to ceiling height of 10 feet or greater.A mezzanine space shall
not be included in the calculation of minimum height for any floor or level.
L Integration of Living and Working Space. Areas within a live/work unit that are
designated as living space shall be an integral part of the live/work unit and not
separated (or occupied and/or rented separately) from the area designated for
workspace.
j. Client and Customer Visits. Client and customer visits to live/work units are
permitted.
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2. Pedestrian Plaza/Public Space. Where total lot area or development site equals
50,000 square feet or greater, a pedestrian plaza or other public open space/gathering
space shall be provided that meets the following design criteria:
a. Is a minimum of 1,500 square feet in size;
b. Has a minimum dimension at least 30 feet on any side;
c. Is at least 50 percent open to the sky;
d. Is located at ground level with direct pedestrian and ADA access to the adjacent
public street;
e. Is unenclosed by any wall, fence, gate, or other obstruction across the subject
property;
f. Is open to the public, without charge, each day of the year, except for temporary
closures for necessary maintenance or public safety; and
g. Includes at least one gathering space with a fountain or other focal element.
3. Mid-Block Plazas and Paseos. Where blocks (measured from curb face to curb face)
are longer than 400 feet, and where a development has more than 300 feet of frontage,
at least one plaza, pedestrian pathway or paseo shall be provided perpendicular to the
block face. All such plazas shall meet the design criteria outlined in 25.39.030.B.2. All
such paseos shall meet the following design criteria:
a. Be open to the public and remain so during daylight hours;
b. Be at least 15'wide, and 15' deep if a plaza;
c. Have a clear line of sight to the back of the paseo, gathering place, or focal element;
and
d. Be at least 50% open to the sky or covered with a transparent material.
5. Industrial/Residential Interface. Any live/work unit or other residential unit on a site
abutting an industrial use on an adjoining site shall be set back a minimum of 15 feet
from the lot line shared by the property with the industrial use. A minimum six-foot-high
masonry wall or other buffering feature suitable to the review authority shall be provided
along the shared property line.
6. Residential Notice. Residents of new live/work, mixed-use, and stand-alone residential
development projects, whether owners or tenants, shall be notified in writing before
taking up residence that they will be living in an urban-type environment, that the noise
levels may be higher than in a strictly residential area, and that there may be odors
associated with commercial and industrial uses. The covenants, conditions, and
restrictions of any development with a residential use shall require that prospective
residents acknowledge the receipt of the written noise notification. Such written noise
notification shall be provided in residential leases. Signatures shall confirm receipt and
understanding of this information.
C. Community Benefit Bonuses —Tiers for Increased FAR, Density, and Height.
1. Purpose and Applicability. To provide an incentive for development, and in
partnership with the City to provide community benefits that would not otherwise be
created, the Planning Commission may grant increased FAR, density, and/or height in
return for provision of specific community benefits, as listed below or subsequently
identified by the City Council, if doing so is in the City's interest and will help implement
the General Plan and further, if these benefits cannot be realized without granting
increased FAR, height, and/or density. A variety of objectives are listed to ensure that
proposed project features are appropriate for the site and surroundings, and to allow for
a wide range of possible project types.
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2. Tier 2 — Number of Community Benefits. The Planning Commission may approve
Tier 2 projects if it determines that the project includes at least two community benefits
from subsection 4 of this Section (Community Benefits Objectives). At least one
affordable and workforce housing objective from 4.a shall be chosen.
3. Tier 3 — Number of Community Benefits. The Planning Commission may approve
Tier 3 projects if it determines that the project includes at least three community benefits
from subsection 4 of this Section (Community Benefits Objectives). At least one
affordable and workforce housing objective from 4.a shall be chosen.
4. Community Benefit Objectives.
a. Affordable and Workforce Housing.
i. The project provides affordable housing at the rate of five percent for low-income
households, or 10 percent for moderate-income households, as a percentage of
the total number of housing units built, for a period of 55 years or greater.
ii. The project qualifies for, and utilizes, a density bonus in compliance with the
City's affordable housing incentives (Chapter 25.63).
b. Pedestrian Amenities. The project includes major pedestrian connections in
excess of minimum paseo requirements.
c. Public Plazas Beyond Minimum. Public plazas or other publicly accessible open
spaces at least 50 percent larger than the minimum required. Where provided, such
public plazas and open spaces shall be subject to the following:
i. The public plaza shall be owned, operated, and maintained by the developer or
property manager in accordance with an approved maintenance plan to be
reviewed and approved by the Community Development Director;
ii. Each part of the public plaza shall be accessible from other parts of the open
space without leaving the open space area;
iii. The public plaza shall be on the ground level and directly accessible from the
sidewalk, and be accessible to persons with disabilities;
iv. The public plaza shall be open to the public, without charge, each day of the
year, except for temporary closures for necessary maintenance or public safety;
and
V. At a minimum, the following elements shall be included: trees and landscaping,
seating, bicycle racks, trash and recycling receptacles, and signage that include
hours of operation.
d. Off-Site Streetscape Improvements. Does not include improvements along the
frontage of a development site that would normally be required. Examples include:
i. Enhanced pedestrian and bicycle-oriented streetscapes;
ii. Protected bicycle lanes and pedestrian pathways, improved bicycle and
pedestrian crossings/signals, bicycle racks/shelters;
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iii. New pedestrian and bicycle connections to transit facilities, neighborhoods,
trails, commercial areas, etc.;
iv. Removal of existing pedestrian and bicycle barriers (e.g. dead-ends and cul-de-
sacs);
V. Upgrading traffic signals to enhance pedestrian and bicycle safety.
e. Cultural Arts Space. Includes space for visual arts, performing arts, artist housing,
and other activities that support arts and culture.
f. Pedestrian and Similar Paths and Connections between Adjacent Properties.
To effectuate the goal of creating walkable and bikeable environments, improved
pedestrian ways and other paths open to the public that accommodate easy
movement across and between properties under separate ownership.
g. Historic Preservation (Off-Site). Where there are no historic resources on the
project site, the project provides for the permanent preservation of a building off site
that is listed in the City's inventory of historical resources through the recordation of a
historic preservation agreement.
h. Mode Split. The project provides for a permanent mobility mode shift towards
alternative transportation of up to 25 percent for building occupants through a
Transportation Demand Management Program. Prior to the issuance of building
permits, a covenant agreement shall be recorded that discloses the required
Transportation Demand Management provisions. This agreement shall be recorded
in the office of the County Recorder to provide constructive notice to all future
owners of the property of any ongoing programmatic requirements.
i. Zero Net Energy. The project provides 100 percent of total building energy load
measured as kilowatt per square foot through solar panels, wind turbines, or other
renewable sources.
j. Publicly Accessible Park Space. Contribution towards the provision of public
parks in the North Rollins Road area. Contribution can be in the form of dedication
of land, provisions of improvements, or payment of fee in excess of that normally
required for parks.
k. Public Parking Facilities. The project provides publicly accessible parking to serve
area-wide parking needs. To qualify, the parking spaces should be permanently
available for public use and subject to easements or restrictions acceptable to the
City.
I. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently
undefined community benefit approved by the City Council that is significant and
substantially beyond normal requirements. Examples are inclusion of a child care
center or community event space in a new development project, off-site utility
infrastructure improvements above and beyond those required to serve the
development, additional funding for City programs such as contribution to a local
fagade improvement program, or subsidy for existing commercial tenants or other
local small businesses.
25.39.040 Design Standards and Objective Design Criteria.
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A. Design Standards. All new development shall be designed to achieve the following
objectives:
1. The overall design intent of the RRMU zone is to provide for an eclectic mix of
residential, live/work, commercial, and light industrial development that has an industrial
and contemporary look in terms of materials used, architectural styles, and building
forms.
2. Site and building design shall provide for internal compatibility among the different uses
in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of
open space, and similar operating characteristics.
3. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts
on residents shall be minimized to allow a compatible mix of residential and
nonresidential uses on the same site.
4. The design of any live/work or mixed-use project shall take into consideration potential
impacts on adjacent properties and shall include specific design features to minimize
potential impacts.
5. The design of the mixed-use project shall ensure that the residential units are of a
residential character and that privacy between residential units and between other uses
on the site is maximized.
6. The design of the structures and site planning shall encourage integration of the street
pedestrian environment with the nonresidential uses through the use of plazas,
courtyards, walkways, and street furniture.
7. Site planning and building design shall be compatible with and enhance the adjacent
and surrounding built environment in terms of scale, building design, color, exterior
materials, roof styles, lighting, landscaping, and signage.
B. Building Orientation, Entrances, and Articulation.
1. Building Design. Recognizing the varied commercial and industrial character of the
area, new development and redevelopment projects should be encouraged to feature a
blend of both commercial and residential design features, including modern, industrial
type building design.
2. Orientation. The main building of a development shall be oriented to face a public
street. Building frontages shall be generally parallel to streets. For all residential, retail,
and office uses, at least one primary entrance to a ground-floor use shall face the
adjacent street right-of-way. Ground-related entrances include entrances to ground-floor
uses.
3. Ground Floor Transparency. At least 45 percent of the exterior walls on the ground
floor facing the street shall include windows, doors, or other openings.
4. Nonresidential Entrances. Entries shall be clearly defined features of front fagades and
of a scale that is in proportion to the size of the building and number of units being
accessed. Larger buildings shall have a more prominent building entrance while
maintaining a pedestrian scale.
16
5. Transitional Space at Residential Entries. New residential buildings shall provide
transitional spaces in the form of stoops, overhangs, and porches between public areas
fronting the primary street and entrances. This type of element or equivalent shall be
required for each unit or group of units, but no less than one of this type of element shall
be provided.
6. Building Articulation. Except for buildings housing industrial uses, no street frontage
wall may run in a continuous plane for more than 25 feet without an opening (door or
window) or offsets, or as approved by the review authority if the project is constrained by
unusual parcel size, shape, use, or other features that the responsible review authority
accepts as rendering this requirement infeasible. Openings fulfilling this requirement
shall have transparent glazing and provide views into work areas, display areas, sales
areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction of at
least 18 inches, or a repeated pattern of offsets, recesses, or projections of similar
depth.
7. Structured Parking. Structured parking facing public streets should be fronted or
wrapped with actively occupied spaces such as storefronts, live/work units, residential
community amenities, and lobbies. Access to parking shall be designed so that it is not
prominent and ties into the adjacent architectural style.
C. Site Layout
1 . Streetscape. Street frontages shall meet the standards set forth in Table 25.39-3
(RRMU Street Frontage Standards).
TABLE 25.39-3: RRMU STREET FRONTAGE STANDARDS
Street Type Frontage — Measured from Back of Curb to
Building Face
Mixed-Use Arterial Building Frontage 15 ft. minimum
(Rollins Road) Setback
Walk Zone Public 10 ft. minimum
Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. minimum
Mixed-Use Collector Building Frontage 12 feet
(Adrian Road) Setback
Walk Zone Public 6 ft. minimum
Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. min
Mixed-Use Access Building Frontage 10 feet
(Adrian Court, Setback
Broderick Road, Walk Zone Public 6 ft. minimum
Guittard Road, Ingold Amenity/Planter Zone 4 ft. minimum
Road) Tree Wells 4 ft. by 4 ft. minimum
Build-To Lines At least sixty (60) percent of the structure shall
be located at the Building Frontage Setback.
Exceptions Exceptions to Building Frontage Standards may
be granted to accommodate conflicts with
recorded easements, rights-of-ways, etc.
2. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the
following standards:
17
a. Internal Connections. A system of pedestrian walkways shall connect all buildings
on a site to each other, to on-site automobile and bicycle parking areas, and to any
on-site open space areas or pedestrian amenities.
b. To Circulation Network. Regular and convenient connections between on-site
walkways and the public sidewalk and other existing or planned pedestrian routes,
such as safe routes to school, shall be provided. An on-site walkway shall connect
the primary building entry or entries to a public sidewalk on each street frontage.
c. To Adjacent Areas. Direct and convenient access shall be provided among
adjoining residential and commercial areas and along creeks to the maximum extent
feasible while still providing for safety and security. Public access easements
minimum 10 feet in width shall be provided to allow for future connections.
d. To Transit. Safe and convenient pedestrian connections shall be provided from
adjacent transit stops to building entrances.
3. Location of Parking. Any surface parking facilities shall be located to the side or rear
of any proposed project. No more than 33 percent of the site area at the ground level
may be used for surface parking facilities.
4. Service and Delivery Areas. Unenclosed service and loading areas shall be screened
from residential areas and integrated with the design of the building. Special attention
shall be given when designing loading facilities in a location that is proximate to
residential uses. Techniques such as block walls, enhanced setbacks, or enclosed
loading shall be used to minimize adverse impacts to residents.
25.39.050 Parking
A. Off-Street Vehicle Parking. Parking shall be provided as set forth in Chapter 25.70 (Off-
Street Parking), with the following exceptions for live/work units, stand-alone residential
development, and the residential component of a mixed-use development:
TABLE 25.39-4: RRMU OFF-STREET VEHICLE
PARKING
Number of Bedrooms in Minimum Number of
a Unit Parking Spaces Required
0 Studio or Loft 1 space/unit
1 1 space/unit
2 1.5 spaces/unit for
multifamily housing;
2 spaces/unit for live/work
3 or more 2 spaces/unit
Guest parking None required
B. Vehicle Parking Stall Dimensions. All parking stalls may be provided in a single
dimension, eight and one-half feet in width by 17 feet in length, except for required
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:
18
TABLE 25.39-5: RRMU PARKING AISLE
DIMENSIONS
Parking Space Angle Required Backup Aisle
90 degree 24 feet
60 degree 18 feet
30 degree 13 feet
D. Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems may be
approved with a Conditional Use Permit.
E. Bicycle Parking. Bicycle parking shall be provided as follows:
TABLE 25.39-6: RRMU BICYCLE PARKING
Class Minimum Number of
Parking Spaces Required
Class I — Resident bicycles 0.5 spaces/unit
Class 11 — Guest bicycles 0.05 spaces/unit
F. Electric Vehicle (EV) Charging Stalls. 5 percent of all spaces shall be prepared for EV
charging equipment.
G. Parking Reductions for Transportation Demand Management (TDM) Plan. Projects
utilizing a Transportation Demand Management (TDM) Plan per Section 25.39.030.C.4.h.
shall be allowed up to 20 percent reduction in required off-street vehicle parking (not
including bicycle parking and EV stalls) provided the project provides for a permanent
mobility mode shift towards alternative transportation of 25 percent or greater for building
occupants through the TDM program.
25.39.060 Review Procedures
A. Design Review Required. Design review is required pursuant to Chapter 25.57 (Design
Review).
B. Planning Commission Approval of Community Benefits Bonuses. The Planning
Commission shall be the final review authority for an application for Tier 2 and Tier 3
projects.
Section 2. Burlingame Municipal Code Chapters 25.40 and 25.41 are repealed in their entirety
and replaced with the following:
25.40.010 Purpose and Applicability
A. The purpose of the North Burlingame Mixed-Use (NBMU) zone is to implement the General
Plan North Burlingame Mixed Use designation by providing a distinct, defining area at the
City's north gateway on EI Camino Real, with housing and complementary commercial and
office uses at urban-level intensities, and that takes advantage of the adjacent multimodal
transit center. This transit-oriented development district accommodates housing at
progressively higher densities based on the level of community benefits provided, with the
goal of ensuring that new development adds value for all in the City.
19
B. The provisions of this chapter shall apply to the areas in the city with the "North Burlingame
Mixed Use" land use designation as shown on the Land Use Plan, Figure CC-1 of the
Burlingame General Plan.
North Burlingame
Mixed Use District
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25.40.020 Land Use Regulations
A. Table 25.40-1 identifies the land use regulations for the NBMU zone. Any use not listed
below shall be prohibited, unless the Director finds that the proposed uses is similar in
characteristics to allowed uses.
B. Stand-alone commercial and residential developments are permitted.
TABLE 25.40-1: NBMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
COMMERCIAL - RETAIL
Eating and Drinking Establishments
• Bars, Taverns MCUP
• Night Club CUP
• Restaurant — Drive-through P
Food and Beverage Sales
20
TABLE 25.40-1: NBMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
• General Market P
• Convenience Store CUP
•
Liquor Store --
Nurseries and Garden Centers --
Retail Sales
• General P
• Large Format --
• Specialized CUP
Vehicle Fuel Sales and Service CUP
Vehicle Sales --
• Auto and Light Truck— New ----
• Auto and Light Truck— Used --
• Heavy Equipment Sales and
Rental
COMMERCIAL— SERVICES AND RECREATION
Adult Entertainment Businesses --
Animal Care Services Grooming - No overnight
• Boarding/Kennels -- animal stays permitted.
• Grooming P
• Veterinarian MCUP
Banks and Financial Institutions P
Check Cashing and Pay Day Loan --
Establishments
Commercial Recreation CUP
Day Care Centers CUP
Food Preparation (catering) MCUP
Funeral Services and Cemeteries --
Office— Medical or Dental P
Office — Professional P
Personal Services — General P
Personal Services - Specialized CUP
Light Research/Development and P
Laboratories
Theaters
21
TABLE 25.40-1: NBMU LAND USE P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
• Live CUP
• Movie or similar CUP
Vehicle Service, Repairs, and
Rentals --
• Car Wash --
• Major Repair/Body Work --
• Minor Repair/Body Work A
• Rental Facilities
EDUCATIONAL SERVICES
Class or School Uses CUP
Trade Schools --
LODGING
Bed and Breakfast
Emergency Shelters --
Hostels --
Hotels and Motels CUP
PUBLIC AND QUASI-PUBLIC USES
Community Open Space P
Hospitals and Clinics CUP
Public Assembly Facilities --
Public Parks P
Places of Religious Assembly CUP
RESIDENTIAL USES
Multi-Family Residential P
Residential Care Facilities CUP
Supportive and Transitional Housing P
MIXED USES
Mixed Use Developments P With individual specific uses
subject to land use
regulatory requirements set
forth in this table.
TRANSPORTATION AND UTILITIES
Parking facilities, including parking
garages
Transit Facilities CUP
Utilities MCUP
SPECIFIC AND TEMPORARY USES
22
TABLE 25.40-1: NBMU LAND USE I P Permitted
REGULATIONS CUP Conditional
Use Permit
MCUP Minor
Conditional
Use Permit
TUP Temporary Use
Permit
A Accessory Use
-- Not Permitted
Land Use Permit Requirement Specific Use Regulations
Outdoor Temporary and Seasonal TUP
Sales
Temporary Uses TUP
Vending machines A
Outdoor dining A
25.40.030 Development Standards
A. Development Standards Generally; Calculation of FAR and Density.
1. Development projects shall comply with the development standards set forth in Table
25.40-2 (NBMU Development Standards). The floor area ratio (FAR) standards shall
apply to the non-residential component on a development on a site; the density
standards shall apply to any residential component. The non-residential (FAR) and
residential (density) components are additive.
2. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3
development standards. Projects using Tier 2 or Tier 3 standards shall provide
community benefits pursuant to subparagraph 25.40.030.D, below.
TABLE 25.40-2
NBMU DEVELOPMENT STANDARDS
Development Standards Base Increased Maximum Additional
Standard Intensity Intensity Regulations
Tier 1 Tier 2 Tier 3
a. Density— Maximum 40 du/ac 80 du/ac 140 du/ac Tier 2 and 3 must
(applies to residential provide community
component) benefits per
subparagraph B,
below.
b. Floor Area Ratio (FAR)— Tier 2 and 3 must
Maximum 0.50 Office 1.25 Office 2.0 Office provide community
(applies to non-residential 0.25 0.50 1.0 benefits per
component)' Commercial Commercial Commercial subparagraph B,
below.
c. Height 4 stories/ 5 stories/ 7 stories/ Tier 2 and 3 must
45 ft. 55 ft. 75 ft. provide community
(Unless otherwise controlled by maximum maximum maximum benefits per
maximum heights established subparagraph B,
by the Federal Aviation For below.
Administration for parcels properties
affected by airport safety on the east Special
23
TABLE 25.40-2
NBMU DEVELOPMENT STANDARDS
Development Standards Base Increased Maximum Additional
Standard Intensity Intensity Regulations
(Tier 1) (Tier 2) Tier 3)
zones) side of EI Requirements and
Camino Exceptions:
Real,
9 stories/ 1. Building
100 ft. frontages facing
subject to Trousdale Drive
additional (west of EI
setback Camino Real),
standards, Murchison Drive
below (west of EI
Camino Real),
Magnolia Drive,
Ogden Drive, and
Marco Polo Way:
a. 35% of the
linear frontage
above 35 feet
must step back
a minimum 5
feet, in the form
of insets,
balconies, or
stepbacks, or
b. 80% of a
building's linear
frontage above
55 feet stories
must step back
a minimum of 10
feet, in the form
of insets,
balconies, or
stepbacks
d. Setbacks
• For any building adjacent to Any building fagade that faces the
properties zoned R-1 or R-2 adjacent R-1 or R-2 property line and
that is above 15 feet in height shall have
additional setback distance added to the
required setback. That additional
setback shall apply to any portion of the
building above 15 feet in height and shall
be a minimum horizontal distance of one
foot for every one foot of building height
above 30 feet.
• Front: EI Camino Real 0 to 10 ft. for first 35 ft. Subject to
streetscape
frontage standards
24
TABLE 25.40-2
NBMU DEVELOPMENT STANDARDS
Development Standards Base Increased Maximum Additional
Standard Intensity Intensity Regulations
(Tier 1) (Tier 2 Tier 3
in Table 25.40-3
• Front: Mixed-Use Arterial 0 to 10 ft., with at least 60 percent of the Subject to
(Trousdale Drive, structure located at the streetscape streetscape
Murchison Drive, California frontage line per Table 25.40-3 frontage standards
Drive) in Table 25.40-3
• Front: Mixed-Use Collector 0 to 10 ft., with at least 40 percent of the Subject to
(Magnolia Drive) and structure located at the streetscape streetscape
Neighborhood Access frontage line per Table 25.40-3 frontage standards
(Ogden Drive, Marco Polo in Table 25.40-3
Way)
• Side — Interior: EI Camino 10 ft.
Real
• Side — Interior: Trousdale 10 ft.
Drive, Murchison Drive,
California Drive, Ogden
Drive, and Marco Polo Way
• Side — Street 0 to 10 ft., with at least 40 percent of the Subject to
structure located at the streetscape streetscape
frontage line per Table 25.40-3 frontage standards
in Table 25.40-3
• Rear 15 ft. minimum
20 ft. minimum if abutting a lot zoned R-
1 or R-2
e. Lot Dimensions — Minimum Minimum applies to
new subdivisions
• Size 20,000 sf of land; legally
• Width at street frontage 150 ft. established lots of
smaller size may
be developed
consistent with the
requirements of
this Chapter 25.40.
f. Lot Coverage— Maximum 80% Lot coverage may
be increased if
additional, usable
common open
space generally
equivalent to the
additional lot
coverage (in
square feet) is
provided on a
rooftop garden and
hardscape.
g. Open Space and
Landscaping Minimum
25
TABLE 25.40-2
NBMU DEVELOPMENT STANDARDS
Development Standards Base Increased Maximum Additional
Standard Intensity Intensity Regulations
Tier 1 Tier 2 Tier 3
100 sf per unit of open space per unit. dimensions of
• Open space for residential Open space may be either private, open space:
units - Minimum common, or include both.
• Private: 5 ft.
• Percent landscape 10% of entire site; see also 25.40.040. deep, 8 ft. wide
coverage - Minimum • Common: 15 ft.
in any direction
h. Parking 1. Parking shall be provided as set forth in Chapter 25.70.
2. Garages may be constructed entirely below ground level,
and such underground garages may project into any
required yard or building setback area.
3. No at-grade parking shall be visible or accessed from EI
Camino Real.
Notes:
Above-ground parking structures shall be exempt from Floor Area Ratio (FAR) calculations.
2 Lot coverage may be increased if additional useable common open space equivalent to the
additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or
laza.
B. Community Benefits - Required Enhancements for Tier 2 and 3 Increased FAR,
Density, and Height.
5. Purpose and Applicability. The community benefits program is established to provide
incentives for higher intensity development not otherwise allowed by these zoning
regulations, and to create new community benefits that may not otherwise result from
development activity. The Planning Commission, through a discretionary review and
public hearing process, may grant increased FAR, density, or building height in return for
provision of specific community benefits, as listed below or subsequently identified by
the City Council, if doing so is in the City's interest and will help implement the General
Plan, and in finding that these benefits cannot be realized without granting increased
FAR, height, and/or density. A variety of objectives are listed to ensure that proposed
project features are appropriate for the site and surroundings, and to allow for a wide
range of possible project types.
6. Tier 2 - Number of Community Benefits. The Planning Commission may approve Tier
2 projects if it determines that the project includes at least two community benefits from
subsection 4 of this Section (Community Benefits Objectives). At least one affordable
and workforce housing objective from 4.a shall be chosen.
7. Tier 3 - Number of Community Benefits. The Planning Commission may approve Tier
3 projects if it determines that the project includes at least three-community benefits
from subsection 4 of this Section (Community Benefits Objectives). At least one
affordable and workforce housing objective from 4.a shall be chosen.
8. Community Benefit Options.
26
m. Affordable and Workforce Housing.
L The project provides affordable housing at the rate of five percent for low-
income households, or 10 percent for moderate-income households, as a
percentage of the total number of housing units built,for a period of 55 years or
greater.
ii. The project qualifies for, and utilizes, a density bonus in compliance with the
City's affordable housing incentives(Chapter 25.63).
n. Pedestrian Amenities. The project includes major pedestrian connections in
excess of minimum pedestrian requirements.
o. Public Plazas.
vi. The minimum area of any public plaza shall be 2,000 square feet;
vii. The public plaza is owned, operated, and maintained by the developer or
property manager in accordance with an approved maintenance plan to be
reviewed and approved by the Community Development Director;
viii. Each part of the public plaza shall be accessible from other parts of the open
space without leaving the open space area;
ix. The public plaza shall be on the ground level and directly accessible from the
sidewalk,and be accessible to persons with disabilities;
X. The public plaza shall be open to the public, without charge, each day of the
year,except for temporary closures for necessary maintenance or public safety;
and
A. At a minimum, the following elements shall be included within the open space:
trees and landscaping, seating, bicycle racks, trash and recycling receptacles,
and signage that include hours of operation.
p. Off-Site Streetscape Improvements. These provisions do not include
improvements along the frontage of a development site that would normally be
required.Examples of amenities include:
vi. Enhanced pedestrian and bicycle-oriented streetscapes.
vii. Protected bicycle lanes and pedestrian pathways, improved bicycle and
pedestrian crossings/signals,bicycle racks/shelters.
viii. New pedestrian and bicycle connections to transit facilities, neighborhoods,
trails,commercial areas,etc.
ix. Removal of existing pedestrian and bicycle barriers(e.g.dead-ends and cul-de-
sacs).
X. Upgrading traffic signals to enhance pedestrian and bicycle safety.
q. Cultural Arts Space. Includes space for visual arts,performing arts,artist housing,
and other activities that support arts and culture.
27
r. Pedestrian and Similar Paths and Connections between Adjacent Properties.
To effectuate the goal of creating walkable and bikeable environments, improved
pedestrian ways and other paths open to the public that accommodate easy
movement across and between properties under separate ownership.
s. Historic Preservation (Off-Site). Where there are no historic resources on the
project site, the project provides for the permanent preservation of a building off site
that is listed in the City's inventory of historical resources through the recordation of a
historic preservation agreement.
t. Mode Split. The project provides for the permanent mode shift towards alternative
transportation for building occupants through a Transportation Demand Management
Program that achieves the objectives of General Plan Chapter VI: Mobility. Prior to
the issuance of building permits, a covenant agreement shall be recorded that
discloses the required Transportation Demand Management provisions. This
agreement shall be recorded in the office of the County Recorder to provide
constructive notice to all future owners of the property of any ongoing programmatic
requirements.
u. Zero Net Energy. The project provides 100 percent of total building energy load
measured as kilowatt per square foot through solar panels, wind turbines, or other
renewable sources.
v. Public Parking Facilities. The project provides publicly accessible parking to serve
area-wide parking needs. To qualify, the parking spaces should be permanently
available for public use and subject to easements or restrictions acceptable to the
City.
w. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently
undefined community benefit approved by the City Council that is significant and
substantially beyond normal requirements. Examples are inclusion of a child care
center or community event space in a new development project, off-site utility
infrastructure improvements above and beyond those required to serve the
development, additional funding for City programs such as contribution to a local
facade improvement program, or subsidy for existing commercial tenants or other
local small businesses.
25.40.040 Design Standards and Objective Design Criteria. In addition to the
development standards in Section 25.40.030, the following design standards and criteria shall
apply to all new development projects.
D. Design Standards. All new development shall be designed to achieve the following
objectives:
8. The design shall provide for internal compatibility between the different uses in terms of
noise, hours of operation, vehicle and pedestrian circulation, access, use of open space,
and other operating characteristics that affect quality of life.
9. Potential noise, odors, glare, pedestrian traffic, and other impacts on residents shall be
minimized to allow a compatible mix of residential and nonresidential uses on the same
site.
28
10. The design of the mixed-use project shall ensure that the residential units are of a
residential character and that privacy between residential units and between other uses
on the site is maximized.
11. The design of the structures and site planning shall encourage integration of the street
pedestrian environment with the nonresidential uses through the use of plazas,
courtyards, walkways, and street furniture.
12. Site planning and building design shall be compatible with and enhance the adjacent
and surrounding built environment in terms of scale, building design, color, exterior
materials, roof styles, lighting, landscaping, and signage.
E. Building Orientation, Entrances, and Articulation.
8. Orientation. The main building of a development shall be oriented to face a public
street. Building frontages shall be generally parallel to streets. For all residential, retail,
service, and office uses, at least one primary entrance to a ground-floor use shall face
the adjacent street right-of-way. Ground-related entrances include entrances to ground-
floor uses, residential units, clusters of residential units, lobbies, or private courtyards.
9. Ground-Floor Transparency. At least 75 percent of the exterior walls on the ground
floor facing the street shall include windows, doors, or other openings.
10. Nonresidential Entrances. Entries shall be clearly defined features of front fagades and
of a scale that is in proportion to the size of the building and number of units being
accessed. Larger buildings shall have a more prominent building entrance while
maintaining a pedestrian scale.
11. Transitional Space at Residential Entries. New residential buildings shall provide
transitional spaces in the form of stoops, overhangs, and porches between public areas
fronting the primary street and entrances. This type of element or equivalent shall be
required for each unit or group of units, but no less than one of this type of element shall
be provided.
12. Building Articulation. No street frontage wall may run in a continuous plane for more
than 20 feet without an opening (door or window) or offsets, or as approved by the
review authority if the project is constrained by unusual parcel size, shape, use, or other
features that the responsible review authority accepts as rendering this requirement
infeasible. Openings fulfilling this requirement shall have transparent glazing and provide
views into work areas, display areas, sales areas, lobbies, or similar active spaces.
Offsets shall vary in depth and/or direction of at least 18 inches, or a repeated pattern of
offsets, recesses, or projections of similar depth.
13. Parking Lot and Structure Location. Surface parking lots, to the greatest extent
practicable, shall be located to the rear of a lot. Parking structures shall be integrated
into building design unless a separate structure is require for fire safety purposes or due
to the shape or configuration of a lot.
F. Site Layout
5. Streetscape. Street frontages shall meet the standards set forth in Table 25.40-3
(NBMU Street Frontage Standards).
29
TABLE 25.40-3: NBMU STREET FRONTAGE STANDARDS
Street Type Frontage — Measured from Back of Curb to
Building Face
EI Camino Real — with Building Frontage 15 ft. minimum from frontage
frontage road Setback road curb
Walk Zone Public 10 ft. minimum
Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. min.
EI Camino Real — Building Frontage 20 ft. minimum from frontage
without frontage road Setback road curb
Walk Zone Public 10 ft. minimum
Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. minimum
Mixed-Use Arterial Building Frontage 15 ft. minimum
(Trousdale Drive, Setback
Murchison Drive, Walk Zone Public 10 ft. minimum
California Drive) Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. minimum
Mixed-Use Collector Building Frontage 12 feet
(Magnolia Avenue) Setback
Walk Zone Public 6 ft. minimum
Amenity/Planter Zone 5 ft. minimum
Tree Wells 5 ft. by 5 ft. minimum
Neighborhood Access Building Frontage 10 ft.
(Ogden Drive, Marco Setback
Polo Drive) Walk Zone Public 6 ft. minimum
Amenity/Planter Zone 4 ft. minimum
Tree Wells 4 ft. by 4 ft. minimum
Build-To Lines At least sixty (60) percent of the structure shall be
located at the Building Frontage Setback.
Exceptions Exceptions to Building Frontage Standards may be
granted to accommodate conflicts with recorded
easements, rights-of-ways, etc.
6. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the
following standards:
e. Internal Connections. A system of pedestrian walkways shall connect all buildings
on a site to each other, to on-site automobile and bicycle parking areas, and to any
on-site open space areas or pedestrian amenities.
f. To Circulation Network. Regular and convenient connections between on-site
walkways and the public sidewalk and other existing or planned pedestrian routes,
such as safe routes to school, shall be provided. An on-site walkway shall connect
the primary building entry or entries to a public sidewalk on each street frontage.
g. To Adjacent Areas. Direct and convenient access shall be provided from mixed-use
projects to adjoining residential and commercial areas to the maximum extent
feasible while still providing for safety and security.
30
h. To Transit. Safe and convenient pedestrian connections shall be provided from
adjacent transit stops to building entrances.
7. Service and Delivery Areas. Service and loading areas shall be screened from
residential areas and integrated with the design of the building. Special attention shall be
given when designing loading facilities in a location that is proximate to residential uses.
Techniques such as block walls, enhanced setbacks, or enclosed loading shall be used
to minimize adverse impacts to residents.
8. Location of Residential Units. In mixed-use developments, it is the intent that
residential units not occupy the ground floor within the first 50 feet of floor area
measured from each building face adjacent to the street unless the review authority finds
that the project is designed in a manner that a residential ground-floor component
enhances the pedestrian environment.
D. Landscaping.
1. Front and Street Side Setbacks. Within any required front setback area or side yard
setback adjacent to a public street, at least 60 percent of the required setback area
shall be landscaped to provide a transition to the sidewalk.
2. Parking Lot Screening. Where a surface parking lot abuts a public street, a minimum
10-foot-deep landscape buffer shall be provided between the sidewalk and the first
parking row.
3. Parking Garage. Where the wall of a parking garage directly faces a public street, a
minimum 10-foot-deep landscaped area shall be provided between the sidewalk and
the parking structure wall.
25.39.50 Parking
A. Off-Street Vehicle Parking. Parking shall be provided as set forth in Chapter 25.70 (Off-
Street Parking), with the following exceptions for live/work units, stand-alone residential
development, and the residential component of a mixed-use development:
TABLE 25.40-4: NBMU OFF-STREET VEHICLE
PARKING
Number of Bedrooms in Minimum Number of
a Unit Parking Spaces Required
0 (Studio) 1 space/unit
1 1 space/unit
2 1.5 spaces/unit for
multifamily housing;
2 spaces/unit for live/work
3 or more 2 spaces/unit
Guest parking None required
B. Vehicle Parking Stall Dimensions. All parking stalls may be provided in a single
dimension, eight and one-half feet in width by 17 feet in length, except for required
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.
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C. Aisle Dimensions. All aisles within a parking area shall be as set forth in Table 25.40-5
(NBMU Parking Aisle Dimensions)
TABLE 25.40-5: NBMU PARKING AISLE
DIMENSIONS
Parking Space Angle Required Backup Aisle
(minimum)
90 degree 24 feet
60 degree 18 feet
30 degree 13 feet
D. Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems may be
approved with a Conditional Use Permit.
E. Bicycle Parking. Bicycle parking shall be provided as set forth in Table 25.40-6 (NBMU
Bicycle Parking).
TABLE 25.40-6: NBMU BICYCLE PARKING
Class Minimum Number of
Parking Spaces Required
Class I — Resident bicycles 0.5 spaces/unit
Class 11 — Guest bicycles 0.05 spaces/unit
F. Electric Vehicle (EV) Charging Stalls. Five percent of all spaces shall be prepared for EV
charging equipment.
G. Parking Reductions for Transportation Demand Management (TDM) Plan. Projects
utilizing a Transportation Demand Management (TDM) Plan per Section 25.40.030.B.4.h.
shall be allowed up to 20 percent reduction in required off-street vehicle parking (not
including bicycle parking and EV stalls), provided the project provides for a permanent
mobility mode shift towards alternative transportation of 25 percent or greater for building
occupants through the TDM program.
25.40.060 Review Procedures.
A. Design Review Required. Design review shall be required pursuant to Chapter 25.57.
B. Planning Commission Approval of Community Benefits Bonuses. The Planning
Commission shall be the final review authority for an application for Tier 2 or 3 projects.
Division 3 — Interim Urgency Ordinance.
The City Council does hereby, pursuant to Government Code Section 65858(a), impose an
interim urgency ordinance for forty-five (45) days, issuing interim regulations as stated in
Sections 1 and 2, above.
Division 4 — Effective Date.
Pursuant to findings and declarations set forth in this ordinance, the City Council declares that
this ordinance is necessary as an urgency measure for the protection of public health, safety,
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and welfare and shall take effect concurrently with the General Plan for the reasons set forth
herein.
Division 5 — Severability.
If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance.
The City Council of the City of Burlingame hereby declares that it would have adopted this
Ordinance and such section, subsection, sentence, clause, phrase or portion may be declared
invalid or unconstitutional.
Division 6.
The purpose of this interim ordinance is to bring land use and zoning into compliance with the
newly adopted General Plan. Should that Plan be struck down or otherwise invalidated, this
ordinance shall have no effect and zoning shall immediately revert to the prior adopted zoning
code provisions.
Division 7.
This is an interim urgency ordinance and requires a 4/5 vote of approval of all of the members of
the City Council and goes into effect immediately upon its adoption.
Division 8.
This interim urgency ordinance shall be published once within fifteen (15) days of its adoption.
Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall have it posted
in three (3) public places designated by the City Council.
onna Colson, Mayor
ATTEST:
r
MeagtSan M` earer, City Clerk
APPROVF-D AS TO FORM:
athleen Kane, City Attorney
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I hereby certify that foregoing Interim Urgency Ordinance No. 1957 was adopted at a regular
meeting of the Burlingame City Council on January 7,2019 by the following vote:
AYES: Councilmembers: BEACH,BROWNRIGG,COLSON,KEIGHRAN,ORTIZ
NOES: Councilmembers: NONE
ABSENT: Co cilrr mbers: NONE
eaghalh Ojasel-Shearer,City Clerk
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