Chapter 25.14 — MIXED-USE ZONING DISTRICTS (RRMU, NBMU, BRMU, CMU)

A. Mixed-Use Zoning Districts Purpose. The mixed-use zoning districts are intended to provide opportunities for a mixture of residential and commercial development to create vibrant activity nodes, dynamic commercial corridors, and housing opportunities for all income levels. The term "mixed use" applies to a compatible array of varied uses in a single building or comprehensive development, as well as a mix of uses within a zoning district.

B. California Drive Mixed-Use Zoning District Purpose. The purpose of the California Drive
Mixed-Use (CMU) zoning district is to implement the General Plan California Mixed-Use
designation by providing a district with an eclectic mix of uses reflective of long-
established use patterns at a pedestrian scale, with locally owned retail and service
commercial businesses and upper-story residential units. Prototypical commercial uses are
those that serve Burlingame residents and nearby communities, do not involve late-night
hours, and do not have any operating characteristics that adversely impact residential uses.
Stand-alone residential development is allowed as a nonconforming use, where legally
established prior to the adoption of the ordinance codifying these regulations, and the
provisions in Article 5 (Nonconformities) shall not apply. The overall design intent of the
CMU zoning district is to provide for an eclectic and compatible mix of residential, live/
work units, and small-scale commercial businesses. Creativity in design using a wide
variety of colors, building materials, and roof features is encouraged.

C. Broadway Mixed-Use Zoning District Purpose. The purpose of the Broadway Mixed-Use
(BRMU) zoning district is to implement the General Plan Broadway Mixed-Use
designation by establishing a mixed-use corridor that maintains commercial uses and
pedestrian activity along the Broadway frontage. To provide for a rich pedestrian
experience, the primary ground floor uses shall be retail and service oriented, with
residential uses limited to upper floors and office uses generally ancillary to other
commercial uses.

D. North Rollins Road Mixed-Use Zoning District Purpose. The purpose of the North Rollins
Road Mixed-Use (RRMU) zoning district 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. The overall design intent of the RRMU
zoning district 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.

E. North Burlingame Mixed-Use Zoning District Purpose. The purpose of the North
Burlingame Mixed-Use (NBMU) zoning district is to implement the General Plan North
Burlingame Mixed-Use designation by providing a distinct defining area at the City's north
gateway on El 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.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

A. Allowed Uses. Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) indicates the uses allowed within each mixed-use zoning district and any permits required to establish the use, pursuant to Article 6 (Permit Processing Procedures). Land uses are defined in Article 8 (Definitions). Uses defined in Article 8 and not listed in Table 25.14-1 are prohibited.

B. Director Determination. Land uses are defined in Article 8 (Definitions). In cases where a
specific land use or activity is not defined, the Director shall assign the land use or activity
to a classification that is substantially similar in character. Land uses not listed in the table
or not found to be substantially similar to the land uses listed in the table are prohibited.

C. Specific Use Regulations. Where the last column in Table 25.14-1 (Mixed-Use Zoning
Districts Use Regulations) includes a section, subsection, or chapter number, the
regulations in the referenced section, subsection, or division shall apply to the use.

D. Airport Land Use Compatibility. Uses must comply with Safety Compatibility Policies
SP-1 through SP-3 of the Comprehensive Airport Land Use Compatibility Plan for the
Environs of San Francisco International Airport (ALUCP) including Noise/Land Use
Compatibility and Safety Compatibility Criteria listed in Tables IV-1 and IV-2. Some uses
listed in Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) may be incompatible
in safety zones. Refer to ALUCP Exhibit IV-9 for a map of the safety compatibility zones.

E. Conditionally Allowed Uses in Drainage Rights-of-Way in RRMU Zoning District.

1. Supplemental Parking. Supplemental parking for permitted or conditionally permitted
uses in the RRMU zoning district may be allowed within drainage rights-of-way with
a Conditional Use Permit.

2. Storage of Operable Vehicles. Storage of operable vehicles may be allowed in the
RRMU zoning district only within drainage rights-of-way and subject to a CUP and
the following conditions:

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 0.7 acres.

d. Site must have approved access to a public street.

e. No customers shall visit the site.

f. Recreational vehicles and boats shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the City Traffic Engineer

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Commercial — Retail

Eating and Drinking Establishments

Bars and — MUP MUP MUP Breweries, distilleries, and
Taverns wineries may be allowed as
an accessory use to a
Night Clubs — — CUP CUP
restaurant — with alcohol
Outdoor Dining P P P P sales.
Restaurants P P P P In NBMU, Restaurants —
Drive-through only
Restaurants — — — — CUP
permitted with CUP within
Drive-Through
area bounded by El Camino
Real, Trousdale Drive,
Magnolia Drive, and
Murchison Drive.

Food and Beverage Sales

Alcohol Sales — MUP — —
Store

Convenience P P MUP CUP
Store

General Market P P P P

Nurseries and — — — —
Garden Centers

Retail Sales

General P P P P No outdoor storage or sales permitted in conjunction Large Format — — — — with any permitted use, Specialized CUP CUP CUP CUP except for permitted temporary sales.

Vehicle Fuel Sales CUP — — CUP
and Accessory
Service

Vehicle Sales

Auto and Light — — — —
Truck

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Heavy — — — —
Equipment
Sales (and
Rentals)

Commercial — Services and Recreation

Animal Care Services

Boarding/ — — — —
Kennels

Pet Hotels — — — —

Grooming P P P P No overnight animal stays
permitted.

Veterinarian P P MUP MUP

Banks and P P P P
Financial
Institutions

Check Cashing — — — —
and Pay Day Loan
Establishments

Commercial — — CUP CUP
Recreation —
Large Scale

Commercial MUP MUP MUP MUP
Recreation —
Small Scale

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Day Care Centers MUP MUP MUP MUP See Section 25.48.090 SFO Safety Compatibility Zone 3: Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70 et seq., and licensed to serve 15 or more children not allowed. Family day care homes and noncommercial employer- sponsored facilities ancillary to place of business allowed with a CUP. SFO Safety Compatibility Zone 2: Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children not allowed. Family day care homes and noncommercial employer- sponsored facilities ancillary to place of business not allowed.

Food Preparation MUP A MUP MUP
(catering)

Funeral Services — — — —
and Cemeteries

Office — Co- P P P P
Working

Office — Medical P P CUP P In CMU and BRMU,
or Dental permitted on upper stories;
CUP for ground floor. In
Office — P P P P
RRMU, limited to 5,000 sq.
Professional
ft.
Office — P — P MUP
Research and
Development

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Personal Services P P P P
— General

Personal Services CUP CUP CUP CUP See Section 25.48.230
— Specialized

Studios — Arts P P P P

Theaters — Live — CUP CUP CUP SFO Safety Compatibility
Zone 2: Facilities seating
more than 300 people not
allowed.

Theaters — Movie — — CUP CUP SFO Safety Compatibility
or similar Zone 2: Facilities seating
more than 300 people not
allowed.

Educational Services

Schools, Primary CUP — CUP CUP Public and private schools
and Secondary serving preschool through
grade 12 not allowed in
RRMU or NBMU.

Trade Schools — — — —

Tutoring and P P CUP CUP
Educational
Services

Industry, Manufacturing and Processing, Warehousing, and Wholesaling Uses

Breweries, MUP MUP MUP MUP See Section 25.48.250
Wineries, and (Tasting Rooms as an
Distilleries Accessory Use).

Food Processing — — CUP —
and Production

Laboratories/ — — P P SFO Safety Compatibility Research and Zone 3: CUP required if use Development entails hazardous materials. Biosafety Level 3 and 4 facilities not allowed. SFO Safety Compatibility Zone 2: Not allowed if use entails hazardous materials.

Light Industrial — — MUP —

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Personal Storage — — CUP —

Recycling facilities

Light — — MUP — In NBMU, Small Collection
Processing recycling facility only
permitted with CUP within
Reverse — — MUP —
area bounded by EI Camino
Vending
Real, Trousdale Drive,
Machine(s)
Magnolia Drive and
Small — — CUP MUP Murchison Drive.
Collection See Section 25.48.200

Vehicle Services and Repair

Major (Major CUP — — —
Repair/Body
Work)

Minor (Minor CUP — — — Repair/ Maintenance)

Vehicle Rental A A — A

Car Wash — — — —

Warehousing/ — — CUP —
Logistics

Wholesaling — — A — Accessory to a permitted
industrial or live/work use.

Lodging

Extended Stay — — — —
Hotels

Hostels — — — —

Hotels and Motels CUP CUP — CUP In CMU, only permitted if
less than 20 rooms.

Mixed Uses

Mixed Use P P P P With individual specific
Developments uses subject to land use
regulatory requirements set
forth in this table.

Public and Quasi-Public Uses

Assembly Facilities

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Community — — CUP — SFO Safety Compatibility
Assembly Facility Zone 2: Facilities seating
more than 300 people not
allowed.

Religious CUP — CUP CUP SFO Safety Compatibility
Assembly Facility Zone 2: Facilities seating
more than 300 people not
allowed.

Community Open P P P P
Space

Emergency — — P — See Section 25.48.100
Shelters —
Permanent

Emergency A — A A See Section 25.48.110
Shelters —
Temporary

Government P P P P
Buildings and
Facilities

Hospitals — — — —

Low Barrier P P P P See Section 25.48.170
Navigation Center

Medical Clinics P — CUP CUP

Park and P P P P
Recreation
Facilities, Public

Residential Uses

Caretaker Quarters — — A —

Communal P P P P
Housing

Elderly and Long- — — CUP CUP Nursing homes not allowed
Term Care in RRMU or NBMU.

Family Day Care P P P P
— Small

Family Day Care P P P P
— Large

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit CUP Conditional Use Permit A Accessory Use MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Live/Work P P P — Live/Work not permitted on
ground floor on Broadway
or California Drive.
See Section 25.48.150

Single-Unit and — — — — New single- and two-unit
Two-Unit dwellings not permitted.
Dwellings See Section 25.56.020.B for
expansion of existing uses.

Multi-Unit P P P P Multi-unit dwellings not
Dwellings permitted on ground floor in
BRMU.

Residential Care Facilities

Limited P — P P

General CUP — CUP CUP See Section 25.48.220

Senior CUP — CUP CUP See Section 25.48.220

Supportive and P P P P
Transitional
Housing

Transportation, Communication, and Infrastructure Uses

Air Courier, — — — —
Terminal, and
Freight Services

Park and Fly, — — — —
Accessory

Park and Fly, — — — —
Primary Use

Parking Facility, A A A A
Accessory

Parking Facility, — — — — See exception in Section
Primary Use 25.14.020.D for RRMU
only.

Publicly Owned — — — — and Operated Drainage Facilities and Improvements

Transit Facilities — — — CUP

Table 25.14-1: Mixed Use Zoning Districts Use Regulations

P Permitted TUP Temporary Use Permit
CUP Conditional Use Permit A Accessory Use
MUP Minor Use Permit — Not Permitted

Land Use CMU BRMU RRMU NBMU Specific Use Regulations

Utility Structures CUP CUP MUP MUP
and Service
Facilities

Vehicle Storage — — — — See exception in Section
25.14.020.E for RRMU
only.

Wireless See Section 25.48.300
Telecommunication
Facilities

Specific and Temporary Uses

Adult — — — —
Entertainment
Uses

Donation Box — — — — —
Outdoor

Drive-Through or — — — CUP In NBMU, only permitted
Drive-Up with CUP within area
Facilities bounded by EI Camino
Real, Trousdale Drive,
Magnolia Drive and
Murchison Drive.

Outdoor Storage — — CUP — Must be related to
immediately abutting uses
which are permitted or
conditional in the district.
See Section 25.48.190

Outdoor TUP TUP TUP TUP See Section 25.48.190
Temporary and/or
Seasonal Sales

Temporary Uses TUP TUP TUP TUP See Section 25.48.260

Urban Agriculture P P P P See Section 25.48.290

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

A. Development Standards Generally. The general property development standards for the RRMU zoning district shall be as set forth in Table 25.14-2 (RRMU Development Standards).

Table 25.14-2: RRMU Development Standards

Live/Work, Residential, Mixed Use and
Commercial Development

Base Increased Maximum Industrial and
Development Standard Intensity Intensity Institutional Additional
Standards (Tier 1) (Tier 2) (Tier 3) Development Regulations

Height — 40 ft. 3 55 ft. 5 80 ft. 7 50 ft. See Section
Maximum 1 stories stories stories 25.14.050.C
Tiers 2 and 3 shall
Density — 30 du/ac 50 du/ac 70 du/ac N/A provide
Maximum community
Floor Area Ratio 0.50 0.75 1.0 1.0; 1.5 with benefits per
— Maximum CUP Section
25.14.050.

Minimum Setbacks

Front: Mixed- 5 feet min. & 15 feet max. 15 ft. Subject to
Use Arterial streetscape
(Rollins Road) frontage standards
in Table 25.14-3. Front: All other 10 ft. 10 ft. 10 ft. 10 ft.
streets

Side — Interior 10 ft. 0 feet, adjacent Setbacks for
to industrial industrial uses
use, 20 feet apply only to new
min. adjacent construction.
to all other Established uses
uses shall be
considered
conforming with
regard to required
setbacks.

Side — Street 10 ft. N/A Subject to
streetscape
frontage standards
in Table 25.14-3

Rear 20 ft. 0 ft. adjacent to Setbacks for
industrial use industrial uses
20 ft. adjacent apply only to new
to all other construction.
uses

Edge Conditions R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall
— Minimum apply to property line(s) with an existing residential use on the abutting
property.

Lot Dimensions — Minimum

Size 10,000 sq. ft.

Table 25.14-2: RRMU Development Standards

Live/Work, Residential, Mixed Use and
Commercial Development

Base Increased Maximum Industrial and Development Standard Intensity Intensity Institutional Additional Standards (Tier 1) (Tier 2) (Tier 3) Development Regulations

Width at street 100 ft. 50 ft
frontage Residential subdivision: 40 ft.

Lot Coverage — 60% 60% Lot coverage may
Maximum be increased if
additional useable
common open
space equivalent
to the additional
lot coverage (in
square feet) is
provided on a
podium-level
(non-rooftop)
landscaped
courtyard or
plaza.

Open Space — Live/work units: 100 sq. ft. per unit N/A Pedestrian plaza/
Minimum (per Multifamily housing or mixed use: 125 public space
residential unit) sq. ft. per unit required by
Section
25.14.030.D may
count toward up
to 50% of the
open space
requirement.
Common open
space may include
common activity
rooms, gyms,
pools, and rooftop
terraces.
See Chapter
25.36.

Percent landscape 15% 20% 20% 15% See Chapter 25.36
coverage — and Section
Minimum 25.40.080.D

Notes: 1 Maximum building heights are also required to comply with Airspace Protection Policies AP-1 through AP-4 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP). This includes determining the need to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights, as shown approximately on ALUCP Exhibit IV-10 and complying with FAA Aeronautical Study Findings. It also includes complying with the maximum compatible building height, which includes all parapets, elevator overruns, etc. of a building, as noted in ALUCP policy AP-3 and depicted in Exhibits IV-17 and IV-18 of the ALUCP.

B. Site Layout.

1. Streetscape.

a. Street frontages shall meet the standards set forth in Table 25.14-3 (RRMU
Sidewalk Standards).

TABLE 25.14-3: RRMU SIDEWALK STANDARDS
Street Type
Mixed-Use Arterial and Sidewalk Width 7 ft. minimum
Collector (Rollins Road and Amenity/Planter 3 ft. minimum
Adrian Road) Width
Mixed-Use Access (Adrian Sidewalk Width 6 ft. minimum
Court, Broderick Road, Amenity/Planter 3 ft. minimum
Guittard Road, Ingold Road) Width
Exceptions Exceptions to sidewalk and planter widths
may be granted to accommodate conflicts
with recorded easements, rights-of-way, etc.

b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-3) is
additive to required sidewalk widths. The amenity/planter area shall include
street trees and may also include plantings, walkways, and other amenities such
as benches, bike racks, etc.

2. Location of Parking. Any surface parking facilities shall be located to the side or rear
of any proposed project. No more than 35% of the site area at the ground level may
be used for surface parking facilities.

3. Service and Delivery Areas. Service and loading areas shall be screened from
residential areas and integrated with the design of the building. When designing
loading facilities adjacent to residential uses, techniques such as block walls,
enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to
residents.

C. Required Plazas for Large Sites.

1. 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% 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. 2. 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 and paseos shall meet the following design criteria: a. Be open to the public and remain so during daylight hours; b. Be at least 15 feet wide, and 15 feet 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. D. Creek Access. Any lot in the RRMU zoning district or within any specific plan with any lot line on Easton, Mills, and EI Portal Creeks shall be required to provide, as a part of the on-site landscaping plan, a paved public-access trail along the top of the bank for the portion of the creek bank on the site. The design of the trail shall be compliant with specifications of the Public Works Department. Each such trail segment shall connect directly to the termination of the public access trail segment along the creek bank on each adjacent property. (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

A. Development Standards Generally. The general property development standards for the NBMU zoning district shall be as set forth in Table 25.14-4 (NBMU Development Standards).

Table 25.14-4: NBMU Development Standards

Live/Work, Residential, Mixed Use and Commercial
Development

Base Standard Increased Intensity Maximum Intensity
Development Standards (Tier 1) (Tier 2) (Tier 3) Additional Regulations

Height — Maximum 45 ft. 55 ft. 80 ft. Maximum heights also
established by the Federal
For properties on the
Aviation Administration for
east side of EI Camino
parcels affected by airport
Real, 100 ft.; see
safety zoning districts.
additional setback
Tiers 2 and 3 shall provide
standards below
community benefits per
Density — Maximum 40 du/ac 80 du/ac 140 du/ac Section 25.14.050.C.

Floor Area Ratio — Office: 0.50 Office: 1.25 Office: 2.0
Maximum Commercial: Commercial: 0.50 Commercial: 1.0
0.25

Height Special Building frontages facing Trousdale Drive (west of EI Camino Real), Murchison Drive (west Requirements of EI Camino Real), Magnolia Drive, Ogden Drive, and Marco Polo Way: a. 35% of the linear frontage above the third story must step back a minimum 10 feet, in the form of insets, balconies, or stepbacks, or b. 80% of a building's linear frontage above the fifth story must step back a minimum of 10 feet, in the form of insets, balconies, or stepbacks.

Setbacks — Minimum

EI Camino Real Front: 15 ft.

Mixed-Use Arterial 10 ft.
Front (Trousdale Drive,
Murchison Drive,
California Drive):

Mixed-Use Collector 10 ft.
Front: (Magnolia Drive)
and Neighborhood
Access Front (Ogden
Drive, Marco Polo
Way)

Side — Interior: EI 10 ft.
Camino Real, Trousdale
Drive, Murchison
Drive, California Drive,
Ogden Drive, and
Marco Polo Way

Side — Street 10 ft.

Rear 15 ft.
20 ft. if abutting a lot zoned R-1 or R-2

Table 25.14-4: NBMU Development Standards

Live/Work, Residential, Mixed Use and Commercial
Development

Base Standard Increased Intensity Maximum Intensity
Development Standards (Tier 1) (Tier 2) (Tier 3) Additional Regulations

Edge Conditions - R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall apply to
Minimum property line(s) with an existing residential use on the abutting property.

Lot Dimensions — Minimum

Size 20,000 sq. ft.

Width at street frontage 150 ft. Minimum applies to new subdivisions of land; legally established lots of smaller size may be developed consistent with the requirements of this Section 25.14.040.

Lot Coverage — 80% Lot coverage may be
Maximum increased if additional, usable
common open space generally
equivalent to the additional lot
coverage (in square feet) is
provided on a podium-level
(non-rooftop) landscaped
courtyard or plaza.

Open Space — Minimum 100 sq. ft. per unit Common open space may
(per residential unit) include common activity
rooms, gyms, pools, and
rooftop terraces.
See Chapter 25.36

Percent Landscape 10% of entire site See Chapter 25.36, Section
Coverage — Minimum 25.40.080.D, and Section
25.14.040.C

B. Site Layout.

1. Streetscape.

a. Street frontages shall meet the standards set forth in Table 25.14-5 (NBMU
Street Frontage Standards).

Table 25.14-5: NBMU Street Frontage Standards Frontage — Measured from Back of Curb to Street Type Building Face EI Camino Real Sidewalk Width 6 ft. minimum Amenity/Planter Width 4 ft. minimum

Table 25.14-5: NBMU Street Frontage Standards
Frontage — Measured from Back of Curb to
Street Type Building Face
Mixed-Use Arterial (Trousdale Sidewalk Width 6 ft. minimum
Drive, Murchison Drive, Amenity/Planter Width 4 ft. minimum
California Drive)
Mixed-Use Collector (Magnolia Sidewalk Width 5 ft. minimum
Avenue) Amenity/Planter Width 5 ft. minimum
Neighborhood Access Sidewalk Width 5 ft. minimum
(Ogden Drive, Marco Polo Amenity/Planter Width 5 ft. minimum
Drive)
Exceptions Exceptions to Building Frontage Standards
may be granted to accommodate conflicts
with recorded easements, rights-of-way, etc.

b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-5) is
additive to required sidewalk widths. The amenity/planter area shall include
street trees and may also include plantings, walkways, and other amenities such
as benches, bike racks, etc.

2. Parking Locations. No at-grade parking shall be visible from EI Camino Real.

3. Service and Delivery Areas. Service and loading areas shall be screened from
residential areas and integrated with the design of the building. When designing
loading facilities adjacent to residential uses, techniques such as block walls,
enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to
residents.

C. Landscaping in Front and Street Side Setbacks. Within any required front setback area or
side setback area adjacent to a public street, at least 60% of the required setback area shall
be landscaped to provide a transition to the sidewalk.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

RRMU Zoning Districts.

A. Purpose and Applicability.

1. Purpose. 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, through a discretionary review and public hearing process, 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. 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.

2. Applicability. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards. Projects using Tiers 2 or 3 standards shall include a
residential component, shall provide community benefits pursuant to this section, and
shall require a special permit.

B. Review Authority and Tier Requirements.

1. Planning Commission Approval of Community Benefits Bonuses. The Planning
Commission is the Review Authority for an application for Tier 2 or 3 projects.

2. Tier 2 Requirements and 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 C of this section (Community Benefit
Objectives).

3. Tier 3 Requirements and 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 C of this section (Community Benefit
Objectives).

C. Community Benefit Objectives.

1. Pedestrian Amenities. To effectuate the goal of creating walkable and bikeable
environments, the project includes improved pedestrian ways and other paths open to
the public that accommodate easy movement across and between properties under
separate ownership, beyond minimum requirements.

2. Public Plazas Beyond Minimum. The project includes public plaza(s) that comply
with this subsection.

a. In RRMU, public plazas or other publicly accessible open spaces that are at least 50% larger than the minimum required. In NBMU, the minimum area of any public plaza shall be 2,000 square feet and shall be measured as one single open space.

b. 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 Director.

c. Each part of the public plaza shall be accessible from other parts of the open
space without leaving the open space area.

d. The public plaza shall be on the ground level and directly accessible from the
sidewalk and be accessible to persons with disabilities.

e. 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.

f. 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.

3. Off-Site Streetscape Improvements. The project includes off-site streetscape
improvements and amenities; these provisions do not include improvements along the
frontage of a development site that would normally be required. Examples of amenities include:

a. Enhanced pedestrian and bicycle-oriented streetscapes.

b. Protected bicycle lanes and pedestrian pathways, improved bicycle and
pedestrian crossings/signals, bicycle racks/shelters.

c. New pedestrian and bicycle connections to transit facilities, neighborhoods,
trails, commercial areas, etc.

d. Removal of existing pedestrian and bicycle barriers (e.g., dead-ends and cul-de-
sacs).

e. Upgrading traffic signals to enhance pedestrian and bicycle safety.

4. Cultural Arts Space. The project includes space for visual arts, performing arts, artist
housing, and other activities that support arts and culture.

5. Historic Preservation (Off-Site). Where no historic resources exist on a 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.

6. Near Zero Net Energy. The project provides 98% of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources. 7. Net Zero Water Use. The project provides on-site and/or off-site water usage off-sets to achieve net zero water use. Water usage off-sets may include grey water systems, the retrofit of plumbing fixtures in other buildings, etc. 8. Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rollins Road area or North Burlingame Road area, as applicable. 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. 9. 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. 10. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the Review Authority that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center 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. 11. Public Art. The project provides funding for the maintenance or installation of public art not located on the project site or the installation and maintenance of public art in a publicly accessible space on the project site. The valuation of the public art shall equate to at least one percent of the project construction costs. 12. Additional Affordable Units. The project provides at least 15% low, or 10% very-low, or 5% extremely-low deed restricted affordable units beyond those required by the onsite alternative option of the Residential Impact Fee (see Section 25.45.070). (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

A. Development Standards Generally.

1. General Development Standards. The general property development standards for the
CMU and BRMU zoning districts shall be as set forth in Table 25.14-6 (CMU and
BRMU Development Standards).

2. Single-Unit Dwellings. Legal non-conforming single-unit dwellings are not subject to
Article 5 (Nonconformities) as long as they remain in conformance with the
development standards for the R-1 zoning district set forth in Chapter 25.10
(Residential Zoning Districts).

Table 25.14-6: CMU And BRMU Development Standards
Standards Development
Standards CMU BRMU Additional Regulations
Height — 35 ft.; 35 ft.; Maximum allowed
Maximum 46 ft. with 46 ft. with building height on
Special Permit Special Permit California Drive south of
Oak Grove Avenue is 55 ft.
Architectural features
exceeding maximum
building height allowed
with SP (See Section
25.78.050).
Density — 20 du/ac 50 du/ac
Maximum
Floor Area Ratio — 0.6 2.0
Maximum
Minimum Setbacks
Front —
El Camino Real — N/A 15 ft.
Minimum
Frontage, Street
Side, or Rear

Table 25.14-6: CMU And BRMU Development Standards Standards Development Standards CMU BRMU Additional Regulations Side — Interior — — Where an application fails to comply with upper story setback requirements, upper story setbacks may be adjusted through the Design Review process based on site-specific circumstances and adjacent land uses, with the goal of achieving façade articulation and consideration of privacy of adjacent uses. In CMU, if adjacent to existing residential, see Edge Conditions requirement below. Side — Street 5 ft. minimum — Rear 1st and 2nd 1st story: 0 ft. stories: 15 ft. Upper stories: 3rd story and 2nd story: 10 above: 20 ft. ft. 3rd story and above: 15 ft. Edge Conditions 1st story: 5 ft. — (adjacent to existing Upper stories: residential uses) 10 ft. Lot Dimensions — Minimum Size 5,000 sq. ft. Width at Street 50 ft. Frontage Open Space — 100 sq. ft. per unit Common open space may Minimum (per include common activity residential unit) rooms, gyms, pools, and rooftop terraces, See Chapter 25.36. Landscaping See Chapter 25.36

B. Site Layout.

1. Parking Locations. Parking shall be located to the side or rear of new buildings.

   2. Location of Residential Units. In mixed-use developments, residential units shall not
   occupy the ground floor within the first 30 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, such as with live/work units.

   3. 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.
   (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

Certain minor modifications from development standards are permitted consistent with Section 25.74.020. (Ord. 2000, 2021; Ord. 2046, 3/2/2026)

Design review shall be required pursuant to Chapter 25.68 (Design Review). (Ord. 2000, 2021; Ord. 2046, 3/2/2026)