Central Business District (CBD). The CBD zoning district supports a vibrant downtown core that is an exciting destination for residents, workers, and visitors. The CBD zoning district preserves and enhances the main street urban fabric and character of San Mateo Avenue with targeted enhancement of existing commercial uses, additional residential units, and streetscape improvements that create an inviting pedestrian environment. The CBD zoning district implements the Central Business District land use designation in the General Plan and Transit Corridors Plan.

TOD-Station Office (TOD-S). The TOD-S zoning district accommodates high-intensity residential, office, and retail development within the vicinity of the new Caltrain station. New development within the TOD-S zoning district will be a focal point of new activity that is integrated with the Caltrain station, Downtown San Bruno, and surrounding areas. The TOD zoning district supports a dynamic, active environment with a mixture of employment, residential, and retail uses that support a pedestrian-friendly environment. The TOD-S zoning district implements the transit-oriented development land use designation in the General Plan and the Station Area land use designation in the Transit Corridors Plan.

Medium Density Mixed-Use (TOD-1). The TOD-1 zoning district allows for a mixture of pedestrian-oriented land uses along San Bruno's transit corridors. New development within the TOD-1 zoning district will support pedestrian activity, transportation alternatives, and a unique sense of place within San Bruno. High density housing will increase residents' access to transit and support adjacent resident-serving retail and services. Streetscape improvements, upgraded storefront, and human-scaled building design will create a welcoming identity and inviting environment for pedestrians. The TOD-1 zoning district implements the Transit Oriented Development land use designation in the General Plan and the San Bruno Avenue and Huntington Avenue designations in the Transit Corridors Plan.

High Density Mixed-Use (TOD-2). The TOD-2 zoning district allows for high intensity residential and commercial land uses along San Bruno's primary transit corridors. New development within the TOD-2 zoning district will support a vibrant mixed-use corridor that supports increased transit use and supports nearby stores and services. Building in the TOD-2 zoning district will encourage increased pedestrian activity and a high quality design environment. The TOD-2 zoning district implements the Transit-Oriented Development land use designation in the General Plan and the El Camino Real designation in the Transit Corridors Plan.

Multi Use–Residential Focus (MX-R). The MX-R zoning district allows for multifamily housing and a variety of residentially focused uses along El Camino Real south of Crystal Springs Road. The MX-R zoning district supports a vibrant residential corridor with related, supportive residential and employment uses, but retail uses only conditionally allowed. This will allow for concentrating retail in existing retail areas. The MX-R zoning district implements the Multi-Use–Residential Focus land use designation in the General Plan.

Unlisted Uses. The land uses below are defined in Chapter 12.80, Definitions, of the San Bruno Zoning Ordinance. If a specific land use or activity is not defined, the director shall assign the land use or activity to a use type that is substantially similar in character. Use types not listed in the table or not substantially similar to the uses below are prohibited unless the community development director make a written determination that an unlisted proposed use is substantially equivalent to a permitted or conditionally listed use and is permitted if all of the following findings can be made.

Conditional Land Uses. Those land uses specified as conditionally permitted uses in this chapter may be permitted subject to approval of a use permit pursuant to Chapter 12.122.

Existing Nonconforming Uses.

An architectural review permit shall be required for any project as set forth in Chapter 12.108.

Building Form and Placement. Table 12.280-2 identifies building form and placement standards in the mixed-use zoning districts. Letters A, B, C, and D in the table refer to Figure 12.280-1.

The ground-floor street-facing building walls of nonresidential uses shall provide transparent windows or doors with views into the building for a minimum of sixty-five percent of the building frontage located between two and one-half and seven feet above the sidewalk (see Figure 12.280-2). Ninety percent of the transparent windows or doors area shall remain clear to allow views into the building.

Exceptions to this transparency requirement may be allowed if the community and economic development director finds that:

Building Orientation. Buildings shall be oriented towards a public street with the primary entrance to the site or building directly accessible from an adjacent public sidewalk.

Building Articulation. Building articulation is required and may include:

Ground-Floor Minimum Height. Any ground floor associated with a nonresidential use shall have a minimum height of fifteen feet.

Building Materials and Colors.

Storefront Width. The maximum building/storefront width in the CBD shall be twenty-five feet and one hundred feet in all other mixed-use districts. Larger buildings shall be broken down into a pedestrian-scale rhythm with individual building bay widths of twenty-five to fifty feet

Pedestrian Emphasis. Site design and building placement shall promote pedestrian access and walkability between buildings, sidewalks, public places, transit stops, and similar features and improvements.

Parking Location and Buffers.

Purpose. The purpose of the pre-submittal process is to notify neighbors of the proposed project, receive public input, and receive initial feedback regarding the proposed project from staff.

Process. A community outreach meeting is encouraged with a pre-application.

Application. Application requirements and further detail on process shall be set forth on a form prepared by the city. The fee shall be set forth in on the city's Master Fee Schedule, as adopted city council resolution.