Bayhill Regional Office (BRO) Zoning District. The BRO district facilitates regional office and hotel development to be located in a campus-style setting (Bayhill Office Park). Such development should be designed to encourage cohesive environments for safe and pleasant pedestrian movement, connectivity, green-ways and plazas, and cohesive streetscapes and landscaping, as described in policies and standards in the Bayhill Specific Plan. Other uses such as daycare is allowed and retail sales and services, personal services, business services, and restaurants, are permitted only as ancillary uses.

Bayhill Neighborhood Commercial (BNC) Zoning District. The BNC district allows for a mixture of convenience and retail commercial uses including retail sales and services, restaurants, personal services, business services, health and exercise clubs, and offices.

Bayhill Residential (BR) Overlay Zoning District. The BR Overlay zoning district allows for residential development on certain properties along San Bruno Avenue that are located within the Bayhill Regional Office (BRO) zoning district. Residential development can be allowed with uses that are otherwise permitted in the BRO zoning district. Residential development can also be allowed as a stand-alone use.

Bayhill Mixed-Use (BMU) Overlay Zoning District. The BMU Overlay zoning district allows for mixed-use (residential and commercial) development within the Bayhill Neighborhood Commercial zoning district, either side-by-side (horizontal) or with housing above commercial (vertical). However, vertical mixed-use development with ground-floor commercial uses shall be provided for properties that front on Cherry Avenue. The current square footage of commercial space may not be reduced as a result of housing development.

The use types are defined in Chapter 12.80, Definitions. If a specific land use or activity is not defined, the community development 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 equivalent to a permitted or conditionally listed use and is either permitted or conditionally permitted if all of the following findings can be made.

When the community development director determines that a proposed use is equivalent to a permitted or conditionally permitted listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required (including the need for a conditional use permit or any other planning entitlement), and all applicable requirements of the zoning ordinance.

Conditional Land Uses.

Development in the Bayhill Specific Plan is allocated on a parcel-by-parcel basis, as depicted within Table 2-2 in the Bayhill Specific Plan. As indicated in Bayhill Specific Plan Table 2-2, one hundred eighty thousand seven hundred eighteen square feet is unallocated to specific parcels and may be allocated among hotel, retail, and/or office uses for expansion in the future. Hotel and retail are priority uses, and allocation would be assigned development permitted for hotel and retail would be in the form of regional office equivalents.

Regional Office Equivalents. Regional Office Equivalents listed in Table 12.290-2 shall be used to convert the amount of unallocated square feet of regional office development to hotel and retail square footage. Regional office land uses shall also be permitted to use this unallocated square footage, but with a lower priority than hotel and retail uses.

Assignment of Unallocated Square Footage. Assignment of the one hundred eighty thousand seven hundred eighteen square feet of unallocated square footage shall be made on a first-come first serve basis and shall be approved by the planning commission at a noticed public hearing, based on the following findings:

Assignment of Unallocated Square Footage Appeals. Appeals are subject to procedures set forth in Section 12.78.060 (Appeals).

Residential and Office Development Conversion in the BR Overlay Zoning District. The Bayhill Residential (BR) Overlay zoning district allows residential uses along San Bruno Avenue at 801-851 Traeger Avenue and 1111 Bayhill Drive, shown as Parcels 4 and 13 in Bayhill Specific Plan Figure 2-2. The total allowed residential units in the BR Overlay Zoning District is three hundred sixty-three dwelling units; with a maximum of two hundred five units allowed for the 6.06 acres at 801-851 Traeger and a maximum of one hundred fifty-eight units allowed for the 3.95 acres at 1111 Bayhill. When residential square footage is developed on these parcels, the office development square footage permitted on these parcels shall be reduced using the conversion factors listed below:

Residential Development in the BMU Overlay Zoning District. The Bayhill Mixed Use (BMU) Overlay zoning district allows for future transformation of the Bayhill Shopping Center site into a mixed-use development by permitting residential uses onto neighborhood-serving retail and service uses. The Bayhill Mixed-Use Overlay zoning district allows up to a maximum of two hundred ten dwelling units, as shown in Bayhill Specific Plan Table 2-2. Residential uses are allowed as a standalone use or with a mixed-use development; however, along Cherry Avenue, ground-floor commercial use with residential uses above shall be required. The current square footage of neighborhood commercial uses may not be reduced as required by Bayhill Specific Plan Policy 2-6.

Transfer of Development—Properties with Common Ownership. When the transferring and receiving properties are under common ownership, up to twenty percent of the maximum permitted square footage of a designated Bayhill Regional Office parcel as listed in Bayhill Specific Plan Table 2-2 may be approved by the community development director for transfer to another designated Bayhill Regional Office parcel based on all of the following findings:

Transfer of Development—Properties with Different Ownership. When transferring properties that are under different ownerships, up to twenty percent of the maximum permitted square footage of the designated Bayhill Regional Office parcel as listed in Bayhill Specific Plan Table 2-2 may be approved by the city council for transfer to another designated Bayhill Regional Office parcel based on all of the following findings:

Building Mass. Building mass shall be recessed, projected, notched, or otherwise modified to maintain an attractive pedestrian scale of development along street and greenway frontages consistent with urban design guidelines in the Bayhill Specific Plan. The offset at the required break in each building mass shall be a minimum of two feet. Maximum length allowed for a continuous/unbroken building mass parallel to greenways or the street shall be:

Height of the First Floor above Adjacent Sidewalk. The first-floor building elevation located at the primary entrance shall be within six feet of the grade of the adjacent sidewalk. Grading and first floor building elevations shall be designed and clearly delineated in the development phasing plan(s). Underground and basement parking garage walls that extend above grade shall be screened by landscape materials and/or earthwork.

Lighting. Site lighting shall provide a sense of safety for pedestrians without producing glare or light pollution on adjacent properties.

Roof Overhangs. Roof features including overhang, cornices, fascia panels, and cantilevered slabs may encroach up to four feet into required setback areas.

Rooftop Mechanical Equipment. Rooftop mechanical equipment shall be screened from views of any nearby public right-of-way. Such screening may include additional parapet, other segment of pitched roof, or equipment enclosure that are consistent and are complementary to the overall architectural elevation style and materials of the principal building. The total height of such screening, including the roof, shall not exceed the maximum height of fifty feet. Minimum height of such screening shall be the same height as the equipment to be screened.

Pedestrian Bridges over Public Streets. The design of pedestrian bridges over public streets shall be reviewed on a case-by-case basis at the discretion of the approval body in conjunction with the planning application for the project to which the bridge will connect.

Pedestrian bridges shall maintain a minimum eighteen-foot clearance from all portions of the roadway surface below, and shall be a maximum twenty feet in width, as measured from the exterior edges of the pedestrian bridge.

Landscaping. A minimum of fifteen percent of the total building site (land area) shall be landscaped, where only ground floor level landscaping would count towards the fifteen percent minimum requirement. Any landscaping either above or below ground level does not count toward the fifteen percent minimum requirement. An individual building site or lot can provide less than fifteen percent landscaping, if the building site/lot incorporates a public amenity that is approved, such as a publicly accessible plaza. However, in no case shall an individual building site or lot provide less than twelve and one-half percent of landscaping.

Greenway. A wide linear green space shall be established in portions of properties with frontage on Bayhill Drive, Traeger Avenue, and Elm Avenue as indicated by the Specific Plan. The Greenway shall be developed in accordance with the provisions identified in Bayhill Specific Plan Policy 3-4. See Figure 3-1 (Public Realm Concept Map), in the Bayhill Specific Plan for a visual representation of the greenway locations.

Cherry Avenue Plaza. A privately-owned publicly accessible open space (POPO) shall be provided at the northeast corner of Cherry Avenue and Grundy Lane. The Plaza shall be developed in accordance with the provisions identified in Bayhill Specific Plan Policy 3-5.

Residential Outdoor Space within BR and BMU Overlay Zoning Districts. A minimum of forty square feet of private outdoor space in the form of a porch, balcony, deck, patio, or fenced yards shall be provided for each residential unit, or sixty square feet per unit shall be provided as part of common usable outdoor space for all residential development. Private outdoor space shall not be less than six feet in any dimension. Common outdoor space shall be located behind or within buildings as courtyards, and/or screened from street view by plant materials, elevation changes, and/or other techniques as appropriate.

Anti-Reflective Glass. Anti-reflective glass with a reflectivity rating of ten to twenty percent or its equivalent is required for office, commercial, and other building types when more than fifty percent of an exterior elevation/wall contains glazing.

Private Multi-Modal Transportation Hub. A centrally-located multi-modal transportation hub shall be provided on private property for new office development exceeding a cumulative total of two hundred thousand square feet in the specific plan area. The multi-modal transportation hub shall be off-street, designed to accommodate private shuttles, buses, and boarding-related activity without vehicle queuing on public streets, and shall be expanded or additional hubs added as needed to accommodate each phase of development through to buildout. The facility shall include supplemental alternative transportation modes such bike and scooter share facilities (subject to city authorization to operate in the city) and may include transportation network company (TNC) pickup and drop-off, subject to city review and approval.