The districts established by the
provisions of this article are designated as follows:
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12.96.060
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R-1
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Single-family residential district
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12.96.070
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R-2
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Low density residential district
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12.96.080
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R-3
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Medium density residential district
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12.96.090
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R-4
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High density residential district
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12.96.100
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C-N
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Neighborhood commercial district
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12.96.130
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A-R
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Administrative and research district
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12.96.150
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M-1
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Industrial district
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12.96.170
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O
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Open space and conservation district
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12.96.180
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U
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Unclassified district
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12.96.200
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P-D
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Planned development district
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12.96.205
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ES
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Emergency shelter overlay district
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12.280.010.A
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CBD
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Central business district
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12.280.010.B
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TOD-S
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TOD-station office
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12.280.010.C
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TOD-1
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Medium density mixed-use
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12.280.010.D
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TOD-2
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High density mixed-use
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12.280.010.E
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MX-R
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Multi-use - Residential focus
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12.280.010.F
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CC
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Civic center
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12.190.020.A
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BRO
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Bayhill regional office zoning district
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12.190.020.B
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BNC
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Bayhill neighborhood commercial zoning
district
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12.190.020.C
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BR
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Bayhill residential overlay zoning
district
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12.190.020.D
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BMU
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Bayhill mixed-use overlay zoning
district
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(Prior code § 27-7.1; Ord. 1410 § 1, 1982; Ord. 1792 § 1, 2010; Ord. 1832 § 2, 2015; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
The designations, locations and boundaries
of the districts established are delineated upon the zoning map for
the city of San Bruno, California, as amended, which map and all notations
and information thereon are made a part of this article. Any land
within city limits, now or in the future, not designated or indicated
as any district on the zoning map shall be immediately zoned pursuant
to the General Plan of the city.
The zoning map, for convenience,
may be divided into section maps. Each such section map may be separately
referred to or amended for the purposes of amending the zoning map.
The zoning map and each of its section maps, and the notations, references
and other information shown thereon, shall be as much a part of this
article as if the matters and information set forth by such maps were
all fully described in this article.
(Prior code § 27-7.2; Ord. 1410 § 1, 1982; Ord. 1440 § 1, 1984; Ord. 1449 § 1, 1985; Ord. 1457 § 1, 1985; Ord. 1458 § 1, 1985; Ord. 1459 § 1, 1985; Ord. 1464 § 1, 1986; Ord. 1469 § 1, 1986; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
Any land, within the city limits, now or in the future, not
otherwise classified on the zoning map shall be classified in the
U unclassified district.
(Prior code § 27-7.3; Ord. 1410 § 1, 1982; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
Where the exact boundaries of a district
cannot be readily or exactly ascertained by reference to the zoning
map of the city of San Bruno, the boundary shall be deemed to be along
the nearest street or lot line, as the case may be. If a district
boundary line divides or splits a lot, the lot shall be deemed to
be included within the district which is the more restrictive, except
in the case of acreage, where the boundary shall be determined by
measurement on the zoning map.
(Prior code § 27-7.4; Ord. 1410 § 1, 1982; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
Changes in boundaries of districts shall be made by ordinance in the manner provided in Chapter 12.136, said ordinance describing the area to be changed by lot and block number, or with a metes and bounds legal description. After adoption of any ordinance changing the boundaries of any district, the community development director shall mark the zoning map to show the number and date of the adoption of the ordinance making such change.
(Prior code § 27-7.5; Ord. 1410 § 1, 1982; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To encourage the development of low density residential uses. This type of density is usually associated with single-family structures. However, uses related to single-family residences, such as schools, places of worship, and child care centers may be permitted in the R-1 districts by use permit or by planned unit permit under Chapter 12.116. Innovation in development of clustered housing, open space, and other amenities which make for a more desirable living environment.
B.
Permitted Uses. The following uses are
permitted in the R-1 districts:
C.
Conditional Uses. Conditional uses allowed in the R-1 districts, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
D.
Development Regulations. As set forth in Section 12.200.040.
(Prior code § 27-7.6; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1784 § 2, 2010; Ord. 1845 § 5, 2017; Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To encourage the development of
single-family and two-family dwellings and low density apartments.
B.
Permitted Uses. The following uses are
permitted in the R-2 district:
D.
Development Regulations. As set forth in Section 12.200.040.
(Prior code § 27-7.7; Ord. 1410 § 1, 1982; Ord. 1520 § 3, 1990; Ord. 1784 § 2, 2010; Ord. 1845 § 5, 2017; Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To encourage the development of
medium density residential multifamily structures such as duplexes,
triplexes, apartments and condominiums and ancillary uses, such as
roominghouses and boardinghouses, sanitariums and rest homes.
B.
Permitted Uses. The following uses are
permitted in the R-3 district:
C.
Conditional Uses. Conditional uses allowed in the R-3 district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Conditional uses permitted in the R-1 district, as set forth in Section 12.96.060(C);
2.
Roominghouses, boardinghouses;
3.
Nursing and convalescent homes.
D.
Development Regulations. Development regulations
in the R-3 district are as follows:
1.
Minimum Building Site Required. Five
thousand square feet, except corner lots which shall be six thousand
square feet.
2.
Minimum Lot Area Per Dwelling Unit.
One thousand nine hundred fifty square feet.
3.
Minimum Lot Dimensions. Fifty-foot
width, except corner lots which shall be sixty feet.
4.
Required Minimum Setbacks.
a.
Front: fifteen feet, except the minimum setback to a garage shall be twenty feet. Where sixty percent or more of the lots in a block have been improved with buildings, the minimum required front yard shall be the average of the front yard of the improved lots if said average is less than the requirements of this article. For corner or through lots, and subject to an architectural review permit, the front lot line, as defined by Section 12.80.305, may be reassigned to a street lot line, thereby modifying the location where front, side, and rear setbacks are applicable;
c.
Rear: ten feet.
5.
Minimum Usable Open Space. Four hundred
square feet per unit.
6.
Maximum Coverage by All Structures.
Sixty percent.
7.
Maximum Coverage by Impervious Materials.
Eighty-five percent.
8.
Maximum Allowable Height. Fifty feet
or three stories, whichever is more restrictive.
9.
In the case of conditional uses,
additional regulations may be required.
10.
Substandard lots. Substandard lots
that were legally established are subject to the following:
a.
A substandard lot may be used as
a building site for one single-family residence as a permitted use.
b.
The width of an interior side setback
may be reduced to ten percent of the width of the parcel, but in no
case to less than three feet.
c.
The width of a street side setback
may be reduced to five feet plus ten percent of the width of the parcel,
but in no case to less than eight feet.
(Prior code § 27-7.8; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1845 § 5, 2017; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To encourage the development of
high density residential multifamily structures such as apartments
and condominiums and to allow for other uses such as roominghouses
and boardinghouses, sanitariums and rest homes.
D.
Development Regulations. Development regulations
in the R-4 district are as follows:
1.
Minimum Building Site Required. Five
thousand square feet, except corner lots which shall be six thousand
square feet.
2.
Minimum Lot Area Per Dwelling Unit.
One thousand four hundred fifty square feet.
3.
Minimum Lot Dimensions. Fifty-foot
width, except corner lot which shall be sixty feet.
4.
Required Minimum Setbacks.
a.
Front: fifteen feet, except the minimum setback to a garage shall be twenty feet. Where sixty percent or more of the lots in a block have been improved with buildings, the minimum required front yard shall be the average of the front yard of the improved lots if said average is less than the requirements of this article. For corner or through lots, and subject to an architectural review permit, the front lot line, as defined by Section 12.80.305, may be reassigned to a street lot line, thereby modifying the location where front, side, and rear setbacks are applicable;
c.
Rear: ten feet.
5.
Minimum Usable Open Space. Two hundred
square feet per unit.
6.
Maximum Coverage by All Structures.
Sixty percent.
7.
Maximum Coverage by Impervious Materials.
Eighty-five percent.
8.
Maximum Allowable Height. Fifty feet
or three stories, whichever is more restrictive.
10.
In the case of conditional uses,
additional regulations may be required.
11.
Substandard Lots. Substandard lots
that were legally established are subject to the following:
a.
A substandard lot may be used as
a building site for one single-family residence as a permitted use.
b.
The width of an interior side setback
may be reduced to ten percent of the width of the parcel, but in no
case to less than three feet.
c.
The width of an street side setback
may be reduced to five feet plus ten percent of the width of the parcel,
but in no case to less than eight feet.
(Prior code § 27-7.9; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1845 § 5, 2017; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To serve the limited market area
of a specific neighborhood by providing for such uses as apparel and
accessory stores, food stores, personal and professional services.
B.
Permitted Uses. The following uses, conducted
entirely within an enclosed structure, are permitted in the C-N district:
1.
Apparel and accessory stores;*
2.
Food stores;*
3.
Restaurant and food services without
alcoholic beverage sales except drive-in eating places;
4.
Miscellaneous retail, except non-store
retailers and fuel and ice dealers;*
5.
Finance, insurance and real estate
offices;*
6.
Personal services, except laundry,
cleaning and garment services, funeral services and crematories, miscellaneous
personal services but including garment pressing and agents for laundries
and dry cleaners;*
7.
Any other use which the community
development director finds is similar in nature, function or operation
to the listed permitted uses.
C.
Conditional Uses. Conditional uses allowed in the C-N district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Drive-through facilities, except
that planning commission approval is required for such businesses;
2.
Gas and service stations;
3.
Medical and professional offices;
4.
Household goods warehousing and storage,*
where the community development director finds that the lot on which
the user is proposed:
a.
Is not physically suitable for the
permitted or other conditional uses in the district, due to seismic
conditions, and/or
b.
Is such that the establishment of
permitted or other conditional uses in the district are not economically
feasible in terms of return on investment, as shown by an economic
analysis submitted by the applicant and proposed by a qualified economist
where an application for a conditional use permit for such use was
ending on January 14, 1985;
5.
Restaurant and food services with
alcoholic beverage sales;
6.
Adult businesses and massage establishments if the site abuts EI Camino Real, as set forth by Section 12.84.040, except that planning commission approval is required for such businesses;
7.
Any use which the community development
director finds is similar in nature, function or operation to the
listed conditional uses.
D.
Development Regulations. Development regulations
in the C-N district are as follows:
1.
Minimum Building Site Required. Five
thousand square feet; except corner lots, which shall be six thousand
square feet.
2.
Minimum Lot Dimensions. Fifty-foot
width, except corner lots which shall be sixty feet.
4.
Maximum Allowable Height. Thirty-five
feet.
5.
Maximum Coverage by All Structures.
Sixty percent.
6.
Maximum Coverage by Impervious Material.
Ninety percent.
8.
In the case of conditional uses,
additional regulations may be required.
(Prior code § 27-7.10; Ord. 1410 § 1, 1982; Ord. 1428 § 1, 1984; Ord. 1453 § 1, 1985; Ord. 1685 § 1.4, 2003; Ord. 1730 § 4, 2007; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To establish high quality light
industrial areas, research facilities, large scale administrative
offices, and professional and medical offices in addition to ancillary
personal service and business uses.
B.
Permitted Uses. The following uses, conducted
entirely within an enclosed structure and provided there is an architectural
review permit, are permitted in the A-R district:
1.
Printing, publishing, and allied
industries;*
2.
Manufacturing of electrical and electronic
machinery, equipment, and supplies;*
3.
Manufacturing of measuring, analyzing,
and controlling instruments; photographic, medical and optical goods;
watches and clocks;*
4.
Business services, except services
to buildings;*
5.
Research and development;
6.
Offices;
7.
Uses appurtenant to the above uses;
C.
Conditional Uses. Conditional uses allowed in the A-R district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Any other office/commercial use which
the community development director finds to be similar in nature,
function, or operation to one or more uses specifically permitted
in this district pursuant to this section;
D.
Development Regulations. Development regulations
in the A-R district are as follows:
1.
Minimum building site required: One
acre.
2.
Minimum lot dimensions: One hundred
feet.
3.
Required minimum setbacks: Front:
forty feet, plus one foot for each foot of building height above twenty-five
feet; exterior side: same as front; interior side: twenty-five feet,
except forty-five feet when adjacent to a residential district; rear:
same as interior side.
4.
Maximum coverage by all structures:
Forty percent.
5.
Maximum coverage by impervious material:
Eighty percent.
6.
Maximum allowable height: Forty feet.
8.
In the case of conditional uses,
additional regulations may be required.
11.
Signage: As set forth in Chapter
12.205.
13.
Printing/copy services and personal
services, including beauty salons, barbershops, skin care and facial
salons, shall be limited to a maximum of twenty-five percent of the
gross floor area.
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*Term is elaborated in the Standard Industrial Classification
Manual.
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(Prior code § 27-7.13; Ord. 1410 § 1, 1982; Ord. 1588 § 2, 1997; Ord. 1638 § 1, 2001; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To establish areas for warehousing,
light manufacturing, and fabrication.
B.
Permitted Uses. The following uses, conducted
entirely within an enclosed structure, are permitted in the M-1 district:
C.
Conditional Uses. Conditional uses, conducted entirely within an enclosed structure, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Industrial and manufacturing uses
that may be obnoxious by reason of the emission of dust, odor, noise,
glare or other nuisance, including uses such as the following:
a.
Auto-related uses such as vehicle
repair and maintenance and gas and service stations;
b.
Auto wrecking;
c.
Building materials;
d.
Contractor yards;
e.
Manufacture, handling, or storage
of dangerous materials;
f.
Lumberyards;
g.
Any use which in the opinion of the
community development director is similar to the above conditional
uses.
h.
Firearm dealers, subject to the limitations set forth by Section 6.08.070(H).
j.
Any warehousing, wholesaling, distribution
or other light industrial use on sites over one acre in size.
2.
For properties fronting on San Mateo
Avenue, limited retail, restaurant, food service uses, or similar
uses in the opinion of the community development director. Outdoor
dining may be allowed subject to a use permit.
D.
Development Regulations. Development regulations
for the M-1 district are as follows:
1.
Minimum building site: Eight thousand
square feet.
2.
Minimum lot width: Sixty feet.
3.
Required minimum setbacks: None.
4.
Maximum coverage by all structures:
Sixty percent.
5.
Maximum allowable height: Thirty-five
feet. Fifty feet for buildings located on properties greater than
one acre in size.
6.
In the case of conditional uses,
additional regulations may be required.
9.
Signage: As set forth in Chapter
12.205.
(Prior code § 27-7.15; Ord. 1410 § 1, 1982; Ord. 1772 § 2, 2009; Ord. 1832 § 3, 2015; Ord. 1898 § 3, 2021; Ord. 1930 § 3, 2022; Ord. 1946, 2/13/2024Ord. 1947, 4/9/2024)
A.
Purpose. To preserve open space uses and
provide recreation uses for the general community, including public
and private parks, schools and cemeteries.
B.
Permitted Uses. The following uses are
permitted in the O district:
1.
Parks, recreational facilities, and
trails, that are owned, operated, and maintained by a public agency.
C.
Conditional Uses. Conditional uses allowed
in the O district, subject to obtaining a use permit, are as follows:
1.
Parks, recreational facilities, and
trails, that are owned, operated, and/or maintained by a private entity;
2.
Schools, colleges and universities;
3.
Cemeteries;
4.
Uses which, in the opinion of the
community development director, are consistent with the open space
and conservation elements of the San Bruno General Plan.
(Prior code § 27-7.17; Ord. 1410 § 1, 1982; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. To regulate land use on lands
within the city now or in the future where no zoning designation has
been assigned.
D.
Development Regulations. Development regulations
in the U district are as follows:
(Prior code § 27-7.18; Ord. 1410 § 1, 1982; Ord. 1730 § 4, 2007; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose.
It is the purpose of the P-D district to allow a mixture of uses,
or unusual density, building intensity, or design relationships which
will produce an environment and use of land in each case superior
to that which would result from the regulations of the standard districts
or combination of districts
B.
Permitted Uses. There are no permitted
uses in the P-D district.
C.
Conditional Uses. Any and all compatible land uses consistent with the San Bruno General Plan are conditional uses in a P-D district, provided such use or uses have been designated on a development plan and approved pursuant to the provisions of this section. Conditional uses may be authorized by the approval of a planned development permit (PDP). Notwithstanding the foregoing, cannabis retailers are a conditionally permitted use in a P-D district, provided the cannabis retailer obtains the necessary permits pursuant to Chapters 4.70 and 12.300.
D.
Minimum Site Area. No minimum site area
is established for a P-D district.
E.
Application for Establishment of a P-D District. Application to have a parcel classified as a planned development district shall be made to the community development department and shall be accompanied by a fee, as set by the city council, and by a preliminary development plan. A P-D district may also be established for any property pursuant to the procedure for amendment as described in Chapter 12.136.
F.
Development
Plan–Contents. The applicant shall submit a preliminary development
plan showing the area involved and containing the following:
1.
Circulation
pattern, indicating both public and private street;
2.
All parks, playgrounds, school sites,
public facilities, open space, and other such uses;
3.
The land uses, indicating the approximate
areas to be used for various purpose, the acreage and percentage of
total area in each land use, the population densities, the lot area
per dwelling unit (excluding public street area), the percentage of
area covered by buildings, pavement and extent of grading, and land
uses on adjacent parcels;
4.
A map showing the topography of the
proposed district at one-foot contour intervals in areas of cross
slopes of less than five percent, at two-foot contour intervals in
areas of five percent through ten percent cross slopes, and at five-foot
contour intervals in areas exceeding ten percent cross slope;
5.
A market analysis for proposed commercial
developments;
6.
All the information necessary to
allow the city to draft any required environmental impact report;
plus, a fee to cover the city's cost in preparing the draft EIR;
7.
A geological and soils analysis which
shall contain an adequate description of the soils and geology of
the site and conclusions and recommendations regarding the effect
of the soil and geological conditions on potential grading, excavations,
street and utility improvements and structures;
8.
A development schedule indicating
the approximate date on which the construction of the project can
be expected to begin, the anticipated rate of development, and the
completion date. There shall also be included, if applicable, a delineation
of units or segments to be constructed in progression;
9.
Proof of ownership of the properties
proposed for reclassification or written approval from the owners
of record to seek development plan approval and reclassification.
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The above contents may be modified by the community development
director.
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G.
Development Plan–Hearing and Findings for Approval. The planning commission shall hold a public hearing pursuant to the provisions in Chapter 12.132. The commission may then recommend the establishment of the P-D district; and the city council, after a public hearing, may, by ordinance, establish a P-D district, provided they find that the facts presented at the hearings establish that:
1.
The proposed P-D district can substantially
be completed within the time schedule submitted by the applicant;
2.
Each unit of the development, as
well as the total development, can exist as an independent development
capable of creating an environment of sustained desirability and stability
or adequate assurance that such objective will be attained;
3.
The land uses proposed will not be
detrimental to the present or potential surrounding uses but will
have a beneficial effect which would not be achieved through other
districts;
4.
The streets and thoroughfares proposed
are suitable and adequate to carry anticipated traffic, and increased
densities will not generate traffic in such amounts as to overload
the street network outside the P-D district;
5.
Any proposed commercial development
can be justified economically at the location proposed and will provide
adequate commercial facilities for the area;
6.
Any exceptions from the standard
district requirements are warranted by the design of the project and
amenities incorporated in the development plan; and
7.
The area surrounding the development
can be planned and zoned in coordination and substantial compatibility
with the proposed development and the P-D district uses proposed are
in conformance with the General Plan of the city.
H.
Development Plan–Denial; Approval
with Conditions.
1.
Establishment of the P-D district
shall occur concurrently with the approval of the development plan.
2.
If, from the facts presented, the
planning commission or the city council fails to make the necessary
findings, the application shall be denied.
3.
The planning commission may recommend
disapproval of the development plan as submitted or may recommend
approval of the development plan, subject to specified amendments
and modifications.
4.
The commission shall not make a favorable
recommendation to the council, nor shall the council adopt an ordinance
classifying a parcel P-D, without coincidentally or previously having
approved the development plan.
I.
Development Plan–Amendment or Modification,
Reclassification, Null and Void.
1.
All amendments or modifications to an approved development plan shall be made in accordance with the procedure set forth for amending the zoning ordinance in Chapter 12.136. The community development director may, however, approve or conditionally approve minor adjustments to the original development plan, provided said adjustments do not conflict with the concept or intent of the development plan originally approved by the commission or council.
2.
If, in the opinion of the commission
or council, the development in a P-D district is failing or has failed
to meet the requirements of the development plan, or any part thereof,
the commission or council may initiate proceedings to reclassify the
property to another zoning district.
3.
Development plans approved in accordance
with the provisions of this section shall become null and void if
a planned development permit is not filed with the commission within
one year after the effective date of the ordinance adopting the approved
development plan. Such time limitation shall be subject to reasonable
extensions upon a showing by the applicant of extraordinary or uncontrollable
circumstances warranting such extensions.
J.
Planned Development Permit (PDP)–Submission.
Prior to the issuance of a building permit in any parcel zoned P-D,
the owner or applicant shall procure a planned development permit
from the decision-making body. Prior to approval of any application
for a planned development permit, owner or applicant shall submit
the following to the community development director:
1.
A tentative subdivision map (when
either parcelization of the property or a condominium project is proposed);
2.
Proposed landscaping and irrigation
plan;
3.
Proposed engineering plans, including
site grading, street improvements, drainage, and other public utilities,
which plans, when approved by the commission shall not be construed
to mean that the plans will constitute the final improvement plans
for the subdivision. The city engineer, after detailed design studies,
may require modifications and/or additional plans and specification,
if such additional requirements clearly follow the spirit and intent
of the approved specific plan;
4.
Proposed building plans, including
floor plans and exterior elevations indicating the materials, color
scheme, and treatment of surfaces;
5.
Proposed plans for recreational facilities;
6.
Generalized parking plans;
7.
Proposed plot plans, showing building
locations on each lot, building setbacks, and lot dimensions;
8.
Where applicable, as a result of
findings on site conditions and detailed site planning, supplemental
information or revisions to the environmental impact report prepared
pursuant to the provisions of the city and state EIR guidelines; and
9.
A fee, as set by the city council.
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Except for the fee, the submittal requirements may be modified
by the community development director.
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K.
Planned Development Permit (PDP)–Action.
1.
A PDP, or a modification to an existing PDP, is required for new construction as defined in Chapter 12.108. A PDP, or modification to an existing PDP, shall require a planning commission public hearing in accordance with the procedures set forth in Chapter 12.132 subject to the following criteria:
a.
The first implementation of a new
development plan;
b.
New buildings, except for accessory
structures without direct visibility from the public right-of-way;
or
c.
An addition of more than ten percent
to an existing building, or a cumulative addition of more than ten
thousand sq. ft.
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All other PDPs, or modifications to an existing PDP, may be acted on by the community development director without a hearing, subject to mailed notice to adjacent property owners as set forth in Section 12.132.030.
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2.
In its determination of a planned
development permit application, the decision-making body shall not
be bound by a prior city council or planning commission approval of
any development plan. The decision-making body may approve, approve
conditionally, or disapprove the planned development permit as presented.
No grading, subdivision, or development shall be permitted in any
P-D district, or any unit thereof, until the planned development permit
for such district, or unit thereof, has been approved by the pursuant
to this chapter.
3.
The owner or developer may submit
a PDP application for a portion or unit of a parcel designated P-D,
provided the development plan indicated the intention of the development
of such parcel by units and established a time schedule for such development.
4.
Prior to approving any planned development
permit application the decision-making body must find that the proposed
planned development permit is consistent with the previously approved
development plan and that any proposed single-family or two-family
dwellings conform to the basic design principles of the residential
design guidelines as approved by resolution by the city council and
as may be revised from time to time.
(Prior code § 27-7.19; Ord. 1410 § 1, 1982; Ord. 1730 § 4, 2007; Ord. 1784 § 2, 2010; Ord. 1898 § 3, 2021; Ord. 1930 § 4, 2022; Ord. 1947, 4/9/2024)
A.
Purpose. The purposes of the establishment
of zoning regulations and development standards of the U.S. Navy site
and its environs specific plan area are to develop a compact and inter-active
community based on the principles of transit-oriented development,
offering multifamily and senior-assisted living, work place opportunities,
potential childcare and recreational facilities, and a major hotel
and ancillary services, with convenient pedestrian-friendly access
to adjacent transit facilities, retail and entertainment services,
and neighborhood amenities.
B.
Zoning Regulations and Development Standards–Establishment
and Application. The zoning regulations and development standards
for the U.S. Navy site and its environs specific plan area are established
as set forth in the U.S. Navy site and its environs specific plan,
as adopted by the city council by Resolution No. 2001-02 on January
9, 2001.
(Ord. 1635 § 1, 2001; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
A.
Purpose. The purpose of this section is
to ensure that the development of emergency shelters for the homeless
do not adversely impact adjacent parcels or the surrounding neighborhood,
and to ensure they are developed in a manner which protects the health,
safety, and general welfare of the community.
B.
Description of Area. The properties as
shown in the emergency shelter overlay zone map set out at the end
of this chapter, are included within the emergency shelter overlay
(ES) district.
C.
Permitted Uses. See Section 12.96.150(B).
D.
Development Regulations. An emergency shelter
for the homeless shall conform to all site development standards of
Section 12.96.150(D), M-1 Industrial District, except as follows:
1.
Property Development Standards. The
construction of and/or renovation of a building for use as an emergency
shelter shall conform to all applicable building and fire code standards.
E.
Performance Standards. A shelter for the
homeless shall conform to all city performance standards.
1.
Maximum Number of Persons/Beds. No
emergency shelter for the homeless shall contain more than thirty-two
beds.
2.
Waiting and Client Intake Areas.
The size of indoor waiting areas shall be sufficient to accommodate
the expected number of clients without infringing upon the public
right-of-way. Shelters shall provide ten square feet of interior waiting
and client intake space per bed. In addition, there shall be two offices
or cubicles for shelters with fewer than twenty beds. For every additional
bed there shall be an additional 0.1 office, rounded up. At least
twenty-five percent of the offices, rounded up, shall be private.
Waiting and intake areas may be used for other purposes as needed
during operations of the shelter.
3.
Facility Requirements. Each facility
shall include a written management plan that uses best practices to
address homeless needs (e.g., the latest Quality Assurance Standards
developed by the San Mateo County HOPE Quality Improvement Project)
and subject to review and approval by the community development director.
4.
On-Site Management. On-site management
shall be provided during the hours that the shelter is in operation.
The emergency shelter provider shall submit a written operations plan
that includes procedures for screening residents to ensure compatibility
with services provided at the facility.
5.
Hours of Operation. Clients shall
only be on site and admitted to the facility between five p.m. and
ten a.m.
6.
On-Site Security. Shelters must maintain
a security and emergency plan and train staff about the plan. Shelters
must install an indoor/outdoor video surveillance system for security
purposes. Security plans shall be submitted to city staff for review
and approval prior to issuance of an occupancy permit. Security plans
shall be resubmitted to city staff on an annual basis.
7.
Coordination. The shelter operator
shall establish a liaison staff to coordinate with city, police, school
district officials, local businesses, and residents on issues related
to the operation of the facility.
8.
Length of Stay. Temporary shelter
shall be available to residents for no more than sixty days. Extensions
up to a total stay of one hundred eighty days may be provided if no
alternative housing is available.
9.
Lighting. Adequate external lighting
shall be provided for security purposes. The lighting shall be sufficient
to provide illumination and clear visibility to all outdoor areas,
with minimal spillover on adjacent properties. The lighting shall
be stationary, directed away from adjacent properties and public rights-of-way,
and of an intensity compatible with the neighborhood.
10.
Nondiscretionary Design Review. In
addition to nondiscretionary design standards required for other housing
in the zone, emergency shelters shall meet the following requirements:
11.
Modification to a performance standard
may be permitted subject to approval of a use permit.
(Ord. 1832 § 4, 2015; Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
