Agenda packet — San Carlos City Council, January 23, 2023 (part 9 of 9)

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FIGURE 18.04.030-A: BUILDING HEIGHT, SINGLE-FAMILY HOMES B. Ground Floor Front Setback. Where twenty-five percent or more of the lots on the same block face have been improved with buildings, the minimum ground floor front setback requirement shall be the average of the actual front setback of all improved lots on such block face or fifteen feet, whichever is less.

C. Narrow Lot Side Setback. The minimum ground floor side setback for lots with an average width of forty-five feet or less shall be a minimum of ten percent of the lot width, or three feet, whichever is greater.

D. Second Story Projection. The upper story may align with the lower story or project a maximum of four feet into the required second story setback for up to thirty percent of the length of the lower story.

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FIGURE 18.04.030-D: SECOND STORY PROJECTION
E. Street Side Setbacks on Lots with Reversed Frontage. The exterior side setback in the rear twenty-five percent of a reversed corner lot shall not be less than the front yard required or existing, whichever is less, on the adjoining key lot.

FIGURE 18.04.030-E: STREET SIDE SETBACKS ON LOTS WITH REVERSED FRONTAGE

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F. Rear Setback. The ground floor may be located up to five feet from the rear property line if a minimum of fifteen percent of the area of the building site is provided clear and unobstructed to the rear of the dwelling.

G. Garage Setback Exception. Exceptions to the garage setback may be granted through the design review process where the review authority finds the visual prominence of the garage has been minimized and the site is small and constrained such that locating the garage five or more feet from the primary facade is not feasible.

H. Detached Garages. Detached garages shall be located in the rear half of the lot. The Director may approve a detached garage in the front half of the lot subject to the front setback requirements of the base district where the size, shape, topography, location, surroundings, or existing structures of the property make it infeasible to locate the garage in the rear half of the lot. (Ord. 1566 (Exh. B (part)), 2020; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.040 Supplemental regulations—RS districts.

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A. Design of Building Additions. Roof lines, exterior materials, windows, railings, porches, and other design elements shall be designed in a manner which is compatible with the design elements of the existing buildings and surrounding neighborhood.

B. Building Entrances. The principal entry shall be located in a visible location facing the street and shall incorporate a projection (e.g., porch) or recess, or combination of projection and recess at least forty square feet in area, with a minimum depth of five feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved through the design review process.

FIGURE 18.04.040-B: BUILDING ENTRANCES—RS DISTRICTS
C. Window Trim or Recess. Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall. For doublehung and horizontal sliding windows, at least one sash shall achieve a two-inch recess. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

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FIGURE 18.04.040-C: WINDOW TRIM OR RECESS—RS DISTRICTS
D. Architectural Articulation. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1. No street-facing facade shall run in a continuous plane of more than twenty-five feet without a window or a projection, offset, or recess of the building wall at least one foot in depth. Building entrances and front porches, and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises count towards this requirement.

2. Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break. Alternative designs to accommodate a complete architectural style may be approved through the design review process when the review authority finds that adequate design features have been incorporated to create visual variety and avoid a bulky or monolithic appearance.

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FIGURE 18.04.040-D: ARCHITECTURAL ARTICULATION—RS DISTRICTS E. Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of foam as trim and plywood or aluminum as siding materials is prohibited.

F. Garage Frontage. Where an attached garage is located on the front half of the lot and garage doors face a street, garage width shall not exceed sixty-five percent of the width of the front facade of the building (sixty percent on lots wider than one hundred feet).

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FIGURE 18.04.040-F: GARAGE FRONTAGE—RS DISTRICTS
G. Paving. The maximum amount of paving in street-facing yards is fifty percent of the required yard.

H. Driveways. Curb cuts and driveways shall be minimized.

1. Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports and parking spaces.

2. A maximum of one driveway up to twenty feet wide is permitted to serve a single unit.

Driveways serving two or more units shall be the minimum width required by the City Engineer.

3. All driveways must have minimum two-foot-wide planted area on each side.

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I. Alley Access. A detached garage or carport is permitted to have access to the alley if:

1. The garage or carport entrance is set back a minimum of four feet from the rear property line;

2. A forty-five-degree visibility triangle is provided on either side of the garage or carport;

3. The garage door does not cross the property line when opened or closed; and

4. The Director finds that such access will not adversely affect vehicle or pedestrian use of the street or alley.

FIGURE 18.04.040-I: ALLEY ACCESS
J. Small Lot Subdivisions.

1. Purpose. The purpose of this subsection is to provide opportunities to increase the supply of smaller dwelling units and rental housing units by allowing the creation of subdivisions with smaller lots and dwellings. It also is intended to establish design and development standards for these

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projects to ensure that they are compatible with the surrounding neighborhood, where the General Plan anticipates no change to existing neighborhood character.

2. Location. A small lot subdivision may be proposed and approved on any site within the RS district where such development would be compatible with adjacent uses and the character of the area. A small lot subdivision shall not be allowed where the review authority determines that public utilities and services are inadequate or the landform is inappropriate for such development because of grading or impacts on views from adjacent lots.

3. Development Types. Small lot subdivisions may be proposed and approved for small lot singleunit, bungalow court, and townhouse development developed according to Section 18.04.070, Residential development types.

4. Lot Standards. The lot standards listed in Table 18.04.040-J, Small Lot Subdivision Lot Standards, apply to small lot subdivisions.

TABLE 18.04.040-J: SMALL LOT SUBDIVISION LOT STANDARDS
Standard Small Lot Bungalow Court Townhouse
Minimum Lot Size (sq. ft.) 2,000 2,000 n/a
Minimum Lot Width (ft.) 30 30 20

5. Permit Requirement. A proposed small lot subdivision shall require the approval of a conditional use permit in compliance with Chapter 18.30, Use Permits, and a tentative map in compliance with the Subdivision Ordinance.

6. Required Findings. In addition to standard use permit findings, the review authority must find that the development is compatible with the neighborhood and that dwellings are proportionate to the lot size. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

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18.04.050 Development standards—RM districts.

Tables 18.04.050-1 and 18.04.050-2 prescribe the development standards for RM districts. Additional regulations are denoted in a right hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.04.050-1: DEVELOPMENT STANDARDS-RESIDENTIAL MULTIFAMILY DISTRICTS District RM-20 RM-59 RM-100 Additional Regulations #
Lot and Density Standards
Maximum
Density
(units/net acre)
20 59 100 1
Minimum Density
(units/net acre)1
15 45 75
Minimum Lot Size
(sq. ft)
6,000 10,000 10,000 2
Minimum Lot
Width (ft.)
60 100 100 3
Corner Lots 70 100 100
Building Form and Location

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Maximum Height
(ft.)
35 50(A) 60 (A) See Section 18.15.060
Height and height
exceptions
Maximum Stories 3 4 (B) 5(B)
Minimum Setbacks (ft.)
Front 15(C) 15(C) 4
Interior Side First two stories; 5, 10; thereafter
(A)
See Section 18.15.080,
Projections into required
yards
5 Street Side 10 (D) 10(D) 10(D) 6
Rear 15 15(A) 15(A) 7
Parking, from
Street-Facing
Property Line
40 (E) 40 (E) 40 (E) 8
Maximum Lot
Coverage
(Percent of Lot)
65 75 75 See Chapter 18.03, Rules
of Measurement
Maximum Floor
Area Ratio (FAR)

0.75 2.0 3.0
Maximum Upper story Massing (Percent of Ground Floor Footprint) 2 nd Story 100 100 100 Not applicable on lots less
than 60 feet wide
3 rd, 4th and 5th
Storiesy Above
80 80 80
(1) Minimum Density requirement is triggered for new development projects only, not for minor additions or improvements.Minimum densities apply to new development and construction of new projects, or when adding residential to an existing commercial use. For wholesale conversion of commercial uses to residential, minimum densities shall apply; but for small conversion of an existing single-space commercial use to residential, minimum densities shall not apply.

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TABLE 18.04.050-2: ADDITIONAL STANDARDS-RESIDENTIAL MULTIFAMILY DISTRICTS District RM-20 RM-59 RM-100 Additional Regulations
Minimum Private Open Space (sq.ft.
per unit)
150 0 0 (F)
Minimum Common and/or Private
Open Space (percent of site area) 15 15 10 (F)
Minimum Amount of Landscaping
(percent of site) 20 15
10 See Chapter 18.18
Landscaping
Maximum Paving in Street-Facing
Yards (percent of required yard) 50 50 50
A. Transitional Standards. Where an RM-59 and RM-100 district adjoins is adjacent to an RS district, the following standards apply:

1. For the RM-100 zoning district, the maximum height within forty feet of an RS district is forty feet. The maximum height within fifty feet of an RS district is fifty feet.

2. For the RM-59 zoning district, the maximum height within forty feet of an RS district is thirty feet. The maximum height within fifty feet of an RS district is forty feet.

3. The building setback from an RS district boundary shall be ten feet for interior side yards and twenty feet for rear yards.

4. A landscaped planting area, a minimum of five feet in width, shall be provided along all RS district boundaries. A tree screen shall be planted in this area with trees planted at a minimum interval of fifteen feet.

FIGURES 18.04.050-A: TRANSITIONAL STANDARDS—RM DISTRICTS

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B. Upper Story Stepback. The fourth and fifth story street-facing building frontages shall be stepped back a minimum of ten feet from the stories below. Exceptions may be granted by the Director; provided, that an entry courtyard with a minimum depth of twenty-five feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided.

FIGURE 18.04.050-B: UPPER STORY SETBACK

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C. Front Setback. Where seventy-five percent or more of the lots in a block, on both sides of the street, have been improved with buildings, the minimum front setback required shall be the average of improved lots or fifteen feet, whichever is less.

D. Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

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FIGURE 18.04.050-D: STREET SIDE YARDS ON LOTS WITH REVERSED FRONTAGE—RM DISTRICTS E. Parking Setback. Parking may be located within forty feet of the street-facing property line in accordance with the following standards:

1. Underground and Partially Submerged Parking. Parking completely or partially underground may match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five feet from finished grade.

2. Surface Parking. Above-ground parking may be located within forty feet of a street-facing property line with the approval of a conditional use permit when the decision making authority can make all of the following findings can be made:
a. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible;
b. The parking area is well screened with a wall, hedge, trellis, and/or landscaping; and c. The site is small and constrained such that underground, partially submerged, or surface parking located more than forty feet from the street frontage is not feasible.

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F. Open Space. Private and Common areas shall be provided in accordance with this section. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create a welcoming entry feature are also considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

1. Minimum Dimensions
a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than ten feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet. a. Common Open Space. Common open space located on the ground level shall have no dimension less than fifteen by twenty feet.

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FIGURE 18.04.050-F(1)(b): COMMON OPEN SPACE MINIMUM DIMENSIONS—RM DISTRICTS

21. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The slope shall not exceed ten percent.

32. Accessibility.
a. Private Open Space. The space shall be accessible to only one living unit by a doorway or doorways to a habitable room or hallway.
a. Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

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18.04.060 Supplemental regulations—RM districts.

A. Building Entrances.

1. Orientation. All units located along public rights-of-way must have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where multiplefamily housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards.

2. Projection or Recess. Building entrances must have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of fifty square feet.

Alternative designs that create a welcoming entry feature facing the street, such as trellis or landscaped courtyard entry, may be approved by the Director.

3. Dwelling Unit Access. Exterior entrances to units shall be in a form of individual or shared entrances at the ground floor of the building. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five or more units.

B. Building Design. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1. Building Length. The maximum dimension of any single building shall not exceed one hundred twenty-five feet.

2. Roof Line. The roof line at each elevation shall demonstrate an offset of at least eighteen inches for each one to three units exposed on that elevation. Large, continuous roof planes are prohibited.

3. Window Trim or Recess. Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one sash shall achieve a two-inch recess.

Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

4. Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

5. Facade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least four feet in depth, or two projections or recesses at least two and one8.b January 23, 2023 Packet
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half feet in depth, for every twenty-five horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height, and may be grouped rather than evenly spaced in twenty-five-foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

6. Facade Detailing and Materials. All visible building facades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

7. Building Colors. Every building shall have at least two complementary colors which demonstrate a harmonious relationship.

8. Building Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of foam for trim and plywood, vinyl or aluminum as siding materials is prohibited.

9. Transition Areas. Where new multifamily developments are built adjacent to existing lowerscaled residential development, the facade facing the existing lower-scaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.
a. Height. Full-height recesses, a minimum of ten feet deep, shall be provided along the facade to break the building into smaller discrete masses.

FIGURE 18.04.060-B(8)(a): MINIMUM RECESS

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b. Window and Balcony Placement. Offset windows to avoid direct sight lines into and from neighboring properties. Position balconies and other private open space so they minimize views into neighboring properties.

10. Exceptions. Exceptions to the building design standards may be granted with approval of a conditional use permit based on the finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance.

C. Private Storage Space. Each unit shall have at least two hundred cubic feet of enclosed, weatherproofed, and lockable private storage space with a minimum horizontal dimension of four feet.

D. Paving. Differentiated paving materials shall be used for garage aprons, entries, and pedestrian walkways. This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

E. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards:

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Pedestrian Walkway Design.
a. Walkways shall be a minimum of six five feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

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b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier. (Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)* Code reviser’s note: Ord. 1480 added subsection (B)(3a) of this section as subsection (B)(3). It has been editorially renumbered to avoid duplication.

18.04.070 Residential development types. Revised 11/20
This section prescribes development and supplemental standards specific to each development type allowed within the residential districts.

A. Single-Unit Dwellings and Duplexes. Single-unit dwellings and duplexes are subject to the development standards and supplemental regulations of the RS district, Sections 18.04.030, Development standards—RS districts, and 18.04.040, Supplemental regulations—RS districts. The figures in this subsection illustrate RS district development standards and what resulting single-unit development might look like.

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FIGURE 18.04.070-A: RESIDENTIAL TYPES—SINGLE-UNIT
B. Accessory Dwelling Units. Accessory dwelling units are subject to the development standards and supplemental regulations of the RS district, Sections 18.04.030, Development standards—RS districts,

18.04.040, Supplemental regulations—RS districts, and 18.23.210, Accessory dwelling units/junior accessory dwelling units. The figures in this subsection illustrate accessory dwelling unit development standards and what resulting accessory dwelling unit development might look like.

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FIGURE 18.04.070-B: RESIDENTIAL TYPES—ACCESSORY DWELLING UNITS C. Multi-Unit Residential. Multi-unit residential development is subject to the development standards and supplemental regulations of the RM district, Sections 18.04.050, Development standards—RM districts, and 18.04.060, Supplemental regulations—RM districts. The figures in this subsection illustrate RM district development standards and what resulting development might look like.

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FIGURE 18.04.070-C: RESIDENTIAL TYPES—MULTI-UNIT RESIDENTIAL D. Small Lot Single-Unit Development. Small lot single-unit development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-D. The figures in this subsection illustrate small lot single-unit development standards and what resulting development might look like.

TABLE 18.04.070-D: DEVELOPMENT STANDARDS—SMALL LOT SINGLE-UNIT DEVELOPMENT

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TABLE 18.04.070-D: DEVELOPMENT STANDARDS—SMALL LOT SINGLE-UNIT DEVELOPMENT Standard Small Lot Single-Unit
Site Standards
Minimum Project Site Width
(ft.)
80 Maximum Project Site Floor
Area Ratio (FAR)
.45
Maximum Project Site Lot
Coverage (percent of site)
35 Building Height and Form
Maximum Number of Stories 3
Maximum Building Length (ft.) n/a
Setbacks
Project Site The overall project site is subject to the setback requirements of the base district.

Individual Lot (ft.)
Front 10; 7 for porch
Side 1-story portion: 4; 2-story portion: 8
Rear 15; 0 for detached garage on alley
Building Separation of
Detached Units (ft.)
5 Parking and Access
Minimum Garage Setback
from Primary Facade (ft.)
5 Maximum Garage Width (ft.) 25; common garages not visible from the street may accommodate up to four cars.

Access Location Alley or side street wherever possible.

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TABLE 18.04.070-D: DEVELOPMENT STANDARDS—SMALL LOT SINGLE-UNIT DEVELOPMENT Standard Small Lot Single-Unit
Building Orientation
Orientation Facades shall be designed to orient towards the public street and a common courtyard, if provided.

Entrance Location The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

Usable Open Space
Minimum Private Open Space
(sq. ft. per unit)
300
Minimum Common Open
Space (sq. ft. per unit)
200
Minimum Horizontal Dimensions
Ground floor, common (ft.) 20
Ground floor, private (ft.) 10
Balcony (ft.) 7
Additional Standards
Minimum Amount of
Landscaping (percent of site)
35 Minimum Amount of Enclosed
Personal Storage (sq. ft.)
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FIGURE 18.04.070-D: RESIDENTIAL TYPES—SMALL LOT SINGLE-UNIT DEVELOPMENT E. Bungalow Court Development. Bungalow court development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-E. The figures in this subsection illustrate bungalow court development standards and what resulting development might look like.

TABLE 18.04.070-E: DEVELOPMENT STANDARDS—BUNGALOW COURT DEVELOPMENT Standard Bungalow Court
Site Standards
Minimum Project Site Width
(ft.)
100
Maximum Project Site Floor
Area Ratio (FAR)
.45

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TABLE 18.04.070-E: DEVELOPMENT STANDARDS—BUNGALOW COURT DEVELOPMENT Standard Bungalow Court
Maximum Project Site Lot
Coverage (percent of site)
35 Building Height and Form
Maximum Number of Stories 2
Maximum Building Length (ft.) n/a
Setbacks
Project Site The overall project site is subject to the setback requirements of the base district.

Access Location Alley or side street wherever possible.

Building Orientation
Orientation Facades shall be designed to orient towards the public street and a common courtyard, if provided.

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TABLE 18.04.070-E: DEVELOPMENT STANDARDS—BUNGALOW COURT DEVELOPMENT Standard Bungalow Court
Entrance Location The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

Usable Open Space
Minimum Private Open Space
(sq. ft. per unit)
150
Minimum Common Open
Space
15% of lot area provided as a central courtyard
Minimum Horizontal Dimensions
Ground floor, common (ft.) 30
Ground floor, private (ft.) 10
Balcony (ft.) 7
Additional Standards
Minimum Amount of
Landscaping (percent of site)
35 Minimum Amount of Enclosed
Personal Storage (sq. ft.)
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FIGURE 18.04.070-E: RESIDENTIAL TYPES—BUNGALOW COURT
F. Townhouse Development. Townhouse development is subject to the development standards and supplemental regulations of the base district unless modified by Table 18.04.070-F. The figures in this subsection illustrate townhouse development standards and what resulting development might look like.

TABLE 18.04.070-F: DEVELOPMENT STANDARDS—TOWNHOUSE

DEVELOPMENT
Standard Townhouse
Site Standards
Minimum Project Site Width
(ft.)
80 Maximum Project Site Floor
Area Ratio (FAR)

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TABLE 18.04.070-F: DEVELOPMENT STANDARDS—TOWNHOUSE

DEVELOPMENT
Standard Townhouse
Maximum Project Site Lot
Coverage (percent of site)
35 Building Height and Form
Maximum Number of Stories 3
Maximum Building Length (ft.) 150
Setbacks
Project Site The overall project site is subject to the setback requirements of the base district.

Individual Lot (ft.)
Front 10; 7 for porch
Side (apply to the end of rows
of attached units)
1-story portion: 4; 2-story portion: 8
Rear 15; 0 for detached garage on alley
Building Separation of
Detached Units (ft.)
5 Parking and Access
Minimum Garage Setback
from Primary Facade (ft.)
5 Maximum Garage Width (ft.) 25; common garages not visible from the street may accommodate up to four cars.

Access Location Alley or side street wherever possible.

Building Orientation
Orientation Facades shall be designed to orient towards the public street and a common courtyard, if provided.

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TABLE 18.04.070-F: DEVELOPMENT STANDARDS—TOWNHOUSE

DEVELOPMENT
Standard Townhouse
Entrance Location The main entrance to each ground floor dwelling shall be visible to and located directly off a common courtyard or directly from the street.

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(Ord. 1566 (Exh. B (part)), 2020; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

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Chapter 18.05
MIXED-USE DISTRICTS Revised 11/20 Revised 3/21
Sections:

18.05.010 Purpose.

18.05.020 Land use regulations. Revised 11/20 Revised 3/21

18.05.030 Development standards.

18.05.040 Supplemental regulations.

18.05.010 Purpose.

The specific purposes of the mixed-use districts are to:

A. Provide for the orderly, well-planned, and balanced development of mixed-use districts.

B. Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life.

C. Promote pedestrian- and transit-oriented, mixed-use commercial centers at appropriate locations.

D. Establish design standards that improve the visual quality of development and create a unified, distinctive, and attractive character along mixed-use streets.

E. Provide appropriate buffers and transition standards between commercial and residential uses to preserve both commercial and mixed-use feasibility and residential quality.

Additional purposes of each mixed-use district which that follow, implement General Plan classifications of “Mixed Use, 30-40 du/ac”; “Mixed Use, 38-21-520 du/ac, ; Mixed Use, 75-51-100 du/ac, ; Mixed Use, 90- 101-120 du/ac” Mixed-Use, Low Density,” “Mixed-Use, Medium Density,” “Mixed-Use, Medium High Density,” and “Neighborhood Retail/Mixed-Use, Medium Density and Neighborhood Retail/Mixed Use, 75-120..

F. MU-DC-100 Mixed-Use Downtown Core. This district is intended to maintain the pedestrian-oriented environment in the heart of San Carlos’ downtown, with a focus on ground-level active storefronts and pedestrian- and transit-oriented development that encourages pedestrian activity and supports multimodal transportation. Physical form is regulated to reflect the urban character of the downtown core.

Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty one-hundred units per net acre.

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G. MU-D-50 Mixed-Use Downtown. This district is intended to maintain the pedestrian-oriented environment around the downtown core and connect surrounding districts. Physical form is regulated to provide shopfront buildings that frame the street and support pedestrian- and transit-oriented development that encourages pedestrian activity and supports multi-modal transportation. Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty units per net acre.

G. MU-D-100 Mixed-Use Downtown. This district is intended to maintain the pedestrian-oriented environment around the downtown core and connect surrounding districts. Physical form is regulated to provide shopfront buildings that frame the street and support pedestrian- and transit-oriented development that encourages pedestrian activity and supports multi-modal transportation. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one-hundred units per net acre.

H. MU-D-120 Mixed-Use Downtown. This district is intended to maintain the pedestrian-oriented environment around the downtown core and connect surrounding districts. Physical form is regulated to provide shopfront buildings that frame the street and support pedestrian- and transit-oriented development that encourages pedestrian activity and supports multi-modal transportation. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one-hundred and twenty units per net acre.

I. MU-SA-50 Mixed-Use Station Area. This district is intended to provide for transit-oriented development to support vitality around transit centers and the historic San Carlos Train Depot and provide linkages to the downtown core and neighborhoods adjacent to Old County Road. Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty units per net acre.

JI. MU-SC-120 Mixed-Use San Carlos Avenue. This district is intended to allow one or more of a variety of residential and nonresidential uses to encourage a greater mix and intensity of uses in a pedestrianscaled environment at a scale and form that is appropriate to its neighborhood context and adjacent residential uses and forms. This district is also intended to provide transit-oriented development that supports multi-modal transportation. Allowable uses include commercial and office uses, as well as residential development up to one-hundred and twenty fifty nine units per net acre.

KJ. MU-NB-120 Mixed-Use North Boulevard. This district is intended to facilitate the transformation of the northern portion of El Camino Real into a multi-modal, mixed-use corridor. The physical form varies to reflect the urban character of the El Camino Real corridor and to transition to surrounding, lower-density districts. This district allows a mix of residential development of up to fifty one-hundred and twenty units

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per net acre and retail and commercial uses, as well as hotels and other commercial uses oriented toward a regional market.

K. MU-SB Mixed-Use South Boulevard. This district is intended to facilitate the transformation of the southern portion of El Camino Real into a multi-modal, mixed-use corridor. The physical form varies to reflect the urban character of the El Camino Real corridor and to transition to surrounding, lower-density districts. This district allows a mix of residential development of up to fifty units per net acre and retail and commercial uses, as well as hotels and other commercial uses oriented toward a regional market.

LK. MU-SB-100 Mixed-Use South Boulevard. This district is intended to facilitate the transformation of the southeastern portion of Laurel Street into a mixed-use corridor. The physical form varies to transition from MU-N-40 west of Laurel Street to MU-SB-120 on El Camino Real. This district allows a mix of residential development of up to one-hundred units per net acre and retail and commercial uses.

ML. MU-SB-120 Mixed-Use South Boulevard. This district is intended to facilitate the transformation of the southern portion of El Camino Real into a multi-modal, mixed-use corridor. The physical form varies to reflect the urban character of the El Camino Real corridor. This district allows a mix of residential development of up to one-hundred and twenty units per net acre and retail and commercial uses, as well as hotels and other commercial uses oriented toward a regional market.

NM. MU-N-40 Neighborhood Mixed-Use. This district is intended to provide an appropriate transition from mixed-use areas into the residential neighborhoods. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to twenty forty units per net acre. (Ord. 1438 § 4 (Exh. A (part)), 2011) ON. MU-N-50 Neighborhood Mixed-Use. This district is intended to provide an appropriate transition from mixed-use areas into the residential neighborhoods. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty units per net acre.

PO. MU-N-120 Neighborhood Mixed-Use. This district is intended to reflect the form of El Camino Real while providing a transition from MU-NB-120 to MU-N-50 and RM-100 zoning districts. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one-hundred and twenty units per net acre.

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18.05.020 Land use regulations. Revised 11/20 Revised 3/21 Table 18.05.020 prescribes the land use regulations for mixed-use districts. The regulations for each district are established by letter designations as follows:
“P” designates permitted uses.
“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.
“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning Commission.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table. “-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. 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. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

TABLE 18.05.020: LAND USE REGULATIONS—MIXED-USE DISTRICTS Use Classifications
MU
-
DC100
MUD100MUD120
MUSC120MU
-
NB
-
120
MUSB100
100
MUSB120MU
-N40MUN50MUN -
120
Additional
Regulations
Residential Use
Residential
Housing types See subclassification below
Multi-Unit
Residential P(1) P(1) P(2) P P(2) P P(2) P(3) P(2) P(2) Accessory
Dwelling Unit P P P P P P P P P P
Only if it
includes a
proposed
or existing
dwelling
Junior Accessory
Dwelling Unit - - - - - - - - - -
Elderly and LongTerm Care - - - C - - - - - -

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Family Child Care See subclassifications below
Small P P P P P P P P P P
Large P P P P P P P P P P See Section

18.23.090
Day care
centers and
large family
child care
homes
Residential Care
Facilities
See subclassifications below
General - M(1) M(1) M - - - - - - See Section

18.23.200,
Residential
care
facilities
Limited P P P P P P P P P P
Senior - M(1) M(1) M - - - - - - See Section

18.23.200,
Residential
care
facilities
Single Room
Occupancy C(1) C(1) C(1) C C(1) C(1) C(1) C(3,
14)
C C
See Section

18.23.220,
Single room
occupancy
hotels
Transitional
Housing P P P P P P P P P P
See Section

18.23.25 Transitional
and
supportive
housing
Supportive
Housing P P P P P P P P P P
See Section

18.23.25 Transitional
and
supportive
housing
Colleges and Trade
Schools, Public or
Private - - - - P P P - - -
Community
Assembly less
Than 3,500 Square
Feet
- P P P P P P M M M
See Section

18.23.080,
Community
assembly
Community facilities
Assembly, 3,500
Square Feet or
More
- C C C M M M - - -
Community
Garden P P P P P P P P P P
Cultural
Institutions C(4) P P C M M M M M M
Day Care Centers
- P P P P P P P P P
See Section

18.23.090,
Day care

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Emergency Shelter
- - - - P P P - - -
Government
Offices - P P P P P P P P P
Hospitals and
Clinics - P P - P P P - - -
Instructional
Services M P P - P P P P P P
See Section

18.23.260,
Formula
business
uses
Park and
Recreation
Facilities, Public

P P P P P P P P P P
Public Safety
Facilities - C C - C C C C C C
Schools, Public or
Private - - - - C C C C C C
Social Service
Facilities - - - - C C C C C C
Commercial Uses
Animal Care, Sales
and Services See subclassifications below
Grooming and Pet
Stores - P P - P P P P(5) P(5) P(5)
Veterinary
Services - C(5) C(5) C(5) C(5) C(5) C(5) C(5) C(5) C(5) Artists’ Studios M P P - P P P P(5) P(5) P(5)
Automobile/Vehicl
e Sales and
Services
See subclassifications below
Automobile
Rentals - - - - C(6) C(6) C(6) - - -
See Section

18.23.050,
Automobile
/vehicle
sales and
services,
and Section

18.23.260,
Formula
business
uses
Automobile/Vehicl
e Sales and
Leasing
P(6,
7)
P(6,7) P(6,7) P(6,7
)
P(6,
7)
P(6,7
)
P(6,7
)
- - -
Automobile/Vehicl
e Washing - - - - C(6) C(6,) C(6) - - -
Service Station - - - - C(6) C(6) C(6) - - -
Bank and Financial
Institutions P(8) P P M P P P M(9
)
M(9) M(9)
See Section

18.23.260,
Formula
business
uses
Business Services - P(9) P(9) P(9) P(9) P(9) P(9) P(9) P(9) P(9) Commercial
Entertainment and
Recreation
See subclassification below
Cinema/Theatre See Section

18.23.260,

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C(1
7)
C(17) C(17) - C(1
7)
C(17
)
C(17
)
- - - Formula
business
uses
Small-Scale - C(17) C(17) - C(1
7)
C(17
)
C(17
)
- - -
Large- Scale - C(17) C(17) - C(1
9)
- - - - -
Eating and
Drinking
Establishments
See subclassifications below
Bars/Night
Club/Lounges C(1
7) C(17) C(17)
- C(1
7)
C(17
) C(17
)
- - -
See Section

18.23.140,
Outdoor
dining, and
Section

18.23.260
Formula
business
uses
Full Service P(1
7)
P(17) P(17) P P(1
7)
P(17) P(17) C(1
0,
17)
C(10
, 17)
C(10,
17)
Convenience P(1
8)
P(18) P(18) P P(1
8)
P(18) P(18) C(1
0)
C(10
)
C(10
)
See Section

18.23.260,
Formula
business
uses
Food Preparation P P P P P P P P P P
See
Section,

18.23.260
Formula
business
uses
Funeral Parlors
and Mortuaries - C C C C C C - - -
Lodging See subclassifications below
Bed and Breakfast P P P P P P P P P P
See Section

18.23.070,
Bed and
breakfast
lodging, and
Section

18.23.260,
Formula
business
uses
Hotels and Motels P(1
1,1
7)
P(17) P(17) M P(1
7)
P(17) P(17) M(1
4,1
7)
M(1
7)
M(1
7)
See Section

18.23.260,
Formula
business
uses
Nurseries and
Garden Centers P(9,
20)
P(9,
20)
P(9,
20)
- P(9,
20)
P(9,
20)
P(9,
20)
P(9,
20)
P(9,
20)
P(9,
20)
See Section

18.23.260,
Formula
business
uses
Offices See subclassifications below
Business and
Professional P(1
2)

P P P P P P P P P
See Section

18.23.260,
Formula

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business
uses
Medical and
Dental
P(1
2)
P P P P P P P(9) P(9) P(9)
See Section

18.23.260,
Formula
business
uses
Walk-In Clientele P P P P P P P P P P
See Section

18.23.260,
Formula
business
uses
Personal Services See subclassifications below
General Personal
Services (13) P P P P P P P P P
See Section

8.23.170,
Personal
services,
and Section

18.23.260,
Formula
business
uses
Tattoo or Body
Modification
Parlor
- - - - M M M - - -
Retail sales See subclassifications below
Cannabis
Dispensary
- - - - - - - - - -
Convenience
Markets
P(1
8)
P(18) P(18) P P(1
8)
P P P(1
5)
P P
See Section

18.23.260,
Formula
business
uses
Food and
Beverage Sales
P(1
8)
P(18) P(18) P P(1
8)
P P P(1
6)
P(16) P(16)
See Section

18.23.260,
Formula
business
uses
General Retail P P P P P P P P P P
See Section

18.23.260,
Formula
business
uses
Price Point Retail - - - - M M M - - -
Second-Hand
Store
- - - - P P P P P P
Retail
Establishments
Selling
Ammunition or
Firearms
- - - - - - - - - -
Industrial Uses
Recycling Facility,
Reverse Vending
Machine
- - - P P P P P - -
Transportation, Communication, and Utilities Uses
Communication
Facilities
See subclassifications below
See Chapter 18.24, Wireless Telecommunications Facilities Antenna and Transmission Towers

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Facilities within
Buildings - P P P P P P P P P
Transportation
Passenger
Terminals
- - - - - - - - - -
Utilities, Minor P P P P P P P P P P
Other Applicable Types
Accessory Uses
and Structure
See Section 18.23.030, Accessory use, and Section 18.15.020, Accessory buildings, and structures
Home
Occupations

P P P P P P P P P P
See
Sections

18.23.120,
Home
occupations
Drive-In and
Drive-Through
Facilities
Prohibited in MU districts; see Section 18.23.100. Drive-in and drivethrough facilities Nonconforming
Use
Chapter 18.19, Nonconforming Uses, Structures, and Lots Temporary Use Chapter 18.31, Temporary Use Permits
Specific Limitations:

1. Not allowed on the ground floor along Laurel Street and San Carlos Avenue frontages.

2. Conditional use permit approval required to allow residential uses on the ground floor along El Camino Real frontage.

3. Not allowed on the ground floor along Old County Road.

4. Not allowed on Laurel Street or San Carlos Avenue.

5. Provided that such use shall be completely enclosed in a building of soundproof construction.

6. For properties without frontage along El Camino Real, only retail sales consistent with the definition of “general retail” and five thousand square feet or less.

7. Must be within an enclosed structure.

8. Limited to establishments with a gross floor area of two thousand five hundred square feet or less.

Limited to the ground floor of a building located on an interior lot a minimum of five hundred feet from any other financial institution.

9. Limited to establishments with a gross floor area of five thousand square feet or less.

10. Permitted after review and approval of a minor use permit by the Zoning Administrator if less than twelve chairs.

11. Limited to upper stories unless at least fifty percent of ground floor street frontage is occupied by food service use.

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12. Limited to upper stories.

13. Permitted if existing. Additions to existing facilities and establishment of new facilities are subject to Section 18.23.170, Personal services.

14. Not allowed along East San Carlos Avenue.

15. Limited to neighborhood groceries with less than one thousand five hundred square feet of sales area when located along East San Carlos Avenue.

16. The sale of alcoholic beverages is prohibited.

17. Not permitted on sites where the shopfront of such nonresidential use faces onto R zoning districts. 18 Minor use permit required for sites adjacent to R districts.

19. On the east side of El Camino Real only; in all other areas this use is not permitted.

20. Uses that require a commercial cannabis business permit are not permitted. (Ord. 1568 § 1 (Exh. A), 2021; Ord. 1566 (Exh. B (part)), 2020; Ord. 1540 (Exh. A), 2019; Ord. 1525 § 2(1) (Exh.

A (part)), 2017; Ord. 1518 § 3 (Exh. A), 2017; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.05.030 Development standards.

Tables 18.05.030-1 through 18.050.030-6 prescribe the development standards for mixed-use districts.

Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.05.030-1: LOT, DENSITY, AND FAR STANDARDS—MIXED-USE DISTRICTS District MUDC100MUD100MUD120MUSC120MUNB120MUSB100MUSB120MU-N -40
MUN-50MUN120Additional
Regulations
#
Maximum
Density
(units/net
acre)
50 100 100 120 59120
50 120
50 100 120
20 40 50 120
Minimum
Density
(units/net
acre)
75 75 90 90 90 75 90 30 38 90
Minimum
Lot Size
(sq. ft.)
5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 Minimum
Lot Width
(ft.)
50 50 50 50 50 50 50 50 50 50

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Maximum
Floor Area
Ratio
(FAR)

2.5(A) 3.0
(A)

3.0 (A)

3.0(A) 2.5(A)

3.0(A)

2.5(A)

3.0(A)

3.0 (A)

2.5(A)

3.0(A)

2.5(A) 3.0
(A)
(1) Minimum Density requirement is triggered for new development projects only, not for minor additions or improvements.Minimum densities apply to new development and construction of new projects, or when adding residential to an existing commercial use. For wholesale conversion of commercial uses to residential, minimum densities shall apply; but for small conversion of an existing single-space commercial use to residential, minimum densities shall not apply.

A. Increased FAR for Mixed-Use Buildings. The maximum allowable FAR may be increased by up to ten percent for buildings that contain a mix of residential and nonresidential uses through the provision of one or more of the following elements beyond what is otherwise required, subject to conditional use permit approval:

1. Car-share or electric car facilities.

2. Additional public open space or contribution to a parks fund.

1. Provision of off-site improvements. This may include off-site amenities and/or infrastructure (other than standard requirements and improvements) such as right-of-way or streetscape improvements or funding for parks, public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation or other community benefit. The Director may require a Fiscal and Economic Impact Report, or equivalent, as part of the conditional use permit application.

4. Provision of green roofs, solar panels, and other green building measures.

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TABLE 18.05.030-2: BUILDING PLACEMENT STANDARDS—MIXED-USE DISTRICTS District MUDC100
M
UD10
0 MUD120MUSC120M
UNB
-
12 0
MUSB100M
USB12
0 MUN -40MUN-50MU
-N120
Additional
Regulations
#
Setbacks,
ResidentialOnly
Development
Subject to the setback requirements of the RM District
Street Frontage Setbacks, Commercial and Mixed-Use Development (ft.) Laurel Street Property line or 15 ft from curb (the greater) for all MU districts (B) 1 El Camino
Real
Property line or 20 ft from
the curb (the greater) shall
apply to all Mixed Use
Zones along El Camino
Real
n/a 5
min
15 ma
x
0 min,
5 max
0 min
, 5
ma
x
5 min,
15 max
5 min
15 max
(B) 1
San Carlos
Avenue
Property
line or
15 ft
from
curb (the
greater)
n/a n/a Property
line or
15 ft
from
curb (the
greater)
n/a n/a n/a n/a n/a n/a (B) 1
Elm Street 0 min,
10 max
n/a n/a n/a n/a n/a n/a n/a n/a n/a 1
All Other
Streets
5 min,
15 max*
5 min,
15 max
5 min,
15 max
5 min,
15 max
5 min,
15 max
0 min,
5 max
0 min,
5 max
5 min,
15 max
5 min,
15 max
5 min,
15 max
1 Interior Side
(ft.)
0 min; 10 min adjacent to RS district for all MU districts 0 min; 30 min adjacent to RS district for all MU districts 30; buildings must be located in accordance with the required setbacks within 30 feet of every corner. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza.
(C) 2
Rear (ft.) (C) 3
Corner Build
Area (ft.)
4 * Applicable to 700 and 800 blocks of Walnut Street only.

B. Build-To Line. Buildings shall be constructed at the required setback for eighty percent of linear street frontage. The area between the building and property line shall be paved so that it functions as a wider public sidewalk. This requirement may be modified or waived by the review authority upon finding that:

1. Substantial landscaping is located between the build-to line and ground floor residential units to soften visual impact of buildings;

2. Entry courtyards, plazas, entries, or outdoor eating and display areas are located between the build-to line and building; provided, that the buildings are built to the edge of the courtyard, plaza, or dining area; or

3. The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

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C. Required Side and Rear Yards for Residential Uses. In order to provide light and air for residential units and additional separation for rooms that contain areas that require additional privacy considerations, the following minimum setbacks apply to any building wall containing windows and facing an interior side or rear yard. When the site is adjacent to a residential district, the project must comply with whichever standard results in the greater setback. The required setbacks apply to that portion of the building wall containing and extending three feet on either side of any window.

1. For any wall containing living room or other primary room windows, a setback of at least fifteen feet shall be provided.

2. For any wall containing sleeping room windows, a setback of at least ten feet shall be provided.

3. For all other walls containing windows, a setback of at least five feet shall be provided.

FIGURE 18.05.030-C: REQUIRED SIDE AND REAR YARDS FOR RESIDENTIAL USES TABLE 18.05.030-3: HEIGHT STANDARDS—MIXED-USE DISTRICT
District MUDC100 MU
-
D_
100
MUD120MUSC120MU
-
NB
-
120
MU
-SB
-
100
MUSB120MU
-N -
40 MU
-N50
MU-N
120
Additional
Regulations
#
Building
Maximum
(ft.)
50; 30
along
East
Sam
Carlos
Avenue
in MUN
District
60 75 75 75 60 75 50; 40 35
along East
San Carlos
Avenue in
MU-N-40
District
50; 35
within 40 ft.
of an RS
district; 40
within 50 ft.
of adjacent
to an RS
district
75 (D); See
Section 18.

15.060,
Height and
height
exceptions
1 Building
Maximum
30 ft. within 40 ft. of an RS district;
40 ft. within 50 ft. of an RSs district

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Adjacent to
RS District
Building
Minimum
(ft.)
n/a 25;
Applicable
only along
Laurel Street
and El
Camino Real
frontages
n/a 2
Maximum
Stories
4(1) 5 6 6 46 5 6 4; 3
alo
ng
E.

San
Carl
os
Ave
. in
MU
-N40
dist
rict
4 6 (E)
Ground Floor Minimum Height
Ground
Residential
Floor Uses
(ft.)
12 12 12 12 12 12 12 12 12 12 3
Ground
Floor
Nonresidenti
al Uses (ft.)
16 16 16 16 16 16 16 16 16 16 3
First Floor
Ceiling
Height,
Nonresidenti
al Uses (ft.
clear)
12 12 12 12 12 12 12 12 12 12 4

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1. A use permit is required for the fourth story for parcels with street frontage onto Laurel Street in the 600, 700, and 800 blocks.

D. Height Limitations and Exceptions.

1. Projections. Except along East San Carlos Avenue, a parapet wall, cornice or sloping roof may project up to four feet above the height limit.

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2. Towers. If the project site is greater than fifteen thousand square feet and not located along East San Carlos Avenue, a tower or other projecting architectural elements may extend up to ten feet above the top of a pitched roof; provided, that the square footage of the element(s) does not total more than ten percent of the building footprint. The area above the uppermost permitted floor of the element(s) shall not be habitable space.
a. The composition of the tower element shall be balanced, where the width of the tower has a proportional relationship to the height of the tower. b. The tower element shall be proportional to the rest of the building. c. The roof shall be sloped and include architectural detailing, such as a cornice or eave.

3. East San Carlos Avenue—MU-N District. The maximum height along East San Carlos Avenue in the MU-N District is thirty feet. Up to thirty-five feet may be allowed with a minimum roof pitch of 6:12.

FIGURE 18.05.030-D: HEIGHT LIMITATIONS—MU-N DISTRICT ALONG

EAST SAN CARLOS AVENUE
E. Upper Story Limitations.

1. Third Story—East San Carlos Avenue. Along East San Carlos Avenue in the MU-N-40 District, a third story may be allowed for a residential-only project subject to conditional use permit approval.

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2. Upper Story Stepbacks.
a. Third Story—Laurel Street. The third story along the 600, 700, and 800 blocks of Laurel Street shall be set back a minimum of ten feet from the story below. b. Fourth, Fifth, and Sixth Storiesy. The fourth, fifth, and sixth storiesry of all buildings shall be stepped back a minimum of ten feet from the third story below, except as provided in this section.
c. Laurel Street. The fourth story along the 600, 700, and 800 blocks of Laurel Street may align with the story below.
d. San Carlos Avenue and El Camino Real. The fourth, fifth, and sixth -story front facades may align with the third story below along San Carlos Avenue in the MU-SC District and along El Camino Real (exception: this provision does not apply to the 1100 and 1200 blocks of San Carlos Avenue).

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FIGURE 18.05.030-E(2): UPPER STORY STEPBACKS

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TABLE 18.05.030-4: BUILDING FORM STANDARDS—MIXED-USE DISTRICTS District MUDC-100MU
-D100
MUD120MUSC120MUNB120MUSB100MUSB120MU
-N40
MU
-N50
MUN120Additional
Regulations
#
Maximum
Length of
Blank wall
(ft.)
Ground
floor: 10
Upper
floors:
25 25 25 25 25 25 25 25 25 25 1
Maximum
Building
Projections
(ft)
3; minimum 12 feet above sidewalk grade (F) 2
Awning and
Overhangs
4; minimum 8 feet above sidewalk 3

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F. Building Projections. The maximum width of any single projection is ten feet and the total width of all projections along a building face shall not be more than twenty-five percent of the building frontage.

TABLE 18.05.030-5: PARKING AND LOADING STANDARDS—MIXED-USE DISTRICTS District MUDC100MUD100MUD120MUSC120MUNB -
120
MUSB100MUSB120MUN40MUN50MUN120Additional
Regulations
#
Setback
from
Street
Property
Line (ft.)
40; buildings shall be placed as close to the street as possible, with parking underground, behind a building, or on the interior side or rear of the site.

G 1
Setback
from
Buildings
and Public
Plazas (ft.)
8 ft: 5 ft walkway plus 3 ft landscaping; applicable only to above-ground parking. 2 Access
Location
Side street or alley wherever possible. 3

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Curb Cuts Prohib
ited
on
Laurel
Minimized and in area least likely to impede pedestrian circulation.

Loading/
Service
Area
Side or rear of lot; must be screened from public ROW. 4 Parking
Podium
Maximum height of a parking podium visible from the street is 5 feet from finished grade. 5 G. Limitations on Location of Parking. Parking may be located within forty feet of the street-facing property line, subject to the following requirements.

2. Surface Parking. Above-ground surface parking may be located within forty feet of a streetfacing property line with the approval of a conditional use permit when the decision making authority Planning Commission can makes all of the following findings:
a. Buildings are built close to the public sidewalk to the maximum extent feasible; b. The parking area is screened along the public right-of-way with a wall, hedge, trellis, and/or landscaping; and
c. The site is small and constrained such that underground, partially submerged, or surface parking located more than forty feet from the street frontage is not feasible TABLE 18.05.030-6 LANDSCAPING AND OPEN SPACE STANDARDS-MIXED USE DISTRICTS District MUDC100MU
-D100
MUD120MU
-
SC120
M
UN
B
-
12 0
M
USB
-
10 0
MUSB120MUN40MUN50M
UN12
0 Additional
Regulations
#

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Minimum
Residenti
al Open
Space
100 150 15
0 15
0 150
Minimum
Public
and/or
Private
Open
Space (%
of site)
10; applicable only to mixed-use and nonresidential development on lots greater than 15,000 square feet and to developments that are 100% residential.

Minimum
Dimensio
ns (ft.)
20 20 20 20 20 20 20 20 20 20
Minimum
Amount
of
Landscap
ing (% of
site)
10 10 10 151
0 10 10 10 10 10 10
H. Landscaping and Residential Open Space. Landscaping and residential open space shall be provided as required by Table 18.05.030-6. Residential open space may be common or private or a combination thereof. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas.

1. Minimum Dimensions
a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios, roof decks) shall have no horizontal dimension less than ten feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.
a. Common Open Space. Minimum horizontal dimension of twenty feet.

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FIGURE 18.05.030-H(1)(B): COMMON OPEN SPACE MINIMUM DIMENSIONS

32. Accessibility.
a. Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway.
b. Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1485 (Exh. A), 2015; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.05.040 Supplemental regulations.

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A. Maximum Block Length. Five hundred feet; block length of up to six hundred feet is allowed when a mid-block pedestrian connection is provided.

B. Street Preservation. Existing public right-of-way shall be preserved. Public right-of-way shall not be eliminated or abandoned unless substantial public benefits are provided, such as a new park, as determined by the review authority.

C. Street Frontage Improvements. New development shall provide street frontage improvements in accordance with the following:

1. Between the Property Line and Curb.
a. Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition as determined by the Public Works Director. b. Street Furniture. Trash receptacles, benches, bike racks, and other street furniture from a list maintained by the Director shall be provided.
c. Street Lights. Pedestrian scaled street lights, including attachments from which banners may be hung, from a list maintained by the Director shall be provided. d. Street Trees. Shade trees shall be planted at least thirty feet on center. Tree guards shall be provided. Trees shall be a minimum of fifteen gallons in size, and at least ten percent of the required trees shall be twenty-four-inch box size or larger.

2. Interior from Property Line. Except where occupied by a building or necessary for parking access, the street frontage, for a depth of ten feet from the property line, shall be utilized for active outdoor uses, including but not limited to outdoor dining; paved for public uses so that it functions as part of a wider public sidewalk; or improved with landscaping, public art, and/or pedestrian amenities such as outdoor seating.

D. Building Orientation and Entrances.

1. Buildings shall be oriented to face public streets.

2. Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on a public street.

3. Building entrances shall be emphasized with special architectural and landscape treatments.

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4. Entrances located at corners shall generally be located at a forty-five-degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

5. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.

FIGURE 18.05.040-D: BUILDING ORIENTATION AND ENTRANCES
E. Building Transparency—Required Openings for Nonresidential Uses. Exterior walls facing and within twenty feet of a front or street side property line shall include windows, doors, or other openings for at least sixty percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. No wall may run in a continuous horizontal plane for more than twenty-five feet without an opening.

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FIGURE 18.05.040-E: BUILDING TRANSPARENCY—MU DISTRICTS

1. Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

2. Exceptions for Parking Garages. Multilevel garages are not required to meet the building transparency requirement of this subsection. Instead, they must be screened and treated, consistent with the requirements of Chapter 18.20, Parking and Loading.

3. Alternatives through Design Review. Alternatives to the building transparency requirement may be approved if the Planning Commission finds that:
a. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

F. Building Design and Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance. Building design shall reflect and complement the architectural style of significant buildings within the community. This may be accomplished through the incorporation of architectural style, colors, and materials of significant buildings within the community. The following standards apply to commercial and mixed-use development in the MU districts. Residential-only development is subject to the building design standards for the RM districts in Section 18.04.060(B), Building Design.

1. Massing. Building massing shall align with the street grid of adjacent blocks.

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2. Relation to Existing Buildings. Buildings shall be designed to appear integrated with existing buildings in the district.

3. Wide Buildings. Any building over fifty feet wide shall be broken down to read as a series of buildings no wider than fifty feet each or thirty feet in the MU-DC District or within one hundred feet of the train depot.

4. Vertical Relationship. Buildings shall be designed to have a distinctive base (ground floor level), middle (intermediate upper floor levels), and top (either top floor or roof level). Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate roof lines and accentuate setbacks between stories.

5. Windows.
a. Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall.

FIGURE 18.05.040-F(5)(a): WINDOW TRIM OR RECESS—MU DISTRICTS b. Snap-in vinyl mullions between double pane glass is prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

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c. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

6. Exterior Building Materials and Colors.
a. A unified palette of quality materials shall be used on all sides of buildings. b. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved by the City as part of the project review.
c. A wainscoting of quality materials on the bottom eighteen to thirty-six inches of the ground floor facade is required. Exceptions may be granted through the design review process to accommodate alternative design complementary to the architectural style of the structure. d. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.

7. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.
a. Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest. b. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building.
c. All balconies that do not meet the minimum size required for private open space, such as Juliet balconies, shall have a minimum horizontal dimension of two feet. d. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing.

G. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards:

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2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Across Rail Corridor. Safe and convenient pedestrian connections shall be provided across the rail corridor. If an aerial viaduct or trench is used for rail alignment, the following standards shall apply to the extent feasible given engineering requirements. a. Extend the street grid below the aerial viaduct or above the trench to provide new street and pedestrian connections across the corridor.
b. Locate active commercial uses or public park and recreation space below the aerial viaduct to enhance connectivity and create safe, attractive connections across the rail corridor. c. Enhance connections below the viaduct with lighting and public art.

6. Interior Pedestrian Walkway Design.
a. Walkways shall have a minimum clear unobstructed width of fivesix feet, shall be hardsurfaced, and paved with concrete, stone, tile, brick, or comparable material. b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

H. Residential Notification. Residents of mixed-use development shall be informed of potential noise from refuse collection and other activities typically associated with commercial activity.

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I. Rail Station.

1. Rail stations shall be designed to have physical presence and visibility on both sides of the rail corridor, including key architectural features that are visible from major roadways and connections, as well as pedestrian-level entries and vehicle drop-off areas.

2. Rain-protected east-west pedestrian connections shall be provided at the ground level of the station to enhance pedestrian connectivity along the rail corridor. These connections should be extensions of the existing street grid and pedestrian network with a minimum clear width of eight feet. (Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011) Chapter 18.20

PARKING AND LOADING
Sections:

18.20.010 Purpose.

18.20.020 Applicability.

18.20.030 General provisions.

18.20.040 Required parking spaces.

18.20.050 Parking reductions.

18.20.060 Parking in-lieu fee.

18.20.070 Location of required parking.

18.20.080 Bicycle parking.

18.20.090 On-site loading.

18.20.100 Parking area design and development standards.

18.20.010 Purpose.

The specific purposes of the on-site parking and loading regulations are to:

A. Ensure that adequate off-street parking and loading facilities are provided for new land uses and major alterations to existing uses;
B. Minimize the negative environmental and urban design impacts that can result from parking lots, driveways, and drive aisles within parking lots;
C. Ensure that adequate off-street bicycle parking facilities are provided and promote parking lot designs that offer safe and attractive pedestrian routes;

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D. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts between pedestrians and vehicles within parking lots and, where appropriate, create buffers from surrounding land uses; E. Offer flexible means of minimizing the amount of area devoted to vehicle parking by allowing reductions in the number of required spaces in transit-served locations, shared parking facilities, and other situations expected to have lower vehicle parking demand; and F. Reduce urban runoff and heat island effect. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.020 Applicability.

The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.

A. New Buildings and Land Uses. On-site parking shall be provided at the time any main building or structure is erected or any new land use is established.

B. Reconstruction, Expansion and Change in Use of Existing Nonresidential Buildings. When a change in use, expansion of a use, or expansion of floor area creates an increase of ten percent or more in the number of required on-site parking or loading spaces, additional on-site parking and loading shall be provided for such addition, enlargement, or change in use and not for the entire building or site. The existing parking shall be maintained. If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition, enlargement, or change in use. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant. Additional parking spaces are not required for the reconstruction of an existing building when there is no increase in floor area.

C. Alterations That Increase the Number of Dwelling Units. The creation of additional dwelling units through the alteration of an existing building or construction of an additional structure or structures requires on-site parking to serve the new dwelling units. This requirement does not apply when sufficient on-site parking exists to provide the number of spaces required for the existing and new dwelling units.

D. When Constructed. On-site parking facilities required by this chapter shall be constructed or installed prior to the issuance of a certificate of occupancy for the uses that they serve. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

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18.20.030 General provisions.

A. Existing Parking and Loading to be Maintained. No existing parking and/or loading serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided.

B. Nonconforming Parking or Loading.

1. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of on-site parking and/or loading facilities required by this chapter; provided, that facilities used for on-site parking and/or loading as of the date of adoption of the ordinance codified in this title are not reduced in number to less than what this chapter requires.

2. If an existing garage or carport legally constructed with a building permit is less than sixteen feet wide, it is considered physically unsuitable for two cars.

C. Accessibility. Parking must be accessible for its intended purpose during all business hours.

D. Stacked Parking. Stacked or valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. If stacked parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee must be filed with the Director ensuring that an attendant will always be present when the lot is in operation.

E. Unbundling Parking from Residential Uses. For residential projects of ten units or more requesting to unbundle the parking from residential uses, a minor use permit is required and the following rules shall apply to the sale or rental of parking spaces accessory to new multifamily residential uses of ten units or more unless waived by the Director as infeasible:

1. All off-street spaces shall be leased or sold separately from the rental or purchase fees for dwelling units for the life of the dwelling units, such that potential renters or buyers have the option of renting or buying a residential unit at a price lower than would be the case if there were a single price for both the residential unit and the parking space.

2. In cases where there are fewer parking spaces than dwelling units, the parking spaces shall be offered first to the potential owners or renters of three-bedroom or more units, second to owners or renters of two-bedroom units, and then to owners and renters of other units. Spaces shall be offered to tenants first. Nontenants may lease with a provision for thirty days to terminate the lease.

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3. Renters or buyers of on-site inclusionary affordable units shall have an equal opportunity to rent or buy a parking space on the same terms and conditions as offered to renters or buyers of other dwelling units.

F. Residential Garage Conversion. The conversion of single-unit residential garages into living space is allowed only if:

1. The residence was constructed prior to 1954 (the 1954 Zoning Code was the first City zoning code to require one parking space for single-unit dwellings);

2. One off-street parking space will be provided; and

3. The garage dimensions are no more than ten feet wide by thirty feet deep. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.040 Required parking spaces.

A. Minimum Number of Spaces Required. Each land use shall be provided at least the number of on-site parking spaces stated in this subsection.

1. Mixed-Use Districts. The required numbers of on-site parking spaces are stated in Table

18.20.040-A(1), Required On-Site Parking Spaces, Mixed-Use Districts. The parking requirement for any use not listed in Table 18.20.040-A(1) shall be the same as required for the land use in other districts as stated in Table 18.20.040-A(3), Required On-Site Parking Spaces, Other Districts.

TABLE 18.20.040-A(1): REQUIRED ON-SITE PARKING SPACES, MIXED-USE DISTRICTS Land Use Required Parking Spaces
Residential
Studio and one-bedroom
units
1 space per unit One covered space shall be provided for each unit.

One additional guest parking space shall be
provided for every 4 units for projects greater
than 10 units.

Two or more bedrooms 1.5 spaces per
unit
Nonresidential
Office 1 space per 450 square feet

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TABLE 18.20.040-A(1): REQUIRED ON-SITE PARKING SPACES, MIXED-USE DISTRICTS Land Use Required Parking Spaces
Retail 1 space per 400 square feet
Restaurant 1 space per 250 square feet

2. Industrial Arts District. Each land use in the IA District shall provide one parking space per two thousand square feet of industrial use area plus one parking space per three hundred square feet of office or customer area.

3. Other Districts. Each land use in all districts except for mixed-use and industrial arts districts shall be provided at least the number of on-site parking spaces stated in Table 18.20.040-A(3), Required On-Site Parking Spaces, Other Districts. The parking requirement for any use not listed in Table 18.20.040-A(3) shall be determined by the Director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand.

TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit Residential 2 spaces
per
dwelling
unit.

In RS-6, both spaces must be either within a garage or
carport, or 1 space within a garage or carport with the other space located within a 20-ft.-wide, 2-car driveway. For all other R districts, parking must be within a garage or carport.

Accessory Dwelling Unit 1 space for each unit. See Section 18.23.210(F)(3) for accessory dwelling units parking exemptions.

Junior Accessory
Dwelling Unit
No parking required. See Section 18.23.210.

Affordable Housing Developments (Moderate Income and Below)

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Studio 0.75
spaces
per unit.
1 additional guest parking space shall be provided for every 4 units, and overall, the number of covered spaces provided shall equal or exceed the number of units. Residential
developments with 1 or more on-site below market rate
units shall be allowed limited reductions in the parking requirements pursuant to Chapter 18.17, Affordable Housing Incentives.

One- or Two-Bedroom 1 space
per unit.

Three or More
Bedrooms
2 spaces
per unit.

Multi-Unit Residential
Studio 1 space
per unit.
1 covered space shall be provided for each unit.
1 additional guest parking space shall be provided for every 2 units. One- or Two-Bedroom 1.5
spaces
per unit.

Three or More
Bedrooms
2 spaces
per unit.

Small Family Day Care None in addition to what is required for the residential use.

Large Family Day Care None in addition to what is required for the residential use.

Elderly and Long-Term
Care
2 spaces for the owner-manager plus 1 for every 5 beds and 1 for each nonresident employee.

Group Residential 1 per bed plus 1 for every 10 beds.

Residential Care, Limited None in addition to what is required for the residential use.

Residential Care,
General and Senior
2 spaces for the owner-manager plus 1 for every 5 beds and 1 for each nonresident employee.

Single Room Occupancy 0.5 spaces per unit.

Public and Semi-Public Use Classifications

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Colleges and Trade
Schools, Public or
Private
1 per 3 members of the school population (including students, faculty, and staff) based on maximum enrollment.

Community Assembly 1 for each 4 permanent seats in main assembly area, or 1 for every 30 sq. ft. of assembly area for group activities or where temporary or moveable seats are provided.

Cultural Institutions For theaters and auditoriums: 1 for each 4 permanent seats in main assembly area, or 1 for every 30 sq. ft. of assembly area where temporary or moveable seats are provided.

Galleries, libraries and museums: 1 for every 1,000 sq. ft. of floor area.

Other establishments: as determined by the Director.

Day Care Center 1 per employee plus additional parking as provided in the pick-up/dropoff plan required pursuant to Section 18.23.090, Day care. Reductions in parking may be granted upon approval of a minor use permit.

Emergency Shelter 1 per 200 sq. ft. of floor area.

Government Offices 1 per 300 sq. ft. of floor area.

Hospitals and Clinics 1.75 per bed.

Instructional Services 1 per 200 sq. ft. of public or instruction area.

Schools, Public or
Private
Elementary and middle schools: 1 per classroom, plus 1 per 250 sq. ft. of office area.

High schools: 7 per classroom.

Social Service Facilities 1 per 200 sq. ft. of floor area.

Commercial Use Classifications
Animal Care, Sales and Services
Grooming and Pet
Stores
1 per 300 sq. ft. of floor area.

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Kennels 1 per employee plus an area for loading and unloading animals on site.

Veterinary Services 1 per 250 sq. ft. of floor area.

Artists’ Studios 1 per 1,000 sq. ft. of floor area.

Automobile/Vehicle Sales and Services
Automobile Rentals 1 per 250 sq. ft. of office area in addition to spaces for all vehicles for rent.

Automobile/Vehicle
Sales and Leasing
1 per 3,000 sq. ft. of lot area.

Any accessory auto repair: 2 per service bay.

Automobile/Vehicle
Repair, Major or Minor
1 space plus 4 per service bay. 1 per 250 sq. ft. of any retail or office on site.

Automobile/Vehicle
Washing
1 per 250 sq. ft. of any indoor sales, office, or lounge areas.

Service Station 4 per service bay, if service bays are included on site. 1 per 250 sq. ft. of any retail or office on site.

Banks and Financial
Institutions
1 per 300 sq. ft. of floor area.

Business Services 1 per 300 sq. ft. of floor area.

Commercial Recreation Establishments with seating: 1 for each 4 fixed seats, or 1 for every 30 sq. ft. of seating area where temporary or moveable seats are provided.

Athletic clubs: 1 per 150 sq. ft. of floor area.

Bowling alleys: 2 per lane.

Game courts (e.g., tennis): 2 per court.

Swimming pools: 1 per 200 sq. ft. of pool area plus 1 per 500 sq. ft. of area related to the pool.

Other commercial entertainment and recreation uses: as determined by the Director.

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Eating and Drinking Establishments
Bars/Night
Clubs/Lounges
1 per 75 sq. ft. of public area.

Full Service 1 per 75 sq. ft. of customer seating area; no parking is required for outdoor seating when seats provided equal to 50 percent or less of total indoor seating.

Convenience/Fast Food 1 per 100 sq. ft. of floor area.

Food Preparation 1 per 1,500 sq. ft. of use area plus 1 per 300 sq. ft. of office area.

Funeral Parlors and
Mortuaries
1 for each 4 permanent seats in assembly areas, plus 1 per 250 sq. ft. of office area or 1 for every 30 sq. ft. of assembly area where temporary or moveable seats are provided.

Lodging
Bed and Breakfast 1 per room for rent in addition to parking required for residential use.

Hotels and Motels 1 per each sleeping unit, plus 2 spaces adjacent to registration office.

Additional parking required for ancillary uses, such as restaurants, according to the parking requirements for the ancillary use.

Maintenance and Repair
Services
1 per 600 sq. ft. of floor area, plus 1 space for each fleet vehicle.

Nurseries and Garden
Centers
1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor display area.

Offices
Business and
Professional
1 per 300 sq. ft. of floor area up to 100,000 sq. ft.
1 per 350 sq. ft. over 100,000 sq. ft.

Medical and Dental 1 per 275 sq. ft. of floor area.

Walk-In Clientele 1 per 300 sq. ft. of floor area.

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Parking, Public or
Private
1 per attendant station (in addition to the spaces that are available on the site).

Personal Services 1 per 300 sq. ft. of floor area.

Retail Sales
Building Materials and
Services
1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor display area.

All Other Retail Sales
Subclassifications
1 per 300 sq. ft. of floor area.
1 per 750 sq. ft. of floor area for appliance and furniture stores.

Industrial Use Classifications
Cannabis Microbusiness 1 per 1,000 sq. ft. of cultivation area; 1 per 1,500 sq. ft. of manufacturing area; 1 per 2,000 sq. ft. of distribution area up to 10,000 sq. ft. or 1 per 5,000 sq. ft. of distribution area over 10,000 sq. ft.; plus 1 per 300 sq. ft. of office.

Construction and
Materials Yards
1 per 2,500 sq. ft. up to 10,000 sq. ft.
1 per 5,000 sq. ft. over 10,000 sq. ft.

Custom Manufacturing 1 per 2,000 sq. ft. of floor area, plus 1 per 300 sq. ft. of office.

Industry, General 1 per 1,500 sq. ft. of use area plus 1 per 300 sq. ft. of office.

Industry, Limited 1 per 1,500 sq. ft. of use area plus 1 per 300 sq. ft. of office.

Recycling Facility
Collection Facility See Section 18.23.190, Recycling facilities.

Intermediate Processing
Facility
1 for each 2 employees on the maximum work shift, or 1 per 1,000 sq. ft. of floor area, whichever is greater.

Research and
Development
1 per 600 sq. ft. of manufacturing and assembly; 1 per 300 sq. ft. of office; 1 per 1,500 sq. ft. of warehousing; and 1 per 800 sq. ft. of laboratory.

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TABLE 18.20.040-A(3): REQUIRED ON-SITE PARKING SPACES,

OTHER DISTRICTS
Land Use Classification Required Parking Spaces
Salvage and Wrecking 1 per 500 sq. ft. of building area plus 1 per 0.5 acre of gross outdoor use area.

Warehousing and Storage
Chemical, Mineral, and
Explosives Storage
1 per 2 employees or 1 per 300 sq. ft. of office area, whichever is greater.

Indoor Warehousing
and Storage and
Outdoor Storage
1 per 2,000 sq. ft. of area up to 10,000 sq. ft., 1 per 5,000 sq. ft. over 10,000 sq. ft., plus 1 per 300 sq. ft. of office.

Personal Storage 1 space per 75 storage units, plus 1 space per 300 sq. ft. of office area.

A minimum of 5 spaces shall be provided.

Wholesaling and
Distribution
1 per 2,000 sq. ft. of use area up to 10,000 sq. ft., 1 per 5,000 sq. ft. over 10,000 sq. ft., plus 1 per 300 sq. ft. of office.

Transportation, Communication, and Utilities Use Classifications Light Fleet-Based
Services
1 per 300 sq. ft. of office floor area, plus 1 space for each fleet vehicle.

Utilities, Major 1 for each employee on the largest shift plus 1 for each vehicle used in connection with the use. Minimum of 2.

Utilities, Minor None.

B. Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:

1. Fractions. If the calculation of required parking or loading spaces results in the requirement of a fractional space, such fraction, if one-half or greater, shall be considered one additional space; if the fraction is less than one-half, it shall result in no additional spaces.

2. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.

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3. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

4. Bedrooms. Where an on-site parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the California Building Code as a sleeping room shall be counted as a bedroom.

5. Students or Clients. Where a parking or loading requirement is stated as a ratio of parking spaces to students (including children in day care), the number is assumed to be the number of students or clients at the State-certified capacity or at Building Code occupancy where no State certification is required.

6. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each twentyfour inches of bench-type seating at maximum seating capacity is counted as one seat.

C. Sites with Multiple Uses. If more than one use is located on a site, the number of required on-site parking spaces and loading spaces shall be equal to the sum of the requirements calculated separately for each use unless a reduction is approved pursuant to Section 18.20.050, Parking reductions.

D. Exceptions.

1. Small Commercial Uses Exempt. In the mixed-use and commercial districts, the following commercial uses are not required to provide on-site parking when they contain less than one thousand five hundred square feet of floor area: retail sales, personal services, eating and drinking establishments, food and beverage retail sales, offices—walk-in clientele, and banks and financial institutions. However, when more than four such establishments are located on a single lot, their floor areas shall be aggregated with all other establishments located on the lot in order to determine required parking.

2. Industrial Arts District.
a. On-street parking along a lot’s corresponding frontage lines shall be counted toward the parking requirement.
b. Where a use with a legal nonconforming parking deficiency is replaced, the new use shall receive a parking credit equal to the number of required automobile parking spaces unmet by the previous use. (Ord. 1568 § 1 (Exh. A), 2021; Ord. 1566 (Exh. B (part)), 2020; Ord. 1537

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(Exh. C (part)), 2018: Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.050 Parking reductions.

The number of on-site parking spaces required by Section 18.20.040, Required parking spaces, may be reduced as follows:

A. Assembly Bill 2097 (Friedman), 2022. Section 68563.2 of the Government Code.

1. The number of minimum required automobile parking spaces shall not be imposed for any residential, commercial, or other development project, as defined by Section 68563.2, that is 0.5 mile of public transit (a major transit stop as defined in Section 21155 of the Public Resources Code).

2. A minimum automobile parking requirement may be applied on a housing development project if the City makes written findings, within 30 days of the receipt of a completed application, that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact, supported by a preponderance of the evidence in the record, on the City’s ability to meet its share of specified housing needs or existing residential or commercial parking within 0.5 mile of the housing development. This exception does not apply if the housing development project (1) dedicates a minimum of 20% of the total number of housing units to very low, low-, or moderate-income households, students, the elderly, or persons with disabilities. (2) contains fewer than 20 housing units, or (3) is subject to parking reductions based on any other applicable law.

3. An event center shall provide parking as required in this ordinance, for employees and other workers.

4. A “project” does not include a project where any portion is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging, except where a portion of the housing development project is designated for use as a residential hotel, as defined in Section 50519 of the Health and Safety Code.

5. This section shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on new multifamily residential or nonresidential development that is located within 0.5 mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development if this section did not apply.

6. When a project provides parking voluntarily, a public agency may impose requirements on that voluntary parking to require spaces for car share vehicles, require spaces to be shared with the

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public, or require parking owners to charge for parking. The City may not require that voluntarily provided parking is provided to residents free of charge.

7. This shall not apply to commercial parking requirements if it conflicts with an existing contractual agreement of the public agency that was executed before January 1, 2023, provided that all of the required commercial parking is shared with the public. This subdivision shall apply to an existing contractual agreement that is amended after January 1, 2023, provided that the amendments do not increase commercial parking requirements.

1.8. A project may voluntarily build additional parking that is not shared with the public.

AB. Transportation Demand Management Programs. The number of required parking spaces for any project subject to Chapter 18.25, Transportation Demand Management, shall be reduced by twenty percent of the normally required number of spaces.

BC. Transit Accessibility. For any land use except residential single-unit and duplex development, if any portion of the lot is located within one-quarter mile of a transit stop with regular, scheduled service during the weekday hours of seven a.m. to nine a.m. and five p.m. to seven p.m., the number of required parking spaces may be reduced by twenty percent of the normally required number of spaces. This parking reduction does not apply in the mixed-use or the industrial arts districts because parking requirements for these districts already reflect transit accessibility.

CD. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of required automobile parking. Each motorcycle space must be at least four feet wide and seven feet deep.

DE. Shared Parking. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced up to forty percent with Planning Commission approval of a conditional use permit, if the Commission finds that:

1. The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;

2. The proposed shared parking provided will be adequate to serve each use;

3. A parking demand study prepared by an independent traffic engineering professional approved by the City supports the proposed reduction; and

4. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions of off-site parking facilities.

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EF. Restaurant Parking. The total number of required parking spaces for restaurants with more than two thousand five hundred square feet of floor area located within the area bounded by the south side of Holly Street, the west side of El Camino Real, the north side of Brittan Avenue and the east side of Walnut Street, as shown on Figure 18.20.050-E, may be reduced with Planning Commission approval of a conditional use permit, subject to the following criteria:

1. The restaurant is open for operation during the evenings until at least nine p.m., a minimum of five days per week including one weekend evening; and

2. Employees are required to park in permit parking areas of public parking plazas, when such permits are available.

FIGURE 18.20.050-E: RESTAURANT PARKING REDUCTION AREA
FG. Other Parking Reductions. Required parking for any use may be reduced through Planning Commission approval of a conditional use permit.

1. Criteria for Approval. The Commission may only approve a conditional use permit for reduced parking if it finds that:
a. Special conditions, including, but not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program, exist that will reduce parking demand at the site; b. The use will adequately be served by the proposed on-site parking; and c. Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.

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2. Parking Demand Study. In order to evaluate a proposed project’s compliance with the above criteria, the Director may require submittal of a parking demand study that substantiates the basis for granting a reduced number of spaces. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.060 Parking in-lieu fee.

If a parking assessment district has been established, a fee may be paid to the City in lieu of providing required parking within the district.

A. In-Lieu Fee Amount. The amount of the in-lieu fee shall be calculated and paid as set forth in a resolution of the City Council.

B. Use of Funds. In-lieu fees shall be used for programs to reduce parking impacts including, but not limited to, the costs of any of the following:

1. Off-street parking facilities, including acquisition, development, and maintenance of parking facilities located in the parking assessment district;

2. Mass transit equipment, including stock and attendant facilities serving the area in which the buildings for which the payments are made are located;

3. Transit or paratransit passes, coupons, and tickets to be made available at a discount to employees and customers and to promote and support incentives for employee ride-sharing and transit use; or

4. Transportation system management projects. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.070 Location of required parking.

A. Residential Uses.

1. Single-Unit Dwellings, Duplexes, and Accessory Dwelling Units. Required parking for a singleunit dwelling, duplex, or accessory dwelling unit shall be located on the same lot as the dwelling(s) served. Parking shall not be located within required setbacks except for accessory dwelling units and for the required parking space in the driveway under the provisions for lots in the RS-6 zoning district.

2. Other Residential Uses. Required parking for residential uses other than single-unit dwellings, duplexes, and accessory dwelling units shall be on the same lot as the dwelling or use they serve or

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in an off-site facility as provided in subsection C of this section. Parking shall not be located within a required front or street-facing side yard.

B. Nonresidential Uses. Required parking spaces serving nonresidential uses shall be located on the same lot as the use they serve, or in an off-site parking facility as provided in subsection C of this section. If located in an off-site parking facility, a parking agreement shall be filed as provided in subsection C of this section.

C. Off-Site Parking Facilities. Parking facilities for uses other than single-unit dwellings, duplexes, and accessory dwelling units may be provided off site with approval of a minor use permit, provided the following conditions are met:

1. Location.
a. Residential Uses. Any off-site parking facility must be located within one hundred (100) feet, along a pedestrian route, of the unit or use served. b. Nonresidential Uses. Any off-site parking facility must be located within four hundred (400) feet, along a pedestrian route, of the principal entrance containing the use(s) for which the parking is required.

2. Parking Agreement. A written agreement between the landowner(s) and the City in a form satisfactory to the City Attorney shall be executed and recorded in the Office of the County Recorder. The agreement shall include:
a. A guarantee among the landowner(s) for access to and use of the parking facility; and b. A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation. (Ord. 1566 (Exh. B (part)), 2020: Ord. 1537 (Exh. C (part)), 2018: Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.080 Bicycle parking.

A. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.

1. Parking Spaces Required. For the following uses, the number of short-term bicycle parking spaces shall be at least ten percent of the number of required automobile parking spaces, with a minimum of four parking spaces provided per establishment:

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a. Multi-unit residential, group residential, and single room occupancy with five or more units.
b. All uses in the public and semi-public land use classification except cemeteries and community gardens.
c. All uses in the commercial land use classification, except animal care, sales, and services and artists’ studios.

2. Location. Short-term bicycle parking must be located outside of the public right-of-way and pedestrian walkways and within fifty feet of a main entrance to the building it serves. a. Commercial Centers. In a commercial center, bicycle parking must be located within fifty feet of an entrance to each anchor store. Bicycle parking shall be visible from the street or from the main building entrance, or a sign must be posted at the main building entrance indicating the location of the parking.
b. Mixed-Use Districts. Bicycle parking in mixed-use districts may be located in the public right-of-way with an encroachment permit, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times.

3. Anchoring and Security. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.

4. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

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FIGURE 18.20.080-A: SHORT-TERM BICYCLE PARKING
B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

1. Parking Spaces Required.
a. Residential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential and group residential projects. b. Other Uses. Any establishment with twenty-five or more full-time equivalent employees shall provide long-term bicycle parking at a minimum ratio of one space per twenty vehicle spaces.
c. Parking Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per fifty vehicle spaces.

2. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.

3. Covered Spaces. At least fifty percent of required long-term bicycle parking must be covered.

Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

4. Security. Long-term bicycle parking must be in:
a. An enclosed bicycle locker;
b. A fenced, covered, locked or guarded bicycle storage area;

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c. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
d. Other secure area approved by the Director.

5. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces. (Ord. 1537 (Exh.

C (part)), 2018: Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.090 On-site loading.

A. Loading Spaces Required. Every new building, and every building enlarged by more than five thousand square feet of gross floor area that is to be occupied by a manufacturing establishment, storage facility, warehouse facility, retail store, eating and drinking, wholesale store, market, hotel, hospital, mortuary, laundry, dry-cleaning establishment, or other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas as follows:

TABLE 18.20.090-A: REQUIRED

LOADING SPACES
Gross Floor
Area (sq. ft.)
Required Loading Spaces
0—6,999 0
7,000—
30,000
1 30,001—
90,000
2 90,001—
150,000
3 150,001—
230,000
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TABLE 18.20.090-A: REQUIRED

LOADING SPACES
Gross Floor
Area (sq. ft.)
Required Loading Spaces
230,001 + 1 per each additional
100,000 square feet or
portion thereof.

1. Multi-Tenant Buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided a loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.

2. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived if the Director finds that the applicant has satisfactorily demonstrated that, due to the nature of the proposed use, such loading space will not be needed.

3. Additional Loading Spaces Required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck pick-ups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.

B. Location. All required loading berths shall be located on the same site as the use served. No loading berth for vehicles over two-ton capacity shall be closer than fifty feet to any property in a residential district unless completely enclosed by building walls, or a uniformly solid fence or wall, or any combination thereof, not less than six feet in height. No permitted or required loading berth shall be located within twenty-five feet of the nearest point of any street intersection.

C. Minimum Size. Each on-site loading space required by this chapter shall not be less than ten feet wide, twenty-five feet long, and fourteen feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified if the Director finds that the applicant has satisfactorily demonstrated that, due to the nature of the proposed use, such size will not be needed.

D. Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space required by this section shall be provided with driveways for ingress and egress and maneuvering space of the same type and meeting the same criteria required for on-site parking spaces. Truck-maneuvering areas shall not

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encroach into required parking areas, travelways, or street rights-of-way. This requirement may be modified if the Director finds that sufficient space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian circulation.

E. Surfacing. All open on-site loading berths shall be improved with a compacted base, not less than five inches thick, surfaced with not less than three inches of plant-mix asphalt, concrete, or comparable material approved by the City Engineer. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.20.100 Parking area design and development standards.

All parking areas, except those used exclusively for stacked parking, shall be designed and developed consistent with the following standards. Parking areas used exclusively for stacked parking are subject only to subsections I through R of this section. Stacked parking areas which will allow parking at some times without attendants must be striped in conformance with the layout requirements of this section.

A. Handicapped Parking. Each lot or parking structure where parking is provided for the public as clients, guests, or employees shall include parking accessible to handicapped or disabled persons as near as practical to a primary entrance.

B. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement in accordance with the following:

1. No more than two vehicles shall be placed one behind the other.

2. Both spaces shall be assigned to a single dwelling unit or nonresidential establishment.

3. Tandem parking to meet required parking for nonresidential uses may be used for employee parking; the maximum number of tandem parking spaces shall not exceed fifty percent of the total number of spaces.

4. Tandem parking to meet required parking for multi-unit development shall be located within an enclosed structure; the maximum number of tandem parking spaces shall not exceed fifty percent of the total number of spaces.

5. Tandem parking shall not be used to meet the guest parking requirement.

C. Carpool and Vanpool Parking. At least ten percent of the required parking spaces for offices and all uses within the industrial use classification shall be designated and reserved for carpools or vanpools.

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These spaces shall be located closest to the main entrance of the project (exclusive of spaces designated for handicapped).

D. Shopping Cart Storage. When there are businesses that utilize shopping carts, adequate temporary shopping cart storage areas shall be provided throughout the parking lots. No temporary storage of shopping carts is allowed on walkways outside of buildings.

E. Parking Access.

1. Shared Access. Nonresidential projects are encouraged to provide shared vehicle and pedestrian access to adjacent nonresidential properties for convenience, safety, and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties approved by the Director shall be recorded in the County Recorder’s Office, in a form satisfactory to the City Attorney.

2. Forward Entry. Parking areas of four or more spaces shall be provided with suitable maneuvering room so that all vehicles therein may enter an abutting street in a forward direction.

3. Driveway Length. Driveways providing direct access from a public street to a garage or carport shall be at least twenty feet in depth.

4. Driveway Width.
a. The minimum width of a driveway serving one to two residences shall be no less than eight feet total width, with a minimum clearance of ten feet. Maximum width is twenty feet. b. The minimum width of a driveway serving three to six residential units is:
i. Eight feet for a one-way driveway; or
ii. Fourteen feet for a two-way driveway.
c. The minimum width of a driveway serving seven or more residential or commercial uses is:
i. Ten feet for a one-way driveway; or
ii. Twenty feet for a two-way driveway.
d. The maximum driveway width is twenty feet for a one-way driveway and thirty-three feet for a two-way driveway.

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F. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall meet the minimum dimensions required by this subsection. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.

1. Standard Parking Spaces and Drive Aisles. The minimum basic dimension for standard parking spaces is eight and one-half feet by eighteen feet, with a minimum vertical clearance of seven feet.

Table 18.20.100-F(1) provides the dimensions of spaces (stalls) and aisles according to angle of parking spaces. The required aisle width may be modified if the City Engineer finds that sufficient space is provided, so that maneuvering areas will not interfere with traffic and pedestrian circulation.

TABLE 18.20.100-F(1): STANDARD PARKING SPACE AND AISLE DIMENSIONS Angle of Parking Stall Width (ft.)
Curb Length Per Stall
(ft.)
Stall Depth (ft.) Aisle Width (ft.)
Parallel 8.5 20 8.5 12
30° 8.5 18 19.5 11
45° 8.5 13 20 13
60° 8.5 10.5 21 18
90° 8.5 8.5 18 24

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FIGURE 18.20.100-F(1): STANDARD PARKING SPACES

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2. Parking Spaces Abutting Wall or Fence. Each parking space adjoining a wall, fence, column, or other obstruction higher than one-half of one foot in the vicinity of where a vehicle door may be located shall be increased to accommodate access to the vehicle through the door.

3. Minimum Dimensions for Residential Garages and Carports. Garages and carports serving residential uses shall be constructed to meet the following minimum inside dimensions and related requirements:
a. A single-car garage or carport: ten feet in width by twenty feet in length. b. A two-car garage or carport: twenty feet in width by twenty feet in length for a standard garage, and ten feet in width by forty feet in length for a tandem garage. c. A garage or carport containing three or more spaces: nine feet in width by nineteen feet in length per space.
d. The vertical clearance for garage or carport parking spaces shall not be less than seven feet.

Stairs may encroach into the parking area of a garage; provided, that the front end of a standard size automobile can fit under the stair projection. The bottom of the stairwell (including exterior finish) shall be a minimum of five feet above the garage floor.

G. Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement.

H. Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all unenclosed parking spaces on a site with ten or more unenclosed parking spaces. A six-inch-high concrete curb surrounding a landscape area at least six feet wide may be used as a wheel stop; provided, that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop if the overhang will not reduce the minimum required walkway width.

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FIGURE 18.20.100-H: WHEEL STOPS
I. Surfacing. All parking areas shall be paved and improved, and all sites shall be properly drained, consistent with California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES permit and subject to the approval of the City Engineer. No unpaved area shall be used for parking.

1. Cross-Grades. Cross-grades shall be designed for slower stormwater flow and to direct stormwater toward landscaping, bio-retention areas, or other water collection/treatment areas.

2. Landscaping Alternative. Up to two feet of the front of a parking space as measured from a line parallel to the direction of the bumper of a vehicle using the space may be landscaped with ground cover plants instead of paving.

3. Permeable Paving. Permeable paving shall be used in all overflow parking areas and installed in accordance with manufacturer recommended specifications.

4. Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas of low traffic or infrequent use wherever feasible.

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J. Perimeter Curbing. A six-inch-wide and six-inch-high concrete curb shall be provided along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

K. Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over large paved areas compared to natural landscape. In order to reduce ambient surface temperatures in parking areas, at least fifty percent of the areas not landscaped shall be shaded, of light colored materials with a solar reflectance index of at least twenty-nine, or a combination of shading and light colored materials.

1. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanism. If shade is provided by trees, the amount of required shading is to be reached within fifteen years.

2. Trees shall be selected from a list maintained by the Planning Division.

L. Lighting. Public parking areas designed to accommodate ten or more vehicles shall be provided with a minimum of one-half foot-candle and a maximum of three foot-candles of light over the parking surface during the hours of use from one-half hour before dusk until one-half hour after dawn.

1. Lighting design shall be coordinated with the landscape plan to ensure that vegetation growth will not substantially impair the intended illumination.

2. Parking lot lighting shall, to the maximum extent feasible, be designed and installed so that light and glare is not directed onto residential use areas or adjacent public rights-of-way, consistent with Chapter 18.21, Performance Standards.

M. Separation from On-Site Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways a minimum of four feet in width. Commercial buildings with twentyfive thousand square feet or more of gross floor area must be separated from on-site parking on all sides by a walkway a minimum of five feet in width, as well as a planter area at least three feet in width. These requirements do not apply to parking areas containing five or fewer spaces.

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FIGURE 18.20.100-M: SEPARATION FROM ON-SITE BUILDINGS
N. Landscaping. Landscaping of parking areas shall be provided and maintained according to the general standards of Chapter 18.18, Landscaping, as well as the standards of this subsection for all uses except single-unit dwellings and duplexes.

1. Landscape Area Required. A minimum of ten percent of any parking lot area shall be landscaped.

2. Minimum Planter Dimension. No landscape planter that is to be counted toward the required landscape area shall be smaller than twenty-five square feet in area, or four feet in any horizontal dimension, excluding curbing.

3. Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:
a. Landscaped planting strips at least four feet wide between rows of parking stalls; b. Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walkways;
c. Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and
d. On-site landscaping at the parking lot perimeter.

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4. Required Landscaped Islands. A landscaped island at least six feet in all interior dimensions and containing at least one fifteen-gallon-size tree shall be provided at each end of each interior row of parking stalls and between every six consecutive parking stalls.

5. Landscaped Buffer for Open Parking Adjacent to Right-of-Way. A landscaped area at least five feet wide shall be provided between any surface parking area and any property line adjacent to a public street, unless a different dimension is specified in the base district standards applicable to a site.

6. Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot for the length of the parking area.

7. Landscaped Buffer for Parking Garages. A parking garage that does not incorporate groundfloor nonresidential or residential use or is not otherwise screened or concealed at street frontages on the ground level must provide a landscaped area at least ten feet wide between the parking garage and public street.

8. Parking Garage Rooftop Planting. Uncovered parking on the top level of a parking structure shall have rooftop planters with a minimum dimension of twenty-four inches around the entire perimeter of the top floor.

9. Trees.
a. Number Required. One for each five parking spaces.
b. Distribution. Trees shall be distributed relatively evenly throughout the parking area. c. Species. Tree species shall be selected from a list maintained by the Planning Division. d. Size. All trees shall be a minimum fifteen-gallon size with a one-inch diameter at fortyeight inches above natural grade. e. Minimum Planter Size. Any planting area for a tree must have a minimum interior horizontal dimension of five feet. Additional space may be required for some tree species.

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FIGURE 18.20.100-N: PARKING LOT LANDSCAPING

10. Protection of Vegetation.
a. Clearance from Vehicles. All required landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of low-growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.
b. Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

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FIGURE 18.20.100-N(10): PROTECTION OF VEGETATION

11. Visibility and Clearance. Landscaping in planters at the end of parking aisles shall not obstruct driver’s vision of vehicular and pedestrian cross-traffic. Mature trees shall have a foliage clearance maintained at eight feet from the surface of the parking area. Other plant materials located in the interior of a parking lot shall not exceed thirty inches in height.

O. Screening. Parking areas shall be screened from view from public streets and adjacent lots in a more restrictive district, according to the following standards:

1. Height. Screening of parking lots from adjacent public streets shall be three feet in height.

Screening of parking lots along interior lot lines that abut residential districts shall be six feet in height, except within the required front setback of the applicable zoning district, where screening shall be three feet in height.

2. Materials. Screening may consist of one or any combination of the methods listed below:
a. Walls. Low-profile walls consisting of brick, stone, stucco, or other quality durable material approved by the Director, and including a decorative cap or top finish as well as edge detail at wall ends. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the Director.

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b. Fences. An open fence of wrought iron or similar material combined with plant materials to form an opaque screen. Use of chain-link or vinyl fencing for screening purposes is prohibited.
c. Planting. Plant materials consisting of compact evergreen plants that form an opaque screen. Such plant materials must achieve a minimum height of two feet within eighteen months after initial installation.
d. Berms. Berms planted with grass, ground cover, or other low-growing plant materials.

P. Circulation and Safety.

1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

2. Off-street parking areas of four or more spaces shall be provided with sufficient maneuvering room so that all vehicles can enter and exit from a public street by forward motion only.

3. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing unreasonable distances or making other dangerous or hazardous turning movements.

4. Separate vehicular and pedestrian circulation systems shall be provided where possible. Multiunit residential developments of five or more units must provide pedestrian access that is separate and distinct from driveways. Parking areas for commercial and mixed-use developments that are eighty feet or more in depth and/or include twenty-five or more parking spaces must have distinct and dedicated pedestrian access from the commercial use to parking areas and public sidewalks, according to the following standards:
a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk, generally no more than one hundred twenty-five percent of the straight-line distance.
b. Materials and Width. Walkways shall provide at least five feet of unobstructed width and be hard-surfaced.

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c. Identification. Pedestrian walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces through the use of elevation changes, a different paving material, or similar method.
d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto travel lane, it must be raised and separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

Q. Alternative Parking Area Designs. Where an applicant can demonstrate to the satisfaction of the Director that variations in the dimensions otherwise required by this section are warranted in order to achieve environmental design and green building objectives, including but not limited to achieving certification under the LEEDTM Green Building Rating System or equivalent, an alternative parking area design may be approved.

R. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times. (Ord. 1537 (Exh. C (part)), 2018: Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011) Chapter 18.41
TERMS AND DEFINITIONS Revised 7/22
Sections:

18.41.010 List of terms. Revised 7/22

18.41.020 Definitions. Revised 7/22

18.41.010 List of terms. Revised 7/22
Abutting or Adjoining
Access
Accessory Building, See “Building, Accessory”
Accessory Structure, See “Structure, Accessory”
Accessory Use, See “Use, Accessory”
Adjacent
Administrative Guidelines

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Alley
Alteration
Applicant
Awning
Balcony
Base District, See “Zoning District”
Basement
Bedroom
Block
Blockface
Building:

1. Accessory Building

2. Main Building
Building Code
Building Face
Building Footprint, See “Footprint”
Building Frontage
Building Height, See “Height”
Building Site
Build-To Line
California Environmental Quality Act (CEQA)
Cannabis

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Canopy
Carport
City
City Arborist
City Council
City Engineer
Commercial Cannabis Activity
Community of Trees
Compatible
Conditionally Permitted
Construction
Construction Activity
Corner Build-to Area
County
Deck
Demolition
Density, Net
Development
Development Agreement
Director
District, See “Zoning District”
Drive-Through Facilities

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Driveway
Dwelling Unit
Easement
Effective Date
Electrical Code
Emergency
Environmental Impact Report (EIR)
Environmental Review
Erect
Facade
Family
Feasible
Fence-Related Definitions:

1. Fences

2. Front-most Wall

3. Irregular Lot

4. Lattice

5. Lot Lines

6. Replacement

7. Sight Distance Triangle

8. Statuary Structures
Flex Space

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Floor Area
Floor Area Ratio (FAR)
Foot-Candle, See “Lighting-Related Definitions”
Footprint
Formula Business
Freeway
Frontage, Street
Garage
General Plan
Glare
Government Code
Grade:

1. Adjacent Grade

2. Average Grade

3. Existing Grade

4. Finished Grade

5. Grade Plane
Ground Floor
Habitation
Hazardous Materials
Heat
Height

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Heritage Tree
Home Occupation
Household
Illegal Use
Intensity of Use
Intersection, Street
Juliet Balcony
Kitchen
Landmark Sites
Landscaping-Related Definitions:

1. Automatic Irrigation Controller

2. Backflow Prevention Device

3. Check Valve (Anti-drain Valve)

4. Drip Irrigation

5. Emitter

6. Flow Rate

7. Hedge

8. Homeowner-provided Landscaping

9. Hydrozone

10. Landscaping
a. Private Landscaping
b. Public Landscaping

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11. Mulch

12. Overhead Sprinkler Irrigation Systems

13. Overspray

14. Park Strip

15. Pervious

16. Pruning

17. Rain Sensor

18. Remove

19. Runoff

20. Shrub

21. Sidewalk

22. Soil Moisture Sensor

23. Tree
a. Community of Trees
b. Exotic Tree
c. Founders Tree
d. Heritage Tree
e. Private Tree
f. Protected Tree
g. Public Tree
h. Significant Tree
i. Street Oriented Tree

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24. Trim

25. Unimproved right-of-way
Lighting-Related Definitions:

1. Foot-candle

2. Light Fixture

3. Light Fixture Cutoff
a. Full Cutoff
b. Cutoff
c. Semi-Cutoff
d. Non-Cutoff

4. Shielded Fixture
Living Room
Lot:

1. Abutting Lot

2. Corner Lot

3. Flag Lot

4. Interior Lot

5. Key Lot

6. Reversed Corner Lot

7. Through Lot
Lot Area
Lot Coverage

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Lot Depth
Lot Frontage, See “Frontage, Street”
Lot Line
Lot Line Types:

1. Front Lot Line

2. Interior Lot Line

3. Rear Lot Line

4. Side Lot Line

5. Street Side Lot Line
Lot Width
Maintenance and Repair
Mansard
Mezzanine, See “Story”
Municipal Code
Noise-Related Definitions:

1. Ambient Noise Level

2. Noise

3. Noise Level Reduction (NLR)
Nonconforming Building, See “Nonconforming Structure”
Nonconforming Lot
Nonconforming Structure
Nonconforming Use

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On-Site
On-Site Loading Facilities
Open Space Types:

1. Private Open Space

2. Common Open Space

3. Usable Open Space
Opposite
Outdoor Storage
Owner
Parcel, See “Lot”
Parking Area

1. Accessory Parking

2. Long-Term Parking
Parking, Bicycle

1. Long-term

2. Short-term
Parking Space, Off-Street
Peak Time
Permit
Permitted Use
Person
Personal Cannabis Cultivation

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Persons with Disabilities
Planning Commission
Preexisting
Principal Use
Project
Protected Tree
Pruning
Public Resources Code
Qualified Applicant
Regional Retail and Destination-Oriented Uses
Removal
Retail Establishments That Sell Ammunition or Firearms
Review Authority
Right-of-Way
Safe Routes to School
Screening
Setback
Sidewalk
Sight Distance Triangle
Significant Tree
Site
Solar Reflective Index

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Specific Plan
Sphere of Influence
State
Story
Street
Street Line
Structural Alterations
Structure:

1. Structure, Accessory

2. Structure, Primary (Structure, Main)

3. Structure, Temporary
Swimming Pool
Tandem Parking
Temporary Use-Related Definitions:

1. Garage Sales

2. Outdoor Sales, Temporary and Seasonal
Tree Protection Zone (TPZ)
Trimming
Unit, See “Dwelling Unit”
Use

1. Accessory Use

2. Incidental Use

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3. Primary Use
Use Classification
Use Permit
Use Type
Variance
Vehicle
Vibration
Visible
Wall
Yard:

1. Front Yard

2. Interior Side Yard

3. Street Side Yard

4. Rear Yard
Zoning Administrator
Zoning District
(Ord. 1580 § 3 (Exh. B), 2022; Ord. 1540 (Exh. G (part)), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1518 § 3 (Exh. C (part)), 2017; Ord. 1464 § 3 (Exh. D (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.41.020 Definitions. Revised 7/22
“Abutting” or “adjoining” means having a common boundary, except that parcels having no common boundary other than a common corner shall not be considered abutting. “Access” means the place or way through which pedestrians and/or vehicles shall have safe, adequate and usable ingress and egress to a property or use as required by this title.

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Accessory Building. See “building, accessory.”
Accessory Structure. See “structure, accessory.”
Accessory Use. See “use, accessory.”
“Adjacent” means directly abutting, having a boundary or property line(s) in common or bordering directly, or contiguous to.
“Administrative guidelines” means staff-prepared regulations for implementation and interpretation of this chapter.
“Alley” means a public way permanently reserved primarily for secondary vehicular service access to the rear or side of properties otherwise abutting on a street. “Alteration” means any change, addition or modification that changes the exterior architectural appearance or materials of a structure or object. Alteration includes changes in exterior surfaces, changes in materials, additions, remodels, demolitions, and relocation of buildings or structures, but excludes ordinary maintenance and repairs (see also “maintenance and repair”). See “structural alterations” for modifications to any of the supporting members of a structure.
“Applicant” is the person seeking a permit to remove or perform pruning on a protected tree under this chapter.
“Awning” means an architectural projection that provides weather protection, identity or decoration and is wholly supported by the building to which it is attached. An awning is typically constructed of nonrigid materials on a supporting framework which projects from and is supported by the exterior wall of a building.
“Balcony” means a platform that projects from the wall of a building thirty inches or more above grade that is accessible from the building’s interior, is not accessible from the ground and is not enclosed by walls on more than two sides (see also “deck”).

Base District. See “zoning district.”
“Basement” means a nonhabitable space beneath the first or ground floor of a building the ceiling of which does not extend more than four feet above finished grade. “Bedroom” means any room having the potential of being a bedroom and meeting the standards of the California Building Code as a sleeping room.

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“Block” means property bounded on all sides by a public right-of-way. “Blockface” means all property between two intersections that fronts upon a street or abuts a public rightof-way. “Building” means any structure having a roof supported by columns or walls and intended for the shelter, housing or enclosure of any individual, animal, process, equipment, goods, or materials.

1. “Accessory building” means a detached subordinate building used only as incidental to the main building on the same lot.

2. “Main building” means a building in which is conducted the principal use of the lot on which it is situated. In the event a garage is attached to the main building, it shall be made structurally a part of, and have a common wall with, the main building and shall comply in all respects with the requirements of this title applicable to the main building. “Building Code” means any ordinance of the City governing the type and method of construction of buildings, signs, and sign structures and any amendments thereto and any substitute therefor including, but not limited to, the California Building Code, other State-adopted uniform codes and the minimum building security standards ordinance.
“Building face” means the general outer surface of the structure or walls of a building. Where bay windows or pillars project beyond the walls, the outer surface of the windows or pillars shall be considered to be the face of the building.

Building Footprint. See “footprint.”
“Building frontage” means the lineal dimension, parallel to the ground, of a building abutting on a public street, or a parking lot accessory to that business even though another business may also have entitlement to that parking lot.

Building Height. See “height.”
“Building site” means a lot or parcel of land occupied or to be occupied, by a main building and accessory buildings together with such open spaces as are required by the terms of this title and having its principal frontage on a street, road, highway, or waterway.
“Build-to line” means a line parallel to the lot line where the facade of the building is required to be located.

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“California Environmental Quality Act (CEQA)” means Public Resources Code Section 21000 et seq. or any successor statute and associated guidelines (California Code of Regulations Section 15000 et seq.) that require public agencies to document and consider the environmental effects of a proposed action before a decision.
“Cannabis” means all parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis, whether growing or not; the seeds thereof; the resin, whether crude or purified, extracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its seeds, or resin. “Cannabis” also means the separated resin, whether crude or purified, obtained from cannabis. “Cannabis” does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of germination. For the purpose of this title, “cannabis” does not mean “industrial hemp” as defined by Section 11018.5 of the California Health and Safety Code. “Canopy” means a roofed shelter projecting over a sidewalk, driveway, entry, window, or similar area that may be wholly supported by a building or may be wholly or partially supported by columns, poles, or braces extending from the ground.
“Carport” means an accessible and usable covered space enclosed on not more than two sides, designed, constructed and maintained for the parking or storage of one or more motor vehicles. “City” means the City of San Carlos.
“City Arborist” means the City-retained arborist.
“City Council” means the City Council of the City of San Carlos. “City Engineer” means the City Engineer of the City of San Carlos. “Commercial cannabis activity” means the cultivation, possession, manufacture, processing, storing, laboratory testing, labeling, distribution, delivery, or sale of cannabis or a cannabis product, except as set forth in Section 19319 of the California Business and Professions Code, related to qualifying patients and primary caregivers.
“Community of trees” means a group or grove of trees that are dependent upon each other for their survival and/or structural stability.

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“Compatible” means that which is harmonious with and will not adversely affect surrounding buildings and/or uses.
“Conditionally permitted” means permitted subject to approval of a use permit. “Construction” means construction, erection, enlargement, alteration, conversion or movement of any building, structures, or land together with any scientific surveys associated therewith. “Construction activity” means any construction work associated with or requiring a permit for any new building, building addition, building demolition, grading, excavation or paving. This includes all necessary related activities which may or may not be shown on site plans, including but not limited to:
storing/staging of materials, site access, parking, placement of temporary structures, debris disposal, additional excavation and landscaping.
“Corner build-to area” means the area of a corner lot where the facade of the building is required to be located.
“County” means the County of San Mateo.
“Deck” means a platform, either freestanding or attached to a building, that is supported by pillars or posts.

See also “balcony.”
“Demolition” means the intentional destruction and removal of fifty percent or more of the enclosing exterior walls and fifty percent of the roof of any structure. “Density, net” means the number of dwelling units per acre of land excluding street rights-of-way, public easements, public open space, land under water, and certified wetlands and floodplains. Setbacks for wetlands and other sensitive areas, and private open space, and public easements shall not be excluded in calculating net density.
“Development” means any manmade change to improved or unimproved real estate, including but not limited to the division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any mining, excavation, landfill or land disturbance; and any use or extension of the use of land. “Development agreement” means an agreement between the City and any person having a legal or equitable interest in real property for the development of such property and which complies with the applicable provisions of the Government Code for such development agreements.

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“Director” means the Community Development Director of the City of San Carlos or his/her designee.

District. See “zoning district.”
“Drive-through facilities” means facilities designed to enable persons to receive a service or purchase or consume goods while remaining within a motor vehicle, typically associated with banks, eating and drinking establishments, pharmacies and other commercial uses. “Driveway” means an accessway that provides vehicular access between a street and the parking or loading facilities located on an adjacent property.
“Dwelling unit” means any building or portion thereof which contains living facilities, including provisions for sleeping, eating, cooking, and sanitation, for not more than one family. See also “family.” “Easement” means a portion of land created by grant or agreement for specific purpose; an easement is the right, privilege or interest which one party has in the land of another. “Effective date” means the date on which a permit or other approval becomes enforceable or otherwise takes effect, rather than the date it was signed or circulated. “Electrical code” means any ordinance of the City regulating the alteration, repair and the installation and use of electricity or electrical fixtures.
“Emergency” means a sudden unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property or essential public services. “Environmental impact report (EIR)” means an environmental impact report as required under the California Environmental Quality Act.
“Environmental review” means an evaluation process pursuant to CEQA to determine whether a proposed project may have a significant impact on the environment. “Erect” means to build, construct, attach, hang, place, suspend or affix to or upon any surface. Such term shall also include the painting of wall signs.
“Facade” means the exterior wall of a building exposed to public view or that wall viewed by persons not within the building. The portion of any exterior elevation of a building extending vertically from the grade to the top of a parapet wall or eave, and hor-izontally across the entire width of the building elevation.

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“Family” means one or more persons occupying a dwelling unit and living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating facilities. Members of a family need not be related by blood but are distinguished from a group occupying a hotel, club, fraternity or sorority house.
“Feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.

Fence-Related Definitions. The following terms are related to Section 18.15.040, Fences and walls:

1. “Fences” means horizontal and vertical structures that are intended to separate properties, retain soil materials and provide security; or as defined by the Building Official. Fences may also be walls, hedges and screen planting.

2. “Front-most wall” means the facade of the residence (exclusive of accessory and appurtenant structures such as decks, stairwells, etc.) which is located closest to the front property line.

3. “Irregular lot” means any lot which does not conform to the definition of a corner lot or an interior lot including, but not limited to, through lots, pie and reverse pie shaped lots, flag lots, triangular lots with double street frontages, multisided lots and other lots in the opinion of the Director which are irregular.

4. “Lattice” means a patterned, crossed material (excluding chain-link fencing) that is arranged to allow at least fifty percent of light and air through the crossed material. Arrangements allowing less than fifty percent will be considered solid.

5. Lot Lines. Rear and side lot lines shall be those defined in this chapter. A property owner of a corner lot may designate which property line abutting a public right-of-way is his/her front and street side property line, for purposes of this section only. No more than one property line abutting a public right-of-way may be designated as a front property line and no more than one property line abutting a public right-of-way may be designated a street side property line.

6. “Replacement” means the replacement of any post or rail. Posts or rails cannot be paired or reinforced to avoid replacement to current code. Board repair or substitution does not constitute replacement.

7. “Sight distance triangle” means the sight distance triangular area formed by the intersecting curb lines (or edge of pavement when no curbs exist) and a line joining points on these curb lines at a

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distance of forty feet along both lines from their intersection that defines a minimum area of unobstructed view.

8. “Statuary structures” means decorative objects such as birdbaths, fountains, wells and figures. “Flex space” means floor area constructed so that it can be adapted for retail/restaurant use in the future, but may be used for other uses in the interim.
“Floor area” means the total horizontal enclosed area of all the floors below the roof and within the outer surface of the walls of a building or other enclosed structure unless otherwise stipulated. See also Section 18.03.080, Determining floor area.
“Floor area ratio (FAR)” means the ratio of the total floor area of all buildings on a lot or other designated building site to the lot area or building site area. See also Section 18.03.090, Determining floor area ratio.

Foot-candle. See Lighting-Related Definitions.
“Footprint” means the horizontal area, as seen in plan view, of a building or structure, measured from the outside of exterior walls and supporting columns, and excluding eaves. See also Section 18.03.100, Determining lot coverage.
“Formula business” means a use that has fifteen or more other business locations in the United States and is required by contract, business model, or practice to maintain any of the following standardized characteristics: merchandise; menu; services; decor; uniforms; architecture; facade; color scheme; or signs.

See also Section 18.23.260, Formula business uses.
“Freeway” means a highway in respect to which the owners of abutting lands have no right or easement of access to or from their abutting lands or in respect to which such owners have only restricted right or easement of access.
“Frontage, street” means that portion of a lot or parcel of land that borders a public street. Street frontage shall be measured along the common lot line separating said lot or parcel of land from the public street, highway, or parkway.
“Garage” means a building or portion thereof, containing accessible and usable enclosed space designed, constructed and maintained for the parking or storage of one or more motor vehicles. “General Plan” means the City of San Carlos General Plan.

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“Glare” means the effect produced by a light source within the visual field that is sufficiently brighter than the level to which the eyes are adapted, such as to cause annoyance, discomfort or loss of visual performance and ability.
“Government Code” means the Government Code of the State of California. “Grade” means the location of the ground surface.

1. “Adjacent grade” means the lowest elevation of ground surface within five feet of the building exterior wall.

2. “Average grade” means a horizontal line approximating the ground elevation through each building on a site used for calculating the exterior volume of a building. Average grade is calculated separately for each building.

3. “Existing grade” means the elevation of the ground at any point on a lot as shown on the required survey submitted in conjunction with an application for a building permit or grading permit. Existing grade also may be referred to as “natural grade.”

4. “Finished grade” means the lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the lot line, or when the lot line is more than five feet from the building, between the building and a line five feet from the building.

5. “Grade plane” means a reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than five feet from the building, between the building and a point five feet from the building.

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FIGURE 18.41.020-A: GRADE PLANE
“Ground floor” means the first floor of a building other than a cellar or basement that is closest to finished grade.
“Habitation” means regular and exclusive use of a space or structure for shelter and other residential purposes in a manner that is private and separate from another residence on the same lot. “Hazardous materials” means any material, including any substance, waste, or combination thereof, which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause, or significantly contribute to, a substantial present or potential hazard to human health, safety, property, or the environment when improperly treated, stored, transported, disposed of, or otherwise managed. “Heat” means thermal energy of a radioactive, conductive, or convective nature. “Height” means the vertical distance from a point on the ground below a structure to a point directly above. See also Section 18.03.050, Measuring height.
“Heritage tree” means any:

1. Indigenous tree whose size, as measured at fifty-four inches (54") above natural grade (unless otherwise indicated), is defined below:
a. Aesculus californica (buckeye) with a single stem or multiple stems touching each other at fifty-four inches (54") above natural grade and measuring nine inches (9") in diameter or greater.

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b. Arbutus menziesii (madrone) with a single stem or multiple stems touching each other at fifty-four inches (54") above natural grade and measuring nine inches (9") in diameter or greater.
c. Quercus agrifolia (coast live oak) measuring nine inches (9") in diameter or greater. d. Quercus lobata (valley oak) measuring nine inches (9") in diameter or greater. e. Quercus douglassii (blue oak) measuring nine inches (9") in diameter or greater. f. Quercus wislizneii (interior live oak) measuring nine inches (9") in diameter or greater. g. Sequoia sempervirens (redwood) measuring fifteen inches (15") in diameter or greater. h. Umbrellularia californica (California bay laurel) with a single stem or multiple stems touching each other at fifty-four inches (54") above natural grade and measuring eleven inches (11") in diameter or greater.

Heritage Tree Species
Minimum
Protected
Diameter
Aesculus californica
(buckeye)
9" diameter
or greater
Arbutus menziesii
(madrone)
9" diameter
or greater
Quercus agrifolia
(coast live oak)
9" diameter
or greater
Quercus lobata (valley
oak)
9" diameter
or greater
Quercus douglassii
(blue oak)
9" diameter
or greater
Quercus wislizneii
(interior live oak)
9" diameter
or greater
Sequoia sempervirens
(redwood)
15" diameter
or greater

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Heritage Tree Species
Minimum
Protected
Diameter
Umbellularia californica
(California bay laurel)
11" diameter
or greater

2. Community of trees;

3. Trees designated by the City Council, based upon findings that the particular tree is unique and of importance to the public due to its unusual age, appearance, location or other factors. “Home occupation” means a commercial use conducted on residential property by the inhabitants of the subject residence, which is incidental and secondary to the residential use of the dwelling. See Section 18.23.120, Home occupations. This definition also includes cottage food operations, as defined in Chapter 6.1 of Part 1 of Division 1 of Title 5 of the Government Code and Chapter 11.5 of Part 7 of Division 104 of the Health and Safety Code, which allows individuals to use their home kitchens to prepare, for sale, foods that are not potentially hazardous. “Household” means one or more persons living together in a single dwelling unit, with common access to, and common use of, all living and eating areas and all areas and facilities for the preparation and storage of food; who share living expenses, including rent or mortgage payments, food costs and utilities; and who maintain a single mortgage, lease, or rental agreement for all members of the household. “Illegal use” means any use of land or building that does not have the currently required permits and was originally constructed and/or established without permits required for the use at the time it was brought into existence.
“Intensity of use” means the extent to which a particular use or the use in combination with other uses affects the natural and built environment in which it is located, the demand for services, and persons who live, work, and visit the area. Measures of intensity include but are not limited to requirements for water, gas, electricity, or public services; number of automobile trips generated by a use; parking demand; number of employees on a site; hours of operation; the amount of noise, light or glare generated; the number of persons attracted to the site, or, in eating establishments, the number of seats. “Intersection, street” means the area common to two or more intersecting streets. “Juliet balcony” means a balcony that has no surface for standing or sitting on.

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“Kitchen” means any room or space within a building intended to be used for the cooking or preparation of food.
“Landmark sites” means specific areas with a zoning designation of Landmark Commercial that have been identified as economic opportunity sites targeted for preferred uses that are regional and destinationoriented. Landmark sites were originally included in the East San Carlos Specific Plan, which has since been retired. Policies and objectives for landmark sites are included in the City’s Economic Development Plan and General Plan. Preferred uses for landmark sites include large-scale office complexes and hotels, including compatible ancillary uses. Landmark sites are located in the City of San Carlos as follows:

1. Landmark Site A. Located at the southeast corner of Holly Street and Industrial Road. This site includes five parcels: 501 Industrial Road (APN 046-090-410), 551 Industrial Road (APN 046-090- 330), 595 Industrial Road (APN 046-090-290), 850 East San Carlos Avenue (APN 046-090-210), and 810 East San Carlos Avenue (APN 046-090-220).

2. Landmark Site B. Located at the northeast corner of Holly Street and Industrial Road. This site includes two parcels: 445 Industrial Road (APN 046-051-060) and 405 Industrial Road (APN 046- 051-080).

Landscaping-Related Definitions. The following terms are related to Chapter 18.18, Landscaping:

1. “Automatic irrigation controller” means an automatic timing device used to remotely control valves that operate an irrigation system.

2. “Backflow prevention device” means a safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.

3. “Check valve (anti-drain valve)” means a valve located under a sprinkler head, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.

4. “Drip irrigation” means any nonspray low-volume irrigation system specifically designed to apply small volumes of water slowly at or near the root zone of plants utilizing emission devices with a flow rate measured in gallons per hour.

5. “Emitter” means a drip irrigation emission device that delivers water slowly from the system to the soil.

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6. “Flow rate” means the rate at which water flows through pipes, valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.

7. “Hedge” means any group of shrubs planted in line or in groups so that the branches of any one plant are intermingled or form contact with the branches of any other plant in the line. Hedges are not considered trees for the purposes of this title.

8. “Homeowner-provided landscaping” means any landscaping either installed by a private individual for a single-family residence or installed by a licensed contractor hired by a homeowner. A homeowner, for purposes of this title, is a person who occupies the dwelling he or she owns. This definition excludes speculative homes, which are not owner-occupied dwellings.

9. “Hydrozone” means a portion of the landscaped area having plants with similar water needs.

10. “Landscaping” means the planting, configuration and maintenance of trees, ground cover, shrubbery and other plant material, decorative natural and structural features (walls, fences, hedges, trellises, fountains, sculptures), earth patterning and bedding materials, and other similar site improvements that serve an aesthetic or functional purpose. a. “Private landscaping” means any landscaping located within the boundaries of privately owned property, and includes any landscaping located within any unimproved right-of-way abutting a private property and in any park strip other than the City-maintained park strip on Laurel Street, and San Carlos Avenue (1100 and 1200 blocks only) or sidewalk abutting a private property.
b. “Public landscaping” means any landscaping located within any street median, City park or other parcel of publicly owned property, including any landscaping located in a City-maintained park strip on Laurel Street, and San Carlos Avenue (1100 and 1200 blocks only).

11. “Mulch” means any organic material such as leaves, bark, straw, compost, or inorganic mineral materials such as rocks, gravel, and decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature, and preventing soil erosion.

12. “Overhead sprinkler irrigation systems” means systems that deliver water through the air (e.g., spray heads and rotors).

13. “Overspray” means the irrigation water which is delivered beyond the target area.

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14. “Park strip” means that area of the public street located between the face of the curb and closest edge of the sidewalk.

15. “Pervious” means any surface or material that allows the passage of water through the material and into the underlying soil.

16. “Pruning” means the removal of more than one-third of the crown or existing foliage of the tree or more than one-third of the root system.

17. “Rain sensor” means a component which automatically suspends an irrigation event when it rains.

18. “Remove” means cutting to the ground; extracting; killing by spraying, girdling, or any other means; or pruning done without a permit or which does not conform to the provisions of a permit.

19. “Runoff” means water that is not absorbed by the soil or landscape to which it is applied and flows from the landscape area.

20. “Shrub” means a bush, hedge or any plant that is not a tree more than twelve inches tall.

21. “Sidewalk” means any concrete sidewalk lying within that area of the street between the face of the curb and the right-of-way line.

22. “Soil moisture sensor” means a device that measures the amount of water in the soil. The device may also suspend or initiate an irrigation event.

23. “Tree” means any live woody or fibrous plant, the branches of which spring from and are supported upon a trunk.
a. “Community of trees” means a group of trees of any size which are ecologically related to each other. b. “Exotic tree” means any tree known not to be an indigenous tree, hence any tree which has been planted for or has excepted from cultivation.
c. “Heritage tree” means any:
i. Indigenous tree whose size, as measured at forty-eight inches above natural grade (unless otherwise indicated), is defined below:

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• Aesculus californica (buckeye) with
a single stem or multiple stems
touching each other at forty-eight
inches above natural grade and
measuring thirty inches in
circumference.
• Arbutus meniesii (madrone) with a
single stem or multiple stems
touching each other at forty-eight
inches above natural grade and
measuring thirty inches in
circumference.
• Quercus agrifolia (coast live oak) of
more than thirty inches in
circumference.
• Quercus lobata (valley oak) of more
than thirty inches in circumference.
• Quercus douglassii (blue oak) of
more than twenty-four inches in
circumference.
• Quercus wislizneii (interior live oak)
of more than twenty-four inches in
circumference.
• Sequoia sempervirens (redwood) of
more than seventy-two inches in
circumference.
• Umbrellularia californica (California
bay laurel) with a single stem or
multiple stems touching each other
at forty-eight inches above natural
grade and measuring thirty inches in
circumference.
ii. Community of trees;

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iii. Tree so designated by the City Council, based upon findings that the particular tree is unique and of importance to the public due to its unusual age, appearance, location or other factors.
d. “Private tree” means any tree located within the boundaries of privately owned property, and includes any tree located within any unimproved right-of-way abutting a private property and in any park strip or sidewalk abutting a private property. e. “Protected tree” means any significant or heritage tree. The following trees shall not be classified as protected trees regardless of size:
i. Bailey, Green or Black Acacia: A. baileyana, A. dedurrens or A. melanoxylon; ii. Tree of Heaven: Ailianthus altissima;
iii. Fruit trees of any kind;
iv. Monterey Pine: Pinus radiata;
v. Eucalyptus.
f. “Public tree” means any tree located within any street median, City park or other parcel of publicly owned property, including any tree located in a City-maintained park strip on Laurel Street, and San Carlos Avenue (1100 and 1200 blocks only). g. “Significant tree” means any tree that is thirty-six inches in circumference (or more) (which is approximately eleven and one-half inches in diameter), outside of bark, measured at fortyeight inches above natural grade. The following trees shall not be classified as significant or heritage trees regardless of size:
i. Bailey, Green or Black Acacia: A. baileyana, A. dedurrens or A. melanoxylon; ii. Tree of Heaven: Ailianthus altissima;
iii. Fruit trees of any kind;
iv. Monterey Pine: Pinus radiata;
v. Eucalyptus.

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h. “Street-oriented tree” means a private tree that is within the first five feet of the front property line, in a park strip of a sidewalk, or in a portion of a public street or within the public right-of-way that is not improved or maintained by the City. i. “Trim” means the cutting or removal of a portion of a tree which removes less than onethird of the crown or existing foliage of a tree, removes less than one-third of the root system, and does not kill the tree.

24. “Unimproved right-of-way” means that portion of a public street, within the public right-ofway, that is not improved or maintained by the City.

Lighting-Related Definitions. The following terms are related to Section 18.15.070, Lighting and illumination:

1. “Foot-candle” means a quantitative unit of measure for luminance. One foot-candle is equal to the amount of light generated by one candle shining on one square foot surface located one foot away. Equal to one lumen uniformly distributed over an area of one square foot.

2. “Light fixture” means the assembly that holds a lamp and may include an assembly housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirrors, and a refractor or lens.

3. Light Fixture Cutoff. Light fixtures are classified as full cutoff, cutoff, semi-cutoff, or non-cutoff according to the most recent adopted criteria of the Illuminating Engineering Society of North America (IESNA). The four IESNA classifications are defined as follows (IESNA 2000):
a. Full Cutoff. The luminous intensity (in candelas) at or above an angle of ninety degrees above nadir is zero, and the luminous intensity (in candelas) at or above a vertical angle of eighty degrees above nadir does not numerically exceed ten percent of the luminous flux (in lumens) of the lamp or lamps in the luminaire. b. Cutoff. The luminous intensity (in candelas) at or above an angle of ninety degrees above nadir does not numerically exceed two and one-half percent of the luminous flux (in lumens) of the lamp or lamps in the luminary, and the luminous intensity (in candelas) at or above a vertical angle of eighty degrees above nadir does not numerically exceed ten percent of the luminous flux (in lumens) of the lamp or lamps in the luminary. c. Semi-Cutoff. The luminous intensity (in candelas) at or above an angle of ninety degrees above nadir does not numerically exceed five percent of the luminous flux (in

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lumens) of the lamp or lamps in the luminary, and the luminous intensity (in candelas) at or above a vertical angle of eighty degrees above nadir does not numerically exceed twenty percent of the luminous flux (in lumens) of the lamp or lamps in the luminary. d. Non-Cutoff. There is no candela limitation in the zone above maximum candela.

4. “Shielded fixture” means outdoor light fixtures shielded or constructed so that light rays emitted by the lamp are projected below the horizontal plane passing through the lowest point on the fixture from which light is emitted.
“Living room” means the principal room in a dwelling unit designed for general living purposes rather than for sleeping.
“Lot” means a parcel, tract, or area of land whose boundaries have been established by a legal instrument such as a deed or map recorded with the County of San Mateo, and which is recognized as a separate legal entity for purposes of transfer of title, except public easements or rights-of-way.

1. “Abutting lot” means a lot having a common property line or separated by a public path or lane, private street, or easement to the subject lot.

2. “Corner lot” means a lot or parcel bounded on two or more sides by street lines that have an angle intersection that is not more than one hundred thirty-five degrees.

3. “Flag lot” means a lot so shaped that the main portion of the lot area does not have access to a street other than by means of a corridor having less than twenty feet of width. Also called a “panhandle” lot.

4. “Interior lot” means a lot bounded on one side by a street line and on all other sides by lot lines between adjacent lots or that is bounded by more than one street with an intersection greater than one hundred thirty-five degrees.

5. “Key lot” means an interior lot adjoining the rear lot line of a reversed corner lot.

6. “Reversed corner lot” means a corner lot, the rear of which abuts the side of another lot, whether across a lane or not.

7. “Through lot” means a lot having frontage on two parallel or approximately parallel streets.

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FIGURE 18.41.020-B: LOT AND YARD TYPES
“Lot area” means the area of a lot measured horizontally between bounding lot lines. “Lot coverage” means the portion of a lot that is covered by structures, including principal and accessory buildings, garages, carports, and roofed porches, but not including unenclosed and unroofed decks, landings, or balconies. See also Section 18.03.100, Determining lot coverage. “Lot depth” means the average distance from the front lot line to the rear lot line measured in the general direction of the side lines. See also Section 18.03.060, Measuring lot width and depth.

Lot Frontage. See “frontage, street.”
“Lot line” means the boundary between a lot and other property or the public right-of-way.

Lot Line Types.

1. Front Lot Line. On an interior lot, the line separating the lot from the street or lane. On a corner lot, the shorter lot line abutting a street or lane. On a through lot, the lot line abutting the street or lane providing the primary access to the lot. On a flag or panhandle lot, the interior lot line most parallel to and nearest the street or lane from which access is obtained. Where no lot line is within

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forty-five degrees of being parallel to the rear lot line, a line ten feet in length within the lot, parallel to and at the maximum possible distance from the rear lot line, will be deemed the front lot line for the purpose of establishing the minimum front yard (see Figure 18.41.020-C).

2. Interior Lot Line. Any lot line that is not adjacent to a street.

3. Rear Lot Line. The lot line that is opposite and most distant from the front lot line. Where no lot line is within forty-five degrees of being parallel to the front lot line, a line ten feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard (see Figure 18.41.020-C).

4. Side Lot Line. Any lot line that is not a front or rear lot line.

5. Street Side Lot Line. A side lot line of a corner lot that is adjacent to a street.

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FIGURE 18.41.020-C: REAR OR FRONT LOT LINE FOR PURPOSES

OF DETERMINING SETBACKS
“Lot width” means the average distance between the side lot lines measured at right angles to the lot depth. See also Section 18.03.060, Measuring lot width and depth. “Maintenance and repair” means the repair or replacement of nonbearing walls, fixtures, wiring, roof or plumbing that restores the character, scope, size or design of a structure to its previously existing, authorized, and undamaged condition.
“Mansard” means a wall which has a slope equal to or greater than two vertical feet for each horizontal foot and has been designed to look like a roof.

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“Mezzanine” means an intermediate floor within a building interior without complete enclosing interior walls or partitions that is not separated from the floor or level below by a wall and has a floor area that is no greater than one third of the total floor area of the floor below. See “story.” “Municipal code” means the City of San Carlos Municipal Code.

Noise-Related Definitions. The following terms are related to Section 18.21.050, Noise:

1. “Ambient noise level” means the composite of noise from all sources excluding an alleged offensive noise. In this context, the ambient noise level represents the normal or existing level of environmental noise at a given location for a specified time of day or night.

2. “Noise” means any sound that annoys or disturbs humans or which causes or tends to cause an adverse psychological or physiological effect on humans.

3. “Noise level reduction (NLR)” means the difference in decibels of noise level from the outside of a building to the interior of a building, generally resulting from various construction methods and the materials used in walls, windows, ceilings, doors, and vents of a building.

Nonconforming Building. See “nonconforming structure.”
“Nonconforming lot” means a legal parcel of land having less area, frontage, or dimensions than required in the zoning district in which it is located.
“Nonconforming structure” means a building or structure, or portion thereof, which was lawfully erected or altered or maintained, but which, because of the application of this title to it, no longer conforms to the specific regulations applicable to the zoning district in which it is located. See Chapter 18.19, Nonconforming Uses, Structures, and Lots.
“Nonconforming use” means the use of a building, structure, or site, or portion thereof, which was lawfully established and maintained, but which, because of the application of this title to it, no longer conforms to the specific regulations applicable to the zoning district in which it is located. See Chapter 18.19, Nonconforming Uses, Structures, and Lots.
“On-site” means located on the lot that is the subject of discussion. “On-Site loading facilities” means a site or portion of a site devoted to the loading or unloading of motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped areas.

Open Space Types.

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1. “Private open space” means open areas for outdoor living and recreation that are adjacent and directly accessible to a single dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.

2. “Common open space” means areas for outdoor living and recreation that are intended for the use of residents and guests of more than one dwelling unit.

3. “Usable open space” means outdoor areas that provide for outdoor living and/or recreation for the use of residents.
“Opposite” means across from or across the street from. “Outdoor storage” means the keeping, in an unroofed area, of any goods, junk, material, merchandise, or vehicles in the same place for more than twenty-four hours, except for the keeping of building materials reasonably required for construction work on the premises pursuant to a valid and current building permit issued by the City.
“Owner” means a person or persons holding single or unified beneficial title to the property, including but not limited to the settler of a grantor trust, a general partner, firm or corporation.

Parcel. See “lot.”
“Parking area” means an area of a lot, structure, or any other area, including driveways, which is designed for and the primary purpose of which is to provide for the temporary storage of operable motor vehicles.

1. “Accessory parking” means an area of a lot, structure, or any other area, which is designed, reserved for and the primary purpose of which is to provide off-street parking to serve a building or use that is the primary or main use of the lot.

2. “Long-term parking” means an area designed for employee or parking when a vehicle is not normally moved during the period of an employee’s work shift, as opposed to customer or visitor parking.
“Parking, bicycle” means a covered or uncovered area equipped with a rack or racks designed and usable for the secure, temporary storage of bicycles.

1. Long-term. Bicycle parking that is designed to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

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2. Short-term. Bicycle parking that is designed to serve shoppers, customers, messengers, guests, and other visitors to a site who generally stay for a period of less than four hours. “Parking space, off-street” means an area, covered or uncovered, designed and usable for the temporary storage of a vehicle, which is paved and accessible by an automobile without permanent obstruction. “Peak time” means the period of time with the greatest amount of activity and vehicles on the site. “Permit” means any zoning clearance, conditional use permit, minor use permit, temporary use permit, building permit, license, certificate, approval, or other entitlement for development and/or use of property as required by any public agency.
“Permitted use” means any use or structure that is allowed in a zoning district without a requirement for approval of a use permit, but subject to any restrictions applicable to that zoning district. “Person” means any individual, firm, association, organization, partnership, business trust, company, or corporation.
“Personal cannabis cultivation” means any activity involving the propagation, planting, growing, harvesting, drying, curing, grading, or trimming of cannabis strictly for personal use. Such activity must be performed by a person who is at least twenty-one years old. No more than six plants may be cultivated in a dwelling unit, as defined in this section.
“Persons with disabilities” means persons who have a medical, physical, or mental condition, disorder or disability as defined in Government Code Section 12926 or the Americans with Disabilities Act, that limits one or more major life activities.
“Planning Commission” means the Planning Commission of the City of San Carlos. “Preexisting” means in existence prior to the effective date of the ordinance codified in this title. “Principal use” means a use that fulfills a primary or predominant function of an establishment, institution, household, or other entity and occupies at least seventy percent of the gross floor area. “Project” means any proposal for a new or changed use or for new construction, alteration, or enlargement of any structure, that is subject to the provisions of this title. This term includes, but is not limited to, any action that qualifies as a project as defined by the California Environmental Quality Act.

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“Protected tree” means any significant or heritage tree, any tree as part of a replacement requirement, an approved development permit or an approved landscaping plan. The following trees shall not be classified as protected trees regardless of size:

1. Bailey, Green or Black Acacia: A. baileyana, A. decurrens or A. melanoxylon;

2. Tree of Heaven: Ailianthus altissima;

3. Fruit trees of any kind;

4. Monterey Pine: Pinus radiata;

5. Eucalyptus genera;

6. Monocot trees including palms and palm relatives.
“Pruning” means the removal of one-fourth (25%) or more than one-fourth (25%) of the crown or existing foliage of the tree or one-fourth (25%) or more than one-fourth (25%) of the root system. “Public Resources Code” means the Public Resources Code of the State of California. “Qualified applicant” means the property owner, the owner’s agent, or any person, corporation, partnership or other legal entity that has a legal or equitable title to land that is the subject of a development proposal or is the holder of an option or contract to purchase such land or otherwise has an enforceable proprietary interest in such land.

Regional Retail and Destination-Oriented Uses. Examples include regional shopping, large-scale office complexes and hotels as individual or combined uses intended to serve regional users. Commercial entertainment and recreation and eating and drinking use classifications may be considered as ancillary uses.
“Removal” means cutting to the ground, complete extraction, or killing by spraying, girdling, or any other means; or pruning not done in conformance with a permit.

Retail Establishments That Sell Ammunition or Firearms. A retail establishment selling firearms or ammunition is one that conducts a business by the selling, leasing or transferring of any firearm or ammunition, or to hold one’s self out as engaged in the business of selling, leasing or otherwise transferring any firearm or ammunition, or to sell, lease or transfer firearms or ammunition in quantity, in series, or in individual transactions, or in any other manner indicative of trade.

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“Review authority” means the body responsible for making decisions on zoning and related applications. “Right-of-way” means a strip of land acquired by reservation, dedication, forced dedication, prescription or condemnation and intended to be occupied or occupied by a road, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer or other similar use. “Safe routes to school” means programs to create safe, convenient, and fun opportunities for children to bicycle and walk to and from schools by removing barriers such as lack of infrastructure, unsafe infrastructure, and lack of programs that promote walking and bicycling. “Screening” refers to a wall, fence, hedge, informal planting, or berm, provided for the purpose of buffering a building or activity from neighboring areas or from the street. “Setback” means the area between a property line and a building or structure which must be kept clear or open. See also Section 18.03.040, Measuring distances, and Section 18.03.120, Determining setbacks (yards).
“Sidewalk” means a paved, surfaced, or leveled area, paralleling and usually separated from the street, used as a pedestrian walkway.
“Sight distance triangle” means a minimum area of unobstructed view that occurs at street intersections. “Significant tree” means any tree that is eleven inches (11") in diameter (or more), outside of bark, measured at fifty-four inches (54") above natural grade. The following trees shall not be classified as significant or heritage trees regardless of size:

1. Bailey, Green or Black Acacia: A. baileyana, A. decurrens or A. melanoxylon;

2. Tree of Heaven: Ailianthus altissima;

3. Fruit trees of any kind;

4. Monterey Pine: Pinus radiata;

5. Eucalyptus genera;

6. Monocot trees including palms and palm relatives.
“Site” means a lot, or group of contiguous lots, that is proposed for development in accordance with the provisions of this title and is in a single ownership or under unified control.

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“Solar reflective index” means a measure of a surface’s ability to reflect solar heat, combining reflectance and emittance into one number. It is defined so that a standard black (reflectance 0.05, emittance 0.90) is zero and a standard white (reflectance 0.80, emittance 0.90) is one hundred. “Specific plan” means a plan for all or part of the area covered by the General Plan that is prepared to be consistent with and to implement the General Plan pursuant to the provisions of Government Code Section 65450 et seq.
“Sphere of influence” means a plan for the probable physical boundaries and service areas of the City as determined by the Local Agency Formation Commission pursuant to Government Code Section 56076. “State” means the State of California.
“Story” means that portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the upper surface of the roof above. A mezzanine with a floor area that exceeds one third of the total floor area of the floor or level below constitutes a story.
“Street” means a public or private thoroughfare which affords the principal means of access to a block and to abutting property. “Street” includes avenue, court, circle, crescent, place, way, drive, boulevard, highway, road, and any other thoroughfare, except an alley or lane as defined herein. “Street line” means the boundary between a street and a lot or parcel of land. “Structural alterations” means any physical change to or the removal of the supporting members of a structure or building, such as bearing walls, columns, beams, or girders, including the creation, enlargement, or removal of doors or windows and changes to a roof line or roof shape. “Structure” means anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground.

1. “Structure, accessory” means a detached subordinate structure, used only as incidental to the main structure on the same lot.

2. “Structure, primary (structure, main)” means a structure housing the principal use of a site or functioning as the principal use.

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3. “Structure, temporary” means a structure without any foundation or footings and which is intended to be removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.
“Swimming pool” means a pool, pond, lake, or open tank capable of containing water to a depth greater than one and one-half feet at any point.
“Tandem parking” means an arrangement of parking spaces such that one or more spaces must be driven across in order to access another space or spaces.

Temporary Use-Related Definitions. The following terms are related to Section 18.23.240, Temporary uses:

1. “Garage sales” means the sale or offering for sale to the general public of over five items of personal property on a portion of a lot in a residentially zoned district, whether inside or outside any building.

2. “Outdoor sales, temporary and seasonal” means the sale or offering for sale to the general public of merchandise outside of a permanent structure on property owned or leased by the person, firm, or corporation. These sales are of a limited duration and conducted on an occasional basis, and are secondary or incidental to the principal permitted use or structure existing on the property. “Tree protection zone (TPZ)” means the area surrounding a tree to be protected based upon tree species, age, health, soil, and proposed construction. The TPZ shall have a radius measured from the trunk equal to ten (10) times the diameter of the trunk measured at fifty-four inches (54") above grade or as otherwise specified by a project arborist and approved by the City Arborist. “Trimming” means the cutting or removal of a portion of a tree which removes less than one-fourth (25%) of the crown or existing foliage of a tree, removes less than one-fourth (25%) of the root system, and does not kill the tree.

Unit. See “dwelling unit.”
“Use” means the purpose for which land or the premises of a building, structure, or facility thereon is designed, arranged, or intended, or for which it is or may be occupied or maintained.

1. “Accessory use” means a use that is customarily associated with, and is incidental and subordinate to, the primary use and located on the same lot as the primary use and occupies not more than thirty percent of the gross floor area.

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2. “Incidental use” means a secondary use of a lot and/or building that is located on the same lot but is not customarily associated with the primary use.

3. “Primary use” means a primary, principal or dominant use established, or proposed to be established, on a lot and occupies at least seventy percent of the gross floor area of the tenant space or building.
“Use classification” means a system of classifying uses into a limited number of use types on the basis of common functional, product, or compatibility characteristics. All use types are grouped into the following categories: residential, public and semi-public, commercial, employment, and transportation, communication, and utilities. See Chapter 18.40, Use Classifications. “Use permit” means a discretionary permit, such as a minor use or conditional use permit, which may be granted by the appropriate City of San Carlos authority to provide for the accommodation of land uses with special site or design requirements, operating characteristics, or potential adverse effects on surroundings, which are not permitted as of right but which may be approved upon completion of a review process and, where necessary, the imposition of special conditions of approval by the permit granting authority. See Chapter 18.30, Use Permits.
“Use type” means a category which classifies similar uses based on common functional, product, or compatibility characteristics.
“Variance” means a discretionary grant of permission to depart from the specific requirements of this title that is warranted when, due to special circumstances regarding the physical characteristics of the property, the strict application of standards would deprive the property of privileges available to other property in the same zoning classification. See Chapter 18.32, Variances. “Vehicle” means any vehicle, as vehicle is defined by the California Vehicle Code, including any automobile, camper, camp trailer, trailer, trailer coach, motorcycle, house car, boat, or similar conveyance. “Vibration” means a periodic motion of the particles of an elastic body or medium in alternately opposite directions from the position of equilibrium.
“Visible” means capable of being seen (whether or not legible) by a person of normal height and visual acuity walking or driving on a public road.
“Wall” means any vertical exterior surface of building or any part thereof, including windows.

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“Yard” means an open space other than a court on a lot that is unoccupied and unobstructed from the ground upward, except as otherwise permitted by this title.

1. “Front yard” means a yard extending across the front of a lot for the full width of the lot between the side lot lines. The depth of a front yard shall be a distance specified by this title for the district in which it is located and measured inward from the front lot line.

2. “Interior side yard” means a yard extending along an interior side of a lot from the front lot line to the rear lot line, and to a depth specified by this title for the district in which it is located and measured inward from the interior side lot line.

3. “Street side yard” means a yard extending along the street side of a corner lot from the front lot line to the rear lot line, and to a depth specified by this title for the district in which it is located and measured inward from the street side lot line.

4. “Rear yard” means a yard extending across the rear of a lot for its full width between side lot lines, and to a depth specified by this title for the district in which it is located. If a lot has no rear lot line, a line ten feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard. “Zoning Administrator” means the Zoning Administrator of the City of San Carlos, or his or her designee. “Zoning district” means a specifically delineated area or district in the City within which regulations and requirements uniformly govern the use, placement, spacing, and size of land and buildings. See Section 18.01.070, Districts established. (Ord. 1580 § 3 (Exh. B), 2022; Ord. 1540 (Exh. G (part)), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1524 § 2 (Exh. A), 2017; Ord. 1518 § 3 (Exh. C (part)), 2017; Ord. 1480 (Exh. D (part)), 2015; Ord. 1464 § 3 (Exh. D (part)), 2013; Ord. 1438 § 4 (Exh. A (part)), 2011)

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EXHIBIT B

AMENDMENTS TO THE CITY OF SAN CARLOS ZONING MAP

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INDUSTRIAL RD

HOLLY ST BAYPORT AVE

QUARRY RD

HULL DR

SAN CARLOS AVE

CHERRY ST

LAUREL ST
ELM ST

CEDAR ST

CORDILLERAS AVE

ARROYO AVE

BRITTAN AVE

OLD COUNTY RD

EL CAMINO REAL

ALAMEDA DE LAS PULGAS

BRITTAN AVE

SAN CARLOS AVE

CLUB DR

MELENDY DR

CRESTVIEW DR

CRESTVIEW DR PULGAS RIDGE PALOMAR PARK REDWOOD CITY BELMONT DEVONSHIRE

BEVERLY DR
BRITTAN AVE BAIR ISLAND SAN MATEO COUNTY San Carlos Proposed Zoning --DRAFT-- AGCI IAIHILIPLCMU-D-120 MU-DC-100 MU-N-40 MU-N-50 MU-N-120 MU-NB-120 MU-SB-100 MU-SB-120 MU-SC-120 NROS PPDPKRM-20 RM-59 RM-100 RS-3 RS-6 Undesignated
City LimitsSphere of Influence December 2022 MU-SA

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RESOLUTION NO. 2023-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS RATIFYING THE 2023-2031 HOUSING ELEMENT AS SET FORTH IN RESOLUTION NO. 2023- __ AND CORRESPONDING ZONING ORDINANCE AMENDMENTS AS SET FORTH IN ORDINANCE NO ___.

WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of San Carlos adopt a housing element for the eight-year period 2023-2031 to accommodate the regional housing need allocation (RHNA) assigned to the City of San Carlos by the Association of Bay Area Governments, consisting of 2,735 housing units and comprised of 739 units affordable to very-low income households, 425 units affordable to low-income households, 438 units affordable to moderate-income households, and 1,133 units affordable to above moderate-income households; and
WHEREAS, the State Department of Housing and Community Development has declared it stands firm on its deadline that requires all cities and counties in the Bay Area Region must to adopt a Housing Element for the eight-year period 2023-2031 by January 31, 2023; and WHEREAS, California planning law requires amendments to Zoning Ordinances first be approved by the Planning and Transportation Commission, which occurred on January 3, 2023, and that Municipal Codes, including Zoning, be introduced at a public hearing of the City Council, and further requires a second reading of amendments to be held during a regular meeting of the City Council; and
WHEREAS, on January 3, 2023, the Planning and Transportation Commission held a duly noticed public hearing and reviewed, considered, and evaluated the staff report and draft 2023- 2031 Housing Element and proposed Zoning Ordinance for the City of San Carlos, including the attachments to the staff report, public comments and written testimonies and adopted Resolution No. PTC 2023-02 recommending the City Council adopt the 2023-2031 Housing Element, and adopted Resolution No. PTC 2023-04 recommending the City Council adopt an Ordinance; and WHEREAS, on January 23, 2023 the City Council of the City of San Carlos officially adopted a 6th Cycle Housing Element for the 2023-2031 planning period (Resolution No. 2023- ______); and
WHEREAS, State law provides cities with at least one year to adopt a Zoning Ordinance consistent with and to implement its updated 6th Cycle Housing Element; and WHEREAS, on January 23, 2023, the City Council of the City of San Carlos by this reference confirms and binds itself to adopt Ordinance No.____ to amend Title 18, Zoning, of the San Carlos Municipal Code for consistency with the San Carlos 2023-2031 Housing Element and shall at its next regular meeting in February 13, 2023 in compliance with the general laws of the State, adopt the Amendments to Title 18 contained as of January 23, 2023; and WHEREAS, the City Council introduced Ordinance No. ___ on January 23, 2023 and adopted it at the earliest possible date; and
the City Council at the earliest possible date introduced and adopted Ordinance No. __; and

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WHEREAS, the City Council’s Strategic Objective is to actively encourage and support the creation of housing to provide a safe, inclusive, diverse, and affordable supply by facilitating development for all income levels, which includes ensuring Zoning amendments are adopted concurrently with the 2023-2031 Housing Element in order to facilitate and support the construction of at least 2,735 new housing units between 2023 and 2031; and WHEREAS, the adopted 2023-2031 Housing Element has been prepared in compliance with State Housing Element Law and contains all of the elements mandated by State Housing Element Law, as shown in Exhibit A of Resolution No. 2023-___; and WHEREAS, the Zoning Ordinance, is consistent with the Goals, Policies and Actions of the 2030 General Plan, including the 2023-2031 Housing Element and amendments to the Land Use, Circulation, Environmental Management, Noise, and Environmental Safety and Public Services Elements, as set forth in Resolution No. 2023-____.

NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE CITY COUNCIL THAT:
a. The above recitals are incorporated by reference.
b. There are no constraints imposed on any development applications currently under review, and, development applications seeking provisions for increased densities and heights as outlined in the Zoning Ordinance (Ordinance No.__), will be accepted for processing by the City of San Carlos.
c. The City Council of the City of San Carlos hereby formally binds itself and considers and finds the Zoning Ordinance amendments as set forth in Ordinance No. __ to be adopted on January 23, 2023, concurrent with the adoption of its 2023-2031 Housing Element, and effective 30 days after the second reading of the Ordinance. *****
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 23rd day of January 2023, by the following vote:

AYES, COUNCILMEMBERS: ______________________________________________ NOES, COUNCILMEMBERS: ______________________________________________ ABSENT, COUNCILMEMBERS: ______________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:

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___________________________
MAYOR of the City of San Carlos

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INDUSTRIAL RD

HOLLY ST BAYPORT AVE

QUARRY RD

HULL DR

SAN CARLOS AVE

CHERRY ST

LAUREL ST
ELM ST

CEDAR ST

CORDILLERAS AVE

ARROYO AVE

BRITTAN AVE

OLD COUNTY RD

EL CAMINO REAL

ALAMEDA DE LAS PULGAS

BRITTAN AVE

SAN CARLOS AVE

CLUB DR

MELENDY DR

CRESTVIEW DR

CRESTVIEW DR PULGAS RIDGE PALOMAR PARK REDWOOD CITY BELMONT DEVONSHIRE

BEVERLY DR
BRITTAN AVE BAIR ISLAND SAN MATEO COUNTY San Carlos Proposed General Plan -- DRAFT-- City Limits Sphere of Influence December 2022 Airport Neighborhood Retail / Mixed Use - 75-120 DUs/Ac General Commercial - Industrial Mixed Use - Open Space 30-40 DUs/Ac Mixed Use - Open Space - Schools 38-50 DUs/Ac Mixed Use - Park 75-100 DUs/Ac Planned Industrial Multiple Family - 15-20 DUs/Ac Public Multiple Family - 45-59 DUs/Ac Single Family - 3 DUs/Ac Multiple Family - 75-100 DUs/Ac Single Family - 6 DUs/Ac Undesignated Neighborhood Retail Mixed Use - 90-120 DUs/Ac

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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 6, 2023
Lisa Porras, Planning Manager
Community Development Department
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Dear Lisa Porras:

RE: City of San Carlos’ 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of San Carlos’ (City) draft housing element received for review on October 14, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on December 22, 2022 with yourself, Megan Wooley, and consultants Lisa Brownfield and Jackie Martinez. In addition, HCD considered comments from David Tuzman pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that

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represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the dedication of the housing element team provided during the course of our review. We are committed to assist the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Hillary Prasad, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure

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APPENDIX

CITY OF SAN CARLOS
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Income and Racial Concentration of Affluence (RCAA): The element briefly mentions incomes in the City compared to the region and includes a map showing the entire City as a RCAA; however, the element should include specific analysis of income and RCAA at a regional level (City compared to the broader region). The analysis should at least address trends, conditions, coincidence with other fair housing factors (e.g., race, highest resource, overpayment), effectiveness or absence of past strategies (e.g., lack of publicly assisted housing), local data and knowledge and other relevant factors. The element must add or modify meaningful programs based on the outcomes of this analysis, including actions to improve housing mobility within and beyond City boundaries.

Disproportionate Housing Needs Including Displacement: The element includes some general information on persons experiencing homelessness and housing conditions but should also evaluate those needs, impacts and patterns within the City, such as areas of higher need. For homelessness, the element should examine patterns of need or areas with higher concentrations of persons experiencing homelessness, including access to transportation and services. For housing conditions, the element should discuss any areas of potentially higher needs of rehabilitation and replacement. The element may utilize local data and knowledge such as service providers and code enforcement officials to assist this analysis.

Affirmatively Furthering Fair Housing (AFFH) and Identified Sites: The element must analyze how the identified sites contribute to or mitigate fair housing issues. The element must identify and analyze sites throughout the community to foster inclusive communities and AFFH. An analysis should address all the income categories of identified sites with respect to location, the number of units by all income groups and how that affects the existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity).

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If sites exacerbate conditions, the element should identify further program actions that will be taken to promote equitable quality of life throughout the community (e.g., antidisplacement and place-based community revitalization strategies). For more information, See HCD’s guidance at https://www.hcd.ca.gov/planning-and-communitydevelopment/affirmatively-furthering-fair-housing.

Local Data and Knowledge: The element must include local data, knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates and service providers, City staff and related local and County planning documents.

Other Relevant Factors: While the element includes some general background on exclusionary practices, it should relate these situations to the City and complement data and mapping with other relevant factors that contribute to fair housing issues in the City.

For instance, the element can analyze historical land use; zoning and barriers to housing choices; investment practices; seeking investment or lack of seeking investment to promote affordability and inclusion; information about redlining/greenlining, restrictive covenants and other discriminatory practices; land use related lawsuits; local land use initiatives; demographic trends, or other information that complements the state and federal data.

Contributing Factors to Fair Housing Issues: The currently listed contributed factors do not appear significantly related to the assessment of fair housing. For example, the element notes the City as a whole is highest resource, highest median income, a concentrated area of affluence and does not have publicly assisted housing. Yet, the element does not identify the lack of housing choices and affordability as a contributing factor to fair housing issues. Based on the outcomes of a complete analysis, the element should re-assess contributing factors and prioritize those factors then formulate appropriate policies and programs.

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).) Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
Extremely Low-Income (ELI) Households: While the element quantifies existing and projected ELI households, it must also analyze their housing needs. The analysis of ELI

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housing needs should consider tenure, overpayment, overcrowding, resources and the effectiveness of strategies and the magnitude of housing need.

Overpayment: While the element quantifies the number of households overpaying, it must also provide an analysis of their housing needs.

Farmworkers: The element must quantify and analyze the number of permanent and seasonal farmworkers within the County and analyze their special housing needs. For a complete analysis of this population group, the element should discuss challenges this population faces, the existing resources to meet those needs, an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)
Progress Toward the Regional Housing Need Allocation (RHNA): The City’s RHNA may be reduced by the number of new units built, approved, or pending since June 30, 2022; however, the element must demonstrate their affordability and availability in the planning period. The availability or likelihood the units will be built in the planning period should account for any barriers to development, phasing, anticipated buildout horizons, market conditions, and other relevant factors. The analysis should also specifically clarify that the units counting toward meeting the RHNA have not completed construction prior to June 30, 2022.

Realistic Capacity: While the element provides assumptions of buildout for sites included in the inventory, it must also provide support for these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. The estimate of the number of units for each site must be adjusted as necessary, based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. The element also should analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow 100 percent nonresidential uses (e.g., mixed-use). This analysis should consider the likelihood of 100 percent nonresidential development, performance standards, and development trends supporting residential development.

While the element assumes a realistic capacity assumption of 85 percent maximum buildout in mixed-use zones, it must include an analysis to support these assumptions including project examples with similar affordability levels, as well as a description of whether 100 percent commercial or residential developments are allowed in mixed-use zones. In addition, the element could analyze average development buildout without including density bonus units within the realistic capacity calculation.

Suitability of Nonvacant Sites: The element identifies nonvacant sites to accommodate the regional housing need for households of all incomes. A complete analysis should describe

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the methodology used to determine the additional development potential within the planning period. The methodology must consider factors including the extent to which existing uses may impede additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. (Gov. Code, § 65583.2, subd. (g).) For sites with residential uses, the inventory could also describe structural conditions or other circumstances and trends demonstrating the redevelopment potential to more intense residential uses. For nonresidential sites, the inventory could also describe whether the use is operating, marginal or discontinued, and the condition of the structure or could describe any expressed interest in redevelopment.

In addition, as noted in the housing element, the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households.

For your information, the housing element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.

SB 9 Sites: The element identifies SB 9 as a strategy to accommodate the part of the City’s need of above-moderate RHNA. To support these assumptions, the analysis must include experience, trends and market conditions that allow lot splits. The analysis must also include a nonvacant sites analysis demonstrating the likelihood of redevelopment and the existing use will not constitute as an impediment for additional residential use. The analysis should describe how the City determined eligible properties, whether the assumed lots will have turnover, if the properties are easy to subdivide, and the condition of the existing structures. The analysis should also describe interest from property owners as well as experience. The analysis should provide support for the assumption of eligible properties being developed within the planning period. Based on the outcomes of this analysis, the element should add or modify programs to establish zoning and development standards early in the planning period and implement incentives to encourage and facilitate development as well as monitor development every two years with and identify additional sites within six months if assumptions are not being met. The element should support this analysis with local information such as local developer or owner interest to utilize zoning and incentives established through SB 9.

Small Sites: While the element includes an analysis of small sites and describes programs to address small lot development, it must analyze and support assumptions for small lot consolidation. Sites smaller than a half-acre in size are deemed inadequate to accommodate housing for lower-income households unless it is demonstrated, with sufficient evidence, that sites are suitable to accommodate housing for lower-income households. The element must also provide specific examples with the densities, affordability and, if applicable, circumstances leading to consolidation. The element should relate these examples to the sites identified to accommodate the RHNA for lower-income households to demonstrate that these sites can adequately accommodate the City’s lowerincome housing need. Based on a complete analysis, the City should add or revise programs to include incentives for facilitating development on small sites.

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Shortfall of Adequate Sites: If the element does not identify adequate sites to accommodate the regional housing need for lower-income households, it must include a program(s) to identify sites with appropriate zoning to accommodate the regional housing need within the planning period. The program should identify the shortfall by income group, acreage, allowable densities, appropriate development standards and meet all by right requirements pursuant to Government Code section 65583.2, subdivisions (h) and (i), including but not limited to permitting multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. Currently, the element is utilizing assumptions that sites will be rezoned prior to the start of the planning period. The revised zoning must be adopted by City Council prior to the start of the planning period, or the City must identify additional sites or meet by-right requirements listed above.

AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above moderate RHNA on sites that allow at least four units of housing (e.g., four plex or greater). (Gov. Code, § 65583.2, subd. (c)(4).)
Environmental Constraints: While the element generally describes a few environmental conditions within the City, it must relate those conditions to identified sites and describe any other known environmental or other constraints (e.g., shape, easements, contamination) that could impact housing development on identified sites in the planning period.

Infrastructure: While the element references a future study of water and sewer capacity, it must demonstrate sufficient existing or planned water and sewer capacity to accommodate the RHNA for the planning period and add or modify programs if necessary.

Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Zoning for a Variety of Housing Types:
• Emergency Shelters: While the element lists some development and management standards for emergency shelters, it must clarify the maximum number of beds allowed, analyze it as a constraint, and add a program as needed. • Manufactured Housing: Manufactured homes that are built on a permanent foundation must be allowed in the same manner and in the same zones as conventional or stick-built structures. Specifically, manufactured homes on a permanent structure should only be subject to the same development standards as a conventional single-family residential dwelling. The element must demonstrate consistency with this requirement or add or modify programs as appropriate.

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City of San Carlos’ 6th Cycle (2023-2031) Draft Housing Element Page 6 January 6, 2023

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types. The analysis should analyze land use controls independently and cumulatively with other land use controls. The analysis should specifically address requirements related to parking, heights, lot coverage and limits on allowable densities. The analysis should address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities and include programs to address identified constraints. The element must specifically analyze the 35-foot height limit in RM-20 as a potential constraint on multifamily development. In addition, Table 4.4-2 (page 64) lists allowed densities associated with each zone but appears to lack a variety of densities and housing types such as densities between 6 and 15 dwelling units an acre. The element should analyze whether the allowed densities are considered a constraint on a variety of multifamily housing types and add a program to address the constraint.

Parking: While the element lists standard parking requirements for single-family and multifamily developments, it noted that developers identify parking as a constraint to development. The element should analyze this potential constraint and add or modify programs as appropriate. In addition, the element states that additional parking is required for group residential and residential care facilities above what is required for residential uses. The parking requirements should not impose additional constraints, and a program should be added to address the constraint.

Local Processing and Permit Procedures: While the element includes information about processing times, it demonstrates that the approval process for multifamily and mixed-use developments take substantially longer than approvals for single-family developments.

The element must analyze this as a constraint and address impacts on housing cost, supply, timing and approval certainty and add or modify programs as appropriate. In addition, the element should analyze the conditional use permit (CUP) findings as a potential constraint and add or modify programs as appropriate.

Design Review: While the element describes the design review guidelines and process, it must analyze their impact as potential constraints on housing supply and affordability. For example, the analysis could describe required findings and discuss whether objective standards and guidelines improve development certainty and mitigate cost impacts. In particular, the design review process for multifamily and mixed-use projects appears to take up to an additional 12 months. The element must evaluate the process as a constraint, particularly on timing and feasibility and include a program to address identified constraints.

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City of San Carlos’ 6th Cycle (2023-2031) Draft Housing Element Page 7 January 6, 2023
On/Off-Site Improvements: While the element includes an analysis of on/off-site improvements, it must identify typical subdivision level improvement requirements, such as minimum street widths (e.g., 40-foot minimum street width).

Codes and Enforcement: While the element describes the City’s building code modifications, it must analyze whether they are a constraint on development. In addition, the element must describe the City’s building and zoning code enforcement processes and procedures, including whether code enforcement is targeted or complaint based, and analyze the impact as potential constraints on housing supply and affordability.

Constraints on Housing for Persons with Disabilities: While the element describes the City’s reasonable accommodation procedure and lists required findings of approval, several findings appear to be constraints and the element must analyze those findings as potential constraints on housing for persons with disabilities. For example, the procedure appears to have a variance finding as well as other potentially burdensome findings such as provision in the RS District. In addition, while the element allows for group homes of six or fewer residents in all zones allowing residential uses, the City imposes additional constraints including, but not limited to, spacing requirements and licensing. The element should evaluate these requirements as constraints and include specific commitment to amend zoning and permit procedures to allow these uses in all residential zones with objectivity to facilitate approval certainty.

Other Local Ordinances: While the element analyzes the City’s affordable housing ordinance, it must analyze any other locally adopted ordinances that directly impacts the cost and supply or residential development (e.g., short term rentals, growth controls, crime free ordinances).

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element... (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines (e.g., at least annually, by 2025); (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:
• Program HOU-1.2 (Residential Rehabilitation Programs): The program should be revised to include proactive outreach throughout the planning period. • Program HOU-1.3 (Preservation of At-Risk Housing): The program timeframe should be revised to include annual monitoring.

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City of San Carlos’ 6th Cycle (2023-2031) Draft Housing Element Page 8 January 6, 2023
• Program HOU-3.4 (First-time Homebuyer Programs): The program should address how often outreach and education to residents will occur throughout the planning period.
• Program HOU-3.8 (Replacement of Units on Sites): The program should be revised to specify when the program will be implemented.
• Program HOU-3.10 (Anti-Displacement Strategies): The program should commit to implementation actions beyond “explore” to ensure beneficial impact during the planning period.
• Program HOU-3.12 (Reduce costs of Affordable and Special Needs Housing): The program must clarify whether the fee waivers are in place. If the City needs to implement the fee waivers, a specific timeframe for implementation must be included.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).) As noted in Finding A3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:
• Program HOU-2.1 (Small Lot Development Incentives – Citywide): The program should be revised to include specific implementation for small lot incentives and list potential incentives to be implemented. In addition, the program should include proactive outreach to developers.
• Program HOU-2.2 (Small Lot Development Incentives – Downtown): The timeframe should be revised to be specific (e.g., by 2025) because there is such a strong reliance on small lot consolidation and especially given the apparent lack of effectiveness in the prior planning period. In addition, the program should clarify whether the City will offer incentives to consolidate small lots. • Program HOU-3.11 (Access to Opportunity): The program should be revised to amend the ordinance as necessary to comply with state law and include proactive outreach to owners and developers to promote SB 9.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households. (Gov. Code, § 65583, subd. (c)(2).)

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City of San Carlos’ 6th Cycle (2023-2031) Draft Housing Element Page 9 January 6, 2023
Program HOU-3.1 (Funding Low, Very Low, and ELI and Special Needs Housing): While the program states it will address special needs groups, it should specify what actions will be taken to assist ELI and special needs households. In addition, the program should commit to how often the City will apply for funding as well as include proactive outreach.

4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding A4, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

In addition, the element should be revised as follows:
• Program HOU-3.3 (Facilitate the Legalization and Construction of ADUs): HCD’s records indicate that the City has not updated it’s Accessory Dwelling Unit (ADU) ordinance to comply with recent state law from 2020-2023. The element must include a specific commitment to update the City’s ADU ordinance to be compliant with state law.
• Program HOU-4.1 (Adequate Sites): While this program seems to commit to actions to rezone to accommodate the RHNA, the program timing is ongoing. The program must include specific implementation dates for establishing the new multifamily residential zone and upzoning of the mixed-use zones. In addition, the program must clarify actions that will be taken to encourage senior housing and housing for persons with special needs.
• Program HOU-4.2 (Zoning Ordinance Revisions): The program should clarify whether the proposed building heights along East San Carlos Avenue and in the RS district will allow three story developments regardless of the 35-foot height limit. • Program HOU-4.4 (Objectivity and Streamlining in Development Regulations): The timing of this program should be revised to implement SB 35 requirements earlier in the planning period.
• Program HOU-5.3 (Residential Care Facilities and Group Homes): While this program commits to allowing group homes for seven or more residents, it must include specific commitment to amend zoning and permit procedures to allow these uses in all residential zones with objectivity to facilitate approval certainty similar to other residential uses.
• Persons with Disabilities: as noted in Finding A4, the City should revise the reasonable accommodations procedure to mitigate identified constraints on housing for persons with disabilities.

5. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)

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As noted in Finding A1, the element requires a complete AFFH analysis. Depending upon the results of that analysis, the City may need to revise or add or modify goals and actions.

Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, milestones, geographic targeting and metrics or numerical targets and, as appropriate, address housing mobility enhancement, new housing choices and affordability in higher opportunity or higher income areas, place-based strategies for community preservation and revitalization and displacement protection.

In addition, Program HOU-6.1 (Affirmatively Furthering Fair Housing) must include specific timing for outreach and updating the City’s website regarding AFFH information. The table must also include metrics, milestones, and geographic targeting for each action as appropriate to address identified fair housing constraints.

C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).) The element must include quantified objectives to establish an estimate of housing units by income category that can be constructed, rehabilitated, and conserved over the planning period. While the element includes these objectives by income group for very low-, low-, moderate- and above-moderate income, the element should also disaggregate objectives for extremely low-income households.

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) While the element includes a summary of the public participation process, it should also demonstrate diligent efforts were made to involve all economic segments of the community in the development of the housing element. The element could describe the efforts to circulate the housing element among lower- and moderate-income households and organizations that represent them and to involve such groups and persons in the element throughout the process. In addition, while the element included a general statement that public comments were incorporated, it should describe how the City considered and addressed public comments in the element.

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Civic Engagement Summary
As part of the Focused General Plan Update, the City of San Carlos launched a robust community outreach program to ensure the public and key stakeholders were made aware, informed, and engaged throughout the entirety of the planning process. The outreach focused on the Housing and Environmental Safety and Public Services Element updates, but the public was also made aware that Zoning Amendments would be necessary to meet San Carlos’ Regional Housing Needs Allocation (“RHNA”) and participated in discussions on Zoning and density increases. The City staff also informed the public, Planning and Transportation Commission, and the City Council that amendments, to other General Plan Elements, including Land Use, Circulation, Environmental Management and Noise Elements would also be necessary for consistency.

Five key audiences were identified in the civic engagement strategy for this project, including: the twomember City Council Housing Subcommittee, Planning and Transportation Commission, City Council, Stakeholders (local agencies and housing groups, community organizations, housing sponsors, and student groups, etc.), and the General Public (residents of the community). The table below presents a summary of the various community engagement opportunities that were offered to the general public.

Community Workshops and Follow-up Surveys
Community
Workshop
Date / Date
Range
Topic Number of
Participants
Link to Summary Reports
Survey #1 Mid-October to
December 7,
2020
Housing and
Environmental Safety
76 Summary of Survey #1
Workshop #1 November 30,
2020
Community Values,
Issues, and Concerns
65 Summary of Workshop #1
Survey #2 January 11 –
February 12,
2021
75 Summary of Survey #1
Workshop #2 January 20, 2021 Values and Land Use
Strategies
75 Summary of Workshop #2
Workshop #3 May 26, 2021 Housing Changes and
Solutions
37 Summary of Workshop #3
Workshop #4 August 11, 2021 Housing Changes and
Zoning Strategies
42 Summary of Workshop #4
Prior to the workshops, surveys, interviews, and public meetings, City staff conducted robust community outreach to encourage maximum participation. This included social media posts on Facebook, NextDoor, Instagram, and Twitter. Announcements about the project and workshops were made at public meetings including City Council, Planning and Transportation Commission, Economic Development Advisory Council, and Youth Advisory Council meetings. In addition, all public meetings were promoted through the City’s Spotlight Newsletter, Good Living Newsletter, City Council Newsletter, Adult Community Center Newsletter, Chamber of Commerce Newsletter, Citywide postcards, and E-notify blasts. Grassroots efforts included booths at the San Carlos Farmer’s Market and flyers throughout the Downtown. Most recently, a letter was mailed to all property owners within the Residential Multi-Family (RM) and Mixed-Use (MU) zoning districts to inform them that the City is recommending a change to the San Carlos Zoning Ordinance that would allow for more density and taller buildings within these districts.

Stakeholder Interviews
• Chamber of Commerce
• San Carlos Parks and Recreation Department
• Parent Teacher Association (PTA) Coordinating Council

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• San Carlos School District
Focus Groups
• Greater East San Carlos Organization (GESC)- January 19, 2021 • Harbor Industrial Area (HIA)- November 4, 2021
• Focus Group Meeting with Organizations that serve the Special Needs Community- June 13, 2022
Planning Commission and City Council Study Sessions, and City Council Housing Subcommittee Meetings
• City Council Housing Subcommittee Meeting #1- August 20, 2020 • Planning Commission Meeting- October 5, 2020
• City Council Housing Subcommittee Meeting #2- November 5, 2020 • City Council Housing Subcommittee Meeting #3- February 10, 2021 • City Council Housing Subcommittee Meeting #4- September 1, 2021 • City Council Housing Element Study Session- September 27, 2021 • City Council Housing Subcommittee Meeting #5- November 10, 2021 • Planning Commission Focused General Plan Update EIR Scoping Meeting- January 12, 2022 • City Council Housing Subcommittee Meeting #6- September 2, 2022 • Planning Commission Draft Housing Element Study Session- September 19, 2022 • City Council Draft Housing Element Study Session- September 26, 2022 Meetings after the Release of the Draft Housing, Environmental Safety and Public Service Elements, and the Associated Focused General Plan and Zoning Amendments • Planning and Transportation Commission Information Session on the Focused General Plan, Environmental Safety and Public Services Element, and Zoning Amendments - October 17, 2022 • City Council Information Session on the Focused General Plan, Environmental Safety and Public Services Element, and Zoning Amendments - November 28, 2022 Public Hearing Meeting to Consider Adoption
• Planning and Transportation Commission Meeting to make a formal recommendation on the Focused General Plan Update, including the Housing Element, Environmental Safety and Public Services Element, and Land Use, Circulation, Environmental Management, and Noise Elements, and accompanying Zoning Ordinance Amendments - January 3, 2023 • City Council Meeting to consider adopting the Focused General Plan Update, including the Housing Element, Environmental Safety and Public Services Element, and Land Use, Circulation, Environmental Management, and Noise Elements, and accompanying Zoning Ordinance Amendments - January 23, 2023 (Upcoming)
Note: The Planning Commission was changed to the Planning and Transportation Commission on September 22, 2022 to include oversight over transportation and circulation matters.

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Exhibit A: Sample Outreach Materials

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Exhibit B: Letter to Property Owners in the RM and MU Zoning Districts December (x), 2022
Subject: Proposed Changes to the RM and MU Zoning Districts Dear Property Owner,
You are receiving this letter because you own property in the City of San Carlos that is located in the Residential Multi-Family (RM) zoning district or the Mixed-Use (MU) zoning district.

The City of San Carlos is currently updating its Housing Element (for more information see FAQs on the following pages). As a part of this process, the City is recommending a change to the San Carlos Zoning Ordinance that would allow for more density and taller buildings within the RM and MU zoning districts. This means that the City is recommending that your property be “upzoned” to allow for more density and a height increase in most cases.

This change would not affect existing buildings or structures. This proposed, new zoning densities and height increases would only apply if new development is proposed by the property owner on their site.

The San Carlos Planning Commission will consider this recommendation at their regular meeting on Tuesday, January 3, 2023 at 7:00 PM; the San Carlos City Council will the consider the Planning Commission’s recommendation during their regular meeting on January 23, 2023 at 7:00 PM.

For more information, please see the list of Frequently Asked Questions on the next page. If you have additional questions, please contact us at [email protected].

Sincerely,
Lisa Porras, Planning Manager
Community Development Department
City of San Carlos

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Frequently Asked Questions
about the Proposed Changes to the RM and MU Zoning Districts Question: What changes are being proposed to the Residential Multi-Family (RM) Zoning District and the Mixed-Use (MU) Zoning District?
Response: The City is proposing to “upzone” properties located in the Residential Multi-Family (RM) zoning district and the Mixed-Use (MU) zoning district to allow for more density and taller buildings (a height increase) in most cases.

The table below shows the proposed changes.

Source: Draft Housing Element, 2023-2031, October 14, 2022 Question: Why is the City recommending these changes to the RM and MU Zoning Districts? Response: The City is currently updating its Housing Element to comply with State housing law. Based on State of California requirements, the City must plan for at least 2,735 new homes from 2023-2031. A key strategy to meet this need is to:
• Increase the allowable number of housing units per acre (i.e., increase the allowable density), and
• Increase the allowed building stories and building height.

The changes are needed in order for the City to meet its housing needs and the State’s requirements.

Question: What is the Housing Element Update?
Response: The Housing Element is a part of the City’s General Plan and is the City’s primary housing policy document. The Housing Element focuses on ways to provide adequate housing at a range of affordability (prices) for current and future residents.

The State of California requires that each city update its Housing Element every eight years. The goal for the Housing Element Update is to accommodate our community’s current and future housing needs.

Visit www.sancarlos2040.org for a copy of the Draft Housing Element Update and other documents related to this update.

Question: How can I see the proposed zoning map?

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Response: This map is available online at www.sancarlos2040.org/documents ; click on “Draft Zoning Map” and zoom in.

Question: This letter says that these are recommended zoning changes. What are the steps to adopt these proposed changes?
Response: Currently, the changes to the RM and MU Zoning Districts are recommendations. The City Council will consider whether or not to adopt the Draft Housing Element, and the proposed changes to the RM and MU zoning districts, during their meeting on Monday, January 23, 2023 at 7:00PM.

Here is the process:
• January 3, 2023 Planning and Transportation Commission Meeting: The Commission will review the Draft Housing Element and all the proposed changes. The Commission will make a formal recommendation to the City Council.
• January 23, 2023 City Council Meeting: The City Council will review the Draft Housing Element and all the proposed changes, and will consider the Planning and Transportation Commission’s recommendation. The City Council will consider adoption of the Draft Housing Element (and changes to the RM and MU zoning districts) during this meeting.

You are welcome to attend both meetings, either in-person or virtually. • Attend in-person at City Hall, located at 600 Elm Street. • Attend virtually via Zoom. The Zoom link will be posted on the meeting agendas which can be found here: www.cityofsancarlos.org under “Public Meetings” located at the top of the website.

Question: I have more questions. Whom should I contact? Response: You can contact Advance Planning staff, in the Community Development Department, at [email protected]

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This space for filing stamp only
OR#:

O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841

PROOF OF PUBLICATION
(2015.5 C.C.P.)
State of California )
County of Orange ) ss
Notice Type:

Ad Description:

I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:

Executed on: 10/10/2004
At Los Angeles, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.

Signature

EXAMINER - ENQUIRER-BULLETIN
303 TWIN DOLPHIN DR #600, REDWOOD CITY, CA 94065
(650) 556-1556
SPEN 3659109

CRYSTAL MUI

CITY OF SAN CARLOS/CITY CLERK
600 ELM ST
SAN CARLOS, CA - 94070

HRG - NOTICE OF HEARING
Focused General Plan Update 1.23.23
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the EXAMINER - ENQUIRER-BULLETIN, a newspaper published in the English language in the city of SAN CARLOS, county of SAN MATEO, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of SAN MATEO, State of California, under date 02/25/1946, Case No. 38966. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
01/13/2023
01/13/2023

SAN MATEO
!A000006208445!
Email

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If you require translation for this notice, please contact the City Clerk’s Office at 650-802-4222

CITY OF SAN CARLOS

NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN THAT the San Carlos City Council, pursuant to the City of San Carlos Municipal Code Section 18.34, Amendments to General Plan; 18.35 Amendments to Zoning Ordinance and Map; California Government Code Section 65353, and the Guidelines for the California Environmental Quality Act Section 15202, will hold a public hearing in the Council Chambers, City Hall, 600 Elm Street, San Carlos, on Monday, January 23, 2023 at 7:00 p.m., for the purpose of hearing and considering all comments of all persons interested in or concerned with: the proposed Final Environmental Impact Report which is a Program Environmental Impact Report, pursuant to the Guidelines for the California Environmental Quality Act Section 15168 for the City of San Carlos’ Focused General Plan Update (Amendments to the Housing, Environmental Safety and Public Services, Land Use, Circulation, Environmental Management, and Noise Elements and Associated Amendments to the City of San Carlos’ Zoning Ordinance, Sections 18.04 - Residential Districts, 18.05 – Mixed-Use Districts, 18.20 – Parking and Loading, and 18.41 – Terms and Definitions).

The City Council will consider: 1) adopting a resolution certifying the Final Environmental Impact Report; 2) adopting a resolution to adopt the 2023-2031 Housing Element; 3) adopting a resolution to adopt amendments to the City of San Carlos’ General Plan (Land Use and Land Use Map, Environmental Safety and Public Services, Circulation, Environmental Management, and Noise Elements); 4) introducing an Ordinance to amend the City of San Carlos’ Municipal Code, Title 18, Zoning, Sections 18.04 - Residential Districts, 18.05 – Mixed-Use Districts, 18.20 – Parking and Loading, and 18.41 – Terms and Definitions; and, 5) adopting a resolution finding that the Zoning Ordinance is hereby adopted as of January 23, 2023.

All documents and maps associated with this project are available at https://www.sancarlos2040.org/.

The agenda and relevant materials for this item will be available for viewing online - www.cityofsancarlos.org/agenda; at the City Clerk’s Department in City Hall – 600 Elm Street; and at the San Carlos Library – 610 Elm Street, beginning Thursday, January 19, 2023. The public will have the option to observe the meeting and address the Council in–person in City Hall’s Council Chambers or remotely via Zoom. Details and instructions will be available on the agenda.

Questions regarding the project may be directed to Lisa Porras, Planning Manager, at [email protected]. Comments may be sent via email to the City Clerk[email protected] and the City Council – [email protected]; or mailed to the City Clerk at 600 Elm Street, San Carlos, CA 94070, or made in person at the public hearing.

All persons interested in the above are hereby invited to participate remotely in this Public Hearing and be heard. If you challenge this proposal in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk prior to the public hearing.

Crystal Mui,
City Clerk
Publication Date: January 13, 2023 If you require translation for this notice, please contact the City Clerk’s Office at 650-802-4222

CITY OF SAN CARLOS

All documents and maps associated with this project are available at https://www.sancarlos2040.org/.

Crystal Mui,
City Clerk
Publication Date: January 13, 2023
If you require translation for this notice, please contact the City Clerk’s Office at 650-802-4222

CITY OF SAN CARLOS

All documents and maps associated with this project are available at https://www.sancarlos2040.org/.

Crystal Mui,
City Clerk
Publication Date: January 13, 2023
CNSB #3659109

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Attachment 14
EXHIBIT D to 2nd Resolution - Housing Element (Resolution 2023-___); and EXHIBIT C to 3rd Resolution - Environmental Safety and Public Services and Noise Elements (Resolution 2023-___)

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Edits to Housing, Environmental Safety and Public Services, and Noise Elements for Consistency with the Airport Land Use Compatibility Plan for the Environs of San Carlos Airport Staff Recommendations
In response to the City/County Association of Governments of San Mateo County’s (C/CAG) Airport Land Use Commission’s staff comments, San Carlos’ planning staff recommends the following revisions for the City Council’s consideration.

Housing Element
Action HOU-5.3: Amend the Zoning Ordinance to allow group homes with seven or more residents as a permitted use in all zones that allow multi-unit or single-unit dwellings, except in areas where this conflicts with the San Carlos Airport Land Use Plan.

Noise Element
Text page 235
Airport
Aircraft using San Carlos Airport intermittently contribute to ambient noise levels in the city. This general aviation airport is located in the northeast portion of the City of San Carlos, east of Highway 101. The airport is owned and operated by San Mateo County; it accommodates almost 400 based aircraft and numerous aviation related businesses including flight schools. In 2013, the airport averaged about 425305 aircraft operations per day. Approximately 4951 percent of aircraft operations are local general aviation/military, 4846 percent are transient general aviation/military, and 23 percent are air taxi operations. By 2035, the San Mateo County Comprehensive Airport Land Use Plan (ALUCP) estimates the average daily aircraft operations will increase to an estimate 402, with the largest increase occurring in air taxi operations.1 and less than 1 percent are military operations.

San Mateo County and the San Carlos Airport Pilot’s Assocation. The San Carlos Airport encourages pilots to adhere to the voluntary San Carlos Airport Noise Abatement procedures, including but not limited to preferred pattern work flight patterns, preferred runway arrival and departure routes, and preferred flight times promote noise reduction practices by airport users , including avoiding flying over sensitive areas.

Anticipated 2035 noise contours for the San Carlos Airport are shown on Figure 9-2. Noise compatibility is regulated by the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Carlos Airport (ALUCP) City/County Association of Governments of San Mateo County (C/CAG) Airport Land Use Commission for the County’s airports. The San Mateo County Comprehensive Airport Land Use Plan (ACLUP), adopted by C/CAG in 2015. 1996, The ALUCP is a State-mandated document that promotes airport/land use compatibility. Table IV-2 of the CLUP The ALCUP’s ALUCP’s Chapter 4 includes noise compatibility standards. Aircraft noise in California is described in terms of the CNEL. The noise levels measured in CNEL are approximately equivalent to noise measured with the day/night average noise level (Ldn) but include an additional 5 dB weighting factor for the evening hours(7:00 p.m. to 10:00 p.m.).Jet aircraft to and from the Norman Y. Mineta, San José International Airport and San Francisco International Airports generate intermittent noise when passing over the City of San Carlos. Noise generated by these over-flights, although audible and noticeable in quiet areas above other ambient noise sources, do not contribute to daily average noise level in the city.

Policy NOI-1.1: Use the Noise and Land Compatibility Standards shown in Figure 9-1, the noise level performance standards in Table 9-1, the projected future noise contours for the General Plan shown in 1 San Carlos Airport ALUC, 2015

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Figure 9-3 and detailed in Table 9-2, and the ALUCP Noise Policies (San Carlos Airport Land Use Compatibility Plan), as a guide for future planning and development decisions.

Policy NOI-1.13: Require a noise analysis and an avigation easement for new residential uses located within the 55 60 CNEL impact area of the San Carlos Airport. If recommended in the noise analysis report, mitigation measures shall be required as conditions of project approval.

ESPS Element
Policy ESPS-61: Maintain land use and development in the vicinity of San Carlos Airport that are consistent with the relevant airport/land use compatibility criteria and guidelines contained in the adopted Airport Land Use Compatibility Plan for the environs of San Carlos Airport, including noise, safety, height, airspace protection, and avigation easement, and overflight notification requirements.

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Edits to Housing, Environmental Safety and Public Services, and Noise Elements for Consistency with the Airport Land Use Compatibility Plan for the Environs of San Carlos Airport Figure 9-2 Future Aircraft Noise Contours (2035)

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CITY COUNCIL

STAFF REPORT
MEETING DATE: January 23, 2023
ITEM TITLE: Discuss and Provide Feedback on Possible Existing Buildings Reach Code.

RECOMMENDATION:

Staff recommends that the City Council discuss and provide feedback on possible existing buildings reach code.

FISCAL IMPLICATIONS:

There is no fiscal impact with receiving this information.

BACKGROUND:

Building Electrification and Climate Goals
In September 2021, the City Council adopted the Climate Mitigation and Adaptation Plan (CMAP) that serves as the City’s blueprint for addressing climate change by reducing greenhouse gas (GHG) emissions and enhancing the city’s resilience to climate hazards. The CMAP includes the goal to reduce GHG emissions 40% by 2030 and 80% by 2050, relative to 1990 levels, and identifies 33 strategies to achieve these targets.

Currently, gas consumed in buildings accounts for nearly 30% of San Carlos’ overall GHG emissions, with the majority for space heating and water heating. Because San Carlos is provided with GHG free electricity from Peninsula Clean Energy, reducing gas consumption by converting buildings to be all-electric decreases emissions. Recognizing this, the following strategies are included in the CMAP:
 Strategy 4. Transition to electricity as the primary energy source citywide.  Strategy 5. Advance electrification through local amendments to the California Building Code.

Local and Regional Approaches to Building Electrification The California Building Code is updated every three years. The most recent version of the building code was adopted by the City Council in October 2022 and became effective on January 1, 2023.

Cities have the option to adopt “reach codes” that are more aggressive than the California Building Code in order to pursue local climate goals. The Bay Area Reach Codes Team, comprised of Peninsula Clean Energy, other Bay Area Community Choice Aggregators, and county governments, develops model codes and provides technical support for cities to adopt reach codes.

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In February 2021, during the previous code cycle, the City Council adopted a reach code that requires all newly constructed buildings to be all-electric, install rooftop solar, and have increased levels of electric vehicle charging readiness. The Council re-adopted this reach code in October 2022, along with the most recent updates of the California Building Code.

During this study session, staff seeks the Council’s feedback on additional approaches to continue electrifying buildings, such as removing the option that allows home owners and developers to install gas appliances during new construction, advancing policies to electrify existing buildings, and increasing electric vehicle charging readiness.

State and regional governments are also advancing policies to electrify buildings. The Bay Area Air Quality Management District (BAAQMD) Board is scheduled to consider new rules that, if adopted, would prohibit the sale and installation of most residential and small commercial gas water heaters in 2027, gas furnaces in 2029, and larger commercial gas water heaters in 2031.

ANALYSIS:

All-Electric New Construction
The City adopted an all-electric reach code in 2021 that requires new construction to be allelectric. It included the five exceptions that allow for gas in new construction listed below.

1. Residential cooking and fireplaces. Allows gas fireplaces and indoor and outdoor cooking appliances in newly constructed single-family homes, ADUs, and duplexes.

2. Non-residential cooking. Allows gas for cooking appliances in commercial kitchens, including restaurants.

3. Space heating in scientific laboratories. Allows gas for space heating in new scientific laboratories if the applicant provides a third-party cost effectiveness study showing an all-electric design is not cost effective or feasible.

4. Technical infeasibility. Allows gas in circumstances where a permit applicant cannot achieve compliance with the Energy Code through an all-electric design.

5. Extraordinary circumstances. Allows gas if the permit applicant establishes exceptional and extraordinary circumstances that necessitate the use of gas.

See Attachment 1 for more information regarding each exception’s use and relative GHG impact.

The recommended approach by the Bay Area Reach Codes Team is to eliminate all exceptions for gas in new construction, except for the technical infeasibility exception. During this study session staff seeks the Council’s direction on whether to remove exceptions.

EV Charging Readiness in New Construction
The City’s reach code also includes increased electric vehicle charging readiness requirements during new construction. Staff seeks Council feedback on a proposed increases in standards recommended by the Bay Area Reach Codes Team for office buildings, as shown below, compared to the 2022 California Building Code and current reach code requirements.

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2022 California Building
Code
Current Reach Code
Requirement
Proposed New Reach
Code Requirement
Office
Buildings
15% of spaces are level 2 EV
Capable
5% of spaces have Level 2 EV
Charging Stations installed
30% of spaces are EV
Capable
10% of spaces are Level 1 EV
Ready
10% of spaces have Level 2
EV Charging Stations
installed
30% of spaces are Level 2
EV Capable
20% of spaces with Level 2
EV Charging Stations
installed
EV charging requirements for other building types were updated in October 2022 to be consistent with the Bay Area Reach Code Team’s recommendations and the 2022 California Building Code.

Electrification of Existing Buildings
While the new construction reach code begins the process of electrifying buildings, GHG forecasting in the CMAP determines that electrifying the existing building stock is necessary to achieve GHG reduction targets. To reflect this, the CMAP includes the action within Strategy 5 to “explore and adopt, as feasible, local building code amendments requiring replacement of natural gas space and water heaters with electric models at end of life during the 2022 and successive Buildings Standards Code updates.” Policies to electrify existing buildings can strategically limit the extension of gas service, prepare for future electrification, or require certain appliances to be electrified at strategic trigger points. A few of the factors to consider when analyzing policies to electrify existing buildings include:
 Cost. The incremental cost of electric appliances versus in-kind gas appliances, the cost to retrofit home electrical, impacts to utility bills, and available incentives to offset cost increases.
 Convenience. Whether the requirements are triggered during times that are convenient for the property owner, such as a home remodel or when an appliance breaks and needs replacement.
 Enforcement. Whether the policies are within the City’s ability to enforce and limit potential increases in permit evasion.
 Equity. Limiting cost impacts on low-income or energy burdened households in the short term while also reducing the exposure to rising gas prices associated with maintaining legacy gas infrastructure in the long term.
 Climate goals. Consider policies that put the City on the path to achieving its 2030 and 2050 GHG reduction targets.

The Bay Area Reach Codes Team developed a “menu list” of policies which staff have reviewed and narrowed down to six options that could be applied to residential buildings. Staff seeks the Council’s direction on whether and how to pursue them further:

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1. Heat pump installation instead of AC installation or replacement. Requires installing a heat pump instead of an air conditioner when a property owner plans to install a new air conditioner or replace an existing air conditioner. To view an eight minute video about heat pump technology and how it is used for both heating and cooling air, visit https://www.pbs.org/video/thecosts-of-heat-1673475919/. 2A. Electric water heater replacement. Requires installing an electric water heater when replacing an existing gas water heater.
2B. Electric water heater replacement during renovation. Requires installing an electric water heater during a renovation that also includes replacing an existing gas water heater as part of its scope.

3. New pool electric water heating. Requires new pools to use electric or solar water heating.

4. Electric outlets. Requires installing electrical outlets for future electric cooking appliances and electric clothes dryers during a renovation of a kitchen or laundry area.

5. Panel capacity. Requires reserving panel capacity and breaker space for future electrification during a panel upgrade.

To assist with analysis of the six options above, staff has compiled the number of permits per year, costs associated with each option, GHG reduction impact, and available incentives for each policy in Attachment 1.

Possible exceptions that could be applied to these policies include:
 PG&E Service Upgrade. Exempt instances when meeting the requirements would necessitate a service upgrade with PG&E.
 Subsidized Housing. Exempt requirements for housing for which the rents are subsidized.
 Financial hardship. Exempt instances when meeting the requirements would add costs beyond a certain threshold when accounting for available incentives.  Space Constraints. Exempt situations when physical space constraints prevent the installation of an electric appliance such as replacing an instant gas water heater with an electric water heater.
 Emergency Replacements. Exempt instances when an emergency water heater replacement is needed.

Community Outreach
Prior to this study session, City staff sought feedback from the community on these approaches to electrify buildings. Staff tabled at the San Carlos Farmers’ Market in May of 2022 and asked attendees to participate in a dot voting exercise to express their willingness to participate in a variety of sustainable practices. Staff also hosted a Home Electrification Workshop in December 2022 to share information on available incentive programs and gathered feedback on electrification policies from participants. City staff also posted a survey to the City’s website and Nextdoor seeking feedback on these approaches. All results from the various outreach activities can be seen in Attachment 2.

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Next Steps
Depending on the Council’s direction, staff will work with the Bay Area Reach Codes Team to develop and bring back reach codes for possible adoption. Staff will also continue to promote the available incentive programs and conduct outreach to the community regarding the benefits of electrification and its role in achieving local climate goals. In addition, staff will continue to track and report citywide gas consumption which can help determine the extent to which the City is on pace to meet its GHG reduction targets.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Discuss and provide feedback on possible existing buildings reach code; or

2. Provide staff with alternative direction.

Respectfully submitted by:

Christopher Valley, Building Official
Adam Lokar, Sr. Sustainability Analyst
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Building Electrification Policy and Cost Details

2. Community Outreach Feedback

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New Construction Exceptions:

Current Exceptions in New Construction Exception Used / Eligible Projects Estimated Annual GHG Impact

1. Residential cooking and fireplaces
Allows gas fireplaces and indoor and outdoor cooking appliances in newly constructed single-family homes, ADUs, and duplexes. 12/20 +3 MT CO2e

2. Non-residential cooking
Allows gas for cooking appliances in commercial kitchens, including restaurants.
0 --

3. Scientific laboratories space heating
Allows gas for space heating in new scientific laboratories if the applicant provides a third-party cost effectiveness study showing an allelectric design is not cost effective or feasible. 2/2 +1,600 MT CO2e

4. Technical infeasibility
Allows gas in circumstances where a permit applicant cannot achieve compliance with the Energy Code.
0 --

5. Extraordinary circumstances
Allows gas if the permit applicant establishes exceptional and extraordinary circumstances necessitating gas. 0 --

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Existing Buildings Policy Options:

Existing Building Electrification Policies
Single Family Homes and Duplexes
Permits per
year
Incremental
Installation
Cost*
Monthly Utility
Bill Impacts
Estimated
Annual GHG
Reduction
Incentives**

1. Heat pump installation on AC installation or replacement Requires installation of a heat pump instead of an air
conditioner when a new air conditioner is installed or
replaced.
166 $3,000 $28 savings to $6
increase -70 MT CO2e
PCE: $3,500
BayREN: $1,000
Total: $4,500
2A. Electric water heater replacement
Requires installing electric water heater upon replacement of existing gas water heater.
210
$4,000 $5 - $8 savings
-340 MT CO2e PCE: $3,000
BayREN: $1,000
Total: $4,000 2B. Electric water heater replacement during renovation Requires installing an electric water heater during a
renovation that also includes replacing the existing gas water heater as part of its scope.
150 -240 MT CO2e

3. New pool electric water heating
Requires new pools to use electric or solar water heating. 11 $800 - $1,200 $105 savings -12 MT CO2e --

4. Electric outlets
Requires installing electrical outlets for future electric cooking appliances and clothes dryers during a renovation of a kitchen laundry area.
68 $500 - $2,000 -- -- --

5. Panel capacity
Requires reserving breaker space for future electrification during a panel upgrade.
70 $0 -- -- --
* Incremental costs do not include panel upgrade costs. **To receive BayREN incentives, projects must be completed by a BayREN participating contractor.

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Incremental Cost of Electrification:

HVAC with Cooling
Heat Pump $19,000
Gas HVAC $16,000
Incremental Cost $3,000
HVAC without Cooling
Heat Pump $19,000
Gas furnace $6,000
Incremental Cost $13,000
Water Heater
Heat pump + wire $6,000
Gas water heater $2,000
Incremental Cost $4,000
Clothes Dryer
Electric dryer $1,000
Gas dryer $1,000
Incremental Cost $0
Cooking Range
Induction + wire $2,500
Gas range $1,000
Incremental Cost $1,500

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1 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
January 8, 2023, 7:54 PM
Contents
i. Summary of registered responses 2

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January 23, 2023 Packet
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Summary Of Registered Responses
As of January 8, 2023, 7:54 PM, this forum had: Topic Start Topic End Attendees: 177 December 15, 2022, 3:46 PM January 5, 2023, 5:00 PM Registered Responses: 55
Hours of Public Comment: 5.7
QUESTION 1
San Carlos currently requires all newly built homes to be all-electric with exceptions for gas cooking appliances and fireplaces. Should San Carlos remove these exceptions? Support removing exception for gas cooking appliances
% Count
Strongly oppose 38.2% 21
Oppose 10.9% 6
Neutral 7.3% 4
Support 10.9% 6
Strongly support 32.7% 18
Support removing exception for fireplaces
% Count
Strongly oppose 38.2% 21
Oppose 12.7% 7
Neutral 10.9% 6
Support 7.3% 4
2 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
How should San Carlos electrify homes?

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January 23, 2023 Packet
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% Count
Strongly support 30.9% 17
QUESTION 2
Do you support requiring homeowners to install a heat pump for space heating and cooling when replacing an existing air conditioner or installing a new air conditioner? Heat pump space heating and cooling
% Count
Strongly oppose 34.0% 18
Oppose 3.8% 2
Neutral 11.3% 6
Support 24.5% 13
Strongly support 26.4% 14
QUESTION 3
A) Do you support requiring homeowners to install an electric water heater when replacing an existing gas water heater?
Electric water heater on replacement
% Count
Strongly oppose 34.5% 19
Oppose 5.5% 3
Neutral 12.7% 7
Support 12.7% 7
3 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
How should San Carlos electrify homes?

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January 23, 2023 Packet
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% Count
Strongly support 34.5% 19
QUESTION 4
B) Do you support requiring homeowners to install an electric water heater during a home renovation project that includes replacing an existing gas water heater as part of its scope? Electric water heating on renovation
% Count
Strongly oppose 30.9% 17
Oppose 3.6% 2
Neutral 7.3% 4
Support 18.2% 10
Strongly support 40.0% 22
QUESTION 5
Do you support requiring new pools to use electric or solar water heating? Electric or solar pool heating
% Count
Strongly oppose 9.1% 5
Oppose 7.3% 4
Neutral 12.7% 7
Support 20.0% 11
4 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
How should San Carlos electrify homes?

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January 23, 2023 Packet
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% Count
Strongly support 50.9% 28
QUESTION 6
Do you support requiring homeowners to install electric outlets for future electric appliances when remodeling a kitchen or laundry area?
Kitchen and laundry electric outlets
% Count
Strongly oppose 12.7% 7
Oppose 9.1% 5
Neutral 20.0% 11
Support 25.5% 14
Strongly support 32.7% 18
QUESTION 7
Do you support requiring homeowners to reserve panel capacity and breaker space for future electrification when upgrading their electrical panel?
Reserve panel space
% Count
Strongly oppose 12.7% 7
Oppose 7.3% 4
Neutral 20.0% 11
Support 18.2% 10
5 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
How should San Carlos electrify homes?

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% Count
Strongly support 41.8% 23
6 | www.opentownhall.com/12438 Created with OpenGov | January 8, 2023, 7:54 PM San Carlos Home Electrification
How should San Carlos electrify homes?

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January 23, 2023 Packet
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May 1, 2022 Farmers Market Dot Voting Results
December 6, 2022 Home Electrification Workshop Poll Results 0 5
10 15
20 25
30 Drive an EV Replace gas
stove with
induction
Replace
furnace with
heat pump
Improve
your home
energy
efficiency
Replace gas
water heater
with electric
Compost
kitchen
scraps
Bike or walk
instead of
drive
How far are you willing to go to be sustainable?
Nope, not for me
Maybe, but I need
more support
Absolutely, I already
do this
0 2
4 6
8 10
12 14
I live in San Carlos I work in San Carlos I frequently visit San Carlos
I own a business in San
Carlos
Other
What is your connection to San Carlos?
0 2
4 6
8 10
12 Gas Electric Not sure
Is your home water heater gas or electric?

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0 2
4 6
8 10
12 Strongly oppose Oppose Netural Support Strongly Support Do you support removing the exception for gas cooking appliances and fireplaces in new construction?
0 5
10 15
Strongly oppose Oppose Netural Support Strongly Support Do you support requiring homeowners install a heat pump when replacing an existing AC or installing a new AC?
0 5
10 15
Strongly oppose Oppose Netural Support Strongly Support Do you support requiring homeowners install an electric water heater when replacing an existing gas water heater?
0 5
10 15
20 Strongly oppose Oppose Netural Support Strongly Support Do you support requiring homeowners install an electric water heater during a home renovation project that includes replacing an existing gas water heater?

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0 5
10 15
20 Strongly oppose Oppose Netural Support Strongly Support Do you support requiring new pools to use electric or solar water heating? 0 5
10 15
20 Strongly oppose Oppose Netural Support Strongly Support Do you support requiring homeowners install electric outlets for future electric appliances when remodeling a kitchen or laundry area? 0 5
10 15
20 Strongly oppose Oppose Netural Support Strongly Support Do you support requiring homeowners to reserve panel capacity and breaker space for future electrification when upgrading their electrical panel?

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San Carlos City CouncilJanuary 23, 2023

San Carlos City Council
January 23, 2023