PROPOSED ZONING CODE MODIFICATIONS
Chapter 27.04
DEFINITIONS
27.04.130 COMMUNITY CARE FACILITY.
A "community care facility" means any place or building which is maintained and operated to provide 24-hour non-medical residential care, or day care services for children, adults, or both, limited to the following:
(a) Residential Care Facility. A residential care facility means a family home, group homecare facility, residential care facility for the elderly, foster homealcohol and/or drug recovery facility, intermediate care facility or similar facility, for 24-hour non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual;
(b) Day Care Center. A day care facility means any facility which provides non-medical care to persons (adults and/or children) in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis;
(c) Family Day Care Home. A family day care home means a facility which provides care, protection, and supervision of no more than 14 children in the caregiver's own home, for periods of less than 24 hours per day, while the parents or guardians are away.
27.04.165 DWELLING.
"Dwelling" means a building or portion thereof, designed or used exclusively for residential occupancy, including a one-family dwelling unit, an accessory dwelling unit, a junior accessory dwelling unit, a two-family dwelling unit, and a multiple-family dwelling unit, or a single room occupancy but does not include a hotel, motel, boarding or lodging houses or other lodging facilities, or a vessel or boat, or a house trailer.
(a) "Accessory dwelling unit" means an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, is accessory to the primary single-family residential dwelling unit or units, and includes permanent provisions for living, sleeping, eating, cooking facilities and sanitation on the same parcel as the primary residential dwelling unit.
(b) "Bachelor, efficiency or Sstudio unit" means a dwelling unit consisting of one principal room used for living and sleeping purposes, plus cooking facilities, and a bathroom, and closets. (c) "Junior accessory dwelling unit" means an additional, independent living unit constructed within the walls of a proposed or legally existing single-family residence, including attached garages.
(d) "Multiple-family dwelling" means a building or portion thereof, designed or altered for occupancy by three or more families living independently of each other. (e) "One-family dwelling" means a building containing one cooking facility only and designed exclusively for use and occupancy by one family, including the provision of interior access to all bedrooms, and may include a junior accessory dwelling unit within the principal dwelling.
(f) “Primary residential dwelling unit” means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and typically situated on a parcel or lot on which no other primary dwelling is located. Each dwelling unit within a multiple-family or two-family dwelling is also considered a primary residential dwelling unit (does not apply to junior accessories dwelling units or attached accessory dwelling units). The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential unit situated on the same parcel or lot.
(g) “Single Room Occupancy” (SRO) means housing composed of individual efficiency dwelling units, where each unit has a minimum floor area of 150 square feet and a maximum size of 500 square feet. To qualify as an SRO development, no more than 10% of the units in a development may contain individual kitchens and bathrooms. Any unit not developed with an individual kitchen or bathroom must have access to common areas containing kitchen and bathroom facilities. SROs must be leased for a minimum of 30 consecutive days and also include apartment hotels. SROs are not required to provide any residential care or supportive services. (f)(h) "Two-family dwelling" means a building(s) designed or altered to provide attached (duplex) or detached dwelling units for occupancy by two families living independently of each other.
27.04.170 DWELLING UNIT.
"Dwelling unit" means one or more rooms in a residential structure which are arranged or designed for use by one family, plus not more than two paying guests, which includes provisions for living, sleeping, eating, cooking and sanitation, and if located on multiple levels/stories, the unit provides interior connections from a common living area (including but not limited to the a living room, family room, dining room, kitchen, and or other common living areas as determined by the Zoning Administrator). In addition, a "primary residential dwelling unit" means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and situated on a parcel or lot on which no other primary dwelling is located. The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential structure situated on the same parcel or lot.
27.04.177 EMERGENCY SHELTER.
"Emergency shelter" means overnight emergency housing typically operated by a governmental or nonprofit agency. It serves as the principal shelter of the inhabitants for a temporary emergency period and may includes services like food, and sanitation, laundry, health and child care, transportation, and social services. Emergency shelters includes other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. means overnight emergency housing, typically operated by a governmental or nonprofit agency, which is the principal shelter of the inhabitant for a temporary, emergency period.
An "emergency shelter" is defined as one that is open for nighttime periods only, that is from 4:00 p.m. to 8:00 a.m. on the next day; it does not function as a common household for a family, although common bath and/or kitchen facilities are typically shared by inhabitants.
Where authorized as a special use in Chapter 27.18, the Eemergency shelter are is subject to the following: (a) The shelter must maintain a documented management plan that outlines strategies for staff training, community outreach, security measures, resident intake, and, when relevant, programs like job training or counseling;. (b) each emergency shelter is restricted to a maximum of one hundred (100) beds, serving no more than one hundred (100) people at one time; (c) individuals or families may reside at the shelter for up to 180 days consecutively, except when longer stays are part of ongoing training or rehabilitation efforts outlined in the management plan; (d) the shelter may provide one or more common facilities, such as central cooking and dining rooms, recreation rooms, counseling centers, childcare centers, or other support services, exclusively for residents; (e) the shelter must have designated staff on-premises during all operational hours;.(f) no more than one (1) emergency shelter shall be allowed within a radius of three hundred (300) feet from another such facility, measured from the nearest property lines; (g) the interior on-site waiting and intake area must be at least two hundred (200) square feet; and (h) minimum on-site parking requirement of two off-street parking spaces plus one additional off- street parking space for each 10 beds and one additional parking space per each employee on site.
27.04.222 GROUP HOME
“Group home” means a one- family dwelling providing 24-hour residential care for a wide variety of persons with special needs, including but not limited to licensed group homes, unlicensed group homes, and recovery residences or sober living homes. Residents may share cooking, dining, and living areas, and may, in some group homes, participate in cooking, housekeeping, and other communal living activities.
27.04.250 HOTEL, APARTMENT.
"Apartment hotel" means a building containing dwelling units or individual guest rooms, the majority of which are for permanent guests. Maid and janitor service may be provided but kitchen facilities are not necessarily included.
27.04.306 LOW-BARRIER NAVIGATION CENTER
“Low-barrier navigation center” means a temporary shelter that provides services for individuals experiencing homelessness, as defined by California Government Code Section 65660.
Low-barrier navigation centers are subject to the following: (a) It offers services to connect people to permanent housing through a services plan that identifies services staffing; (b) It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals; (c) It complies with Welfare and Institutions Code Section 8255 et seq; and (d) It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.
27.04.308 MANUFACTURED HOME
"Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling installed on a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code. "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States.
27.04.313.1 MOBILEHOME PARK
“Mobilehome park” means any area or tract of land where two or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate manufactured homes, mobilehomes, or recreational vehicles used for human habitation as defined in Section 18214 of the Health and Safety Code, as amended from time to time. The rental paid for a manufactured home, a mobilehome, or a recreational vehicle shall be deemed to include rental for the lot it occupies. “Mobilehome park” also means a mobilehome development constructed according to the requirements of Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code, and intended for use and sale as a mobilehome condominium or cooperative park, or as a mobilehome planned unit development.
27.04.203 FOUNDATION
“Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code or the Building Code, whichever is more restrictive.
27.04.467 SUPPORTIVE HOUSING
(a) “Supportive Housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. Supportive housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone (b) “Target Population” means persons, including persons with disabilities, and families who are “homeless,” as that term is defined by Section 11302 of Title 42 of the United States Code, or who are “homeless youth,” as that term is defined by paragraph (2) of subdivision (e) of Section 12957 of the Government Code as may be amended from time to time.
27.04.486 TRANSITIONAL HOUSING
“Transitional housing” and “transitional housing development” means buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.
Transitional housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
27.06.020 ZONING ADMINISTRATOR - POWERS AND DUTIES.
The Zoning Administrator shall enforce the provisions of this Title, and shall:
(h) Have the authority to review and approve, conditionally approve, or disapprove the following types of projects, provided that the projects do not result in any significant impacts pursuant to the California Environmental Quality Act (CEQA), subject to public notice and to appeal of the final action to the Planning Commission:
(1) Site plan and architectural review for projects that incorporate:
(A) Up to fiftytwenty-five (5025) residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or
27.06.040 PLANNING COMMISSION—JURISDICTION.
(a) The Commission shall review and take final action, subject to appeal to the Council, upon all applications for:
(3) Site Plan and Architectural Review for projects that incorporate:
(1) Site plan and architectural review for projects that incorporate:
(A) Twenty-six (26)Fifty-one (51) or more residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or
Chapter 27.17
MANUFACTURED HOMES
27.17.010 MANUFACTURED HOMES.
Manufactured homes shall conform to the minimum lot size, yard areas, access, vehicular parking, and setbacks for the zone in which they are to be installed in addition to meeting the standards set forth in this ordinance.
27.17.020 DEFINITIONS.
(a) For purposes of permitting manufactured homes in residential zones, the following definitions shall apply:
(1) "Architectural features" shall mean an architectural feature that occurs or appears frequently on conventionally-built homes within three hundred (300) feet from the boundaries of a parcel on which a manufactured home is proposed. (2) "Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code. "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States. (3) "Manufactured home" shall mean a dwelling manufactured off-site, conforming to state or federal standards, (bearing a state, or federal label) and transportable in one or more sections, designed to be installed on a permanent foundation. (4) "Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code or the Building Code, whichever is more restrictive.
27.17.030 MANUFACTURED HOME TAXATION.
The initial installation of a manufactured home on a parcel which has been installed on a permanent foundation pursuant to this ordinance shall be deemed to be a manufactured home subject to local property taxation pursuant to the Health and Safety Code and the Revenue and Taxation Code. Upon issuance of a certificate of occupancy, the City shall record with the County Recorder the specifics of such permanent installation and, also, advise the State Department of Housing and Community Development.
27.17.040 SPAR.
A manufactured home unit on a permanent foundation on a private lot may be permitted subject to the approval of a site plan and architectural review (SPAR) application by the Zoning Administrator. The applicant/owner shall also provide the information required on the MH Form.
Subsequent modifications, such as, room additions, shall be subject to issuance of a building permit.
27.17.050 ELIGIBILITY.
A manufactured home shall not be installed on a permanent foundation on a private parcel unless it:
Was constructed after September 15, 1971, and was issued an insignia of approval by the California Department of Housing and Community Development or was constructed after July 1, 1976, and was issued a label of approval by the United States Department of Housing and Urban Development; and
(a) Has not been altered in violation of applicable federal and state codes; and (a) The board, upon the findings and recommendations of its members shall determine the eligibility of each mobilehome unit to be installed.
27.17.060 STANDARDS.
A manufactured home located on a permanent foundation on a private parcel shall:
(a) Be occupied only as a residential use type.
(a) Be subject to all provisions of the Municipal Code applicable to conventional residential structures.
(a) Meet all development and design standards for the zone in which they are to be installed, including but not limited to the parking standards in Chapter 27.64 conforming to the maximum floor area ratio, and including landscape requirements, as applicable. (a) Be attached to a permanent foundation in compliance with all applicable building regulations, and of the health and Safety code.
(a) Have a minimum width of twenty (20) feet or be a double-wide, multi-sectional unit. (a) Be covered with exterior building materials and have architectural features customarily used on conventional residential dwellings and be approved by the board. The exterior covering material shall extend to finished grade, except that when a solid concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation. (a) Have a roof with a pitch of not less than two (2) inch vertical rise for each twelve (12) inch of horizontal run and consisting of shingles or other material customarily used for conventional residential dwellings.
(a) Assure that the general appearance of the structure and property is in keeping with the character of the neighborhood. To achieve this assurance, the board shall require porches and eaves or roofs with eaves, specific roofing materials and siding when, in its opinion, it is necessary to be compatible with the dwellings in the area. The board shall assure that:
(0) All windows and doors be architecturally treated in a manner complimentary to the building's overall design and shall comply to the City's security standards. (0) Screening be provided for all mechanical and electrical equipment, so that they are not visible from the public right-of-way. For roof and wall mounted equipment, the screening shall be an integral part of the building design. (0) Exterior materials shall generally consist of those permitted by the Building Code. Shiny, metallic surfaces are unacceptable.
(a) Be provided with standard utility connections. The housing unit electrical, gas, water and drain connections shall be made permanent in a manner applicable to permanent buildings.
Gas shutoff valves, meters and regulators shall not be located beneath the manufactured home. (a) Obtain a site development permit pursuant to Chapter 23.40 of this code.
27.17.070 MODIFICATION OF STANDARDS.
Modification of the standards set forth in section 27.17.060, paragraphs (e), (f) and (g), may be granted by the board if it finds that such modification will not be detrimental to the public interest or surrounding residents or properties.
27.17.080 SURRENDER OF REGISTRATION.
Subsequent to applying for the required building permits, and prior to occupancy, the owner shall surrender the certificate of title or other indicia of registration to the state department of community development pursuant to section 18551(b) of the California Health and Safety Code.
Thereafter, any vehicle license plate, certificate of ownership, and certificate of registration issued by a state agency is to be surrendered to the appropriate state agencies. Any manufactured home which is permanently attached to a permanent foundation must bear a California insignia or federal label, pursuant to section 18550(b) of the Health and Safety Code.
27.17.090 BUILDING PERMIT.
Prior to installation of a mobilehome on a permanent foundation, the mobilehome owner or a licensed contractor shall obtain a building permit from the City building division. To obtain such a permit, the owner or contractor shall comply with all requirements of section 18551(a) of the State Health and Safety Code.
Chapter 27.18
R1 DISTRICTS—ONE FAMILY DWELLINGS
27.18.020 PERMITTED USES.
The following uses are permitted:
(a) One-family detached dwellings, including manufactured homes on permanent foundations subject to provisions of Chapter 27.17;
(b) Accessory dwelling units and junior accessory dwelling units subject to the provisions of Chapter 27.19;
(c) Accessory uses and structures;
(d) Detached accessory structures containing no more than two (2) plumbing fixtures or waste lines;
(e) Home occupations, subject to provisions of Section 27.16.040; (f) Community care facilities licensed by the State of California for the followingas follows:
(1) Unlicensed group homes subject to the objective development standards that apply to other residential uses of the same type in the same zone; (1)(2) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and (2)(3) Family day care for fourteen (14) or fewer occupants, in addition to the caregiver's family, when managed in the caregiver's residence and in accordance with State law.; and
(g) Temporary buildings for construction purposes for a period not to exceed the duration of such construction;.
(g)(h) Transitional housing and supportive housing subject to the objective development standards that apply to other residential uses of the same type in the same zone.
27.18.030 SPECIAL USES.
The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, other than secondary unitsaccessory dwelling units, containing more than two (2) plumbing fixtures or waste lines; (b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Cemeteries, mausoleums, and columbaria, subject to the provisions of the Section
27.18.120;
(d) Churches, convents, parish houses, and monasteries, including as a permitted accessory use emergency shelters subject to the requirements in a residential zone; (e) Community services including but not limited to libraries, parks, playgrounds, and community centers;
(f) Group homes that provide licensed services to seven (7) or more residents without disabilities, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(f)(g) Public and private educational facilities;
(g)(h) Day care centers when located within a public or quasi-public structure such as a school, recreation center, church, temple or similar facility; (h)(i) Philanthropic and eleemosynary uses;
(i)(j) Public utility facilities; and
(j)(k) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.
Chapter 27.20
R2 DISTRICTS—TWO FAMILY DWELLINGS
27.20.020 SPECIAL USES.
(a) Special uses in the R2 districts shall be any special uses permitted in the R1 district, the subject to the same regulations and exceptions;.
( ) (b) Mobilehome parks.
Chapter 27.22
R3 DISTRICT—MULTIPLE FAMILY DWELLINGS (MEDIUM DENSITY)
27.22.010 PERMITTED USES.
Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1 and R2 districts;
(b) Multiple family dwellings, as defined in this title; (c) One family row dwellings, as defined in this title; (c)(d) Supportive housing in compliance with Government Code Sections 65650 - 65656], shall be considered a use by-right use. “Use by right” shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section
27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone. (d)(e) Accessory uses which are necessary to the above-mentioned buildings and uses.
27.22.020 SPECIAL USES.
Unless otherwise provided, the following uses may be allowed if a special use permit is approved:
(a) Any special use permitted in the R1 and R2 districts; (b) Bed and breakfast inns;
(c) Boarding and lodging houses with a five (5) resident person limitation; (d) Convalescent homes, rest homes, nursing homes; limited to the housing of not more than six (6) persons in addition to the owner or manager and family; (e)(d) Residential care facility (excluding group homes) serving with seven (7) or more persons residents in addition to the caregiver, and conforming with the provisions of Chapter
27.27. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(e) Day care centers.
Chapter 27.24
R4 DISTRICT—MULTIPLE FAMILY DWELLINGS (HIGH DENSITY)
27.24.010 PERMITTED USES.
Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1, R2, or R3 districts;
(b) Single Room Occupancy Units;
(b)(c) Accessory uses which are necessary to the above-mentioned buildings and uses.
Chapter 27.27
RESIDENTIAL CARE FACILITIES
27.27.010 PURPOSE AND EFFECT OF DEVELOPMENT AND/OR USE PURSUANT TO THIS CHAPTER.
This chapter is intended to regulate residential care facilities with seven (7) or more residents in addition to the caregiver. Residential care facilities serving six or fewer residents, in addition to the caregiver, are permitted in all zoning districts that permit single family residences and shall not be required to meet any requirement of this chapter. Any zoning plot developed or used pursuant to this chapter shall not thereafter be used for any purpose other than a residential care facility unless and until the Zoning Administrator has certified in writing that the alternate use satisfies all applicable and then existing land use regulations pertaining to the classification of the zoning plot.
27.27.020 RESIDENTIAL CARE FACILITIES SPECIAL USE CRITERIA.
When the proposed use meets the requirements of this chapter and all the following criteria, residential care facilities serving 7 or more residents in addition to the caregiver may be permitted by approval of a special use permit and a site plan and architectural review by the Planning Commission in any zoning district that permits multiple family dwellings, but in no event in an R-1 or R-2 zoning district.
(b) There are no other residential care facilities of any size within 300 radial feet of the perimeter of the subject property.
(b) Residential occupancy of residential care facilities for the elderly, other than by the caregiver and his or her immediate family, shall be limited to persons over sixty (60) years old or to "qualified permanent residents", as defined in California Government Code Sections 51.2-51.4, or any successor legislation, who are provided varying levels and intensities of care and supervision and personal care, and who have voluntarily chosen to reside in this type of group housing arrangement.
(b) The proposed use shall be licensed by the State or County and shall be conducted in a manner and with facilities that comply with Title 23 for this kind of occupancy. If the State or County license is suspended or revoked, the special use permit shall automatically also be suspended or revoked.
(b) Facilities having persons in excess of 60 years of age or having physical handicaps shall be specifically designed and adapted to include safety bars and rails in bedrooms and bathrooms, ramps, and other provisions required for elderly or handicapped persons by State law or Federal regulations. In addition, such facilities shall include a common dining area as well as adequate common living areas and amenities to facilitate program activities. (b) The use shall be specifically designed and/or maintained to have a residential appearance as determined by review of the Zoning Administrator and be compatible with the architectural character of the zoning district. In residential zoning districts, signs and ramps and any other "non-residential" feature visible from the public right-of-way shall not be permitted.
27.27.030 SPECIAL DENSITY STANDARDS FOR RESIDENTIAL CARE FACILITIES.
Notwithstanding any other provisions of this Code, residential care facilities located in any zoning district that permits community care facilities shall have a total floor area that averages at least 350 square feet of floor area per resident, excluding parking. Where existing structural constraints preclude meeting this requirement, additional floor area to meet this requirement may be achieved through covered patios and decks.
27.27.040 OPEN SPACE REQUIREMENTS.
(b) For residential care facilities located outside of the central business district, there shall be a minimum of 100 square feet of common usable open space area per resident and live-in caregiver.
(b) For residential care facilities located within the central business district there shall be provided a minimum of 100 square feet of common usable open space area per resident and live-in caregiver. Indoor common living areas and amenities to facilitate program activities may be counted towards this requirement up to a maximum of 75% of the total open space area required. (b) Any open space area to be counted toward the requirements of this Section shall have a minimum dimension of not less than six feet (6') in any direction and be easily accessible to all residents.
(b) Outdoor areas shall be designed to provide amenities and recreational areas compatible with the needs of the residents, such as pathways and sitting areas, flower and vegetable gardens, shuffleboard courts, putting greens and similar active recreation areas. (b) Where additional stories prohibit easy access to open space areas on the ground floor, open roof decks, balconies, or lanais shall be provided in an amount, dimension, area, and location as determined to be adequate by the Zoning Administrator. (b) The proposed improvement of all required open space shall be designated on the plans submitted with the planning application, and upon the approval of such plans, be considered a required part of the use permit, site, and structural improvements.
27.27.050 OFF-STREET PARKING.
(b) Buildings constructed as residential care facilities serving from seven (7) to fifteen (15) residents shall be required to provide one parking space for each five (5) residents, in addition to one parking space for each live-in caregiver. At least two of the parking spaces shall be enclosed. (b) Buildings constructed as residential care facilities serving more than (15) residents shall be required to provide one parking space for each (5) residents in addition to one parking space for each caregiver, employee, and doctor to be on-site at any one time. (b) Existing single-family residences to be converted into residential care facilities shall maintain existing covered parking; additional parking to meet the requirement of Subsection (a) or (b) above, as applicable, may be enclosed or uncovered.
27.27.060 OTHER LAND USE STANDARDS.
Except as expressly provided in this chapter, the land use standards for residential care facilities, such as yard areas and floor area, shall be governed by the land use standards of the applicable zoning district.
Chapter 27.30
C1 DISTRICTS—NEIGHBORHOOD COMMERCIAL
27.30.010 PERMITTED USES.
The following uses are permitted provided that the use limitations contained in Section
27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area, " shall apply to properties in the Twenty-Fifth Avenue Improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone, " shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Permitted Uses in Residential Districts. Residential units only on parcels designated with a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited; (b)(a) Animal grooming, provided no overnight boarding occurs on the site; (c)(b) Bakeries;
(d)(c) Barber shops and hair salons;
(e)(d) Delicatessens;
(f)(e) Dry cleaners, with customer service areas;
(g)(f) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(h)(g) Health studios and spas;
(i)(h) Laundromats;
(i) Libraries;
(j) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. “Use by right” shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(j)(k) Newspaper publishing;
(k)(l) Offices, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(l)(m) Photo processing;
(m)(n) Picture framing;
(n)(o) Real estate establishments;
(p) Residential units above the ground floor, on parcels with or without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section
27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, residential units on parcels with established (non- vacant for less than 5 years) neighborhood commercial uses or corridors may only be permitted on the upper stories to preserve existing services.
(o)(q) Restaurants and accessory outdoor dining areas, without drive-through facilities; (p)(r) Retail uses, such as, but not limited to, the following uses, subject to a maximum of 15,000 square feet of floor area per establishment except for supermarkets and drug stores:
(1) Antique shops,
(2) Apparel sales, tailoring and repair stores,
(3) Drug stores,
(4) Hardware and garden supply stores,
(5) Household furnishings,
(6) Pet shops,
(7) Supermarkets and grocery stores;
(q)(s) Reverse vending machines, subject to regulations established in Chapter 27.69; (r)(t) Schools and day care facilities;
(s)(u) Travel agencies;
(t)(v) Accessory uses to principle uses permitted; and
(u)(w) Other compatible uses as determined by the zoning administrator.
27.30.020 SPECIAL USES.
The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses— Twenty-Fifth Avenue Improvement Area, " shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone, " shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Accessory buildings containing plumbing;
(b) Alternative financial services subject to the following requirements:
(1) A maximum of four alternative financial services may be located in the City of San Mateo.
(2) No alternative financial service may be located within a radius of 1,000 feet from the nearest existing alternative financial service.
(3) Any alternative financial service seeking to begin operations after the effective date of the ordinance codified in this section shall meet the following minimum standards of performance, which shall be included as conditions of approval for such uses:
(A) A lighting plan shall be reviewed and approved by the Police Department and the Building Division for conformance with the City's security ordinance prior to the issuance of building permits.
(B) Storefronts shall have glass or transparent glazing in the windows and doors. No more than 10% of any window or door area shall be covered by signs, banners, or opaque coverings of any kind.
(C) Hours of operation shall be limited to 7:00 a.m. to 7:00 p.m. (D) At least one uniformed security guard will be on duty at all times the business is open. The security guard shall patrol the interior and all exterior portions of the property under the control of the owner or operator of the alternative financial service, including, but not limited to, parking lots and any open public spaces such as lobbies.
(c) Automobile gasoline service stations;
(d) Boarding, lodging, or rooming houses;
(e) Community care facilities serving seven or more persons in addition to the caregiver.
Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9 , and conforming with the provisions of Chapter 27.27; (f) Convalescent homes, rest homes, nursing homes, limited to the housing of not more than six persons in addition to the owner or manager, and family; (g) Drive-through facilities for financial institutions and for pharmacies dispensing only prescriptions or medicinal goods at the drive-through facility. Drive-through facilities for pharmacies shall be subject to the parking requirements for financial institution drive-through uses, as enumerated in Section 27.64.160(7)(a).
(h) Fast food establishments without drive-through facilities; (i) Financial institutions, exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area; (j) Offices exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;
(k) Parking facilities, as a principal use;
(l) Public utility and public service uses;
(m) Recreational vehicle storage, subject to regulations established in Section 27.64.267, and only on those parcels designated for such use in Section 27.60.180; (n) Recycling facilities subject to regulations established in Chapter 27.69; (o) Religious institutions;
(p) Residential units on parcels without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(p) Businesses selling or renting firearms as defined by Penal Code Section 12001(b); and (q) Other compatible uses as determined by the zoning administrator subject to the granting of a special use permit.
Chapter 27.32
C2 DISTRICTS—REGIONAL/COMMUNITY COMMERCIAL
27.32.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the C1 district;
(b) Art galleries;
(c) Automotive accessory stores, excluding on-site service and repair of vehicles; (d) Boarding, lodging, or rooming houses;
(e) Catering services;
(f) Hotels and motels, including restaurant and meeting rooms; (g) Laundries;
(g)(h) Medical and dental clinics, including laboratories; (h)(i) Offices;
(i)(j) Parking facilities;
(j)(k) Printing, lithographing, or publishing establishments for newspaper, business cards, and other similar uses;
(k)(l) Radio and television broadcasting stations;
(l)(m) Reproduction services;
(m)(n) Residential units, only on parcels designated with a Q5 overlay classification, or a residential overlay district classification, or no overlay classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(n)(o) Retail uses, including incidental rental and repair; (o)(p) Emergency Shelters, ; located more than 300 feet from single family zoning districts; (p)(q) Accessory uses to principle uses permitted; and
(q)(r) Other compatible uses as determined by the zoning administrator.
27.32.020 SPECIAL USES.
The following uses may also be permitted, subject to approval of a special use permit:
(a) Special uses permitted in the residential and C1 districts, except increases in floor area ratios;
(b) Clubs, lodges, and fraternal organizations;
(c) Commercial recreation uses;
(d) Hospitals;
(e) Mortuaries;
(f) Public transportation facilities and terminals;
and other similar uses;
(g) Residential units on parcels without a residential overlay district classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(h)(g) Recreational vehicle storage, subject to the provisions of Section 27.64.267 of this Title;
(i)(h) Theaters, excluding drive-in theaters; and
(j)(i) Other compatible uses as determined by the zoning administrator subject to the granting of a special permit.
Chapter 27.34
C3 DISTRICTS—REGIONAL/COMMUNITY COMMERCIAL
27.34.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the C1 and C2 districts ; however, secondary units are prohibitedprovided that residential uses are subject to R4 district "Minimum Development Standards" in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (b) Ambulance service;
(c) Automobile, boat, and truck sales and rental, including service and repair as accessory to the primary sales use, sales may occur on open lot;
(d) Automobile service, parts, and repairs, classified as minor motor vehicle repair in Section 27.04.325;
(e) Car wash and detailing facilities, may not occur on open lot; (f) Laboratories, research, experimental, and testing, provided no production or manufacturing of products occurs on the premises;
(g) Accessory uses to principle uses permitted; and
(h) Other compatible uses as determined by the Zoning Administrator.
Chapter 27.36
C4 DISTRICT- SERVICE COMMERCIAL
27.36.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the C1, C2, and C3 districts, except that residential uses, low barrier navigation centers, office uses on the properties along Palm Avenue between Twentieth and Twenty-fifth Avenues, secondary units, and emergency shelters are prohibited; Chapter 27.38
CBD DISTRICTS—CENTRAL BUSINESS DISTRICT
27.38.020 PERMITTED USES.
Unless otherwise provided in this title, uses of building or land in this district and buildings hereafter erected, structurally altered or enlarged shall be limited to the following uses:
(a) Any use permitted in the C2 District, except an animal hospital and emergency shelters; provided that the use limitations contained in Section 27.38.110, Required Retail Frontage, shall apply to properties located within the required retail frontage area, as shown in the Downtown Plan.
(b) Multiple-family dwellings, when part of a mixed use development, subject to CBD residential development standards and affordable housing requirements as adopted by City Council resolution; however, secondary units are prohibited. (c) Name plates and signs, as classified and regulated in Title 25.
Chapter 27.44
E1 DISTRICTS—EXECUTIVE PARK
27.44.020 PERMITTED USES.
The following uses shall be permitted:
(a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel.
(b) Accessory uses; including, but not limited to:
(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:
(A) Flower, food, and news vending;
(B) Printing and photocopying;
(C) Travel agencies;
(D) Ticket outlets;
(2) Other services which are customary appurtenant uses. (c) Health and recreation facilities.
(d) Public utility and service uses.
(e) Financial and business offices and related facilities. (f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district.
(g) Residential units, only on parcels designated with or without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited. (h) Restaurants without drive-through facilities.
(i) Schools and day care facilities.
(j) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment. (k) Other compatible uses as determined by the Zoning Administrator.
27.44.030 SPECIAL USES.
The following uses may also be permitted subject to approval of a special use permit:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Clubs, lodges, and fraternal organizations;
(d) Hotels;
(e) Parking facilities, as a principle use;
(f) Religious institutions; and
(g) Residential units on parcels without a residential overlay district classification subject to R3 District "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited; and
(h)(g) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.
Chapter 27.48
E2 DISTRICTS—EXECUTIVE OFFICES
27.48.020 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the E1 district;
( ) Residential units, only on parcels designated with a residential overlay district classification subject to R4 district "Minimum Development Standards" in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; however secondary units are prohibited.
27.48.030 SPECIAL USES.
Reserved. Special Uses in the E1 district may also be allowed subject to approval of a special use permit. Residential units on parcels without a residential overlay district classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter
27.29; however, secondary units are prohibited.
Chapter 27.60
SPECIAL DISTRICTS
Article I Agricultural Districts
27.060.020 DEFINITIONS
The following definitions apply to this chapter.
(a) “Farmworker housing” means an agricultural employee housing development that satisfies all of the following:
(1) The agricultural employee housing does not contain dormitory-style housing. (2) The development consists of no more than 36 units or spaces designed for use by a single family or household.
(3) Except as otherwise provided in subparagraph (2), the agricultural employee housing will be maintained and operated by a qualified affordable housing organization that has been certified pursuant to Government Code Section 17030.10 or operated by a local public housing agency or a multicounty, state, or multistate agency that has been certified as a qualified affordable housing organization.
(4) An affordability covenant is recorded on the property to ensure the affordability of the proposed agricultural employee housing for agricultural employees for not less than 55 years.
27.60.030 PERMITTED USES.
Permitted uses shall be as follows:
(a) All uses commonly classed as agriculture, horticulture or forestry, including crop and tree farming, and nursery operation.
(b) Horse racetracks and related uses, including, but not limited to, veterinary facilities, feed storage facilities, stables, offices, restaurants, sleeping quarters, plant nurseries and equipment storage facilities.
(c) One-family detached dwelling and accessory buildings provided the property (or zoning plot) upon which the dwelling is located has as its principal use one of the agricultural uses permitted above.
(c)(d) Accessory dwelling units, whenre a primary dwelling is located on the site. (d)(e) Parks, forest preserves and recreational areas, when publicly owned and operated. (e)(f) Golf courses, regulation size, but not including "par 3" golf courses, commercially operated driving ranges or miniature golf courses; and provided, that no clubhouse or accessory building shall be located nearer than five feet to any dwelling. (f)(g) Signs, advertising the sale or rental of the property upon which the sign is located. (h) Public utility facilities.
(g)(i) Farmworker housing consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single family or household
27.60.040 SPECIAL USES.
The following uses may also be permitted if their site locations and proposed development plans are first approved, as provided for in Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and
27.80:
(a) Mining, dredging, loading, and hauling of sand, shells, salt, dirt, gravel or other aggregate, but not including equipment, buildings or structures for screening, refining, crushing, mixing, washing or storage.
(b) Railroad Rights-of-Way and Trackage. Airports or aircraft landing fields. Radio and television towers, commercial.
(c) Filling of lowland with noncombustible material free from refuse and food wastes. (d) Sanitary land fill, when operated or supervised by the City. (e) Kennels, commercial, and animal hospitals.
(f) Public service uses:
(g) Filtration plant, pumping station, and water reservoir; (h) Sewage treatment plant;
(i) Other governmental uses.
(i)(j) Temporary farmworker housing consisting of more than 36 beds in group quarters or more than 12 units or spaces designed for use by a single family or household.
27.60.050 CONDITIONS OF USE.
No horses, cattle, or other domestic animals shall be bred, raised, or maintained within 500 feet of any residential district as established in this zoning title.
Article II Open Space Districts
27.60.090 SPECIAL USES.
The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, other than secondary units, containing more than two plumbing fixtures or waste lines;
(b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Secondary units subject to provisions of Chapter 27.19; (d)(c) Cemeteries and mausoleums;
(e)(d) Churches, convents, parish houses, and monasteries; (f)(e) Community services, including, but not limited to, libraries, parks, playgrounds, and community centers;
(g)(f) Public and private educational facilities;
(h)(g) Day care centers serving more than six persons or family day care centers serving more than 14 children;
(i)(h) Philanthropic and eleemosynary uses;
(j)(i) Public utility facilities; and
(k)(j) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.