Menlo Park City Zoning Code
CHAPTER 16
17 R-1-U LM SINGLE FAMILY URBAN RESIDENTIAL DISTRICT LORELEI MANOR
§ 16.17.010 Permitted uses.
§ 16.17.020 Conditional uses.
Conditional uses allowed in the R-1-U (LM) district, subject to obtaining a use permit or, in the case of home occupations, a home occupation permit are as follows:
(Ord. 948 § 3 (part), 2006; Ord. 1005 § 9 (part), 2014)
§ 16.17.030 Development regulations.
Development regulations in the R-1-U (LM) district are as follows:
(1)
Minimum lot area: four thousand nine hundred (4,900) square feet for lots in existence prior to June 1, 2006 and a minimum of seven thousand (7,000) square feet for any lot created or subdivided after June 1, 2006;
(2)
Minimum land area per dwelling unit: four thousand nine hundred (4,900) square feet;
(4)
Minimum yards:
(i)
Below ground:
a.
Fifteen feet (15') front;
b.
Fifteen feet (15') rear;
c.
Five feet (5') interior sides, except that an interior side yard of three feet (3') may be allowed subject to written approval of the owner(s) of contiguous property abutting the portion of the structure with the reduced yard or a use permit in accordance with Chapter 16.82;
d.
Twelve feet (12') street sides of corner lots;
(ii)
Above ground:
a.
Twenty feet (20') front;
b.
Twenty feet (20') rear;
c.
Five feet (5') for ground floor interior sides, except that a ground floor interior side yard of three feet (3') for up to a maximum twenty-foot (20') length may be allowed subject to written approval of the owner(s) of contiguous property abutting the portion of the structure with the reduced yard or a use permit in accordance with Chapter 16.82;
d.
Ten feet (10') for second floor interior sides;
e.
Twelve feet (12') for street sides of corner lots;
(iii)
Yard encroachments: Permitted yard encroachments are as follows:
a.
Architectural features on the single-family dwelling, such as cornices, eaves, canopies, fireplaces and bay windows in accordance with the following:
1.
Where the required yard is twelve feet (12') or greater, cornices, eaves, canopies, fireplaces, and bay windows seven feet (7') or less in length and which do not provide foundation may extend up to a maximum of three feet (3') into the required yard, with the exception that bay windows are limited to no more than two (2) per building elevation for a cumulative total length of not more than thirty percent (30%) of the length of the building wall on which the bay windows are located;
2.
Where the required yard is five feet, (5') cornices, eaves, canopies, fireplaces, and bay windows four feet (4') or less in length and which do not provide foundation may extend up to a maximum of eighteen inches (18") into the required yard, with the exception that bay windows are limited to no more than two (2) per building elevation for a cumulative total length of not more than thirty percent (30%) of the length of the building wall on which the bay windows are located;
3.
Where the required yard is less than five feet (5'), no yard encroachments are permitted;
b.
Porches, decks, landing places or stairways, if open and uncovered, may project a maximum of five feet (5') into any required above ground front or rear yard;
(5)
Maximum impervious surface area: Seventy-five percent (75%) of the lot area;
(6)
Maximum building coverage:
(i)
Single-story development:
a.
Building coverage for lots with an area of seven thousand (7,000) square feet or less shall be forty percent (40%);
b.
Building coverage for lots with an area of between seven thousand (7,000) and ten thousand five hundred (10,500) square feet shall decrease on an even gradient from forty percent (40%) for a lot of seven thousand (7,000) square feet to thirty-five percent (35%) for a lot with ten thousand five hundred (10,500) square feet, consistent with the maximum allowed Floor Area Limit (FAL) for the property;
c.
Building coverage for lots with an area greater than ten thousand five hundred (10,500) square feet shall be thirty-five percent (35%);
(ii)
Development of two (2) or more stories: Thirty-five percent (35%);
(7)
Floor Area Limit (FAL):
(i)
The maximum allowed FAL shall be based on the size of the property in accordance with the following regulations:
a.
FAL for lots with an area of between four thousand nine hundred (4,900) and seven thousand (7,000) square feet shall be two thousand eight hundred (2,800) square feet;
b.
FAL for lots with greater than seven thousand (7,000) square feet shall be two thousand eight hundred (2,800) square feet plus twenty-five percent (25%) of the difference between the lot area and seven thousand (7,000) square feet;
(8)
Horizontal wall length of second floor side wall: thirty feet (30') unless articulated by a minimum three foot (3') step back in wall alignment for a minimum of five feet (5'), except that the wall may extend on a continuous plane beyond thirty feet (30') subject to written approval of the owner(s) of contiguous property abutting the portion of the structure with the extended side wall or a use permit in accordance with Chapter 16.82;
(9)
Second floor windows: Second floor windows and windows located in stair landings, except those fronting on a public street, shall either have a minimum five foot (5') sill height as measured from the finished floor level of the second floor or stair landing or shall use fixed textured or other image-distorting glass for the portion of the window placed less than five feet (5') above the finished floor level of the second floor or stair landing. Subject to written approval of the owner(s) of contiguous property abutting the portion of the structure with the second floor or stair landing windows or a use permit in accordance with Chapter 16.82, these window requirements may be modified or eliminated;
(10)
Maximum height of structures: Maximum building height at any one point on the property shall be measured from the lower of the grade or the existing grade directly beneath any portion of the building. Chimneys are excluded from this height limit:
(11)
Daylight Plane. A daylight plane for the main dwelling unit shall begin a minimum of five (5) feet from the side property line and extend directly upwards from the grade of the property for a distance of fifteen (15) feet, six (6) inches (vertical plane), and then slope inwards towards the interior of the lot at a forty-five (45) degree angle. The vertical plane may be extended to a maximum height of nineteen (19) feet, six (6) inches above grade subject to written approval of the owner(s) of contiguous property abutting the extended vertical plane or a use permit in accordance with Chapter 16.82. No portion of the structure shall intrude beyond the daylight plane except for dormers and gables as provided below and chimneys, vents, flues and eave overhangs. Solar collectors and antennas may intrude subject to written approval of the owner(s) of contiguous property abutting the intrusion or a use permit in accordance with Chapter 16.82;
Gables and dormers may intrude into the daylight plane. The permitted intrusion shall decrease on an even gradient from ten (10) feet in the case of a five (5) foot required above ground side yard to no permitted intrusion at an eight (8) foot required above-ground side yard. Calculation of the permitted intrusion shall include fractional computation when necessary to maintain the even gradient. The intrusion shall be measured along the uppermost horizontal roofline of the gable or dormer. The gable or dormer intrusion must not extend beyond a triangle in the plane of the building face described as follows:
(i)
The base of the triangle is the line formed by the intersection of the building wall with the daylight plane;
(ii)
The aggregate length of the bases of all triangles intruding into the daylight planes must not exceed thirty (30) feet, of which no more than twelve (12) feet may occur at an interior side yard;
(iii)
The triangle is limited to a maximum peak height of twenty-four (24) feet above grade;
(12)
Mechanical equipment, ground mounted: Mechanical equipment may be constructed with or subsequent to the construction of a single-family dwelling subject to the following requirements when ground mounted:
(i)
The mechanical equipment shall be located in the rear half of the lot, except that equipment that is screened from view may be located in the front half of the lot subject to written approval of the owner(s) of contiguous property abutting the location of the equipment or a use permit in accordance with Chapter 16.82;
(ii)
The mechanical equipment shall be located a minimum of five feet (5') from any property line;
(iii)
The mechanical equipment shall not exceed fifty (50) dBA as measured at the nearest property line;
(13)
Parking: Two (2) spaces per single-family dwelling, at least one (1) of which shall be a covered space in accordance with the following:
(i)
A covered space is a paved and accessible space covered by a solid roof for the storage of automobiles including garages and carports. The space shall have clear interior dimensions of nine feet (9') in width by nineteen feet (19') in depth;
(ii)
An uncovered space is an accessible space paved or surfaced with an all-weather, weed-free, fire-resistant surface for the parking of an automobile. The space shall be eight feet, six inches (8' 6") in width by eighteen feet, six inches (18' 6") in depth, with a one-foot (1') increase in width if adjacent to an obstruction located less than three feet (3') from the required space;
(iii)
Tandem parking within a fully enclosed garage may be used to meet the parking requirement. An uncovered space shall not be in tandem with any other required space;
(iv)
The required parking shall not be located in a required front yard;
(v)
The required parking shall be located a minimum of three feet (3') from any side or rear property line;
(14)
Where a dwelling is subject to discretionary review, the Planning Commission and/or City Council may require additional regulations.
(Ord. 948 § 3 (part), 2006; Ord. 1006 § 20, 2014)