Millbrae City Zoning Code
ARTICLE X
Commercial Or "C" District 1
§ 10.05.1000 Purpose.
The purpose of the commercial or "C" district is to provide for general commercial uses which do not necessarily specialize in serving the pedestrian shopper, but rather, because of the character of their products or services, are more appropriately, although not exclusively, located along major thoroughfares away from more centralized shopping areas. This district correlates with the "general commercial" land use designation of the Millbrae General Plan.
(Ord. 726 § 2 (Att. A))
§ 10.05.1010 Uses.
The following uses shall be permitted, conditional, or accessory uses in the C district:
A.
Permitted uses: general restaurants, take-out only restaurants, general offices, medical offices, professional offices, banks, dry cleaners, laundromats, personal care-related uses, repair shops (not auto-related), pet grooming, convenience stores, retail uses totalling five thousand square feet or less of gross floor area, retail uses totalling five thousand one to ten thousand square feet of gross floor area, and emergency, transitional, and supportive housing. Also permitted is any change in use where available on-site parking would be at least fifty percent of required parking, provided the new use is one of the aforementioned uses. In multitenant buildings, required parking shall be the total required for all the tenants; for purposes of calculating total required parking, retail use shall be assumed where there is any vacancy in the building.
B.
Conditional uses: flats, multiple-family dwellings, care facilities, rooming and boardinghouses, temporary homeless shelters, clubs and lodges, community centers, places of worship, colleges and universities, schools (pre-K and K through twelve), trade and vocational schools, tutoring and instruction, parks, utility services, wireless communications facilities, bars, drive-in restaurants, indoor commercial recreation, outdoor commercial recreation, parking lots and structures, hospitals, medical clinics, mortuaries, animal hospitals, pet daycare, retail uses totalling greater than ten thousand square feet of gross floor area, supermarkets, automotive repair and painting, automobile sales and service, carwashes, fuel and service stations, commercial lodging, gun shops, liquor stores, pawn shops, smoke shops, drive-through facilities, and outdoor display of merchandise. Also conditional is any change in use where available on-site parking would be less than fifty percent of required parking. In multitenant buildings, required parking shall be the total required for all the tenants; for purposes of calculating total required parking, retail use shall be assumed where there is any vacancy in the building.
C.
Accessory uses: drive-through facilities, home occupations, outdoor dining, outdoor display of merchandise, short-term residential rentals, and accessory dwelling units.
(Ord. 782 § 8; Ord. 771 § 4(G); Amended by Ord. 748 § 5; Ord. 726 § 2 (Att. A))
§ 10.05.1020 Development standards.
Development regulations in the C district are as follows:
C.
Height. See Article XVI of this chapter ("Airport Land Use Compatibility Plan Consistency") for airspace protection evaluation requirements based on the San Francisco International Airport land use compatibility plan.
1.
Maximum height of structures shall be forty feet.
2.
Exceptions: Upon securing a height exception, chimneys, silos, cupolas, flagpoles, monuments, gas storage holders, radio and other towers, water tanks, church steeples, and similar structures and mechanical appurtenances may be permitted to exceed the height limit; provided, that the front, side, and rear yards shall each be increased by one foot for each one foot of additional height allowed.
3.
Height exceptions may be granted by the planning commission in the manner provided in Article XXV of this chapter for any building erected to a height exceeding the maximums specified; provided, that the cubic volume of the building shall not be increased beyond that possible for a building erected within the height limits specified.
4.
All other structures exceeding the maximum allowable height shall require a variance.
D.
Airport Land Use Compatibility Plan Consistency. All projects must comply with the requirements of the airport land use compatibility plan, including airport real estate disclosure notices, airport noise evaluation and mitigation, avigation easement, safety compatibility evaluation, and airspace protection evaluation, as detailed in Article XVI of this chapter ("Airport Land Use Compatibility Plan Consistency").
E.
Setbacks.
1.
Front: none; but ten feet when adjacent to an alley or any "R" district.
2.
Side: none; but ten feet when adjacent to an alley or any "R" district.
3.
Rear: none; but ten feet when adjacent to an alley or any "R" district.
4.
Residential garage entrances fronting on any exterior lot line shall be located not less than twenty-five feet from said line, except for alley frontages where the setback may be less than twenty feet; provided, that adequate vehicular maneuvering area is available.
F.
Parking.
1.
The parking requirements for all permitted, conditional, and accessory uses in this district are listed in MMC § 10.05.2100 (the "parking requirements table").
2.
Any change in use within an existing building or site, or portion thereof, where total available on-site parking would be less than fifty percent of the total parking required for the building or site shall first be required to obtain approval of a conditional use permit from the planning commission in accordance with the provisions of Article XXV of this chapter.
(Amended by Ord. 800 § 8; Ord. 726 § 2 (Att. A))
§ 10.05.1030 Emergency, transitional, and supportive housing.
A.
Purpose. The purpose of this provision is to allow for the development of needed emergency, transitional, and supportive housing.
B.
Requirements. All emergency, transitional, and supportive housing facilities shall be subject to the following requirements:
1.
No individual or household may be denied emergency shelter because of an inability to pay.
2.
Proximity to Other Shelters. No emergency shelter shall be located closer than three hundred feet to another emergency shelter.
3.
Vehicle Parking. An emergency shelter shall provide off-street parking spaces at the ratio of 0.35 parking spaces for every bed, rounded up to the nearest whole parking space; plus one parking space for each employee who is working at the same time as another employee; plus all parking spaces required under the Americans with Disabilities Act.
4.
Bicycle Parking. An emergency shelter shall provide a minimum of one bicycle space for every five beds.
5.
Shelter Capacity. No emergency shelter shall contain more than ten beds. The maximum number of beds in all emergency shelters in the city shall not be less than the number of unsheltered homeless persons in Millbrae as determined in San Mateo County's most recent homeless survey.
6.
Client Waiting Areas. Client waiting areas shall be sized and located appropriately to keep clients from waiting in the public right-of-way.
7.
Length of Stay. The length of stay per individual in an emergency shelter shall not exceed six months in any consecutive twelve-month period, unless no other suitable housing is available.
8.
Screening of Outdoor Uses. An emergency shelter shall not allow or include any of the following to occur in any location incidental to the shelter that is visible from adjoining properties or the public right-of-way, unless entirely screened from public view: designated outdoor smoking area; outdoor waiting and client intake area; outdoor public telephones; and outdoor refuse area.
9.
Exterior Lighting. Lighting in or on an emergency shelter shall be stationary, directed away from adjacent properties and public rights-of-way, and of an intensity that is consistent with existing lighting in the surrounding area in which the shelter is located.
10.
Laundry Facilities. An emergency shelter shall provide laundry facilities to serve the persons residing in the shelter.
11.
Personal Property Storage. An emergency shelter shall provide secure areas for temporary storage of personal property of the persons residing in the shelter.
C.
Facility Management Plans. All emergency, transitional, and supportive housing facilities shall have a facility management plan subject to the following requirements:
1.
The operator of an emergency shelter shall prepare and submit to the city manager (or designee) for approval a management plan that includes all the following:
a.
A staff training program to meet the needs of the emergency shelter residents;
b.
Adequate security measures to protect emergency shelter residents and the neighboring land uses;
c.
On-site management and security personnel who must be present at all times when the emergency shelter is in operation; and
d.
A list of services provided to assist emergency shelter residents with obtaining permanent housing and income.
2.
The operator shall, at all times, comply with and perform all terms and conditions of the approved management plan.
3.
All emergency, transitional, and supportive housing facilities shall be in, and shall maintain at all times, good standing with city, county, and/or state licenses, as may be required by these jurisdictions for the owner(s), operator(s), and/or staff of the proposed facility.
(Ord. 748 § 6)