San Bruno City Zoning Code
CHAPTER 12
96 ESTABLISHMENT OF DISTRICTS
§ 12.96.010 Established.
The districts established by the provisions of this article are designated as follows:
12.96.060 | R-1 | Single-family residential district |
12.96.070 | R-2 | Low density residential district |
12.96.080 | R-3 | Medium density residential district |
12.96.090 | R-4 | High density residential district |
12.96.100 | C-N | Neighborhood commercial district |
12.96.130 | A-R | Administrative and research district |
12.96.150 | M-1 | Industrial district |
12.96.170 | O | Open space and conservation district |
12.96.180 | U | Unclassified district |
12.96.200 | P-D | Planned development district |
12.96.205 | ES | Emergency shelter overlay district |
12.280.010.A | CBD | Central business district |
12.280.010.B | TOD-S | TOD-station office |
12.280.010.C | TOD-1 | Medium density mixed-use |
12.280.010.D | TOD-2 | High density mixed-use |
12.280.010.E | MX-R | Multi-use - Residential focus |
12.190.020.A | BRO | Bayhill regional office zoning district |
12.190.020.B | BNC | Bayhill neighborhood commercial zoning district |
12.190.020.C | BR | Bayhill residential overlay zoning district |
12.190.020.D | BMU | Bayhill mixed-use overlay zoning district |
§ 12.96.020 Zoning map.
The designations, locations and boundaries of the districts established are delineated upon the zoning map for the city of San Bruno, California, as amended, which map and all notations and information thereon are made a part of this article. Any land within city limits, now or in the future, not designated or indicated as any district on the zoning map shall be immediately zoned pursuant to the General Plan of the city.
The zoning map, for convenience, may be divided into section maps. Each such section map may be separately referred to or amended for the purposes of amending the zoning map. The zoning map and each of its section maps, and the notations, references and other information shown thereon, shall be as much a part of this article as if the matters and information set forth by such maps were all fully described in this article.
(Prior code § 27-7.2; Ord. 1410 § 1, 1982; Ord. 1440 § 1, 1984; Ord. 1449 § 1, 1985; Ord. 1457 § 1, 1985; Ord. 1458 § 1, 1985; Ord. 1459 § 1, 1985; Ord. 1464 § 1, 1986; Ord. 1469 § 1, 1986; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.030 Unclassified land.
Any land, within the city limits, now or in the future, not otherwise classified on the zoning map shall be classified in the U unclassified district.
§ 12.96.040 Determination of boundaries.
Where the exact boundaries of a district cannot be readily or exactly ascertained by reference to the zoning map of the city of San Bruno, the boundary shall be deemed to be along the nearest street or lot line, as the case may be. If a district boundary line divides or splits a lot, the lot shall be deemed to be included within the district which is the more restrictive, except in the case of acreage, where the boundary shall be determined by measurement on the zoning map.
§ 12.96.050 Change in boundaries.
Changes in boundaries of districts shall be made by ordinance in the manner provided in Chapter 12.136, said ordinance describing the area to be changed by lot and block number, or with a metes and bounds legal description. After adoption of any ordinance changing the boundaries of any district, the community development director shall mark the zoning map to show the number and date of the adoption of the ordinance making such change.
§ 12.96.060 R-1 single-family residential districts.
A.
Purpose. To encourage the development of low density residential uses. This type of density is usually associated with single-family structures. However, uses related to single-family residences, such as schools, places of worship, and child care centers may be permitted in the R-1 districts by use permit or by planned unit permit under Chapter 12.116. Innovation in development of clustered housing, open space, and other amenities which make for a more desirable living environment.
B.
C.
Conditional Uses. Conditional uses allowed in the R-1 districts, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
D.
Development Regulations. As set forth in Section 12.200.040.
(Prior code § 27-7.6; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1784 § 2, 2010; Ord. 1845 § 5, 2017; Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.070 R-2 low density residential district.
A.
Purpose. To encourage the development of single-family and two-family dwellings and low density apartments.
B.
Permitted Uses. The following uses are permitted in the R-2 district:
D.
Development Regulations. As set forth in Section 12.200.040.
(Prior code § 27-7.7; Ord. 1410 § 1, 1982; Ord. 1520 § 3, 1990; Ord. 1784 § 2, 2010; Ord. 1845 § 5, 2017; Ord. 1877A § 3, 2020; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.080 R-3 medium density residential district.
A.
Purpose. To encourage the development of medium density residential multifamily structures such as duplexes, triplexes, apartments and condominiums and ancillary uses, such as roominghouses and boardinghouses, sanitariums and rest homes.
B.
Permitted Uses. The following uses are permitted in the R-3 district:
C.
Conditional Uses. Conditional uses allowed in the R-3 district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Conditional uses permitted in the R-1 district, as set forth in Section 12.96.060(C);
2.
Roominghouses, boardinghouses;
3.
Nursing and convalescent homes.
D.
Development Regulations. Development regulations in the R-3 district are as follows:
1.
Minimum Building Site Required. Five thousand square feet, except corner lots which shall be six thousand square feet.
2.
Minimum Lot Area Per Dwelling Unit. One thousand nine hundred fifty square feet.
3.
Minimum Lot Dimensions. Fifty-foot width, except corner lots which shall be sixty feet.
4.
Required Minimum Setbacks.
a.
Front: fifteen feet, except the minimum setback to a garage shall be twenty feet. Where sixty percent or more of the lots in a block have been improved with buildings, the minimum required front yard shall be the average of the front yard of the improved lots if said average is less than the requirements of this article. For corner or through lots, and subject to an architectural review permit, the front lot line, as defined by Section 12.80.305, may be reassigned to a street lot line, thereby modifying the location where front, side, and rear setbacks are applicable;
c.
Rear: ten feet.
5.
Minimum Usable Open Space. Four hundred square feet per unit.
6.
Maximum Coverage by All Structures. Sixty percent.
7.
Maximum Coverage by Impervious Materials. Eighty-five percent.
8.
Maximum Allowable Height. Fifty feet or three stories, whichever is more restrictive.
9.
In the case of conditional uses, additional regulations may be required.
10.
Substandard lots. Substandard lots that were legally established are subject to the following:
a.
A substandard lot may be used as a building site for one single-family residence as a permitted use.
b.
The width of an interior side setback may be reduced to ten percent of the width of the parcel, but in no case to less than three feet.
c.
The width of a street side setback may be reduced to five feet plus ten percent of the width of the parcel, but in no case to less than eight feet.
(Prior code § 27-7.8; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1845 § 5, 2017; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.090 R-4 high density residential district.
A.
Purpose. To encourage the development of high density residential multifamily structures such as apartments and condominiums and to allow for other uses such as roominghouses and boardinghouses, sanitariums and rest homes.
D.
Development Regulations. Development regulations in the R-4 district are as follows:
1.
Minimum Building Site Required. Five thousand square feet, except corner lots which shall be six thousand square feet.
2.
Minimum Lot Area Per Dwelling Unit. One thousand four hundred fifty square feet.
3.
Minimum Lot Dimensions. Fifty-foot width, except corner lot which shall be sixty feet.
4.
Required Minimum Setbacks.
a.
Front: fifteen feet, except the minimum setback to a garage shall be twenty feet. Where sixty percent or more of the lots in a block have been improved with buildings, the minimum required front yard shall be the average of the front yard of the improved lots if said average is less than the requirements of this article. For corner or through lots, and subject to an architectural review permit, the front lot line, as defined by Section 12.80.305, may be reassigned to a street lot line, thereby modifying the location where front, side, and rear setbacks are applicable;
c.
Rear: ten feet.
5.
Minimum Usable Open Space. Two hundred square feet per unit.
6.
Maximum Coverage by All Structures. Sixty percent.
7.
Maximum Coverage by Impervious Materials. Eighty-five percent.
8.
Maximum Allowable Height. Fifty feet or three stories, whichever is more restrictive.
10.
In the case of conditional uses, additional regulations may be required.
11.
Substandard Lots. Substandard lots that were legally established are subject to the following:
a.
A substandard lot may be used as a building site for one single-family residence as a permitted use.
b.
The width of an interior side setback may be reduced to ten percent of the width of the parcel, but in no case to less than three feet.
c.
The width of an street side setback may be reduced to five feet plus ten percent of the width of the parcel, but in no case to less than eight feet.
(Prior code § 27-7.9; Ord. 1410 § 1, 1982; Ord. 1433 § 1, 1984; Ord. 1520 § 3, 1990; Ord. 1845 § 5, 2017; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.100 C-N neighborhood commercial district.
A.
Purpose. To serve the limited market area of a specific neighborhood by providing for such uses as apparel and accessory stores, food stores, personal and professional services.
B.
Permitted Uses. The following uses, conducted entirely within an enclosed structure, are permitted in the C-N district:
1.
Apparel and accessory stores;*
2.
Food stores;*
3.
Restaurant and food services without alcoholic beverage sales except drive-in eating places;
4.
Miscellaneous retail, except non-store retailers and fuel and ice dealers;*
5.
Finance, insurance and real estate offices;*
6.
Personal services, except laundry, cleaning and garment services, funeral services and crematories, miscellaneous personal services but including garment pressing and agents for laundries and dry cleaners;*
7.
Any other use which the community development director finds is similar in nature, function or operation to the listed permitted uses.
C.
Conditional Uses. Conditional uses allowed in the C-N district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Drive-through facilities, except that planning commission approval is required for such businesses;
2.
Gas and service stations;
3.
Medical and professional offices;
4.
Household goods warehousing and storage,* where the community development director finds that the lot on which the user is proposed:
a.
Is not physically suitable for the permitted or other conditional uses in the district, due to seismic conditions, and/or
b.
Is such that the establishment of permitted or other conditional uses in the district are not economically feasible in terms of return on investment, as shown by an economic analysis submitted by the applicant and proposed by a qualified economist where an application for a conditional use permit for such use was ending on January 14, 1985;
5.
Restaurant and food services with alcoholic beverage sales;
6.
Adult businesses and massage establishments if the site abuts EI Camino Real, as set forth by Section 12.84.040, except that planning commission approval is required for such businesses;
7.
Any use which the community development director finds is similar in nature, function or operation to the listed conditional uses.
D.
Development Regulations. Development regulations in the C-N district are as follows:
1.
Minimum Building Site Required. Five thousand square feet; except corner lots, which shall be six thousand square feet.
2.
Minimum Lot Dimensions. Fifty-foot width, except corner lots which shall be sixty feet.
4.
Maximum Allowable Height. Thirty-five feet.
5.
Maximum Coverage by All Structures. Sixty percent.
6.
Maximum Coverage by Impervious Material. Ninety percent.
8.
In the case of conditional uses, additional regulations may be required.
(Prior code § 27-7.10; Ord. 1410 § 1, 1982; Ord. 1428 § 1, 1984; Ord. 1453 § 1, 1985; Ord. 1685 § 1.4, 2003; Ord. 1730 § 4, 2007; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.130 A-R administrative and research district.
A.
Purpose. To establish high quality light industrial areas, research facilities, large scale administrative offices, and professional and medical offices in addition to ancillary personal service and business uses.
B.
Permitted Uses. The following uses, conducted entirely within an enclosed structure and provided there is an architectural review permit, are permitted in the A-R district:
1.
Printing, publishing, and allied industries;*
2.
Manufacturing of electrical and electronic machinery, equipment, and supplies;*
3.
Manufacturing of measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks;*
4.
Business services, except services to buildings;*
5.
Research and development;
6.
Offices;
7.
Uses appurtenant to the above uses;
C.
Conditional Uses. Conditional uses allowed in the A-R district, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Any other office/commercial use which the community development director finds to be similar in nature, function, or operation to one or more uses specifically permitted in this district pursuant to this section;
D.
Development Regulations. Development regulations in the A-R district are as follows:
1.
Minimum building site required: One acre.
2.
Minimum lot dimensions: One hundred feet.
3.
Required minimum setbacks: Front: forty feet, plus one foot for each foot of building height above twenty-five feet; exterior side: same as front; interior side: twenty-five feet, except forty-five feet when adjacent to a residential district; rear: same as interior side.
4.
Maximum coverage by all structures: Forty percent.
5.
Maximum coverage by impervious material: Eighty percent.
6.
Maximum allowable height: Forty feet.
8.
In the case of conditional uses, additional regulations may be required.
11.
Signage: As set forth in Chapter 12.205.
13.
Printing/copy services and personal services, including beauty salons, barbershops, skin care and facial salons, shall be limited to a maximum of twenty-five percent of the gross floor area.
*Term is elaborated in the Standard Industrial Classification Manual. |
(Prior code § 27-7.13; Ord. 1410 § 1, 1982; Ord. 1588 § 2, 1997; Ord. 1638 § 1, 2001; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.140 M-1 industrial district.
A.
Purpose. To establish areas for warehousing, light manufacturing, and fabrication.
B.
Permitted Uses. The following uses, conducted entirely within an enclosed structure, are permitted in the M-1 district:
C.
Conditional Uses. Conditional uses, conducted entirely within an enclosed structure, subject to obtaining a use permit pursuant to Chapter 12.112, are as follows:
1.
Industrial and manufacturing uses that may be obnoxious by reason of the emission of dust, odor, noise, glare or other nuisance, including uses such as the following:
a.
Auto-related uses such as vehicle repair and maintenance and gas and service stations;
b.
Auto wrecking;
c.
Building materials;
d.
Contractor yards;
e.
Manufacture, handling, or storage of dangerous materials;
f.
Lumberyards;
g.
Any use which in the opinion of the community development director is similar to the above conditional uses.
h.
Firearm dealers, subject to the limitations set forth by Section 6.08.070(H).
j.
Any warehousing, wholesaling, distribution or other light industrial use on sites over one acre in size.
2.
For properties fronting on San Mateo Avenue, limited retail, restaurant, food service uses, or similar uses in the opinion of the community development director. Outdoor dining may be allowed subject to a use permit.
D.
Development Regulations. Development regulations for the M-1 district are as follows:
1.
Minimum building site: Eight thousand square feet.
2.
Minimum lot width: Sixty feet.
3.
Required minimum setbacks: None.
4.
Maximum coverage by all structures: Sixty percent.
5.
Maximum allowable height: Thirty-five feet. Fifty feet for buildings located on properties greater than one acre in size.
6.
In the case of conditional uses, additional regulations may be required.
9.
Signage: As set forth in Chapter 12.205.
§ 12.96.170 O open space and conservation district.
A.
Purpose. To preserve open space uses and provide recreation uses for the general community, including public and private parks, schools and cemeteries.
B.
Permitted Uses. The following uses are permitted in the O district:
1.
Parks, recreational facilities, and trails, that are owned, operated, and maintained by a public agency.
C.
Conditional Uses. Conditional uses allowed in the O district, subject to obtaining a use permit, are as follows:
1.
Parks, recreational facilities, and trails, that are owned, operated, and/or maintained by a private entity;
2.
Schools, colleges and universities;
3.
Cemeteries;
4.
Uses which, in the opinion of the community development director, are consistent with the open space and conservation elements of the San Bruno General Plan.
§ 12.96.180 U unclassified district.
A.
Purpose. To regulate land use on lands within the city now or in the future where no zoning designation has been assigned.
D.
Development Regulations. Development regulations in the U district are as follows:
(Prior code § 27-7.18; Ord. 1410 § 1, 1982; Ord. 1730 § 4, 2007; Ord. 1898 § 3, 2021; Ord. 1947, 4/9/2024)
§ 12.96.190 P-D planned development district.
A.
Purpose. It is the purpose of the P-D district to allow a mixture of uses, or unusual density, building intensity, or design relationships which will produce an environment and use of land in each case superior to that which would result from the regulations of the standard districts or combination of districts
B.
Permitted Uses. There are no permitted uses in the P-D district.
C.
Conditional Uses. Any and all compatible land uses consistent with the San Bruno General Plan are conditional uses in a P-D district, provided such use or uses have been designated on a development plan and approved pursuant to the provisions of this section. Conditional uses may be authorized by the approval of a planned development permit (PDP). Notwithstanding the foregoing, cannabis retailers are a conditionally permitted use in a P-D district, provided the cannabis retailer obtains the necessary permits pursuant to Chapters 4.70 and 12.300.
D.
Minimum Site Area. No minimum site area is established for a P-D district.
E.
Application for Establishment of a P-D District. Application to have a parcel classified as a planned development district shall be made to the community development department and shall be accompanied by a fee, as set by the city council, and by a preliminary development plan. A P-D district may also be established for any property pursuant to the procedure for amendment as described in Chapter 12.136.
F.
Development Plan–Contents. The applicant shall submit a preliminary development plan showing the area involved and containing the following:
1.
Circulation pattern, indicating both public and private street;
2.
All parks, playgrounds, school sites, public facilities, open space, and other such uses;
3.
The land uses, indicating the approximate areas to be used for various purpose, the acreage and percentage of total area in each land use, the population densities, the lot area per dwelling unit (excluding public street area), the percentage of area covered by buildings, pavement and extent of grading, and land uses on adjacent parcels;
4.
A map showing the topography of the proposed district at one-foot contour intervals in areas of cross slopes of less than five percent, at two-foot contour intervals in areas of five percent through ten percent cross slopes, and at five-foot contour intervals in areas exceeding ten percent cross slope;
5.
A market analysis for proposed commercial developments;
6.
All the information necessary to allow the city to draft any required environmental impact report; plus, a fee to cover the city's cost in preparing the draft EIR;
7.
A geological and soils analysis which shall contain an adequate description of the soils and geology of the site and conclusions and recommendations regarding the effect of the soil and geological conditions on potential grading, excavations, street and utility improvements and structures;
8.
A development schedule indicating the approximate date on which the construction of the project can be expected to begin, the anticipated rate of development, and the completion date. There shall also be included, if applicable, a delineation of units or segments to be constructed in progression;
9.
Proof of ownership of the properties proposed for reclassification or written approval from the owners of record to seek development plan approval and reclassification.
The above contents may be modified by the community development director. |
G.
Development Plan–Hearing and Findings for Approval. The planning commission shall hold a public hearing pursuant to the provisions in Chapter 12.132. The commission may then recommend the establishment of the P-D district; and the city council, after a public hearing, may, by ordinance, establish a P-D district, provided they find that the facts presented at the hearings establish that:
1.
The proposed P-D district can substantially be completed within the time schedule submitted by the applicant;
2.
Each unit of the development, as well as the total development, can exist as an independent development capable of creating an environment of sustained desirability and stability or adequate assurance that such objective will be attained;
3.
The land uses proposed will not be detrimental to the present or potential surrounding uses but will have a beneficial effect which would not be achieved through other districts;
4.
The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the P-D district;
5.
Any proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities for the area;
6.
Any exceptions from the standard district requirements are warranted by the design of the project and amenities incorporated in the development plan; and
7.
The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development and the P-D district uses proposed are in conformance with the General Plan of the city.
H.
Development Plan–Denial; Approval with Conditions.
1.
Establishment of the P-D district shall occur concurrently with the approval of the development plan.
2.
If, from the facts presented, the planning commission or the city council fails to make the necessary findings, the application shall be denied.
3.
The planning commission may recommend disapproval of the development plan as submitted or may recommend approval of the development plan, subject to specified amendments and modifications.
4.
The commission shall not make a favorable recommendation to the council, nor shall the council adopt an ordinance classifying a parcel P-D, without coincidentally or previously having approved the development plan.
I.
Development Plan–Amendment or Modification, Reclassification, Null and Void.
1.
All amendments or modifications to an approved development plan shall be made in accordance with the procedure set forth for amending the zoning ordinance in Chapter 12.136. The community development director may, however, approve or conditionally approve minor adjustments to the original development plan, provided said adjustments do not conflict with the concept or intent of the development plan originally approved by the commission or council.
2.
If, in the opinion of the commission or council, the development in a P-D district is failing or has failed to meet the requirements of the development plan, or any part thereof, the commission or council may initiate proceedings to reclassify the property to another zoning district.
3.
Development plans approved in accordance with the provisions of this section shall become null and void if a planned development permit is not filed with the commission within one year after the effective date of the ordinance adopting the approved development plan. Such time limitation shall be subject to reasonable extensions upon a showing by the applicant of extraordinary or uncontrollable circumstances warranting such extensions.
J.
Planned Development Permit (PDP)–Submission. Prior to the issuance of a building permit in any parcel zoned P-D, the owner or applicant shall procure a planned development permit from the decision-making body. Prior to approval of any application for a planned development permit, owner or applicant shall submit the following to the community development director:
1.
A tentative subdivision map (when either parcelization of the property or a condominium project is proposed);
2.
Proposed landscaping and irrigation plan;
3.
Proposed engineering plans, including site grading, street improvements, drainage, and other public utilities, which plans, when approved by the commission shall not be construed to mean that the plans will constitute the final improvement plans for the subdivision. The city engineer, after detailed design studies, may require modifications and/or additional plans and specification, if such additional requirements clearly follow the spirit and intent of the approved specific plan;
4.
Proposed building plans, including floor plans and exterior elevations indicating the materials, color scheme, and treatment of surfaces;
5.
Proposed plans for recreational facilities;
6.
Generalized parking plans;
7.
Proposed plot plans, showing building locations on each lot, building setbacks, and lot dimensions;
8.
Where applicable, as a result of findings on site conditions and detailed site planning, supplemental information or revisions to the environmental impact report prepared pursuant to the provisions of the city and state EIR guidelines; and
9.
A fee, as set by the city council.
Except for the fee, the submittal requirements may be modified by the community development director. |
K.
Planned Development Permit (PDP)–Action.
1.
A PDP, or a modification to an existing PDP, is required for new construction as defined in Chapter 12.108. A PDP, or modification to an existing PDP, shall require a planning commission public hearing in accordance with the procedures set forth in Chapter 12.132 subject to the following criteria:
a.
The first implementation of a new development plan;
b.
New buildings, except for accessory structures without direct visibility from the public right-of-way; or
c.
An addition of more than ten percent to an existing building, or a cumulative addition of more than ten thousand sq. ft.
All other PDPs, or modifications to an existing PDP, may be acted on by the community development director without a hearing, subject to mailed notice to adjacent property owners as set forth in Section 12.132.030. |
2.
In its determination of a planned development permit application, the decision-making body shall not be bound by a prior city council or planning commission approval of any development plan. The decision-making body may approve, approve conditionally, or disapprove the planned development permit as presented. No grading, subdivision, or development shall be permitted in any P-D district, or any unit thereof, until the planned development permit for such district, or unit thereof, has been approved by the pursuant to this chapter.
3.
The owner or developer may submit a PDP application for a portion or unit of a parcel designated P-D, provided the development plan indicated the intention of the development of such parcel by units and established a time schedule for such development.
4.
Prior to approving any planned development permit application the decision-making body must find that the proposed planned development permit is consistent with the previously approved development plan and that any proposed single-family or two-family dwellings conform to the basic design principles of the residential design guidelines as approved by resolution by the city council and as may be revised from time to time.
(Prior code § 27-7.19; Ord. 1410 § 1, 1982; Ord. 1730 § 4, 2007; Ord. 1784 § 2, 2010; Ord. 1898 § 3, 2021; Ord. 1930 § 4, 2022; Ord. 1947, 4/9/2024)
§ 12.96.200 Zoning regulations and development standards for the U.S. Navy site and its environs specific plan area.
A.
Purpose. The purposes of the establishment of zoning regulations and development standards of the U.S. Navy site and its environs specific plan area are to develop a compact and inter-active community based on the principles of transit-oriented development, offering multifamily and senior-assisted living, work place opportunities, potential childcare and recreational facilities, and a major hotel and ancillary services, with convenient pedestrian-friendly access to adjacent transit facilities, retail and entertainment services, and neighborhood amenities.
B.
Zoning Regulations and Development Standards–Establishment and Application. The zoning regulations and development standards for the U.S. Navy site and its environs specific plan area are established as set forth in the U.S. Navy site and its environs specific plan, as adopted by the city council by Resolution No. 2001-02 on January 9, 2001.
§ 12.96.205 Emergency shelter overlay and standards.
A.
Purpose. The purpose of this section is to ensure that the development of emergency shelters for the homeless do not adversely impact adjacent parcels or the surrounding neighborhood, and to ensure they are developed in a manner which protects the health, safety, and general welfare of the community.
B.
Reserved.
C.
Permitted Uses. Emergency shelters are a permitted use in the Emergency Shelter Overlay (ES) district and the Mixed-Use Zoning Districts as shown in Table 12-280-1 (Section 12.280.020), subject to the requirements of this chapter.
D.
Development regulations. An emergency shelter for the homeless shall conform to all site objective development standards of the district in which it is located, except as follows:
1.
Property Development Standards. The construction of and/or renovation of a building for use as an emergency shelter shall conform to all applicable building and fire code standards.
E.
Performance Standards. A shelter for the homeless must comply with all applicable federal and state standards and shall conform to the following standards.
1.
Maximum Number of Persons/Beds. No emergency shelter for the homeless shall contain more than thirty-two beds.
2.
Waiting and Client Intake Areas. The size of indoor waiting areas shall be sufficient to accommodate the expected number of clients without infringing upon the public right-of-way. Shelters shall provide ten square feet of interior waiting and client intake space per bed. In addition, there shall be two offices or cubicles for shelters with fewer than twenty beds. For every additional bed there shall be an additional 0.1 office, rounded up. At least twenty-five percent of the offices, rounded up, shall be private. Waiting and intake areas may be used for other purposes as needed during operations of the shelter.
3.
Facility Requirements. Each facility shall include a written management plan that uses best practices to address homeless needs (e.g., the latest Quality Assurance Standards developed by the San Mateo County HOPE Quality Improvement Project) and subject to review and approval by the community development director.
4.
On-Site Management. On-site management shall be provided during the hours that the shelter is in operation. The emergency shelter provider shall submit a written operations plan that includes procedures for screening residents to ensure compatibility with services provided at the facility.
5.
Parking. Sufficient parking shall be provided to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.
6.
On-Site Security. Shelters must maintain a security and emergency plan and train staff about the plan. Shelters must install an indoor/outdoor video surveillance system for security purposes. Security plans shall be submitted to city staff for review and approval prior to issuance of an occupancy permit. Security plans shall be resubmitted to city staff on an annual basis.
7.
Coordination. The shelter operator shall establish a liaison staff to coordinate with city, police, school district officials, local businesses, and residents on issues related to the operation of the facility.
8.
Length of Stay. Temporary shelter shall be available to residents for no more than sixty days. Extensions up to a total stay of one hundred eighty days may be provided if no alternative housing is available.
9.
Lighting. Adequate external lighting shall be provided for security purposes. The lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal spillover on adjacent properties. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of an intensity compatible with the neighborhood.
10.
Proximity to other shelters. No more than one emergency shelter shall be permitted within a radius of three hundred feet of another such facility.
11.
Modification to an objective standard may be permitted subject to approval of a use permit.