ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.05
CITY COUNCIL HEARING DRAFT
Mixed-Use Districts
Sections:
18.05.010!
18.05.020!
18.05.030!
18.05.040!
18.05.010
Purpose!
Land Use Regulations!
Development Standards!
Supplemental Regulations
Purpose
The specific purposes of the Mixed-Use Districts are to:
A.
Provide for the orderly, well-planned, and balanced development of mixed-use
districts.
B.
Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability,
and a pleasant quality of life.
C.
Promote pedestrian- and transit-oriented, mixed-use commercial centers at
appropriate locations.
D.
Establish design standards that improve the visual quality of development and create
a unified, distinctive, and attractive character along mixed-use streets.
E.
Provide appropriate buffers and transition standards between commercial and
residential uses to preserve both commercial and mixed-use feasibility and
residential quality.
Additional purposes of each Mixed-Use District which follow implement General Plan
classifications of “Mixed-Use, Low Density,” “Mixed-Use, Medium Density,” “Mixed-Use,
Medium High Density,” and “Neighborhood Retail/Mixed-Use, Medium Density.”
MU-DC Mixed Use Downtown Core. This district is intended to maintain the pedestrianoriented environment in the heart of San Carlosʼ Downtown, with a focus on ground-level
active storefronts and pedestrian- and transit-oriented development that encourages
pedestrian activity and supports multi-modal transportation. Physical form is regulated to
reflect the urban character of the Downtown Core. Allowable uses include retail, commercial,
and office uses, as well as residential development of up to 50 units per net acre.
MU-D Mixed Use Downtown. This district is intended to maintain the pedestrian-oriented
environment around the Downtown Core and connect surrounding districts. Physical form is
regulated to provide shopfront buildings that frame the street and support pedestrian- and
transit-oriented development that encourages pedestrian activity and supports multi-modal
transportation. Allowable uses include retail, commercial, and office uses, as well as
residential development of up to 50 units per net acre.
62
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
MU-SA Mixed Use Station Area. This district is intended to provide for transit-oriented
development to support vitality around transit centers and the historic San Carlos Train
Depot and provide linkages to the Downtown Core and neighborhoods adjacent to Old
County Road. Allowable uses include retail, commercial, and office uses, as well as
residential development of up to 50 units per net acre.
MU-SC Mixed Use San Carlos Avenue. This district is intended to allow one or more of a
variety of residential and non-residential uses to encourage a greater mix and intensity of
uses in a pedestrian-scaled environment at a scale and form that is appropriate to its
neighborhood context and adjacent residential uses and forms. This district is also intended
to provide transit-oriented development that supports multi-modal transportation. Allowable
uses include commercial and office uses, as well as residential development up to 59 units
per net acre.
MU-NB Mixed Use North Boulevard. This district is intended to facilitate the transformation
of the northern portion of El Camino Real into a multi-modal, mixed use corridor. The
physical form varies to reflect the urban character of the El Camino Real corridor and to
transition to surrounding, lower-density districts. This district allows a mix of residential
development of up to 50 units per net acre and retail and commercial uses, as well as hotels
and other commercial uses oriented toward a regional market.
MU-SB Mixed Use South Boulevard. This district is intended to facilitate the transformation
of the southern portion of El Camino Real into a multi-modal, mixed use corridor. The
physical form varies to reflect the urban character of the El Camino Real corridor and to
transition to surrounding, lower-density districts. This district allows a mix of residential
development of up to 50 units per net acre and retail and commercial uses, as well as hotels
and other commercial uses oriented toward a regional market.
MU-N Neighborhood Mixed Use. This district is intended to provide an appropriate
transition from mixed-use areas into the residential neighborhoods. This district allows a mix
of residential and commercial development appropriately scaled to ensure a residential
physical form to relate to adjacent single-family residential neighborhoods. Allowable uses
include retail, commercial, and office uses, as well as residential development of up to 20
units per net acre.
18.05.020
Land Use Regulations
Table 18.05.020 prescribes the land use regulations for Mixed-Use Districts. The regulations
for each district are established by letter designations as follows:
“P” designates permitted uses.
“M” designates use classifications that are permitted after review and approval of a Minor
Use Permit by the Zoning Administrator.
CITY OF SAN CARLOS ZONING ORDINANCE
63
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
“C” designates use classifications that are permitted after review and approval of a
Conditional Use Permit by the Planning Commission.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.
“-” designates uses that are not permitted.
Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a
specific land use or activity is not defined, the Director shall assign the land use or activity to
a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses
below are prohibited. The table also notes additional use regulations that apply to various
uses. Section numbers in the right hand column refer to other sections of this Ordinance.
TABLE 18.05.020: LAND USE REGULATIONS— MIXED-USE DISTRICTS
Use Classifications
MU-DC
MU-D
MU-SA
MU-SC
MU-NB
Additional
MU-SB MU-N Regulations
P
P
C
P(2)
P(1)
-
P(3)
P(3)
-
P
-
P
-
P
C(3)
Residential Uses
Residential Housing Types
Multi-Unit Residential
Senior Citizen Residential
Elderly and Long-term Care
Family Day Care
Small
Large
See subclassifications below
P(1)
P(1)
P(2)
P(1)
P(1)
P(2)
See subclassifications below
P
P
P
-
Residential Care Facilities
General
See subclassifications below
M(1)
-
M
-
-
P
-
P
M(1)
P
-
P
M
P
-
P
-
C(1)
C(1)
C(2)
C
C(1)
Colleges and Trade Schools, Public or
Private
-
-
-
-
P
-
Community Assembly, less than 3,500
square feet
-
P
-
P
P
M
Community Assembly, 3,500 square
feet or more
-
C
-
C
M
-
Community Garden
Cultural Institutions
Day Care Centers
P
C(4)
-
P
P
P
P
M
P
C
M
P
M
M
P
M
M
Limited
Senior
Single Room Occupancy
See §18.23.090,
Day Care
See §18.23.200,
Residential Care
Facilities
See §18.23.200,
Residential Care
Facilities
C(3,14) See §18.23.220,
Single Room
Occupancy Hotels
Public and Semi-Public Uses
64
See §18.23.080,
Community
Assembly Facilities
See §18.23.090, Day
Care
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.05.020: LAND USE REGULATIONS— MIXED-USE DISTRICTS
Use Classifications
Emergency Shelter
MU-DC
-
MU-D
-
MU-SA
-
MU-SC
-
Government Offices
Hospitals and Clinics, Clinic
Instructional Services
Park and Recreation Facilities, Public
M
P
P
P
P
P
P
P
P
P
P
MU-NB
Additional
MU-SB MU-N Regulations
P
See §18.23.110,
Emergency Shelters
P
P
P
P
P
P
P
Public Safety Facilities
Schools, Public or Private
Social Service Facilities
-
C
-
-
-
C
C
C
C
C
-
C(5)
-
P
C(5)
P
P
C(5)
P(5)
M
P(9)
C(6)
C(6,7)
C(6)
C(6)
P
P(9)
M(9)
P(9)
Commercial Uses
Animal Care, Sales and Services
Grooming and Pet Stores
Veterinary Services
Artists’ Studios
Automobile/Vehicle Sales and Services
Automobile Rentals
Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Washing
Service Station
Banks and Financial Institutions
Business Services
Commercial Entertainment and
Recreation
Cinema/Theaters
Small-scale
Eating and Drinking Establishments
Bars/Night Clubs/Lounges
Full Service
Convenience
Food Preparation
Funeral Parlors and Mortuaries
Lodging
Bed and Breakfast
See subclassifications below
P
P
M
P
See subclassifications below
P(8)
P
P(9)
P(9)
P(9)
See subclassifications below
M
M
M
See subclassifications below
C
C
C
P
P
P
P
P
P
P
P
P
C
See subclassifications below
P
-
-
M
M
-
P
P
P
C
C
P
P
P
C
C(10)
C(10)
P
-
P
-
P
Hotels and Motels
Nurseries and Garden Centers
Offices
Business and Professional
Medical and Dental
Walk-In Clientele
Personal Services
General Personal Services
Tattoo or Body Modification Parlor
P(11)
P
P(9)
P(9)
P(9)
See subclassifications below
P(12)
P
P
P(12)
P
P(9)
P
P
P
See subclassifications below
(13)
P
P
-
M
-
P
P(9)
M(14)
P(9)
P
P
P
P
P
P
P
P(9)
P
P
-
P
M
P
-
CITY OF SAN CARLOS ZONING ORDINANCE
See §18.23.050,
Automobile/Vehicle
Sales and Services
See §18.23.140,
Outdoor Dining
See §18.23.070, Bed
and Breakfast
Lodging
See §18.23.170,
Personal Services
65
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.05.020: LAND USE REGULATIONS— MIXED-USE DISTRICTS
Use Classifications
Retail Sales
Convenience Markets
Food and Beverage Sales
General Retail
Price Point Retail
Second Hand Store
MU-DC MU-D
MU-SA
See subclassifications below
P
P
P
P
P
P
P
P
P
-
MU-SC
MU-NB
Additional
MU-SB MU-N Regulations
P
P
P
-
P
P
P
M
P
P(15)
P(16)
P
P
-
P
P
P
Industrial Uses
Recycling Facility, Reverse Vending
Machine
-
-
See §18.23.190,
Recycling Facilities
Transportation, Communication, and Utilities Uses
Communication Facilities
Antenna and Transmission Towers
Facilities within Buildings
Transportation Passenger Terminals
Utilities, Minor
See subclassifications below
See Chapter 18.24, Telecommunications Facilities
P
P
P
P
P
P
P
P
P
P
P
P
Other Applicable Types
Accessory Uses and Structures
Home Occupations
Drive-in and Drive-Through Facilities
Nonconforming Use
Temporary Use
See §18.23.030, Accessory Uses, and 18.15.020, Accessory Buildings and Structures
P
P
P
P
P
P
See §18.23.120,
Home Occupations
Prohibited in MU Districts; See §18.23.100, Drive-In and Drive-Through Facilities
Chapter 18.19, Nonconforming Uses, Structures, and Lots
Chapter 18.31, Temporary Use Permits
Specific Limitations:
1.
Not allowed on the ground floor along Laurel Street and San Carlos Avenue frontages.
2.
Conditional Use Permit approval required to allow residential uses on the ground floor along El Camino Real frontage.
3.
Not allowed on the ground floor along Old County Road.
4.
Not allowed on Laurel Street or San Carlos Avenue.
5.
Provided that such use shall be completely enclosed in a building of soundproof construction.
6.
Limited to properties with frontage along El Camino Real.
7.
Must be within an enclosed structure.
8.
Limited to establishments with a gross floor area of 2,500 square feet or less. Limited to the ground floor of a building located on
an interior lot a minimum of 500 feet from any other financial institution.
9.
Limited to establishments with a gross floor area of 5,000 square feet or less.
10. Permitted after review and approval of a Minor Use Permit by the Zoning Administrator if less than 12 chairs.
11. Limited to upper stories unless at least 50 percent of ground floor street frontage is occupied by food service use.
12. Limited to upper stories.
13. Permitted if existing. Additions to existing facilities and establishment of new facilities are subject to Section 18.23.170, Personal
Services.
14. Not allowed along East San Carlos Avenue.
15. Limited to neighborhood groceries with less than 1,500 square feet of sales area when located along East San Carlos Avenue.
16. The sale of alcoholic beverages is prohibited.
66
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
18.05.030
Development Standards
Tables 18.05.030-1 through 18.050.030-6 prescribe the development standards for MixedUse Districts. Additional regulations are denoted in a right hand column. Section numbers in
this column refer to other sections of the Ordinance, while individual letters refer to
subsections that directly follow the table. The numbers in each illustration below refer to
corresponding regulations in the “#” column in the associated table.
TABLE 18.05.030-1: LOT, DENSITY, AND FAR STANDARDS— MIXED-USE
DISTRICTS
District
Maximum Density (units/net
acre)
Minimum
Lot Size (sq ft)
Minimum Lot Width (ft)
Maximum Floor Area Ratio
(FAR)
A.
MU-DC
50
5,000
50
2.5 (A)
MU-D
50
5,000
50
2.5(A)
MU-SA
50
5,000
50
2.5(A)
MU-SC
59
5,000
50
3.0(A)
MU-NB
50
5,000
50
2.5(A)
MU-SB
50
5,000
50
2.5(A)
Additional
MU-N Regulations #
20
5,000
50
2.0(A)
Increased FAR for Mixed-Use Buildings. The maximum allowable FAR may be
increased by up to 10 percent for buildings that contain a mix of residential and nonresidential uses through the provision of one or more of the following elements
beyond what is otherwise required, subject to Conditional Use Permit approval:
1.
Car-share or electric car facilities.
2.
Additional public open space or contribution to a parks fund.
3.
Provision of off-site improvements. This may include off-site amenities and/or
infrastructure (other than standards requirements and improvements) such as
right-of-way improvements or funding for public safety facilities, libraries,
senior centers, community meeting rooms, child care or recreation.
4.
Provision of green roofs, solar panels, and other green building measures.
CITY OF SAN CARLOS ZONING ORDINANCE
67
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.05.030-2: BUILDING PLACEMENT STANDARDS— MIXED-USE
DISTRICTS
District
MU-DC
MU-D
MU-SA
MU-SC MU-NB
MU-SB MU-N
Setbacks, Residential- Subject to the setback requirements of the RM-59 District.
only Development
Street Frontage Setbacks, Commercial and Mixed-Use Development (ft)
Laurel Street
Property line or 15 ft from curb (the greater) for all MU Districts
El Camino Real
Property line or 20 ft from curb (the greater)
5 min,
0 min,
5 min,
in MU-DC, MU-D, MU-SA, and MU-SC
15 max
5 max
15 max
San Carlos Avenue Property line or 15 ft from curb (the greater)
n/a
n/a
5 min,
in MU-DC, MU-D, MU-SA, and MU-SC
15 max
Elm Street
0 min,
n/a
n/a
n/a
n/a
n/a
n/a
10 max
All Other Street
0 min,
0 min,
0 min,
5
5 min,
0 min,
5 min,
5 max
5 max
5 max
15 max
5 max
15 max
Interior Side
0 min; 10 min adjacent to RS District for all MU Districts
Rear
0 min; 30 min adjacent to RS District for all MU Districts
Corner Build Area (ft) 30; Buildings must be located in accordance with the required setbacks within 30
feet of every corner. Public plazas may be at the street corner provided buildings
are built to the edge of the public plaza.
68
Additional
Regulations #
(B)
(B)
!
!
(B)
!
!
!
(C)
(C)
"
#
$
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
B.
C.
ARTICLE II: BASE AND OVERLAY DISTRICTS
Build-to Line. Buildings shall be constructed at the required setback for 80 percent
of linear street frontage. The area between the building and property line shall be
paved so that it functions as a wider public sidewalk. This requirement may be
modified or waived by the Review Authority upon finding that:
1.
Substantial landscaping is located between the build-to line and ground floor
residential units to soften visual impact of buildings;
2.
Entry courtyards, plazas, entries, or outdoor eating and display areas are
located between the build-to line and building, provided that the buildings are
built to the edge of the courtyard, plaza, or dining area; or
3.
The building incorporates an alternative entrance design that creates a
welcoming entry feature facing the street.
Required Side and Rear Yards for Residential Uses. In order to provide light and
air for residential units and additional separation for rooms that contain areas that
require additional privacy considerations, the following minimum setbacks apply to
any building wall containing windows and facing an interior side or rear yard. When
the site is adjacent to a Residential District, the project must comply with whichever
standard results in the greater setback. The required setbacks apply to that portion of
the building wall containing and extending three feet on either side of any window.
1.
For any wall containing living room or other primary room windows, a setback
of at least 15 feet shall be provided.
2.
For any wall containing sleeping room windows, a setback of at least 10 feet
shall be provided.
3.
For all other walls containing windows, a setback of at least five feet shall be
provided.
CITY OF SAN CARLOS ZONING ORDINANCE
69
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.05.030-C: REQUIRED SIDE AND REAR YARDS FOR
RESIDENTIAL USES
70
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.05.030-3: HEIGHT STANDARDS— MIXED-USE DISTRICTS
District
Building Maximum (ft)
MU-DC MU-D MU-SA MU-SC MU-NB MU-SB
50; 30 along East San Carlos Avenue in MU-N District
30 within 40 ft of an RS District
40 within 50 ft of an RS District
Building Minimum (ft)
25; Applicable only along
Laurel Street and El Camino
Real frontages
Maximum Stories
4
Ground Floor Minimum Height
Ground Floor
12
Residential Uses (ft)
MU-N
n/a
n/a
n/a
n/a
Additional
Regulations
#
(D); See §18.15.060 !
Height and Height
Exceptions
"
4
4
4
4
4
2
12
12
12
12
12
12
16
16
16
16
16
16
16
#
First Floor Ceiling
12
Height, Non-residential
Uses (ft clear)
12
12
12
12
12
12
$
Ground Floor Nonresidential Uses (ft)
CITY OF SAN CARLOS ZONING ORDINANCE
(E)
71
ARTICLE II: BASE AND OVERLAY DISTRICTS
D.
CITY COUNCIL HEARING DRAFT
Height Limitations and Exceptions.
1.
Projections. Except along East San Carlos Avenue, a parapet wall, cornice
or sloping roof may project up to four feet above the height limit.
2.
Towers. If the project site is greater than 15,000 square feet and not located
along East San Carlos Avenue, a tower or other projecting architectural
elements may extend up to 10 feet above the top of a pitched roof, provided
that the square footage of the element(s) do not total more than 10 percent of
the building footprint. The area above the uppermost permitted floor of the
element(s) shall not be habitable space.
3.
a.
The composition of the tower element shall be balanced, where the
width of the tower has a proportional relationship to the height of the
tower.
b.
The tower element shall be proportional to the rest of the building.
c.
The roof shall be sloped and include architectural detailing, such as a
cornice or eave.
East San Carlos Avenue—MU-N District. The maximum height along East
San Carlos Avenue in the MU-N district is 30 feet. Up to 35 feet may be
allowed with a minimum roof pitch of 6:12.
FIGURE 18.05.030-D: HEIGHT LIMITATIONS – MU-N DISTRICT
ALONG EAST SAN CARLOS AVENUE
72
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
E.
ARTICLE II: BASE AND OVERLAY DISTRICTS
Upper Story Limitations.
1.
Third Story – East San Carlos Avenue. Along East San Carlos Avenue in
the MU-N District, a third story may be allowed for a residential only project
subject to Conditional Use Permit approval.
FIGURE 18.05.030-E(1): THIRD STORYEAST SAN CARLOS AVENUE
CITY OF SAN CARLOS ZONING ORDINANCE
73
ARTICLE II: BASE AND OVERLAY DISTRICTS
2.
CITY COUNCIL HEARING DRAFT
Upper Story Setbacks.
a.
Third Story – Laurel Street. The third story along the 600, 700, and
800 blocks of Laurel Street shall be setback a minimum of 10 feet
from the story below.
b.
Fourth Story. The fourth story of all buildings shall contain only
residential uses and shall be stepped back a minimum of 10 feet from
the story below, except as provided below.
i.
Laurel Street. The fourth story along the 600, 700, and 800
blocks of Laurel Street may align with the story below.
ii.
San Carlos Avenue and El Camino Real. The fourth story front
facade may align with the story below along San Carlos
Avenue in the MU-SC District and along El Camino Real.
FIGURE 18.05.030-E(2): UPPER STORY SETBACKS
74
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
TABLE 18.05.030-4: BUILDING FORM STANDARDS— MIXED-USE DISTRICTS
District
Maximum Length
of Blank Wall (ft)
Maximum Building
Projections (ft)
Awnings &
Overhangs (ft)
F.
MU-DC
MU-D
MU-SA MU-SC
Ground floor: 10
25
25
25
Upper floors: 25
3; Minimum 12 feet above sidewalk grade.
4; Minimum 8 feet above sidewalk grade.
MU-NB
25
MU-SB
25
Additional #
MU-N Regulations
25
!
(F)
"
#
Building Projections. The maximum width of any single projection is 10 feet and
the total width of all projections along a building face shall not be more than 25
percent of the building frontage.
CITY OF SAN CARLOS ZONING ORDINANCE
75
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.05.030-5: PARKING AND LOADING STANDARDS— MIXED-USE
DISTRICTS
District
Setback from Street
Property Line (ft)
Setback from
Buildings and Public
Plazas (ft)
Access Location
Curb Cuts
MU-DC
MU-D
MU-SA MU-SC MU-NB MU-SB MU-N
40; Buildings shall be placed as close to the street as possible, with parking
underground, behind a building, or on the interior side or rear of the site.
8ft: 5 ft walkway plus 3 ft landscaping; Applicable only to above ground parking.
Side street or alley wherever possible.
Prohibited
Minimized and in area least likely to impede pedestrian circulation
on Laurel
Loading/Service Area Side or rear of lot; must be screened from public ROW
Parking Podium
Maximum height of a parking podium visible from the street is 5 feet from finished
grade.
76
Additional
Regulations #
(G)
!
"
#
$
%
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
G.
Limitations on Location of Parking. Parking may be located within 40 feet of the
street facing property line, subject to the following requirements.
1.
Underground and Partially Submerged Parking. Parking completely or
partially underground, may match the setbacks of the main structure. The
maximum height of a parking podium visible from a street is five feet from
finished grade.
2.
Surface Parking. Above ground surface parking may be located within 40
feet of a street facing property line with the approval of a Conditional Use
Permit when the Planning Commission makes the following findings:
a.
Buildings are built close to the public sidewalk to the maximum extent
feasible;
b.
The parking area is screened along the public right-of-way with a wall,
hedge, trellis, and/or landscaping; and
c.
The site is small and constrained such that underground, partially
submerged, or surface parking located more than 40 feet from the
street frontage is not feasible.
TABLE 18.05.030-6: LANDSCAPING AND OPEN SPACE STANDARDS— MIXEDUSE DISTRICTS
District
Minimum Residential Open
Space (sq ft per unit)
Minimum Public Open
Space (% of site)
Minimum Dimensions (ft)
Minimum Amount of
Landscaping (% of site)
H.
MU-DC
100
MU-D
100
MU-SA
150
MU-SC MU-NB MU-SB
150
150
150
Additional
MU-N Regulations
150
(H)
10; applicable only to mixed-use and non-residential development on lots
greater than 15,000 square feet
20
20
20
20
20
20
20
10
15
15
15
15
15
20
Landscaping and Residential Open Space. Landscaping and residential open
space shall be provided as required by Table 18.05.030-6. Residential open space
may be common or private open space. Private areas typically consist of balconies,
decks, patios, fenced yards, and other similar areas outside the residence. Common
areas typically consist of landscaped areas, walks, patios, swimming pools,
barbeque areas, playgrounds, turf, or other such improvements as are appropriate to
enhance the outdoor environment of the development. Landscaped courtyard entries
that are oriented towards a public street are considered common areas. All areas not
improved with buildings, parking, vehicular accessways, trash enclosures, and
similar items shall be developed as common areas.
CITY OF SAN CARLOS ZONING ORDINANCE
77
ARTICLE II: BASE AND OVERLAY DISTRICTS
1.
CITY COUNCIL HEARING DRAFT
Minimum Dimensions.
a.
Private Open Space. Private open space located on the ground level
(e.g., yards, decks, patios) shall have no horizontal dimension less
than 10 feet. Private open space located above ground level (e.g.,
balconies) shall have no horizontal dimension less than six feet.
b.
Common Open Space. Minimum horizontal dimension of 20 feet.
FIGURE 18.05.030-H(1)(B): COMMON OPEN SPACE
MINIMUM DIMENSIONS
2.
78
Usability. A surface shall be provided that allows convenient use for outdoor
living and/or recreation. Such surface may be any practicable combination of
lawn, garden, flagstone, wood planking, concrete, or other serviceable, dustfree surfacing. The maximum slope shall not exceed 10 percent.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
3.
18.05.040
ARTICLE II: BASE AND OVERLAY DISTRICTS
Accessibility.
a.
Private Open Space. The space shall be accessible to only one living
unit by a doorway to a habitable room or hallway.
b.
Common Open Space. The space shall be accessible to the living
units on the lot. It shall be served by any stairway or other accessway
qualifying as an egress facility from a habitable room.
Supplemental Regulations
A.
Maximum Block Length. 500 feet; block length of up to 600 feet is allowed when a
mid-block pedestrian connection is provided.
B.
Street Preservation. Existing public right-of-way shall be preserved. Public right-ofway shall not be eliminated or abandoned unless substantial public benefits are
provided, such as a new park, as determined by the Review Authority.
C.
Street Frontage Improvements. New development shall provide street frontage
improvements in accordance with the following:
1.
2.
Between the Property Line and Curb.
a.
Sidewalks. Sidewalks shall be provided if none already exist or if the
existing sidewalks are in poor condition as determined by the Public
Works Director.
b.
Street Furniture. Trash receptacles, benches, bike racks, and other
street furniture from a list maintained by the Director shall be provided.
c.
Street Lights. Pedestrian scaled street lights, including attachments
from which banners may be hung, from a list maintained by the
Director shall be provided.
d.
Street Trees. Shade trees shall be planted at least 30 feet on center.
Tree guards shall be provided. Trees shall be a minimum of 15 gallon
in size, and at least 10 percent of the required trees shall be 24 inch
box size or larger.
Interior from Property Line. Except where occupied by a building or
necessary for parking access, the street frontage, for a depth of 10 feet from
the property line, shall be utilized for active outdoor uses, including, but not
limited to outdoor dining; paved for public uses so that it functions as part of a
wider public sidewalk; or improved with landscaping, public art, and/or
pedestrian amenities such as outdoor seating.
CITY OF SAN CARLOS ZONING ORDINANCE
79
ARTICLE II: BASE AND OVERLAY DISTRICTS
D.
CITY COUNCIL HEARING DRAFT
Building Orientation and Entrances.
1.
Buildings shall be oriented to face public streets.
2.
Building frontages shall be generally parallel to streets, and the primary
building entrances shall be located on a public street.
3.
Building entrances shall be emphasized with special architectural and
landscape treatments.
4.
Entrances located at corners shall generally be located at a 45 degree angle
to the corner and shall have a distinct architectural treatment to animate the
intersection and facilitate pedestrian flow around the corner. Different
treatments may include angled or rounded corners, arches, and other
architectural elements. All building and dwelling units located in the interior of
a site shall have entrances from the sidewalk that are designed as an
extension of the public sidewalk and connect to a public sidewalk.
5.
Entrances to residential units shall be physically separated from the entrance
to the permitted commercial uses and clearly marked with a physical feature
incorporated into the building or an appropriately scaled element applied to
the facade.
FIGURE 18.05.040-D: BUILDING ORIENTATION AND
ENTRANCES
80
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
E.
ARTICLE II: BASE AND OVERLAY DISTRICTS
Building Transparency; Required Openings for Non-Residential Uses. Exterior
walls facing and within 20 feet of a front or street side property line shall include
windows, doors, or other openings for at least 60 percent of the building wall area
located between 2.5 and seven feet above the level of the sidewalk. No wall may run
in a continuous horizontal plane for more than 25 feet without an opening.
FIGURE 18.05.040-E: BUILDING TRANSPARENCY –
MU DISTRICTS
1.
Design of Required Openings. Openings fulfilling this requirement shall
have transparent glazing and provide views into work areas, display areas,
sales areas, lobbies, or similar active spaces, or into window displays that are
at least three feet deep.
2.
Exceptions for Parking Garages. Multi-level garages are not required to
meet the building transparency requirement of this subsection. Instead, they
must be screened and treated, consistent with the requirements of Chapter
18.20, Parking and Loading.
3.
Alternatives through Design Review. Alternatives to the building
transparency requirement may be approved if the Planning Commission finds
that:
a.
The proposed use has unique operational characteristics with which
providing the required windows and openings is incompatible, such as
in the case of a cinema or theater; and
b.
Street-facing building walls will exhibit architectural relief and detail,
and will be enhanced with landscaping in such a way as to create
visual interest at the pedestrian level.
CITY OF SAN CARLOS ZONING ORDINANCE
81
ARTICLE II: BASE AND OVERLAY DISTRICTS
F.
Building Design and Articulation. Buildings shall provide adequate architectural
articulation and detail to avoid a bulky and “box-like” appearance. Building design
shall reflect and complement the architectural style of significant buildings within the
community. This may be accomplished through the incorporation of architectural
style, colors, and materials of significant buildings within the community. The
following standards apply to commercial and mixed-use development in the MU
Districts. Residential-only development is subject to the building design standards for
the RM Districts in subsection 18.04.060(B), Building Design.
1.
Massing. Building massing shall align with the street grid of adjacent blocks.
2.
Relation to Existing Buildings. Buildings shall be designed to appear
integrated with existing buildings in the district.
3.
Wide Buildings. Any building over 50 feet wide shall be broken down to read
as a series of buildings no wider than 50 feet each or 30 feet in the MU-DC
District or within 100 feet of the Train Depot.
4.
Vertical Relationship. Buildings shall be designed to have a distinctive base
(ground floor level), middle (intermediate upper floor levels), and top (either
top floor or roof level). Cornices, balconies, roof terraces, and other
architectural elements should be used, as appropriate, to terminate rooflines
and accentuate setbacks between stories.
5.
Windows.
a.
82
CITY COUNCIL HEARING DRAFT
Trim at least one inch in depth must be provided around all windows,
or window must be recessed at least one inch from the plane of the
surrounding exterior wall.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
FIGURE 18.05.040-F(5)(A): WINDOW TRIM OR RECESS –
MU DISTRICTS
6.
b.
Snap-in vinyl mullions between double pane glass is prohibited. If a
divided light appearance is desired, mullions must be made of
dimensional material projecting in front of the panes on both the inside
and outside of the window.
c.
Exceptions may be granted through the design review process to
accommodate alternative window design complimentary to the
architectural style of the structure.
Exterior Building Materials and Colors.
a.
A unified palette of quality materials shall be used on all sides of
buildings.
CITY OF SAN CARLOS ZONING ORDINANCE
83
ARTICLE II: BASE AND OVERLAY DISTRICTS
7.
G.
84
CITY COUNCIL HEARING DRAFT
b.
Exterior building materials shall be stone, brick, stucco, concrete block,
painted wood clap-board, painted metal clapboard or other quality,
durable materials approved by the City as part of the project review.
c.
A wainscoting of quality materials on the bottom 18 to 36 inches of the
ground floor façade is required.
d.
Colors shall be used to help delineate windows and other architectural
features to increase architectural interest.
Building Details. Buildings shall provide adequate architectural articulation
and detail to avoid a bulky and “box-like” appearance.
a.
Building façades shall include building projections or recesses,
doorway and window trim, and other details that provide architectural
articulation and design interest.
b.
All applied surface ornamentation or decorative detailing shall be
consistent with the architectural style of the building.
c.
All balconies that do not meet the minimum size required for private
open space, such as Juliet balconies, shall have a minimum
horizontal dimension of two feet.
d.
Each side of the building that is visible from a public right-of-way shall
be designed with a complementary level of detailing.
Pedestrian Access. On-site pedestrian circulation and access must be provided
according to the following standards.
1.
Internal Connections. A system of pedestrian walkways shall connect all
buildings on a site to each other, to on-site automobile and bicycle parking
areas, and to any on-site open space areas or pedestrian amenities.
2.
To Circulation Network. Regular connections between on-site walkways
and the public sidewalk and other existing or planned pedestrian routes, such
as Safe Routes to School, shall be provided. An on-site walkway shall
connect the primary building entry or entries to a public sidewalk on each
street frontage.
3.
To Neighbors. Direct and convenient access shall be provided from
commercial and mixed-use projects to adjoining residential and commercial
areas to the maximum extent feasible while still providing for safety and
security.
4.
To Transit. Safe and convenient pedestrian connections shall be provided
from transit stops to building entrances.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
5.
6.
ARTICLE II: BASE AND OVERLAY DISTRICTS
Across Rail Corridor. Safe and convenient pedestrian connections shall be
provided across the rail corridor. If an aerial viaduct or trench is used for rail
alignment, the following standards shall apply to the extent feasible given
engineering requirements.
a.
Extend the street grid below the aerial viaduct or above the trench to
provide new street and pedestrian connections across the corridor.
b.
Locate active commercial uses or public park and recreation space
below the aerial viaduct to enhance connectivity and create safe,
attractive connections across the rail corridor.
c.
Enhance connections below the viaduct with lighting and public art.
Interior Pedestrian Walkway Design.
a.
Walkways shall have a minimum clear unobstructed width of six feet,
shall be hard-surfaced, and paved with concrete, stone, tile, brick, or
comparable material.
b.
Where a required walkway crosses driveways, parking areas, or
loading areas, it must be clearly identifiable through the use of a
raised crosswalk, a different paving material, or similar method.
c.
Where a required walkway is parallel and adjacent to an auto travel
lane, it must be raised or separated from the auto travel lane by a
raised curb at least four inches high, bollards, or other physical barrier.
H.
Residential Notification. Residents of mixed-use development shall be informed of
potential noise from refuse collection and other activities typically associated with
commercial activity.
I.
Rail Station.
1.
Rail stations shall be designed to have physical presence and visibility on
both sides of the rail corridor, including key architectural features that are
visible from major roadways and connections, as well as pedestrian-level
entries and vehicle drop-off areas.
2.
Rain-protected east-west pedestrian connections shall be provided at the
ground level of the station to enhance pedestrian connectivity along the rail
corridor. These connections should be extensions of the existing street grid
and pedestrian network with a minimum clear width of eight feet.
CITY OF SAN CARLOS ZONING ORDINANCE
85
ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.06
CITY COUNCIL HEARING DRAFT
Commercial Districts
Sections:
18.06.010!
18.06.020!
18.06.030!
18.06.040!
18.06.010
Purpose!
Land Use Regulations!
Development Standards!
Supplemental Regulations
Purpose
The specific purposes of the Commercial Districts are to:
A.
Designate adequate land for a full range of commercial uses and regional-serving
retail services consistent with the General Plan to maintain and strengthen the Cityʼs
economic resources.
B.
Provide appropriate located areas for a range of commercial and industrial uses that
provide a variety of goods and services for residents, employees, and visitors, and
increase employment opportunities.
Additional purposes of each Commercial District which follow implement General Plan
classifications of “Neighborhood Retail” and “General Commercial/Industrial”.
NR Neighborhood Retail. This district is intended to provide areas for locally oriented retail
and service uses in building forms appropriately scaled to relate to adjacent single-family
residential neighborhoods.
GCI General Commercial/Industrial. This district is intended to accommodate all retail
service, office, research and development, and industrial uses. This district offers maximum
flexibility to allow the market to determine the mixture of non-residential uses.
18.06.020
Land Use Regulations
Table 18.06.020 prescribes the land use regulations for “Commercial” Districts. The
regulations for each district are established by letter designations as follows:
“P” designates permitted uses.
“M” designates use classifications that are permitted after review and approval of a Minor
Use Permit by the Zoning Administrator.
“C” designates use classifications that are permitted after review and approval of a
Conditional Use Permit by the Planning Commission.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.
86
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
“-” designates uses that are not permitted.
Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a
specific land use or activity is not defined, the Director shall assign the land use or activity to
a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses
below are prohibited. The table also notes additional use regulations that apply to various
uses. Section numbers in the right hand column refer to other sections of this Ordinance.
TABLE 18.06.020: LAND USE REGULATIONS— COMMERCIAL DISTRICTS
Use Classification
NR
GCI
Public and Semi-Public Uses
Colleges and Trade Schools, Public or Private
Government Offices
Instructional Services
Public Safety Facilities
Commercial Uses
P
-
P
P
P
M
Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Washing
Service Station
Banks and Financial Institutions
Business Services
Commercial Entertainment and Recreation
Cinema/Theaters
Large-scale
Small-scale
Eating and Drinking Establishments
Full Service
Convenience
Food Preparation
Lodging
Hotels and Motels
Maintenance and Repair Services
Nurseries and Garden Centers
Offices
Business and Professional
Medical and Dental
Walk-In Clientele
Personal Services
General Personal Services
Retail Sales
Building Materials and Services
Convenience Markets
Food and Beverage Sales
See subclassifications below
P
P
(1)
P
P
P
P
See subclassifications below
P
P
P
See subclassifications below
P
P
P
P
P
P
See subclassifications below
C
C
P
P
See subclassifications below
P
P
P
P
P
See subclassifications below
P
P
See subclassifications below
P
P
P
P
P
General Retail
Large Format Retail
CITY OF SAN CARLOS ZONING ORDINANCE
P
-
P
C
Additional Regulations
See §18.23.050, Automobile/Vehicle
Sales and Services
See §18.23.140, Outdoor Dining
See §18.23.170, Personal Services
See §18.23.130, Large Format Retail
87
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.06.020: LAND USE REGULATIONS— COMMERCIAL DISTRICTS
Use Classification
Price Point Retail
Second Hand Store
Industrial Uses
NR
-
GCI
P
P
Construction and Material Yards
C
Custom Manufacturing
P
Industry, General
M
Industry, Limited
P
Recycling Facility
See subclassifications below
Reverse Vending Machine
P
Recycling Collection Facility
P
Research and Development
P
Salvage and Wrecking
C(2)
Warehousing and Storage
See subclassifications below
Indoor Warehousing and Storage
P
Outdoor Storage
P
Personal Storage
P
Wholesaling and Distribution
P
Transportation, Communication, and Utilities Uses
Additional Regulations
See §18.23.160, Outdoor Storage
See §18.23.190, Recycling Facilities
See §18.23.160, Outdoor Storage
See §18.23.160, Outdoor Storage
See §18.23.170, Personal Storage
Communication Facilities
Antenna and Transmission Towers
Facilities within Buildings
Freight/Truck Terminals and Warehouses
Light Fleet-Based Services
Utilities, Major
Utilities, Minor
Other Applicable Types
See subclassifications below
See Chapter 18.24, Telecommunication Facilities
P
P
P
P
C
P
P
Accessory Uses and Structures
See §18.23.030, Accessory Uses, and 18.15.020, Accessory Buildings and
Structures
Chapter 18.19, Nonconforming Uses, Structures, and Lots
Chapter 18.31, Temporary Use Permits
Nonconforming Use
Temporary Use
Specific Limitation:
1.
Permitted if existing. New service stations are not allowed.
2.
Shall be conducted entirely within an enclosed building.
18.06.030
Development Standards
Table 18.06.030 prescribes the development standards for Commercial Districts. Additional
regulations are denoted in the right hand column. Section numbers in this column refer to
other sections of the Ordinance, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below refer to corresponding regulations in
the “#” column in the associated table.
88
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.06.030: DEVELOPMENT STANDARDS— COMMERCIAL DISTRICTS
District
NR
GCI
5,000
6,000
50
60
5,000
6,000
50
60
35, 28 within
50 ft of RS District
50
Additional Regulations
#
Lot and Density Standards
Minimum Lot Size (sq ft)
Corner Lots
Minimum Lot Width (ft)
Corner Lots
!
"
Building Form and Location
Maximum Height (ft)
Ground Floor Minimum, Commercial Uses (ft)
Ground Floor Height
16
First Floor Ceiling Height (ft clear)
12
Minimum Setbacks (ft)
Front
0
Interior Side
10
Street Side
5
Rear
15
Corner Lot Build to Area (ft)
50 (A)
Maximum Floor Area Ratio (FAR)
1.0
See §18.15.060 Height and Height
Exceptions
$
%
16
12
10
0
10
0
n/a
2.0
#
Minimum 30 feet from an RS District
boundary;
See §18.15.080 Projections into Yards
&
'
(
)
*
See §18.03, Rules of Measurement
Additional Development Standards – Commercial Districts
A.
Corner Lot Build to Area. Buildings must be located within five feet of the property
line within 50 feet of a corner. Gateway amenities, such as landscaping, signage,
CITY OF SAN CARLOS ZONING ORDINANCE
89
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
and art, may be at the street corner, provided buildings are built to the edge of the
gateway area.
18.06.040
A.
Commercial Development. Commercial development in the Commercial Districts is
subject to the following standards.
1.
Landscaping. A minimum of 15 percent of the site must be landscaped.
2.
Public Improvements.
3.
90
Supplemental Regulations
a.
Sidewalks. Sidewalks shall be provided if none already exist or if the
existing sidewalks are in poor condition.
b.
Street Furniture. Trash receptacles, benches, bike racks, and other
street furniture from a list maintained by the City shall be provided.
c.
Street Lights. Pedestrian scaled street lights from a list maintained by
the City shall be provided.
d.
Street Trees. Shade trees shall be planted at least 30 feet on center.
Tree guards shall be provided. Trees shall be a minimum 15 gallon in
size, and at least 10 percent of the required trees shall be 24 inch box
size or larger.
Orientation of Primary Building Entrance. The primary building entrance
shall face or be oriented to within 45 degrees of or parallel to the street
frontage. This entrance(s) must allow pedestrians to both enter and exit the
building and must remain unlocked during business hours. Where a site is
located on two public streets, a primary entrance shall be oriented toward the
street with the higher classification. If a site fronts two public streets of equal
classification, the applicant may choose which frontage on which street to
meet the requirement.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
FIGURE 18.06.040-A(3): ORIENTATION OF PRIMARY
BUILDING ENTRANCES
4.
Building Transparency/Required Openings. Exterior walls facing and
within 20 feet of a front or street side lot line shall include windows, doors, or
other openings for at least 50 percent of the building wall area located
between 2.5 and seven feet above the level of the sidewalk. Such walls may
run in a continuous plane for no more than 30 feet without an opening.
CITY OF SAN CARLOS ZONING ORDINANCE
91
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.06.040-A(4): BUILDING TRANSPARENCY/
REQUIRED OPENINGS
5.
92
a.
Design of Required Openings. Openings fulfilling this requirement
shall have transparent glazing and provide views into work areas,
display areas, sales areas, lobbies, or similar active spaces, or into
window displays that are at least three feet deep.
b.
Exceptions for Parking Garages. Multi-level garages are not required
to meet the ground-floor transparency requirement. Instead, they must
be designed and screened, consistent with the requirements of
Chapter 18.20, Parking and Loading.
c.
Reductions through Design Review. The building transparency
requirement may be reduced or waived if it is found that:
i.
The proposed use has unique operational characteristics with
which providing the required windows and openings is
incompatible, such as in the case of a cinema or theater; and
ii.
Street-facing building walls will exhibit architectural relief and
detail, and will be enhanced with landscaping in such a way as
to create visual interest at the pedestrian level.
Building Articulation. Buildings shall provide adequate architectural
articulation and detail to avoid a bulky and “box-like” appearance.
a.
Any building over 75 feet wide shall be broken down to read as a
series of buildings no wider than 75 feet each.
b.
Building facades shall include building projections or recesses,
doorway and window trim, and other details that provide architectural
articulation and design interest.
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
c.
6.
7.
Each side of the building that is visible from a public right-of-way shall
be designed with a complementary level of detailing.
Exterior Building Materials and Colors.
a.
A unified palette of quality materials shall be used on all sides of
buildings.
b.
Exterior building materials shall be stone, brick, stucco, concrete block,
painted wood clapboard, painted metal clapboard or other quality,
durable materials approved by the City as part of the project review.
c.
A wainscoting of quality materials on the bottom 18 to 36 inches of the
ground floor façade is required.
Pedestrian Access. On-site pedestrian circulation and access must be
provided according to the following standards.
a.
Internal Connections. A system of pedestrian walkways shall connect
all buildings on a site to each other, to on-site automobile and bicycle
parking areas, and to any on-site open space areas or pedestrian
amenities.
b.
To Circulation Network. Regular connections between on-site
walkways and the public sidewalk shall be provided. An on-site
walkway shall connect the primary building entry or entries to a public
sidewalk on each street frontage. Such walkway shall be the shortest
practical distance between the main entry and sidewalk, generally no
more than 125 percent of the straight line distance.
c.
To Neighbors. Direct and convenient access shall be provided from
commercial and mixed-use projects to adjoining residential and
commercial areas to the maximum extent feasible while still providing
for safety and security.
d.
To Transit. Safe and convenient pedestrian connections shall be
provided from transit stops to building entrances. Sidewalk “bulb-outs”
or bus “pull-outs” may be required at potential bus stops serving
commercial centers (building floor area over 25,000 square feet) to
provide adequate waiting areas for transit users and safety for
passing motorists.
e.
Interior Pedestrian Walkway Design.
i.
Walkways shall have a minimum clear unobstructed width of
six feet, shall be hard-surfaced, and paved with permeable
materials.
CITY OF SAN CARLOS ZONING ORDINANCE
93
ARTICLE II: BASE AND OVERLAY DISTRICTS
8.
B.
94
CITY COUNCIL HEARING DRAFT
ii.
Where a required walkway crosses driveways, parking areas,
or loading areas, it must be clearly identifiable through the use
of a raised crosswalk, a different paving material, or similar
method.
iii.
Where a required walkway is parallel and adjacent to an auto
travel lane, it must be raised or separated from the auto travel
lane by a raised curb at least four inches high, bollards, or
other physical barrier.
Limitations on Location of Parking. Above ground parking may not be
located within 40 feet of a street facing property line. Exceptions may be
granted with the approval of a Conditional Use Permit when the Planning
Commission makes the following findings:
a.
The design incorporates habitable space built close to the public
sidewalk to the maximum extent feasible;
b.
The site is small and constrained such that underground parking or
surface parking located more than 40 feet from the street frontage is
not feasible.
9.
Limitations on Curb Cuts. Curb cuts shall be minimized and located in the
location least likely to impede pedestrian circulation. Curb cuts shall be
located at least 10 feet from an intersection curb return or pedestrian cross
walk.
10.
Truck Docks, Loading, and Service Areas. Truck docks, loading areas,
and service areas must be screened so as not to be visible from public
streets. Drop-off areas may be located at the primary building entry.
Commercial Centers. Commercial centers containing 25,000 square feet or more of
floor area or four or more establishments in the Retail Sales use classification are
subject to the following standards and criteria for approval.
1.
Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the
entry to each anchor tenant that provides for pedestrian circulation and
loading and unloading. Entry plazas and passenger loading areas shall
include unique, decorative paving materials, adequate seating areas,
provision of adequate shade from the summer sun, and attractive
landscaping including trees or raised planters. Entry plazas, which include
features described under paragraph 2 below, may also be counted toward the
public plaza requirements.
2.
On-Site Public Plazas. Outdoor plazas for the use of customers and visitors
shall be provided at a rate of five square feet per 1,000 square feet of floor
area, up to 1,500 square feet of outdoor plaza.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
3.
ARTICLE II: BASE AND OVERLAY DISTRICTS
a.
Location. Such public space shall be visible from a public street, or
from on-site areas normally frequented by customers, and shall be
accessible during business hours. Areas within required setbacks may
count toward the public space requirement. Areas designated for
customers to wait for cabs may be combined with required public
space areas if they meet all other requirements of this subsection.
b.
Amenities. On-site public space shall include benches or other seating,
and the ground surface shall be landscaped or surfaced with highquality paving materials. Amenities shall be included that enhance the
comfort, aesthetics, or usability of the space, including but not limited
to trees and other landscaping, shade structures, drinking fountains,
water features, public art, or performance areas.
Design Criteria. In order to receive permit approval for a commercial center,
the Review Authority shall find that all of the following criteria have been met.
a.
Integrated Theme. Buildings and structures shall exhibit an integrated
architectural theme that includes similar or complementary materials,
colors, and design details.
b.
Site Entrance. Community-scale commercial developments (10 acres
or larger) shall be developed with at least one major driveway
entrance feature that provides an organizing element to the site
design. Major driveway entrances include such features as a
landscaped entry corridor or a divided median drive separated by a
landscaped center dividing island. Buildings must be located within 30
feet of the corner of the driveway and public right-of-way. Building
elements with greater vertical emphasis must be used at these
corners.
c.
Building Entrances. Building entrances to anchor tenants and other
large stores shall be prominent and inviting. The architectural details
of building entrances shall be integrated with the overall building
design in terms of materials, scale, proportion, and design elements.
d.
Vehicular Circulation. Safe, convenient vehicular circulation shall be
provided within the development through an appropriate system of
internal vehicular circulation routes based on a hierarchy of drive
aisles and cross routes. Vehicular and pedestrian conflicts shall be
minimized. Where pedestrian circulation routes cross vehicular traffic
aisles and driveways within a development, there shall be clearly
delineated crosswalks that include clear sight lines, adequate warning
signage for both vehicles and pedestrians, adequate lighting, and
protective barrier posts or similar features for separation at walkway
entrances.
CITY OF SAN CARLOS ZONING ORDINANCE
95
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
e.
Cart Corrals. Adequate, convenient cart corrals shall be provided near
building entrances and throughout the parking areas.
f.
Transit Facilities. Transit facilities, where included, shall be developed
with effective shading from the summer sun, comfortable seating,
attractive landscaping, decorative paving, public art features and
efficient pedestrian routes to adjacent development.
g.
Lighting. A combination of attractively designed and located lighting
fixtures, including low pole lights, ground-mounted fixtures, light
bollards, and architectural lighting shall be used to provide interesting
compositions for outdoor lighting, as well as a safe, secure
environment.
h.
Shade Areas. Pedestrian areas, such as walkways, building
entrances, and gathering areas, shall be adequately shaded from the
summer sun through such techniques as the careful placement of
trees and landscaping, trellis structures, projecting canopies, covered
walkways, arcades, porticos, building orientation, and similar
techniques.
C.
Industrial Development. Industrial development shall be developed in accordance
with the supplemental regulations for Industrial Districts, Section 18.07.040.
96
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
Chapter 18.07
ARTICLE II: BASE AND OVERLAY DISTRICTS
Industrial Districts
Sections:
18.07.010!
18.07.020!
18.07.030!
18.07.040!
18.07.010
Purpose!
Land Use Regulations!
Development Standards!
Supplemental Regulations
Purpose
The specific purposes of the Industrial Districts are to:
A.
Designate adequate land for businesses, professional offices, and industrial growth
consistent with the General Plan to maintain and strengthen the Cityʼs economic
resources.
B.
Provide a range of employment opportunities to meet the needs of current and future
residents.
C.
Provide areas for a wide range of manufacturing, industrial processing, and service
commercial uses and protect areas where such uses now exist.
Additional purposes of each Industrial District which follow implement the General Plan
classification of “Planned Industrial”.
IA Industrial Arts. This district is intended to promote a building form and reserve areas for
small-scale industrial, artisan, and manufacturing uses. Accessory or secondary small-scale
retail uses that serve local employees and visitors are also permitted.
IL Light Industrial. This district is intended to accommodate a diverse range of light
industrial uses, including general service, research and development, biotechnology,
warehousing, and service commercial uses. It includes industrial complexes, flex space, and
industrial buildings for single and multiple users, warehouses, mini-storage, wholesale,
commercial recreation, and other related uses. Small-scale retail and ancillary office uses
are also permitted.
IH Heavy Industrial. This district is intended to accommodate the broadest range of
industrial uses. It includes industrial buildings and complexes, flex space, warehouses,
manufacturing and assembly, and other uses that require large, warehouse-style buildings
with flexible floorplans. Small-scale retail and ancillary office uses are also permitted.
IP Industrial Professional. This district is intended for large or campus-like office and
technology development that includes office, research and development, manufacturing, and
other large-scale, professional uses. Permitted uses include incubator-research facilities,
prototype manufacturing, testing, repairing, packaging, and printing as well as offices and
CITY OF SAN CARLOS ZONING ORDINANCE
97
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
research facilities. Accessory or secondary small-scale retail uses that serve local
employees and visitors are also permitted.
18.07.020
Land Use Regulations
Table 18.07.020 prescribes the land use regulations for Industrial Districts. The regulations
for each district are established by letter designations as follows:
“P” designates permitted uses.
“M” designates use classifications that are permitted after review and approval of a Minor
Use Permit by the Zoning Administrator.
“C” designates use classifications that are permitted after review and approval of a
Conditional Use Permit by the Planning Commission.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.
“-” designates uses that are not permitted.
Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a
specific land use or activity is not defined, the Director shall assign the land use or activity to
a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses
below are prohibited. The table also notes additional use regulations that apply to various
uses. Section numbers in the right hand column refer to other sections of this Ordinance.
TABLE 18.07.020: LAND USE REGULATIONS— INDUSTRIAL DISTRICTS
Use Classification
IA
IL
IH
IP
Additional Regulations
Public and Semi-Public Uses
Colleges and Trade Schools, Public or Private
Government Offices
Hospitals and Clinics
Hospitals
Public Safety Facilities
Commercial Uses
P
P
M
P
P
See subclassification below
M
M
P
P
Adult-Oriented Business
C(1)
-
Animal Care, Sales and Services
Kennels
Pet Day Care
Veterinary Services
Artist’s Studio
See subclassifications below
M
M
M
P
P
-
98
C(1)
C(1)
M
See §18.23.040, AdultOriented Businesses
-
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.07.020: LAND USE REGULATIONS— INDUSTRIAL DISTRICTS
Use Classification
Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Repair, Major
Automobile/Vehicle Service and Repair, Minor
Automobile/Vehicle Washing
Large Vehicle and Equipment Sales, Service and
Rental
Service Station
Towing and Impound
Vehicle Storage
Business Services
Commercial Entertainment and Recreation
Large-scale
Small-scale
Eating and Drinking Establishments
Full Service
Convenience
Food Preparation
Funeral Parlors and Interment Services
Maintenance and Repair Services
Nurseries and Garden Centers
Offices
Business and Professional
Medical and Dental
Parking, Public or Private
IA
IL
IH
See subclassifications below
C(5)
P
P
P
P
P
P
P
P
P
IP
P(6)
M
M
M
M
P
P
P
See subclassifications below
C
C
C
C
See subclassifications below
M(2)
M(2)
M(2)
P
P
P
P
P
P
M
M
See subclassifications below
M
M
M
P
P
P
Personal Services
Tattoo or Body Modification Parlor
Retail Sales
Building Materials and Services
Convenience Markets
Food and Beverage Sales
General Retail
Industrial Uses
See subclassifications below
M
See subclassifications below
M
M
M
M(2)
M(2)
M(2)
M(2)
M(2)
M(2)
M(4)
M(4)
M(4)
Construction and Material Yards
P
Custom Manufacturing
Industry, General
Industry, Limited
Recycling Facility
Reverse Vending Machine
Recycling Collection Facility
Recycling Processing Facility
Research and Development
Salvage and Wrecking
P
P
P
P
P
P
P
P
P
See subclassifications below
P
P
P
P
P
P
P
P
P
P
P
M(3)
M
M
CITY OF SAN CARLOS ZONING ORDINANCE
P
P
C(5)
C
-
Additional Regulations
See §18.23.050,
Automobile/Vehicle Service
and Services
See §18.23160, Outdoor
Storage
M(2)
M(2)
P
P
-
See §18.23.140, Outdoor
Dining
See Chapter 18.20, Parking
and Loading
M(2)
M(2)
M(4)
-
See §18.23.160, Outdoor
Storage
P
P
-
See §18.23.190, Recycling
Facilities
See §18.23.160, Outdoor
Storage
99
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.07.020: LAND USE REGULATIONS— INDUSTRIAL DISTRICTS
Use Classification
Warehousing and Storage
Chemical, Mineral, and Explosives Storage
Indoor Warehousing and Storage
Outdoor Storage
IA
IL
IH
See subclassifications below
C(7)
C(7)
P
P
P
P
P
IP
-
-
P
-
C
Wholesaling and Distribution
P
P
Transportation, Communication, and Utilities Uses
P
-
Personal Storage
Additional Regulations
See §18.23.160, Outdoor
Storage
See §18.23.170, Personal
Storage
Communication Facilities
Antenna and Transmission Towers
Facilities within Buildings
Freight/Truck Terminals and Warehouses
Light Fleet-Based Services
Utilities, Major
See subclassifications below
See Chapter 18.24, Telecommunication Facilities
M
M
M
M
P
P
P
P
P
C
C
C
C
Utilities, Minor
Waste Transfer Facility
Other Applicable Types
P
-
Accessory Uses and Structures
See §18.23.030, Accessory Uses, and 18.15.020, Accessory Buildings and
Structures
Nonconforming Use
Temporary Use
Chapter 18.19, Nonconforming Uses, Structures, and Lots
Chapter 18.31, Temporary Use Permits
P
P
P
P
P
-
Specific Limitations:
1.
Permitted only in the area shown on Figure 18.23.040-B: Adult-Oriented Business Area.
2.
Permitted only as an ancillary use. The combined floor area of all Eating and Drinking uses on a site shall not exceed 2,500 square
feet unless a Conditional Use Permit is approved.
3.
Shall be conducted entirely within an enclosed building.
4.
Permitted only as an ancillary use, not to occupy more than 1,000 square feet, unless a Conditional Use Permit is approved.
5.
Limited to properties between Industrial Road and Highway 101 and adjacent to Shoreway Road.
6.
Limited to alternative fueling stations such as for electric or hybrid vehicles, hydrogen-powered vehicles, and similar vehicles using
alternative fuels.
7.
Prohibited within 500 feet of a Residential District
18.07.030
Development Standards
Table 18.07.030 prescribes the development standards for Industrial Districts. Additional
regulations are denoted in a right hand column. Section numbers in this column refer to
other sections of the Ordinance, while individual letters refer to subsections that directly
follow the table. The numbers in each illustration below refer to corresponding regulations in
the “#” column in the associated table.
100
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.07.030: DEVELOPMENT STANDARDS— INDUSTRIAL DISTRICTS
District
IA
IL
IH
IP
5,000
5,000
10,000
20,000
6,000
6,000
10,000
20,000
Maximum Lot Size (sq ft)
20,000
n/a
n/a
n/a
Minimum Lot Width (ft)
50
50
75
75
60
60
75
75
28; 35 with
Use Permit
(B)
75 (A)
50 (A)
100
Front
0
0
5, 10 along
arterials
0 (A)
20
Interior Side
5, 10 along
arterials
0 (A)
Street Side
0
5
5
5
Rear
0
0 (A)
0 (A)
0
0.5
1.0
2.0
1.0
2.0
n/a
Lot and Density Standards
Minimum Lot Size (sq ft)
Corner Lots
Corner Lots
Additional
Regulations
#
!
"
Building Form and Location
Maximum Height (ft)
See §18.15.060 Height
and Height Exceptions
#
Minimum Setbacks (ft)
Maximum Floor Area Ratio (FAR) 1.0
Project sites of more than one n/a
acre (FAR)
0
$
See §18.15.080
Projections into
Required Yards
%
&
'
See Chapter 18.03,
Rules of Measurement
Additional Development Standards:
A.
Transitional Standards. Where an Industrial District adjoins an RS District, the
following standards apply:
CITY OF SAN CARLOS ZONING ORDINANCE
101
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
1.
The maximum height is (1) 30 feet within 40 feet of an RS; (2) 40 feet within
50 feet of an RS District; and (3) 50 feet within 100 feet of an RS District.
2.
The building setback from an RS District boundary shall be 15 feet for interior
side yards and 30 feet for rear yards.
3.
A landscaped planting area, a minimum of 10 feet in width, shall be provided
along all RS District boundaries. A tree screen shall be planted in this area
with trees planted at a minimum interval of 15 feet.
FIGURE 18.07.030-A: INDUSTRIAL DISTRICT
TRANSITIONAL STANDARDS
B.
102
Maximum Height, IA District. A maximum height of 35 feet may be allowed to
accommodate a larger floor to ceiling height subject to the approval of a Use Permit.
The maximum height to the parapet is 28 feet. Upper stories shall be setback a
minimum of 10 feet from the floor below.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
18.07.040
ARTICLE II: BASE AND OVERLAY DISTRICTS
Supplemental Regulations
A.
Landscaping. A minimum of 10 percent of the site must be landscaping.
B.
Building Design Near Highway 101. For any site that is fully or partially located
within 200 feet of the right-of-way line of Highway 101, buildings shall be designed
with four-sided architecture where each exterior wall is designed equivalent to the
primary façade in the extent of building articulation and quality of exterior materials,
and consistent with the color scheme of the primary façade.
C.
Sidewalks. Sidewalks shall be provided if none already exist or if the existing
sidewalks are in poor condition.
D.
Parking Location. Parking shall be located at the side or rear of buildings wherever
possible.
1.
Customer parking should be located near the office area.
2.
Where parking is located between a building and a street, a landscaped
setback at least 10 feet wide must be provided between the parking area and
adjacent right-of-way.
E.
Limitations on Curb Cuts. Wherever possible, parking and loading entrances shall
share curb cuts in order to minimize the overall number of curb cuts. On corner lots,
curb cuts shall be located on the street frontage with the least pedestrian activity
wherever feasible.
F.
Access Location. Access shall be provided from a side street or alley wherever
possible.
G.
Truck Docks, Loading, and Service Areas. The outermost point of the truck docks,
loading, and service areas are not permitted within 20 feet of the boundary of a RS
District.
H.
IA District. Development in the IA District is also subject to the following standards.
1.
Build to Line. Buildings shall be constructed at the property line for a
minimum of 50 percent of linear street frontage.
2.
Orientation of Primary Building Entrance. The primary building entrance
shall face or be oriented to within 45 degrees or parallel to the street frontage.
Where a site is located on two public streets, a primary entrance shall be
oriented toward the street with the higher classification.
CITY OF SAN CARLOS ZONING ORDINANCE
103
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.07.040-H(2): ORIENTATION OF PRIMARY
BUILDING ENTRANCES
I.
104
3.
Building Details. The street facing façade shall include applied surface
ornamentation or decorative detailing to promote visual interest. This may
include, but not be limited to moldings/trims, brackets, niches, and decorative
entrances.
4.
Building Articulation along Old County Road. Buildings along Old County
Road over 50 feet wide shall be broken down to read as a series of buildings
no wider than 50 feet each.
Business, Technology, and Office Parks. Business, technology, and office parks
containing 80,000 square feet or more of floor area shall provide the following:
1.
Eating and drinking establishments and personal services that will serve
employees of the park. Such uses may occupy up to 2,500 square feet,
unless a Conditional Use Permit allowing for more space is approved.
2.
Open space areas equal to 10 percent of the site area that provide gathering
space or opportunities for active or passive recreation. Open space areas
shall include benches or other seating. Amenities shall be included that
enhance the comfort, aesthetics, or usability of the space, including but not
limited to trees and other landscaping, shade structures, drinking fountains,
water features, or public art.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
3.
Pedestrian walkways that connect all parts of the park, and connect to any
existing or planned pedestrian facilities in adjacent neighborhoods.
4.
Stormwater detention facilities incorporated into the site landscaping as a
visual amenity.
5.
A lighting, landscaping, and signage design concept for common areas that is
approved by the Review Authority.
CITY OF SAN CARLOS ZONING ORDINANCE
105
ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.08
CITY COUNCIL HEARING DRAFT
Public and Semi-Public Districts
Sections:
18.08.010!
18.08.020!
18.08.030!
18.08.040!
18.08.010
Purpose!
Land Use Regulations!
Development Standards!
Supplemental Regulations
Purpose
The specific purposes of the Public and Semi-Public Districts are to:
A.
Provide land for development of public, quasi-public, and open space uses that
provide services to the community and support existing and new residential,
commercial, and industrial land uses.
B.
Provide areas for educational facilities, cultural and institutional uses, health services,
parks and recreation, general government operations, utility and public service needs,
and other similar and related supporting uses.
C.
Provide opportunities for outdoor recreation, and meet the recreational needs of San
Carlos residents.
Additional purposes of each Public and Semi-Public District which follow implement General
Plan classifications of “Public,” “Park,” “Open Space,” and “Open Space/Schools.”
P Public. This classification is intended for city facilities, utilities, schools, and other public
and quasi-public uses.
PK Park. This classification is intended for maintain areas for active and passive public
parks, including outdoor and indoor recreation such as playing fields, playgrounds,
community centers, and other appropriate recreational uses.
OS Open Space. This classification is intended for undeveloped park lands, visually
significant open lands, water areas, and wildlife habitat. These areas are set aside as
permanent open space preserves and may include trails, trail heads, agricultural uses (such
as 4H), and other facilities for low-impact public recreational uses.
18.08.020
Land Use Regulations
Table 18.08.020 below prescribes the land use regulations for Public and Semi-Public
Districts. The regulations for each district are established by letter designations as follows:
“P” designates permitted uses.
106
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
“M” designates use classifications that are permitted after review and approval of a Minor
Use Permit by the Zoning Administrator.
“C” designates use classifications that are permitted after review and approval of a
Conditional Use Permit by the Planning Commission.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.
“-” designates uses that are not permitted.
Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a
specific land use or activity is not defined, the Director shall assign the land use or activity to
a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses
below are prohibited. The table also notes additional use regulations that apply to various
uses. Section numbers in the right hand column refer to other sections of this Ordinance.
TABLE 18.08.020: LAND USE REGULATIONS— PUBLIC AND SEMI-PUBLIC
DISTRICTS
Use Classification
P
PK
OS
Additional Regulations
Public and Semi-Public Use Classifications
Cemeteries
College and Trade Schools, Public or Private
Community Assembly
Community Garden
Cultural Institutions
Emergency Shelter
Government Offices
Hospitals and Clinics
Hospitals
Clinics
Instructional Services
Park and Recreation Facilities, Public
Public Safety Facilities
Schools, Public or Private
Social Service Facilities
C
C
C
C
C
P
C
C
C
P
See subclassifications below
C
C
C
P
P
P(1)
P
C
C
-
See §18.23.080, Community Assembly Facilities
See §18.23.110, Emergency Shelters
Commercial Use Classifications
Animal Care, Sales, and Services, Kennels
Parking, Public or Private
C(2)
C
-
-
See Chapter 18.20, Parking and Loading
Industrial Use Classifications
Recycling Collection Facilities
Reverse Vending Machine
Recycling Collection Facility
Recycling Processing Facility
See subclassifications below
C
C
C
-
CITY OF SAN CARLOS ZONING ORDINANCE
See §18.23.190, Recycling Facilities
107
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.08.020: LAND USE REGULATIONS— PUBLIC AND SEMI-PUBLIC
DISTRICTS
Use Classification
P
PK
OS
Additional Regulations
Transportation, Communication, and Utilities Use Classifications
Communication Facilities
Utilities, Major
Utilities, Minor
See Chapter 18.24, Telecommunication Facilities
C
P
P
P
Other Applicable Types
Accessory Uses and Structures
Nonconforming Use
Temporary Use
See §18.15.020, Accessory Uses and Structures
Chapter 18.19, Nonconforming Uses, Structures, and Lots
Chapter 18.31, Temporary Use Permits
Specific Limitations:
1.
Limited to trails, wildlife preserves and open space uses that maintain the site in its natural state. No building, structure or
improvements shall be constructed in these areas, except for those required for public access, public restrooms, informational
signage, trash containers, parking facilities, structures related to agricultural uses, and facilities needed for protecting environmental
resources and general upkeep and maintenance of the property.
2.
Limited to government or non-profit animal shelters located a minimum of 100 feet from a residential use or district.
18.08.030
Development Standards
Table 18.08.030 prescribes the development standards for Public and Semi-Public Districts.
Additional regulations are denoted in a right hand column. Section numbers in this column
refer to other sections of the Ordinance. The numbers in each illustration below refer to
corresponding regulations in the “#” column in the associated table.
108
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.07.030: DEVELOPMENT STANDARDS— PUBLIC AND SEMI-PUBLIC
DISTRICTS
District
P
PK
OS
Additional Regulations
#
30
30
30
See §18.15.060 Height and Height Exceptions
!
30
10
10
20
n/a
30
10
10
20
n/a
30
10
10
20
10
See §18.15.080 Projections into Required Yards
"
#
$
%
Building Form and Location
Maximum Height (ft)
Minimum Setbacks (ft)
Front
Interior Side
Street Side
Rear
Maximum Lot Coverage (% of Lot)
18.08.040
Supplemental Regulations
A.
Landscaping. A minimum of 10 percent of the site must be landscaped.
B.
School Sites. In the event of closure of a school, the primary use of these sites shall
be for public or private education and associated recreation purposes.
C.
Truck Docks, Loading and Service Areas. Truck docks, loading areas, and
service areas must be located at the rear or interior sides of buildings and screened
so as not to be visible from public streets or residential properties.
CITY OF SAN CARLOS ZONING ORDINANCE
109
ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.09
CITY COUNCIL HEARING DRAFT
Airport District
Sections:
18.09.010!
18.09.020!
18.09.030!
18.09.040!
18.09.010
Purpose!
Use Restrictions!
Land Use Regulations!
Development Standards
Purpose
The Airport District is established to:
A.
Protect land uses around the San Carlos Airport from potential hazards of airport
operations.
B.
Identify a range of uses compatible with airport accident hazard and airport noise
exposure.
C.
Prohibit the development of incompatible uses that are detrimental to the general
health, safety and welfare and to existing and future airport operations.
D.
Comply with Federal Aviation Administration (FAA) regulations.
18.09.020
Use Restrictions
Notwithstanding any other provisions of this chapter, no use may be made of land or water
within the Airport District in such a manner that would:
A.
Create a “Hazard to Air Navigation” as determined by the FAA;
B.
Result in glare in the eyes of pilots using the airport;
C.
Make it difficult for pilots to distinguish between airport lights and others;
D.
Impair visibility in the vicinity of the airport;
E.
Create steam or other emissions that cause thermal plumes or other forms of
unstable air;
F.
Create electrical interference with navigation signals or radio communication
between the airport and aircraft;
G.
Create an increased attraction for wildlife. Of particular concern are landfills and
certain recreational or agricultural uses that attract large flocks of birds that pose bird
strike hazards to aircraft in flight; or
110
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
H.
ARTICLE II: BASE AND OVERLAY DISTRICTS
Otherwise in any way endanger or interfere with the landing, takeoff or maneuvering
of aircraft intending to use the airport.
18.09.030
Land Use Regulations
Table 18.09.030 below prescribes the land use regulations for the Airport District. The
regulations for the Airport District are established by letter designations as follows:
“P” designates permitted uses.
“M/C” designates uses that are permitted after review and approval of a Minor Use Permit by
the Zoning Administrator when uses will be located within an existing building, but requires
review and approval of a Conditional Use Permit by the Planning Commission when
proposed to be located within a newly constructed building.
“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.
Land uses not specifically listed in Table 18.09.030 shall be evaluated by the Director based
on a use that is substantially similar in character. Uses not listed in the table or not found to
be substantially similar to the uses below are prohibited.
TABLE 18.09.030: LAND USE REGULATIONS— AIRPORT DISTRICT
Use
Airports and Heliports
Vehicle rental, sales or leasing services
Flight training and other instruction facilities, including aircraft operation, maintenance and repair
and the repair and service of instruments and radios
A
P
M/C(1)
M/C(1)
Maintenance, repair and testing of local and transient aircraft and aircraft engines
M/C(1)
Reconstruction, assembly, repair and servicing of aircraft and other facilities or equipment related M/C(1)
to aircraft or aircraft operation
Restaurant and on-sale liquor establishment
Sale, lease, rental or charter of aircraft and aircraft equipment, including fixed-base operations
Testing, calibration and repair of radios and navigational instruments
Professional sales, general business and executive offices, and accessory uses
Hotel or motel
Warehouse and indoor storage
Research laboratories
Prototype development
Automobile parking lot or structure
Public and quasi-public uses and facilities, including fire protection, policing, and the furnishing of
utility services
M/C(1)
M/C(1)
M/C(1)
M/C(1)
M/C(1)
M/C(1)
M/C(1)
M/C(1)
M/C
M/C
Specific Limitation: 1. Shall be conducted entirely within an enclosed building.
A.
Required Findings. In addition to any other findings that this Ordinance requires, in
order to approve any Use Permit for a use or facility subject to regulations of this
CITY OF SAN CARLOS ZONING ORDINANCE
111
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
chapter, the Review Authority must find that the use or uses support the airport, are
airport-dependent, or that there is no potential detriment to the airport in terms of
population concentrations, interference with airport activities and uses, and height or
other safety requirements.
18.09.040
Development Standards
Table 18.09.040 prescribes the development standards for the Airport District. Additional
regulations are denoted in the right hand column. Section numbers in this column refer to
other sections of this Ordinance, while individual letters refer to subsections that directly
follow the table.
TABLE 18.09.040: DEVELOPMENT STANDARDS— AIRPORT DISTRICT
Standard
Maximum Height (ft)
Site Area (sq ft)
Minimum Yards (ft)
Front
Interior Side
Street-side
Rear
Maximum Lot Coverage (% of lot)
A
50 (A)
20,000
15 (B)
0
15 (B)
0
60
Additional Regulations
See Chapter 18.03, Rules of Measurement
Additional Development Standards:
A.
Maximum Height. The maximum height of buildings, structures and vegetation shall
not exceed the regulations established in the San Mateo County Airport Use Plan for
the San Carlos Airport, and in no case shall exceed 50 feet.
B.
Front and Street-side Yards. All front and street-side yards are subject to the
following standards:
112
1.
A landscaped planter, a minimum of five feet in width, shall be provided along
all front and exterior side property lines, excluding walkways and
accessways;
2.
Off-street parking may be located within the portion of required front and
exterior side yards outside of the required landscaped planter; and
3.
Drives and walks for ingress and egress shall not exceed 40 percent of any
required yard.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
Chapter 18.10
ARTICLE II: BASE AND OVERLAY DISTRICTS
Planned Development District
Sections:
18.10.010!
18.10.020!
18.10.030!
18.10.040!
18.10.010
Purpose!
Zoning Map Designation!
Land Use Regulations!
Development Regulations
Purpose
The purpose of this chapter is to establish a Planned Development (PD) District that
provides for one or more properties to be developed under a plan that provides for better
coordinated development and incorporates development standards crafted to respond to site
conditions in order to:
A.
Provide flexibility by allowing diversification in regulations such as building
relationships, setbacks, height limitations, floor area ratio (FAR), lot sizes, types of
structures, parking, landscaping, and the amount and location of open space.
B.
Ensure substantial compliance with and implement the land use and density policies
of the General Plan and any applicable Specific Plan.
C.
Provide for efficient and cost-effective public facilities and services.
D.
Allow for creative development projects that incorporate design features that provide
greater amenities than would likely result from conventionally planned development.
E.
Protect public health, safety, and general welfare without unduly inhibiting developers
attempting to secure the advantages of modern, large-scale site planning for
residential, commercial, or industrial purposes.
F.
A PD District shall also be used for adoption and administration of Specific Plans,
prepared pursuant to the Government Code.
18.10.020
Zoning Map Designation
A PD District shall be noted on the Zoning Map by the designation “PD,” followed by the
number of the Planned Development or Specific Plan based on order of adoption.
18.10.030
Land Use Regulations
No use other than an existing use is permitted in a PD District except in accord with a valid
PD Plan or adopted Specific Plan. Any permitted or conditional use authorized by this
CITY OF SAN CARLOS ZONING ORDINANCE
113
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
Ordinance may be included in an approved PD Plan or an adopted Specific Plan consistent
with the General Plan land use designation(s) for the property.
18.10.040
A.
Development Regulations
Minimum Area. The minimum area of a PD District shall be as follows; however, the
City Council may approve a District smaller than the minimum area if it finds that
rezoning to PD would provide greater benefits to the general welfare of San Carlosʼs
residents and property owners than development under conventional zoning
because of unique characteristics of the site or the proposed use.
1.
Mixed-Use Districts: One-half (0.5) contiguous acres.
2.
Other Districts: Two contiguous acres.
B.
Open Space. Open space shall be shown on the PD plan, and the total open area in
a PD Plan shall be substantially the same as the open area required by the base
district for the total area of the planned development.
C.
Residential Unit Density. Except where a density bonus is granted in compliance
with the City's density bonus regulations for affordable housing and childcare
Chapter 18.16, Affordable Housing Programs and Chapter 18.17, Affordable Housing
Incentives, the total number of dwelling units in a PD Plan shall not exceed the
maximum number permitted by the General Plan density for the total area of the
planned development designated for residential use, excluding areas devoted to
public and private streets, creeks, and storm drains.
D.
Performance Standards. The Performance Standards prescribed by Chapter 18.21,
Performance Standards, apply.
E.
Other Development Regulations. Minimum lot area, yard requirements, building
heights, and other physical development standards shall be as prescribed by the PD
Plan. Each PD Plan shall establish development standards that, at a minimum,
address the following:
114
1.
Land use;
2.
Circulation of traffic;
3.
Landscaping;
4.
Architecture;
5.
Specific density;
6.
Minimum building site;
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
7.
Minimum lot dimensions;
8.
Maximum lot coverage by buildings and structures;
9.
Minimum yards;
10.
Maximum building or structure heights;
11.
Maximum height of fences and walls;
12.
Signs;
13.
Off-street parking; and
14.
Other items as deemed appropriate by the Planning Commission and City
Council.
CITY OF SAN CARLOS ZONING ORDINANCE
115
ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.11
CITY COUNCIL HEARING DRAFT
Gateway (G) Overlay District
Sections:
18.11.010!
18.11.020!
18.11.030!
18.11.040!
18.11.010
Purpose!
Applicability!
Development Standards!
Design Criteria
Purpose
The Gateway (G) Overlay District is intended to foster the creation of aesthetically pleasing
gateways by which people can orient themselves and have a sense of arrival to the City of
San Carlos.
18.11.020
Applicability
The standards and regulations of this chapter apply to all areas of the City identified as
Gateways on the Zoning Map.
18.11.030
Development Standards
Development in the G Overlay District is subject to the following standards.
A.
Primary Gateways.
1.
Holly Street East of El Camino Real. This gateway, at Holly Street and
Industrial Road, is a point of entry to the City for vehicular traffic traveling on
Highway 101. It also serves as the closest point of entry to Downtown for
vehicles traveling along the freeway.
a.
116
West of Industrial Road. Buildings must be located in accordance with
the required setbacks within 30 feet of every corner. Public plazas or
landscaped areas may be at the street corner provided buildings are
built to the edge of the public plaza or landscaped area.
iv.
Building. Building elements with greater vertical emphasis
must be used on corners.
v.
Public Plaza. The public plaza must be open to the sky,
adjacent to and accessible from a public sidewalk and have a
minimum horizontal dimension of 20 feet.
vi.
Landscaped Area. The landscaped area shall have a minimum
horizontal dimension of 20 feet and include landscaping and a
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
gateway feature. Landscaping shall be low growing, up to a
maximum of three feet in height. The gateway feature may
include signage, public art, and water features. Water features
shall be designed to be attractive, even when water is not in
use.
b.
2.
San Carlos Avenue at El Camino Real. This gateway, at the intersection of
San Carlos Avenue and El Camino Real, marks the entrance to Downtown
and is located in proximity to the historic Train Depot and Drake building. As
a multi-modal center, gateway landmarks or features at this location shall be
oriented towards pedestrians, transit users, bicyclists, and cars.
a.
3.
East of Industrial Road. A landscaped area with a minimum horizontal
dimension of 20 feet shall be provided within 20 feet of every corner.
Landscaping shall be low growing, up to a maximum of three feet.
Buildings must be located in accordance with the required setbacks
within 30 feet of the corner. Public plazas may be at the street corner
provided buildings are built to the edge of the public plaza.
vii.
Building. Building elements with greater vertical emphasis
must be used on corners.
viii.
Public Plaza. The public plaza must be open to the sky,
adjacent to and accessible from a public sidewalk and have a
minimum horizontal dimension of 20 feet.
b.
Design. Design of the building or gateway landmark or feature shall
reflect and complement the style of the Train Depot and Drake
Building. This may be accomplished through the incorporation of
architectural style, colors, and materials of the Train Depot and Drake
Building.
c.
Orientation. The gateway landmark or feature shall be oriented to face
public streets and engage and facilitate access by vehicles, bicycles
and pedestrians from adjacent neighborhoods and mass transit
locations.
North and South El Camino Real. The North El Camino Real gateway is
located at El Camino Real and F Street (in Belmont). The South El Camino
Real gateway is located at El Camino Real and Eaton Avenue.
a.
North El Camino Real. Buildings must be located in accordance with
the required setbacks within 30 feet of the corner. Public plazas or
landscaped areas may be at the street corner, provided buildings are
built to the edge of the public plaza or landscaped area.
CITY OF SAN CARLOS ZONING ORDINANCE
117
ARTICLE II: BASE AND OVERLAY DISTRICTS
b.
4.
Building. Building elements with greater vertical emphasis
must be used on corners.
x.
Public Plaza. The public plaza must be open to the sky,
adjacent to and accessible from a public sidewalk and have a
minimum horizontal dimension of 20 feet.
xi.
Landscaped Area. The landscaped area shall have a minimum
horizontal dimension of 20 feet and include landscaping and a
gateway feature. Landscaping shall be low growing, up to a
maximum of three feet in height. The gateway feature may
include signage, public art, and water features. Water features
shall be designed to be attractive, even when water is not in
use.
South El Camino Real. A landscaped public plaza or a public
gathering area must be located on the east side of El Camino Real in
the South El Camino Real gateway area. The landscaped public plaza
or gathering space shall include amenities such as benches, trash
receptacles, and lighting. Gateway features and landmarks
appropriate in this area include:
xii.
Vertical landscaping,
xiii.
Linear signage elements that are engaging to vehicles,
bicycles and pedestrians, and
xiv.
Large scale linear elements such as dimensional letters or
icons.
Landscaped Setbacks. A landscaped setback, a minimum of 15 feet
wide and with common street trees provided, shall be provided along
the frontage of Brittan Avenue, between Highway 101 and Industrial
Road.
Secondary Gateways.
1.
Location of Secondary Gateways.
a.
118
ix.
Brittan Avenue at Highway 101. This gateway, at the City boundary where
Highway 101 meets Brittan Avenue, is the second point of entry to San
Carlos for vehicular traffic traveling on Highway 101. Landscaped setbacks
are the primary design element required at this City gateway.
a.
B.
CITY COUNCIL HEARING DRAFT
Industrial Road. The northern gateway on Industrial Road occurs at
the San Carlos/Belmont city boundary, adjacent to Belmont Creek.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
The southern gateway on Industrial Road occurs at G Street (in
Redwood City).
2.
C.
b.
North and South Alameda de las Pulgas. The northern gateway on
Alameda de las Pulgas occurs at the intersection of Alameda de las
Pulgas, San Carlos Avenue, and Cranfield Avenue. The southern
gateway on Alameda de las Pulgas occurs at Eaton Avenue.
c.
North and South Crestview Drive. The northern gateway on Crestview
Drive occurs at the San Carlos/Belmont city boundary. The southern
gateway on Crestview Drive occurs at Edmond Drive.
Gateway Feature A landscaped setback with a minimum horizontal
dimension of 15 feet shall be located within 15 feet of every corner in the
gateway. If the lot is not a corner lot, the landscaped setback shall be located
at the corner of the lot along the street frontage and city boundary.
Reduction through Design Review. The requirements of this section may be
reduced or waived through design review if the Review Authority finds the design
criteria in Section 18.11.040 have been met.
18.11.040
Design Criteria
In order to approve a design review application for development in the G Overlay District, the
Review Authority shall find that all of the following criteria have been met.
A.
A sense of entry to the City has been created through distinctive building massing
and design, architecture, streetscape design, public art, signage, landscaping,
lighting, pavers, and/or other means; and
B.
Where appropriate, building corners are emphasized at site entries with vertical
architectural elements and massing to create a balanced and well-defined physical
gateway.
CITY OF SAN CARLOS ZONING ORDINANCE
119
ARTICLE II: BASE AND OVERLAY DISTRICTS
Chapter 18.12
CITY COUNCIL HEARING DRAFT
Hillside (H) Overlay District
Sections:
18.12.010!
18.12.020!
18.12.030!
18.12.040!
18.12.050!
18.12.060!
18.12.070!
18.12.010
Purpose!
Applicability!
Hillside Subdivision Standards!
Excavations and Grading!
Development Standards!
Building Design Standards!
Landscaping
Purpose
The Hillside (H) Overlay District is intended to protect the health, safety, and welfare of
residents of the City by establishing regulations for managing the development of hillside
areas. The specific purposes of the H Overlay District are to:
A.
Protect public health and safety by minimizing hazards, including soil erosion and fire
danger associated with development on hillsides;
B.
Preserve and enhance San Carlosʼ scenic character, including its natural hillsides;
C.
Conserve the Cityʼs open spaces and significant natural features;
D.
Respect natural features in the design and construction of hillside development; and
E.
Design hillside development to be sensitive to existing terrain, views, and significant
natural landforms and features.
18.12.020
Applicability
The provisions of this chapter apply to all lots and sites that have an average slope of 10
percent or more. The Director may require a survey and slope analysis consistent with the
average cross slope formula outline in Municipal Code Section 17.16.030, Lot-Size
Requirements, to determine whether the provisions of this chapter apply to a specific
property or development. These regulations may be combined with any district. In the event
of a conflict between the provisions of this chapter and any underlying base district, the most
restrictive provisions shall apply.
18.12.030
Hillside Subdivision Standards
The standards of this section apply to the subdivision of an existing lot into two or more lots
in addition to the other applicable requirements of this Zoning Code, the Subdivision Map
Act (Government Code Section 66410 et. seq.), and the City's Subdivision Ordinance.
120
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
A.
Density. In order to retain natural features of hillsides, the number of lots allowed in
a new subdivision shall be reduced as slope increases, in compliance with Table
18.12.030, Hillside Density Reduction.
1.
A site proposed for subdivision shall be divided into areas of similar slope,
utilizing the slope ranges listed in Table 18.12.030, Hillside Density Reduction.
2.
The maximum number of lots allowed by the base zoning district shall be
multiplied by the applicable reduction factor assigned to each area.
3.
The result of this calculation is the maximum allowable number of lots for
each area.
4.
The maximum allowable number of lots for the subdivision site shall be the
summation of the maximum allowable number of lots for each area.
TABLE 18.12.030: HILLSIDE DENSITY REDUCTION
Average Slope
0% - 14.9%
15% -19.9%
20% - 24.9%
25% - 29.9%
30% - 34.9%
35% and greater
Density Reduction Factor
1.0
0.9
0.8
0.7
0.6
0.5
B.
Further Reduction in Number of Allowed Lots. The Review Authority may reduce
further than required by this section the maximum number of lots in a new
subdivision based upon site-specific problems or constraints identified through the
environmental review of the proposed subdivision.
C.
Building Site Requirements. Each proposed lot shall be designed and located to
provide at least one building site where all proposed structures can comply with all
other applicable requirements of this Ordinance.
D.
Roads. Each new road shall follow natural terrain contours to the maximum extent
feasible to minimize grading. Proposed driveways shall comply with the requirements
of Section 18.12.050, Development Standards, below.
18.12.040
Excavations and Grading
The following requirements shall be in addition to all other requirements which may from
time-to-time be adopted by the City in various building and engineering regulations, unless
such regulations specifically repeal or state they supersede the standards of this section.
CITY OF SAN CARLOS ZONING ORDINANCE
121
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
A.
Grading and excavations shall result in the minimal disturbance feasible to the terrain
and natural land features.
B.
Existing trees and native vegetation shall be retained to the extent possible to
stabilize hillsides, reduce erosion and to preserve the natural scenic beauty of the
area.
C.
Grading plans shall to the extent feasible balance cut and fills on site so that the
import and export of materials for development is minimized.
D.
All areas of the site not under structures with a final slope greater than 15 percent
shall be left uncovered by impervious surface and may be disturbed only as may be
necessary to develop the site.
E.
Final contours and slopes shall generally reflect existing landforms and be
compatible with existing grades on adjoining property.
F.
Slopes created by grading of the site shall not exceed 30 percent.
G.
The outside corners or edges of all cut and fill slopes except at the tops of slopes
shall be rounded to eliminate the sharp corners and shall have a minimum curvature
of radius of at least five feet.
H.
Exceptions to the standards of this subsection may be approved by the Planning
Commission if the following findings are made:
1.
The project design alternative substantially meets the purposes of the H
Overlay District; and
2.
The project incorporates alternative design solutions that minimize grading,
retain more of the project site in its natural state, minimize visual impacts,
protect significant trees, or protect natural resources and result in a
demonstrably superior project designed with greater sensitivity to the natural
setting and compatibility with nearby structures.
18.12.050
A.
122
Development Standards
General Site Planning Standards. Each structure shall be located in the most
accessible, least visually prominent, most geologically stable portion or portions of
the site, and at the lowest feasible elevation. Structures shall also be aligned with the
natural contours of the site. Siting structures in the least prominent locations is
especially important on open hillsides where the high visibility of construction should
be minimized by placing structures so that they will be screened by existing
vegetation, depressions in topography, or other natural features.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
B.
Parking Front Setback Adjustment. In order to reduce grading, required parking
(including a private garage) may be located, at the discretion of the Director, as close
as five feet to the street property line provided that portions of the dwelling and
accessory structures other than the garage shall comply with the setback
requirements of the base zoning district.
C.
Natural State. A minimum area of 25 percent of the lot area plus the percentage
figure of average slope, not to exceed a maximum of 85 percent, must remain in its
natural state. This standard may be waived or reduced for lots zoned PD or
developed with clustered development subject to approval by the Review Authority.
D.
Site Access, Driveways. Each driveway shall follow natural terrain contours to the
maximum extent feasible to minimize grading, and also shall comply with the
following standards.
E.
1.
Maximum Grade. The finished grade of a driveway shall conform to the
finished grade of the lot, but in no case shall exceed an average grade of 18
percent.
2.
Agency Review. The location and design of any driveway shall be referred to
the Fire Department for review and comment as to on- and off-street safety of
vehicles, vehicle passengers and pedestrians, and access for emergency
vehicles.
Retaining Walls. Large retaining walls in a uniform plane shall be avoided.
Retaining walls shall be divided into terraces with variations in plane and include
landscaping to break up the length of walls and to screen them from view. No
retaining wall located in the front or rear yard area shall be higher than six feet, and
must incorporate a three foot recessed offset feature every 30 feet, or other methods
of articulation.
18.12.060
A.
Building Design Standards
Height Limits. A proposed structure shall comply with the setback requirements of
the base zoning district and the following.
1.
Overall Height Limit. The maximum overall height of a structure shall not
exceed a height of 35 feet, measured from the lowest elevation on the site
where the structure touches finished grade, to the highest point of the roof.
2.
Downhill Building Face. The downslope building face shall have a
maximum height of 20 feet from finished grade with a minimum setback of
five feet from that building face to the next highest story.
CITY OF SAN CARLOS ZONING ORDINANCE
123
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.12.060-A: HILLSIDE OVERLAY DISTRICT
HEIGHT LIMITS
B.
Articulation. The apparent size of exterior wall surfaces visible from off the site shall
be minimized through the use of single-story elements, bays, recesses, stepbacks,
overhangs, landscaping, and/or other means of horizontal and vertical articulation to
create changing shadow lines and break up massive forms.
C.
Foundation Design. The use of multi-level foundations (floor levels separated by a
minimum of four feet) shall be the standard design for residential structures unless
an alternative design, with less grading, is approved through the design review
process as more appropriate for the site.
D.
Underfloors. Areas between the lowest floor and finished grade shall not exceed six
feet in height and shall be completely enclosed with fire-retardant materials to
prevent exposure to wildfire hazard.
124
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
FIGURE 18.12.060-D: MAXIMUM UNDERFLOOR HEIGHT
E.
Decks. No portion of the walking surface of a deck with visible underpinnings shall
exceed a height of six feet above grade. Decks shall be integrated into the
architecture of the house, and not appear as an add-on to the primary building mass.
F.
Colors and Materials. A mixture of materials and color shall be used to blend
structures with the natural appearance of the hillside:
1.
Based upon the graphic principle that darker colors are less noticeable than
light colors, darker tones, including earth tones, shall be used for building
walls and roofs on highly visible sites so that structures appear to blend in
with the natural terrain.
2.
Exterior finish materials shall be appropriate for the architectural style of the
structure and compatible with the hillside environment.
3.
In areas of potential high fire hazard, exterior building materials shall be fireretardant.
18.12.070
A.
Landscaping
Required Landscaping. Landscaping shall provide for the following:
1.
Screening of retaining walls over four feet in height, accessory structures, and
buildings visible from a downslope;
2.
Screening of parking areas in multiple residential or nonresidential
developments; and
CITY OF SAN CARLOS ZONING ORDINANCE
125
ARTICLE II: BASE AND OVERLAY DISTRICTS
3.
CITY COUNCIL HEARING DRAFT
Slope stabilization for all cut, fill, and natural slopes of three feet or more in
vertical height with deep-rooted plants.
B.
Fire Hazards. Fire-resistant, drought-tolerant species shall be used where
appropriate to reduce fire hazards.
C.
Installation and Maintenance. Landscaping shall be installed and maintained
consistent with the regulations of Chapter 18.18, Landscaping.
126
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
Chapter 18.13
ARTICLE II: BASE AND OVERLAY DISTRICTS
Neighborhood Hub (NH) Overlay District
Sections:
18.13.010!
18.13.020!
18.13.030!
18.13.040!
18.13.010
Purpose!
Applicability!
Establishment of a Neighborhood Hub!
Re-zoning to NR District
Purpose
The Neighborhood Hub (NH) Overlay District is intended to implement the neighborhood hub
concept established in the General Plan. The standards and regulations for this district
provide for neighborhood-serving small-scale retail and service uses that promote
community health, interaction and socialization of neighborhoods that complement the
residential character of its immediate surroundings.
18.13.020
Applicability
The NH Overlay District applies to all residential areas located west of El Camino Real and
at least one-half (0.5) mile from the MU-DC and MU-D District boundaries.
18.13.030
Establishment of a Neighborhood Hub
Neighborhood hubs may be established within the NH Overlay District by changing the
General Plan land use classification and re-zoning a property to Neighborhood Retail.
A.
Location. Neighborhood hubs shall be located a minimum of one-half (0.5) mile from
existing neighborhood-serving retail uses or other NR District boundary.
B.
Process. An applicant may apply to establish a neighborhood hub by submitting an
application for a General Plan Amendment and rezoning according to the procedures
of Chapter 18.34, Amendments to General Plan, and Chapter 18.35, Amendments to
Zoning Map and Text.
18.13.040
Re-zoning to NR District
In addition to the procedures of Chapter 18.35, Amendments to Zoning Map and Text,
approval of the rezoning to an NR District within the NH Overlay District is subject to the
following requirements.
A.
Land Uses. Land uses are limited to neighborhood-serving retail and service uses.
CITY OF SAN CARLOS ZONING ORDINANCE
127
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
B.
Design and Development. The project shall be designed and developed subject to
the standards of the NR District. However, the adaptive re-use of existing buildings
that do not meet the NR District standards may be allowed, provided the criteria for
re-zoning in subsection G below can still be met.
C.
Trash and Recycling. Adequate facilities for trash and recycling shall be provided. A
minimum of one permanent, non-flammable trash receptacle shall be installed
adjacent to the main entrance/exit of the neighborhood-serving use.
D.
Hours of Operation. Hours of operation shall be limited to address impacts to the
surrounding area. In no case shall hours of operation be earlier than 7:00 a.m. or
later than 10:00 p.m.
E.
Access and Parking. Convenient bicycle and pedestrian access and adequate
parking shall be provided. The application for a re-zoning to an NR District shall
demonstrate the project will not have a detrimental impact on parking and circulation
in the surrounding area.
F.
Loading and Service Plan. Adequate loading and service areas shall be provided
on-site to minimize congestion and conflict points on pedestrian and traffic routes. An
application for a re-zoning to an NR District shall demonstrate that loading and
service activities will not adversely impact the surrounding area.
G.
Criteria for Rezoning. The Planning Commission shall not recommend and the City
Council shall not approve a re-zoning to an NR District unless the proposed district
meets the following criteria:
128
1.
The proposed NR District will accommodate neighborhood-serving small
scale retail and service uses that promote community health, interaction, and
socialization of neighborhoods;
2.
Development in the proposed NR District has been designed for easy access
by bicyclists and pedestrians;
3.
The design of structures in the proposed NR District complement the
residential character of the surrounding neighborhood; and
4.
The uses proposed in the NR District will not adversely impact adjacent
properties.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
Chapter 18.14
ARTICLE II: BASE AND OVERLAY DISTRICTS
Stream Development and Maintenance (SDM)
Overlay District
Sections:
18.14.010!
18.14.020!
18.14.030!
18.14.040!
18.14.010
Purpose!
Applicability!
Stream Setback Requirements!
Dedication of Drainage and Scenic Easements
Purpose
This Stream Development and Maintenance (SDM) Overlay District is intended to protect
waterways and the health, safety and welfare of residents of the City by establishing
regulations for development adjacent to creeks. The specific purposes of the SDM Overlay
District are to:
A.
Preserve and protect the natural hydrological system and ecological functions of
waterways;
B.
Provide reasonable protection to owners of riparian property and the public from the
hazards of stream bank failures and flooding, while allowing owners of property near
waterways reasonable use of and the opportunity to improve their properties
consistent with general safety; and
C.
Avoid excavation, filling, development, or construction that could adversely affect
public health and safety by aggravating drainage flows during flooding conditions or
interfering with riparian habitat.
18.14.020
Applicability
The provisions of this chapter shall apply to all lots and sites where any portion of the
property is within 25 feet of top of bank of Cordilleras, Belmont, Brittan and Pulgas Creeks
within the City. These regulations may be combined with any district. In the event of a
conflict between the provisions of this chapter and any underlying base district, the most
restrictive provisions shall apply.
18.14.030
A.
Stream Setback Requirements
Required Setback. All new development shall be setback a minimum 25 feet from
the top of bank line or such other distance as specified by the Planning Commission.
1.
Development. For the purposes of this chapter, development is as defined in
Chapter 18.41, Terms and Definitions, and includes structures, buildings of
CITY OF SAN CARLOS ZONING ORDINANCE
129
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
any type, swimming pools, driveways, streets, parking areas, patios,
platforms, decks, liquid storage tanks, and broken concrete rubble, earth fill
or other structural debris or fill. Retaining walls or channel lining to prevent
erosion of the creek bank shall be allowed, but shall be subject to federal and
state permits and a Building Permit.
2.
130
Top of Bank Line. Top of bank line is determined as follows.
a.
Waterway with Defined Bank. Top of bank line is the line connecting
all the points where there is substantial grade change between the
creek bank and the property as determined by the applicantʼs
engineer and subject to the review and approval of the City Engineer.
b.
Waterway without Defined Bank. Where there is no defined bank and
the slope from the streambed is less than 2:1, top of bank is
considered the 100-year storm surface elevation established in the
most recent Flood Insurance Study for the City of San Carlos or the
water surface elevation as calculated by the applicantʼs engineer and
subject to the review and approval of the City Engineer.
c.
Channelized Waterway. Where a fully channelized waterway exists,
top of bank is the highest edge of the engineered channel.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE II: BASE AND OVERLAY DISTRICTS
FIGURE 18.14.030-A(2): TOP OF BANK
B.
Exceptions. The only activities allowed within the required setback are those related
to storm drainage, erosion control, and streambank stability improvements that
comply with the following standards and have been approved, as required by law, by
the governmental agencies having jurisdiction over them.
1.
Storm drain outflows and the associated drainage facilities shall be designed
so as to eliminate or minimize increases in the rate and amount of stormwater
discharge.
2.
Vegetation shall not be cut or removed except for normal maintenance, to
facilitate drainage, prevent flooding, and to permit adequate flow of water.
Such cutting or removal of vegetation shall be limited to the minimum amount
necessary, with special care to avoid removal of vegetation immediately
adjacent to the banks of the stream.
CITY OF SAN CARLOS ZONING ORDINANCE
131
ARTICLE II: BASE AND OVERLAY DISTRICTS
CITY COUNCIL HEARING DRAFT
3.
Fill, grading, or excavating for purposes of low intensity, passive recreation or
conservation uses may be allowed with Conditional Use Permit approval.
Such activities shall be kept to the minimum amount necessary to accomplish
its aims and designed and executed so as to minimize erosion, sedimentation
or runoff in or into the stream channel.
4.
Minor restoration or maintenance necessary to prevent flooding, reduce
siltation, remove debris, and minor weed abatement activity necessary to
protect life or property or otherwise provide for the public health and safety
may be approved by the City.
5.
Except in the case of emergency, all development, grading, restoration and
maintenance shall be confined to the dry months (April 15th to October 15th)
and all erodible slopes and surfaces exposed by such work will be
hydromulched or secured by equally effective erosion control prior to October
15th to the satisfaction of the City Engineer.
18.14.040
Dedication of Drainage and Scenic Easements
The City may, as a condition of a development permit or subdivision, require the dedication
of a drainage and/or scenic easement over and maintenance, in its natural condition or
existing state, of each stream channel within the top of each bank or such other distance as
specified by the Review Authority to avoid excavation, filling, development or construction
that could adversely affect the public health and safety by aggravating drainage flows during
flooding conditions or interfering with the streamside habitat.
132
CITY OF SAN CARLOS ZONING ORDINANCE
Article III: Regulations Applying to Some
or All Districts
Chapter 18.15
General Site Regulations
Sections:
18.15.010!
18.15.020!
18.15.030!
18.15.040
18.15.050!
18.15.060!
18.15.070!
18.15.080!
18.15.090!
18.15.100!
18.15.110!
18.15.120!
18.15.130!
18.15.010
Purpose and Applicability!
Accessory Buildings and Structures!
Development on Substandard Lots!
Fences and Walls
Hazardous Material Site Assessment!
Height and Height Exceptions!
Lighting and Illumination!
Projections into Yards!
Screening!
Swimming Pools and Spas!
Trash and Recycling Collection Areas!
Underground Utilities!
Visibility at Intersections and Driveways!
Purpose and Applicability
The purpose of this chapter is to prescribe development and site regulations that apply,
except where specifically stated, to development in all districts. These standards shall be
used in conjunction with the standards for each zoning district established in Article II, Base
and Overlay District Regulations. In any case of conflict, the standards specific to the zoning
district shall override these regulations.
18.15.020
A.
Accessory Buildings and Structures
Applicability.
1.
The provisions of this section apply to roofed structures, including but not
limited to garages, carports, sheds, workshops, gazebos, and covered patios,
that are detached from and accessory to the main building on the site. These
provisions also apply to open, unroofed structures such as decks and trellises,
that are over six feet in height and that are detached from and accessory to
the main building on the site.
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
2.
When an accessory building or structure is attached to the main building, it
shall be made structurally a part of and have a common wall or roof with the
main building and shall comply in all respects with the requirements of this
Ordinance applicable to the main building. Allowed building projections into
setbacks are stated in Section 18.15.080, Projections into Yards.
3.
Where a Second Dwelling Unit is located over a detached garage, the entire
structure shall be considered a main building, subject to the base district
standards for main buildings. No portion of this building shall be closer to any
lot line than is permitted for any other main building.
B.
Relation to Existing Structures. A detached accessory building may only be
constructed on a lot on which there is a permitted main building to which the
accessory building is related or on an adjacent lot under the same ownership.
However, an accessory building may be constructed prior to a permitted main
building and used for not more than one year in connection with the construction of
the main building provided that a building permit is obtained for the entire project,
including the accessory building, prior to the start of any construction.
C.
Number of Accessory Structures. There shall be no more than two accessory
structures located on any property without prior approval of the Director.
D.
Location. Accessory structures shall be located in the rear half of the lot.
1.
Corner Lot. On a corner lot, no detached accessory building shall be located
so as to project beyond the front yard required or existing on the adjacent lot.
2.
Through Lot. On a through lot having frontage on two more or less parallel
streets, no detached accessory building shall be located on the one-fourth of
the lot nearest either street.
3.
Garage Exception. In RS Districts, garages may be allowed on the front half
of a lot in accordance with Section 18.04.030, Development Standards-RS
Districts.
E.
Height. Accessory structures with slab-type foundation shall be no greater than 12
feet high measured from adjacent grade. Accessory structures with raised floor-type
foundation shall be no greater than 15-feet high measured from adjacent grade.
F.
Setbacks. Accessory structures may be located on an interior side or rear lot line,
except as provided below.
134
1.
Accessory structures shall be setback a minimum of three feet from any alley
or lot line.
2.
Accessory structures adjacent to the front one-half of any adjacent lot shall
be setback a minimum of five feet from the lot line.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
3.
Detached garages with a linear length or depth which exceeds 25 feet on a
side shall be setback a minimum of five feet from the lot line.
4.
Accessory structures other than detached garages with a linear length or
depth which exceeds one-third of the unobstructed distance along a property
line shall be setback a minimum of five feet from the lot line.
G.
Rear Yard Area. Detached accessory structures shall not occupy more than 30
percent of the required rear yard area.
H.
Separation from Main Buildings. No detached accessory structure shall be located
closer than six feet from the main building, inclusive of roof covering.
I.
Facilities.
J.
1.
A detached accessory structure that has not been approved as a Second
Dwelling Unit may contain a toilet, shower and sink upon review and approval
by the Director and the Chief Building Official. A bathtub is not permitted. The
applicant shall obtain all necessary Building Permits for work to be performed.
The applicant shall sign a statement, at the time of submittal for a Building
Permit, which will prohibit the use of the accessory structure as a Second
Dwelling Unit. The signed statement shall be in the form of a restrictive
covenant, and shall be recorded.
2.
A detached accessory structure may have plumbing for a washer, dryer,
and/or utility sink provided that it has an open floor plan without interior
partitions, and that it is located at least five feet from side and rear lot lines.
Permits. Accessory structures greater than 120 square feet shall require Director
approval and a building permit from the Building Division.
18.15.030
Development on Substandard Lots
Any lot or parcel of land under one ownership and of record on the first day of March, 1959,
may be used as a building site even when of less area or width than that required by the
regulations for the district in which it is located.
18.15.040
Fences and Walls
Fences, walls, dense hedges, and similar structures shall comply with the standards of this
section.
A.
Purpose. To provide residents with greater security and protected outdoor living
space through fencing of property while allowing light, views, access and visibility for
CITY OF SAN CARLOS ZONING ORDINANCE
135
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
the health, safety and welfare of the citizenry. Limitations on fencing also serve to
maintain the aesthetic value of the City.
B.
Standard Fences—Height, Regulation and Exceptions in Residential Districts.
1.
2.
Front Yards. No fence, wall, hedge or screen planting of any kind located
between the front property line and the front-most wall of a residence
establishing an existing front setback (or the required front setback,
whichever is less) shall be constructed, grown or maintained to exceed four
feet in height. However, front yard fences within the sight distance triangular
area shall not exceed three feet in height unless an exception is obtained
pursuant to Section 18.15.040-C(14). This provision shall not apply to the
following items, provided that such amenities do not significantly obstruct
vehicular or pedestrian visibility or significantly obscure light and views to
adjacent properties:
a.
Specimen trees or shrubs that do not form a continuous barrier;
b.
Light poles, pillars or pilasters (not to exceed six feet in height and 18
inches in width);
c.
Front yard fence posts with attached lights (not more than two
permitted; posts not to exceed four feet in height and 18 inches in
width and depth plus a two-foot-high light fixture);
d.
Gates no higher than four feet in height and four feet in width for
pedestrian gates; 14 feet in width for driveway gates;
e.
Trellises used for pedestrian purposes (not to exceed eight feet in
height, five feet in width and five feet in depth);
f.
One mailbox structure not to exceed six feet in height;
g.
Up to three statuary structures not to exceed four feet in height, two
feet in width and two feet in depth each; and
h.
Other structures which the Director determines are of a similar nature.
Street Side Yards. Fences located within a required street side yard shall not
be constructed, grown or maintained to exceed four feet in height except as
provided below.
a.
136
The Director may grant a waiver to allow a fence in the street side
setback up to six feet in height plus one foot of lattice if he finds that
there are no substantial health and safety or visual impacts to
neighbors associated with the location and height of the proposed
fence.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
b.
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
If the fence falls within a corner lot or driveway area, the fence must
also meet the requirements of Paragraph 4, Corner Lots.
3.
Rear and Interior Side Yards. Fences located between the front-most wall
establishing an existing front setback (or the required front setback,
whichever is less) and the side or rear lot line, shall not be constructed,
grown or maintained to exceed six feet in height plus one foot of lattice. If the
fence falls within a corner lot or driveway area, the fence must also meet the
requirements of Paragraph 4, Corner Lots.
4.
Corner Lots. Fences shall be a maximum of three feet in height within the
sight distance triangle, unless an exception is obtained from the Building
Official as outlined in Section 18.15.040-C(14). Trees, or any portions thereof,
that are located within this sight distance triangle shall have a clearance of
seven feet high minimum between the lowest portion of the canopy and the
sidewalk, and 13 feet high minimum between the lowest portion of the canopy
and street.
FIGURE 18.15.040-B: FENCE AND WALL HEIGHT
C.
Special Fences—Height and Regulations. Special fences are subject to review
and approval by the Director, who may impose reasonable conditions or restrictions
including, but not limited to, neighbor notification, setbacks and landscape screening
as deemed necessary to ensure compatibility of the special fence with adjoining lots
and those in the general vicinity, and may require guarantees and evidence that such
conditions are being, or will be, complied with. Special fences include, but are not
limited to, the following:
CITY OF SAN CARLOS ZONING ORDINANCE
137
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
138
CITY COUNCIL HEARING DRAFT
1.
Recreation Area Fence. Fences not to exceed 12 feet in height may be
located around tennis courts, badminton courts, basketball or volleyball
courts and similar play areas, providing that all parts of the fence over six feet
are made of open-wire construction or other corrosion-resistant material;
2.
Security Fences. Fences not to exceed eight feet in height may be located
around industrial, manufacturing or research uses where required for security
purposes, screening, or containing and protecting hazardous materials;
3.
Swimming Pool Fences. Fences required for swimming pools are governed
by San Carlos Municipal Code Chapter 15.40, Swimming Pools, and Section
18.15.100, Swimming Pools and Spas. Swimming pool fences are not subject
to Director approval unless they exceed the standard fence height regulations
stated in Section 18.15.040(B);
4.
Abutting Nonresidential Fences. Where residential properties abut
industrial or commercial areas, or public property other than a public street,
fences may be constructed to a height not to exceed eight feet, and meeting
minimum site distance triangle requirements;
5.
Trellises used for pedestrian purposes exceeding eight feet in height, five feet
in width and five feet in depth;
6.
Statuary structures exceeding the exemption limit of three structures and/or
exceeding four feet in height and two feet in depth;
7.
Fence posts greater than 18 inches in width or depth;
8.
Front yard fence posts with more than two attached lights. In no event shall
such posts exceed four feet in height plus a two-foot-high light fixture;
9.
Chain link fencing in residential areas is permitted in the side and rear yards
with vinyl-coating and landscape screening. Chain link fencing shall not
exceed six feet in height in these areas. Chain link fencing in front yards in
residential areas is not permitted;
10.
Fences not to exceed six feet in height with an additional one foot of lattice for
any portion of an irregular lot between the house and property line adjacent to
the public right-of-way;
11.
Fences not to exceed six feet in height with an additional one foot of lattice for
any portion of a lot 200 feet in depth or greater between the house and
property line adjacent to the public right-of-way. Such fences shall not be
located closer than 15 feet to the front property line;
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
D.
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
12.
Fences not to exceed six feet in height with an additional one foot of lattice
within front yards when not located in front of a primary residence and not
closer than 15 feet to a front property line;
13.
Gates exceeding four feet in width for pedestrian use or 14 feet in width for
driveway use;
14.
Exceptions to sight distance triangles if the necessity for the fence outweighs
concerns for public safety as determined by the Building Official;
15.
Other structures which the Director determines are of a similar nature.
Prohibited fences. The following types of fences are prohibited:
1.
Barbed wire or razor wire, except the use of barbed wire fencing may be
permitted for security purposes in Industrial Districts at the top portion of a
fence at least six feet in height upon approval of a Conditional Use Permit;
2.
Electrically charged fences;
3.
All wire, twine or rope fences consisting of one or more strands;
4.
Fences constructed or maintained in the public right-of-way without an
encroachment permit;
5.
Fences constructed or maintained closer than three feet to any fire hydrant;
6.
Fences constructed or maintained so as to sag or lean;
7.
Dilapidated fences;
8.
Fences creating a safety hazard to motorists and/or pedestrians;
9.
Construction fencing where no valid Building Permit exists; and
10.
Chain link fencing in front and corner side yards in Residential Districts.
E.
Fencing in Commercial Zoning Districts. All fencing over six feet in height within
commercially zoned districts shall be subject to review and approval by the Director.
In no case shall fencing exceed eight feet in height.
F.
Fencing in the Public Right-of-Way. All fencing in the public right-of-way requires
an encroachment permit from the City Engineer and shall be subject to all
requirements of this chapter, in addition to those of the Public Works Department.
CITY OF SAN CARLOS ZONING ORDINANCE
139
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
G.
H.
CITY COUNCIL HEARING DRAFT
Building Permit and Staff Approval Requirements.
1.
No person shall erect, construct or maintain any solid fence or wall exceeding
six feet in height (exclusive of lattice) without first obtaining a permit from the
Building Division.
2.
No person shall erect, construct or maintain fences in combination with
retaining walls of any height without first obtaining a permit from the Building
Division.
3.
No person shall erect, construct or maintain pressure treated wood retaining
walls over three feet tall without first obtaining a permit from the Building
Division. Walls three feet and under must have backfill no steeper than 2:1.
4.
No person shall erect, construct or maintain concrete or masonry retaining
walls over four feet tall, measured from the bottom of the footing to the top of
the wall without first obtaining a permit from the Building Division.
Nonconforming Fences and Vegetation. Nonconforming fences and vegetation
shall comply with the following:
1.
All existing nonconforming fences and walls in the public right-of-way shall be
immediately removed or otherwise made to conform to Ordinance standards.
2.
Any shrubs, trees or other foliage which, in the opinion of the Chief of Police,
obscures safe sight distance from driveways and corners shall be trimmed by
the property owner to a condition satisfactory to the Chief of Police.
3.
Any other existing legally nonconforming fence may remain, provided that it is
not replaced as defined in Section 18.41.020, Definitions, or constitutes as
hazardous condition as determined by the Building Official.
18.15.050
Hazardous Material Site Assessment
A.
Site Assessment. All development proposals in areas identified in the General Plan
as sites with current or historic environmental contamination, as well as other sites
determined by the Director to have the potential for contamination based on prior
land use, require a hazardous and toxic soil contamination site assessment. The
Director may impose reasonable conditions of approval, as warranted, to implement
recommendations of the site assessment.
B.
Waiver of Assessment. No assessment is required for a development proposal
located in an area for which the Director determines that sufficient information exists
because of previous assessments or reports.
140
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
18.15.060
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
Height and Height Exceptions
The structures listed in the following table may exceed the maximum permitted building
height for the district in which they are located, subject to the limitations stated and further
provided that no portion of a structure in excess of the building height limit may contain
habitable areas or advertising. Additional height, above this limit, may be approved with a
Conditional Use Permit, pursuant to the provisions of Chapter 18.30, Use Permits.
TABLE 18.15.060: ALLOW ED PROJECTIONS ABOVE HEIGHT LIMITS
Structures Allowed Above the Height Limit
Skylights
Chimneys not over 6 feet in width
Flagpoles
Rooftop open space features such as sunshade and
windscreen devices, open trellises, and landscaping
(for multi-family and non-residential buildings only)
Elevator and stair towers (for multi-family and nonresidential buildings only)
Decorative features such as spires, bell towers,
domes, cupolas, obelisks, and monuments
Fire escapes, catwalks, and open railings required by
law
Solar panels, and other energy production facilities
located on a rooftop
Distribution and transmission towers, lines, and
poles
Water tanks
Windmills
Radio towers
Industrial structures where the manufacturing
process requires a greater height.
Building-mounted telecommunications facilities,
antennas, and microwave equipment.
18.15.070
Maximum Coverage,
Locational Restrictions
Maximum Vertical
Projection Above the
Height Limit (ft)
20% of roof area
One
10% of roof area
8
5% of roof area
8
10% of roof area. Must be setback from the 10
exterior wall one foot for every foot of
projection above the height limit.
10% of roof area. Must be setback from the 16
exterior wall one foot for every foot of
projection above the height limit.
10% of roof area. Must be setback from the 6 for residential
exterior wall one foot for every foot of
development in RS
projection above the height limit.
Districts; 10 elsewhere
No restriction
10
25% of the area of the lot, or 10% of the
10
roof area of all on-site structures, whichever
is less. Must be located at least 25 feet from
any lot line.
Subject to the provisions of Chapter 18.24, Telecommunications
Facilities.
Lighting and Illumination
A.
Applicability. The standards of this section apply to all new development and
additions that expand existing floor area by 10 percent or more.
B.
General Standards.
1.
Multiple-Unit Residential Buildings. Aisles, passageways, and recesses
related to and within the building complex shall be illuminated with an
intensity of at least 0.25 foot-candles at the ground level during the hours of
CITY OF SAN CARLOS ZONING ORDINANCE
141
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
darkness. Lighting devices shall be protected by weather and vandalresistant covers.
2.
Nonresidential Buildings. All exterior doors, during the hours of darkness,
shall be illuminated with a minimum of 0.5 foot-candle of light.
3.
Pedestrian-Oriented Lighting. In the Mixed-Use Districts, exterior lighting
shall be provided for a secure nighttime pedestrian environment by
reinforcing entrances, public sidewalks and open areas with a safe level of
illumination.
4.
Maximum Height. Lighting standards shall not exceed the maximum heights
specified in the following table.
TABLE 18.15.070-B(4): MAXIMUM HEIGHT OF LIGHTING
STANDARDS
C.
142
District
Residential Districts
Commercial and Mixed-Use Districts
Maximum Height (ft)
16
16 feet within 100 feet of any street frontage; 20 feet in
any other location.
Industrial Districts
20 feet within 100 feet of any street frontage; 25 feet in
any other location.
Public and Semi-Public and Airport District
25, or as necessary for safety and security
Control of Outdoor Artificial Light.
1.
Purpose. This subsection is intended to minimize outdoor artificial light that
may have a detrimental effect on the environment, astronomical research,
amateur astronomy, and enjoyment of the night sky. These provisions are
also intended to reduce the unnecessary illumination of adjacent lots and the
use of energy.
2.
Exemptions. The following types of lighting fixtures are exempt from the
requirements of this section:
a.
Public and Private Street Lighting.
b.
Athletic Field Lights. Athletic field lights used within a school campus
or public or private park.
c.
Safety and Security Lighting. Safety and security lighting for public
facilities, including, but not limited to the airport and hospitals.
d.
Construction and Emergency Lighting. All construction or emergency
lighting fixtures, provided they are temporary and are discontinued
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
immediately upon completion of the construction work or abatement of
the emergency.
e.
3.
4.
Seasonal Lighting. Seasonal lighting displays related to cultural or
religious celebrations.
Prohibited Lighting. The following types of exterior lighting are prohibited:
a.
Drop-down lenses;
b.
Mercury vapor lights; and
c.
Searchlights, laser lights, or any other lighting that flashes, blinks,
alternates, or moves.
Fixture Types. All lighting fixtures shall be shielded so as not to produce
obtrusive glare onto the public right-of-way or adjoining properties. All
luminaries shall meet the most recently adopted criteria of the Illuminating
Engineering Society of North America (IESNA) for “Cut Off” or “Full Cut Off”
luminaries.
FIGURE 18.15.070-C(4): FIXTURE TYPES
5.
Glare. No use shall be operated such that significant, direct glare, incidental
to the operation of the use is visible beyond the boundaries of the lot where
the use is located. Light or glare from mechanical or chemical processes,
high-temperatures processes such as combustion or welding, or from
reflective materials on buildings or used or stored on a site, shall be shielded
or modified to prevent emission of adverse light or glare onto other properties.
CITY OF SAN CARLOS ZONING ORDINANCE
143
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
6.
CITY COUNCIL HEARING DRAFT
Light Trespass. Lights shall be placed to deflect light away from adjacent
lots and public streets, and to prevent adverse interference with the normal
operation or enjoyment of surrounding properties.
a.
Direct or sky-reflected glare from floodlights shall not be directed into
any other lot or street.
b.
No light or combination of lights, or activity shall cast light exceeding
one foot candle onto a public street, with the illumination level
measured at the centerline of the street.
c.
No light, combination of lights, or activity shall cast light exceeding 0.5
foot candle onto a residentially zoned lot, or any lot containing
residential uses.
7.
Required Documentation. Project applicants shall submit photometric data
from lighting manufacturers to the City to demonstrate that the lighting
requirements have been satisfied.
8.
Alternate Materials and Methods of Installation. Designs, materials, or
methods of installation not specifically prescribed by this section may be
approved, provided that the proposed design, material, or method provides
approximate equivalence to the specific requirements of this section or is
otherwise satisfactory and complies with the intent of these provisions.
18.15.080
Projections into Yards
Building projections may extend into required yards, according to the standards of Table
18.15.080, Allowed Building Projections into Required Yards, subject to all applicable
requirements of the California Building Code. The “Limitations” column states any
dimensional, area, or other limitations that apply to such structures where they project into
required yards.
144
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
TABLE 18.15.080: ALLOW ED BUILDING PROJECTIONS INTO REQUIRED
YARDS
Projection
All projections
Cornices, canopies, eaves,
and similar architectural
features; chimneys
Bay windows
Fire escapes required by
law or public agency
regulation
Uncovered stairs, ramps,
stoops, or landings that
service above first floor of
building
Depressed ramps or
stairways and supporting
structures designed to
permit access to parts of
buildings that are below
average ground level
Decks, porches and stairs
Front or Street
Interior Side Rear Yard (ft) Limitations
Side Yard (ft)
Yard (ft)
Notwithstanding any other subsection of this section, no projection may extend closer than three
feet to an interior lot line or into a public utility easement.
Where any setback of this ordinance conflicts with the California Building Code, the more
restrictive shall apply.
2
2
2
3
2
3
4
4
4
3
2
3
3.5
3.5
3.5
6
2
Any distance if
uncovered;
10 if covered
3
Shall not occupy more than one-third of
the length of the building wall on which
they are located or one-half of the length of
a single room.
Must be open on at least three of sides and
no closer than 7 ft of a street-facing
property line or 3 ft of an interior property
line. The Director may grant exceptions in
2
18 inches or more above 3
the Hillside Overlay District to provide
ground elevation
access to a driveway or street.
Ramps and similar
Reasonable accommodation will be made, consistent with the Americans with Disabilities Act;
structures that provide
see Chapter 18.33, Waivers.
access for persons with
disabilities
Less than 18 inches
above ground elevation
CITY OF SAN CARLOS ZONING ORDINANCE
145
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.15.080: BUILDING PROJECTIONS
18.15.090
Screening
A.
Applicability. The standards of this section apply to all new development and
additions that expand existing floor area by 10 percent or more.
B.
Screening of Mechanical and Electrical Equipment. All exterior mechanical and
electrical equipment shall be screened or incorporated into the design of buildings so
as not to be visible from the street, highway, train tracks, or adjacent Residential
Districts. Equipment to be screened includes, but is not limited to, all roof-mounted
equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry
boxes, backflow preventions, irrigation control valves, electrical transformers, pull
boxes, and all ducting for air conditioning, heating, and blower systems. Screening
materials shall be consistent with the exterior colors and materials of the building.
Exceptions may be granted by the Director where screening is infeasible due to
health and safety or utility requirements.
C.
Outdoor Storage Areas. Outdoor storage areas shall be screened from view from
any public street or freeway; existing or planned residential area; or publicly
accessible open space area, parking area, access driveway, or similar thoroughfare.
1.
146
Screening walls and fences visible from any public street or highway;
Residential or Mixed-Use District; or publicly accessible open space area,
parking area, access driveway, or similar thoroughfare shall be architecturally
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
compatible with the main structure on the site and shall not have barbed wire
or razor wire visible from any street or public access.
2.
D.
Screening walls and fences shall not exceed maximum fence heights
established in Section 18.15.040, Fences and Walls, except fencing and
screening fences and walls up to 15 feet in height may be allowed outside
required setback areas in the GCI, IL, and IH Districts with Director approval.
No stored goods may exceed the height of the screening wall or fence.
Common Property Lines. A screening wall at least six feet in height shall be
provided on the interior lot lines of any lot that contains any industrial use, or
transportation, communication and utilities use (except Communication Facilities and
Minor Utilities), as defined in Chapter 18.40, Use Classifications, and abuts a
Residential District. Such screening wall shall be provided at the time of new
construction or expansion of buildings, or changes from one use classification to
another non-residential use classification.
1.
Location. Screening walls shall follow the lot line of the lot to be screened, or
shall be so arranged within the boundaries of the lot so as to substantially
hide from adjoining lots the building, facility, or activity required to be
screened.
2.
Materials. Industrial uses must provide a solid screening wall of stucco,
decorative block, or concrete panel. Screening walls for other uses may be
constructed of stucco, decorative block, concrete panel, wood or other
substantially equivalent material. Chain-link fencing does not fulfill the
screening wall requirement.
3.
Berms. An earth berm may be used in combination with the above types of
screening walls, but not more than two-thirds of the required height of such
screening may be provided by the berm.
4.
Maintenance. Screening walls shall be maintained in good repair, including
painting, if required, and shall be kept free of litter or advertising. Where
hedges are used as screening, trimming or pruning shall be employed as
necessary to maintain the maximum allowed height.
18.15.100
Swimming Pools and Spas
Swimming pools and spas shall comply with San Carlos Municipal Code Chapter 15.40,
Swimming Pools, as well as the following standards:
A.
If located in a Residential District, the swimming pool or spa is to be solely for the
use and enjoyment of residents and their guests.
CITY OF SAN CARLOS ZONING ORDINANCE
147
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
B.
The swimming pool or spa, or the entire lot on which it is located, shall be walled or
fenced from the street or from adjacent lots; and where located less than 30 feet to
any lot line, shall be screened by a masonry wall or solid fence not less than six feet
in height on the side facing such lot line.
C.
Swimming pool or spa filtration equipment shall not be closer than 15 feet to the main
building on an adjoining lot.
D.
Swimming pool or spa filtration equipment and pumps shall not be located in the front
or street side yard. All equipment shall be mounted and enclosed so that its sound in
in compliance with Section 18.21.050, Noise.
E.
The outside wall of the water-containing portion of any swimming pool or spa shall be
located at least five feet from all interior side and rear lot lines.
F.
Swimming pools shall be built and maintained per the requirements of the California
Building Code.
18.15.110
A.
B.
148
Trash and Recycling Collection Areas
Purpose. The purposes of this section are to:
1.
Establish design and locational criteria for the construction of solid waste and
recycling-container enclosures.
2.
Ensure that enclosures are functional, serviceable, durable, unobtrusive, and
architecturally compatible with adjacent buildings.
3.
Ensure adequate area for the storage of recyclable materials as required by
the California Solid Waste Reuse and Recycling Act of 1991, as amended.
General Requirements and Alternatives. San Carlos Municipal Code Chapter 8.04,
Solid Waste, requires that all trash and garbage be placed in an appropriate
receptacle. All garbage cans, mobile trash bins, receptacles, as defined and
regulated in Chapter 8.04, and all recycling materials and containers for such
recycling materials shall be maintained and stored in accord with this section.
1.
Applicability. Solid waste and recycling-container enclosures are required
for new dwelling groups of three or more dwelling units and for all new nonresidential development and additions and remodels of non-residential
buildings where the aggregate valuation of one or more than one addition or
remodel in any 12-month period, exceeds 10 percent of the then-current
assessed value of the improvements for the subject property.
2.
Alternatives. Projects with 10 or fewer residential units may have individual
trash containers for each unit, provided that there is a designated screened
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
location for each individual trash container adjacent to the dwelling unit and
provided that solid waste and recycling containers for each unit are brought to
the curbside for regular weekly or bi-weekly collection.
3.
Compliance with Other Regulations. All trash and refuse collection
enclosures shall comply with the California Fire Code and the California
Regional Water Quality Control Board San Francisco Bay Region Municipal
Regional Stormwater NPDES Permit.
C.
Size. Trash and recycling enclosures shall be sized to accommodate all trash,
garbage, and recyclables until such items are picked-up by the City or its contracted
solid waste and recycling collector(s).
D.
Location and Orientation. All trash and recycling enclosures shall meet the
following requirements unless the Director determines that compliance is infeasible.
A Building Permit shall not be issued for a project until documentation of approval of
the location is provided by the Director.
E.
1.
The solid waste and recycling storage area shall not be visible from a public
right-of-way and shall not be located within any required front yard, street
side yard, any required parking and landscaped areas, or any other area
required by this ordinance to be constructed or maintained unencumbered
according to fire and other applicable building and public safety codes.
2.
Solid waste and recycling areas shall be consolidated to minimize the number
of collection sites and located so as to reasonably equalize the distance from
the building spaces they serve. For multi-unit residential projects, there
should be a minimum of one trash enclosure per 50 units and the enclosure
should be located within 100 feet of the residential units.
3.
Solid waste and recycling storage areas shall be accessible so that trucks
and equipment used by the or its contracted solid waste and recycling
collector(s) have sufficient maneuvering areas and, if feasible, so that the
collection equipment can avoid backing.
Materials, Construction, and Design.
1.
Minimum Height of Screening. Solid waste and recycling storage areas
located outside or on the exterior of any building shall be screened with a
solid enclosure at least six feet high.
2.
Enclosure Material. Enclosure material shall be wood, solid masonry or
concrete tilt-up with decorated exterior-surface finish compatible to the main
structure(s).
3.
Gate Material. Gate material shall be decorative, solid, heavy-gauge metal or
a heavy-gauge metal frame with a covering of a view-obscuring material.
CITY OF SAN CARLOS ZONING ORDINANCE
149
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
4.
Access to Enclosure from Residential Projects. Each solid waste and
recycling enclosure serving a residential project shall be designed to allow
disposal to the appropriate receptacle without having to open the main
enclosure gate.
5.
Enclosure Pad. Pads shall be a minimum of four-inch-thick concrete.
6.
Bumpers. Bumpers shall be two inches by six inches thick and made of
concrete, steel, or other suitable material and shall be anchored to the
concrete pad.
7.
Protection for Enclosures. Concrete curbs or equivalent shall protect
enclosures from adjacent vehicle parking and travel ways.
8.
Landscaping. The perimeter of the recycling and trash enclosure shall be
planted, if feasible, with drought-resistant landscaping, including a
combination of shrubs and/or climbing evergreen vines.
9.
Clear Zone. The area in front of and surrounding all enclosure types shall be
kept clear of obstructions, and shall be painted, striped, and marked “No
Parking.”
10.
Drainage. The floor of the enclosure shall have a drain that connects to the
sanitary sewer system.
11.
Travelways and Area in Front of Enclosure. An adequate base to support
a truck weight of 62,000 pounds.
18.15.120
Underground Utilities
All electrical, telephone, cable television, and similar distribution lines providing direct
service to a project shall be installed underground within the site. This requirement may be
waived by the Director upon determining that underground installation is infeasible.
18.15.130
A.
150
Visibility at Intersections and Driveways
Street Intersections. Vegetation and structures may not exceed a height of three
feet within the sight distance triangular area formed by the intersecting curb lines (or
edge of pavement when no curbs exist) and a line joining points on these curb lines
at a distance of 40 feet along both lines from their intersection, unless an exception
is obtained from the Building Official. Trees, or any portions thereof, that are located
within this sight distance triangle shall have a clearance of seven feet high minimum
between the lowest portion of the canopy and the sidewalk, and thirteen feet high
minimum between the lowest portion of the canopy and street.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
B.
Driveways. Visibility of a driveway crossing a street lot line shall not be blocked
above a height of three feet by vegetation or structures for a depth of 12 feet as
viewed from the edge of the right-of-way on either side of the driveway at a distance
of 12 feet. Street trees that are pruned at least seven feet above the established
grade of the curb so as not to obstruct clear view by motor vehicle drivers are
permitted.
C.
Exempt Structures and Plantings. The regulations of this section do not apply to
permanent buildings; public utility poles; saplings or plant species of open growth
habits and not planted in the form of a hedge that are so planted and trimmed as to
leave at all seasons a clear and unobstructed cross view; official warning signs or
signals; or places where the contour of the ground is such that there can be no cross
visibility at the intersection.
FIGURE 18.15.130: INTERSECTION AND DRIVEWAY VISIBILITY
CITY OF SAN CARLOS ZONING ORDINANCE
151
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
Chapter 18.16
CITY COUNCIL HEARING DRAFT
Affordable Housing Programs
(No changes to Chapter 18.200, Affordable Housing Programs, are proposed at this time.)
152
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
Chapter 18.17
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
Affordable Housing Incentives
(No changes to Chapter 18.204, Affordable Housing Incentives, are proposed at this time.)
CITY OF SAN CARLOS ZONING ORDINANCE
153
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
Chapter 18.18
CITY COUNCIL HEARING DRAFT
Landscaping
Sections:
18.18.010!
18.18.020!
18.18.030!
18.18.040!
18.18.050!
18.18.060!
18.18.070!
18.18.080!
18.18.090!
18.18.100!
18.18.110!
18.18.120!
18.18.010
Purpose!
Applicability!
Landscape Design Principles!
Landscape Plans!
Areas to be Landscaped!
General Landscaping Standards!
Trees!
Water Efficient Landscaping and Irrigation.!
Irrigation Specifications.!
Installation and Completion!
Maintenance!
Liability Limitations
Purpose
The specific purposes of the landscaping regulations are to:
A.
Improve the appearance of the community by requiring aesthetically pleasing
landscaping on public and private sites which is permanently maintained;
B.
Aid in energy conservation by providing shade from the sun and shelter from the
wind;
C.
Soften the appearance of parking lots and other development through landscaping;
D.
Encourage conservation of water resources through the use of native and droughttolerant plants, and water-conserving irrigation practices;
E.
Minimize or eliminate conflicts between potentially incompatible but otherwise
permitted land uses on adjoining lots through visual screening;
F.
Provide areas for residential gardening and raising of food crops;
G.
To preserve, maintain and provide for reforestation of trees for the health and welfare
of the City in order to preserve the scenic beauty; provide habitat; maintain and
increase property values; prevent erosion of topsoil; protect against flood hazards
and the risk of landslides; counteract the pollutants in the air; maintain the climatic
balance; promote healthy streams and riparian corridors; enhance the urban forest;
minimize the urban heat island effect; provide shade, store carbon and decrease
wind velocities; and promote the general welfare and prosperity of the City;
154
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
H.
Establish regulations for the preservation and removal of protected trees within the
City in order to retain as many trees as possible consistent with the purpose hereof
and the reasonable economic enjoyment of private property; and
I.
To enhance walkability by encouraging shaded sidewalks and accessible
passageways.
18.18.020
Applicability
The standards of this section apply to all new development and additions except as follows:
A.
Single Unit Dwellings, Second Dwelling Units, Duplexes and additions less than 10
percent of the floor area of the main building are exempt from the standards of this
chapter, except that Section 18.18.070, Trees, and 18.18.110, Maintenance, shall
apply.
B.
Landscaping that is part of a registered historic site, plant collections as part of
botanical gardens and arboretums open to the public, or ecological restoration
projects that do not require a permanent irrigation system.
18.18.030
Landscape Design Principles
The following design principles are to be used by decision-makers in evaluating whether
landscape plans conform to the requirements of this section:
A.
Natural Landscapes. Landscape designs should incorporate and enhance existing
natural landscapes and existing specimen trees and native vegetation (including
canopy, understory, and ground cover). Particular care should be given to preserve
intact natural landscapes. Where previous landscaping has dramatically altered
natural landscapes, new designs should seek to reestablish natural landscape
patterns and plantings.
B.
Composition. The quality of a landscape design is dependent not only on the
quantity and selection of plant materials but also on how that material is arranged.
Landscape materials should be arranged in a manner as to provide the following
qualities and characteristics:
1.
Texture. Landscape designs should provide a textured appearance through
the use of a variety of plant material rather than a single species, by
contrasting large leaf textures with medium and small leaf textures, and with
a variety of plant heights. Spacing of key landscaping components, such as
trees and shrubs, should be consistent with the overall design approach of
the landscape plan. Formal landscape designs benefit from a uniform spacing
of plants, whereas varied spacing and clustering of trees is more compatible
with a naturalistic design.
CITY OF SAN CARLOS ZONING ORDINANCE
155
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
2.
Color. Landscape designs shall include a variety of plants to provide
contrasting color to other plants in the design. Designs are encouraged to
include flowering plants and especially a mix of plants that display colorful
flowers throughout the year.
3.
Form. Landscape designs should consider the complete three-dimensional
form of the landscaping, not simply the form of individual elements. The
interrelationship of all landscape elements should be considered so that the
final design presents a coherent whole.
C.
Buffering and Screening. The placement of natural landscape materials (trees,
shrubs, and hedges) is the preferred method for buffering differing land uses, for
providing a transition between adjacent lots, and for screening the view of any
parking or storage area, refuse collection, utility enclosures, or other service area
visible from a public street, alley, or pedestrian area. Plants may be used with fences
or berms to achieve the desired screening or buffering effect. Plant material should
be mature enough at the time of planting to provide an effective buffer or screen, and
should be planted in an appropriate location to allow for desired growth within a
reasonable period of time. When used to screen an activity area such as a parking
lot, landscaping shall not obstruct the visibility of motorists or pedestrians or interfere
with public safety.
D.
Responsive to Local Context and Character. Landscape designs should build on
the siteʼs and areaʼs unique physical characteristics, conserving and complementing
existing natural features. Naturalistic design elements such as irregular plant spacing,
undulating berm contours, and mixed proportions of plant species should be used to
ensure that new landscaping blends in and contributes to the quality of the
surrounding area. Selection and spacing of plant material should be reflective of the
surrounding areaʼs character.
E.
Use of Native and Drought Resistant Plants. Landscape designs should feature
native and/or related plant species, especially in areas adjacent to existing native
vegetation, to take advantage of the unique natural character and diversity of the San
Francisco peninsula region and the adaptability of native plants to local
environmental conditions. Where feasible, the re-establishment of native habitats
should be incorporated into the landscape design. In the same manner, landscape
designs should utilize drought tolerant plant materials to the maximum extent feasible.
The use of drought-tolerant plants should enrich the existing landscape character,
conserve water and energy, and provide as pleasant and varied a visual appearance
as plants that require more water.
F.
Continuity and Connection. Landscaping should be designed within the context of
the surrounding area, provided that the landscaping is also consistent with these
design principles. Where the design intent and the surrounding landscape is
naturalistic, plant materials should blend well with adjacent properties, particularly
where property edges meet, to create a seamless and natural landscape. Where the
design intent and the surrounding landscape is formal, consistent or similar plant
156
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
material and spacing should be utilized. Exceptions should be made when seeking to
create a transition between uses or zoning districts.
G.
Enhancing Architecture. Landscape designs should be compatible with and
enhance the architectural character and features of the buildings on site, and help
relate the building to the surrounding landscape. Major landscape elements should
be designed to complement architectural elevations and rooflines through color,
texture, density, and form on both vertical and horizontal planes. Landscaping should
be in scale with on-site and adjacent buildings. Plant material shall be installed at an
appropriate size and allowed to accomplish these intended goals. When foundation
planting is required, plantings and window boxes should incorporate artistic elements
and be compatible with a buildingʼs architectural character.
18.18.040
Landscape Plans
A landscape plan shall be submitted with the permit application for all projects for which
landscaping is required.
A.
Information Required. Landscape plans shall be drawn to scale and shall include
the following:
1.
Proposed plant locations, species, sizes, and plant factor. Plants with similar
water needs shall be grouped together on the landscape plan. The plant
factor, established in the California Department of Water Resources study,
Water Use Classification of Landscape Species, shall be identified for all
landscaped areas on a site. All water features shall be identified as high
water use, and temporarily irrigated areas shall be identified as low water use.
2.
Location of any existing trees over six inches in diameter, as measured at 48
inches above natural grade, and whether each such tree is proposed for
retention or removal.
3.
Measures to prepare the soil for planting based on soil texture, infiltration rate,
pH, total soluble salts, sodium, and percent organic matter.
4.
A grading plan that indicates existing and proposed contours, height of
graded slopes, drainage patterns, pad elevations, finish grade, and
stormwater retention improvements.
5.
An irrigation plan that indicates the location, type and size of all components
of the irrigation system, including automatic controllers, main and lateral lines,
valves, sprinkler heads, moisture sensing devices, rain switches, quick
couplers, and backflow prevention devices.
6.
Any additional proposed landscape elements and measures to facilitate plant
growth or control erosion.
CITY OF SAN CARLOS ZONING ORDINANCE
157
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
B.
C.
CITY COUNCIL HEARING DRAFT
Alternative Landscape Plan. An applicant may demonstrate that the intent of the
landscape requirements of this section can be achieved through an Alternative
Landscape Plan. The Alternative Landscape Plan shall be prepared in accord with
the principles and design criteria set forth in this section and shall clearly describe
the modifications being requested from the provision of this section and how they
reflect one or more of the evaluation criteria listed below.
1.
Innovative use of plant materials and design techniques in response to
unique characteristics of the site or the proposed use.
2.
Preservation or incorporation of existing native vegetation.
3.
Incorporation of naturalistic design principles, such as variations in
topography, meandering or curvilinear plantings, and grouping of dominant
plant materials (trees, large shrubs) in a manner consistent with existing
native vegetation.
4.
Integration of landscaping and pedestrian facilities in a manner that improves
access or incorporates pedestrian-friendly design. This may include reduced
ground-level planting along the front setback if canopy shade trees along
sidewalks are provided.
5.
Use of additional shade trees to create a greater canopy effect.
6.
A greater degree of compatibility with surrounding uses than a standard
landscape plan would offer.
Preparation by Qualified Person. Landscaping for commercial projects, industrial
projects, institutional projects, and residential projects consisting of more than five
units shall be prepared by a California Registered Landscape Architect.
18.18.050
Areas to be Landscaped
The following areas shall be landscaped, and may count toward the total area of site
landscaping required by the zoning district regulations.
A.
158
Required Setbacks. All required front and street-facing side setbacks, except for
areas used for exit and entry, shall be landscaped.
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
FIGURE 18.18.050-A: REQUIRED SETBACKS
B.
Lot Perimeters. Landscape buffers shall be installed and maintained along side
and rear lot lines between differing land uses, in accordance with the following
standards.
1.
Required Landscape Buffers. Table 18.18.050-B(1), Required Landscape
Buffers, shows when a buffer treatment is required, and of what type, based
on the proposed and the adjoining use. Only the proposed use is required to
provide the buffer yard. Adjoining uses are not required to provide the buffer
yard. The type of buffer yard required refers to buffer yard-type designations
as shown in Table 18.18.050-B (2), Buffer Yard Requirements. “-” means that
a buffer yard is not required unless required by another section of this
Ordinance.
TABLE 18.18.050-B(1): REQUIRED LANDSCAPE BUFFERS
2.
Use
Adjoining Use
Park or
Single-unit Multi-unit
General
Open Space Residential Residential Mixed Use Commercial Industrial
Multi-unit
Residential
Type 1
Type 1
-
-
-
-
Mixed Use
Commercial
Industrial
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 2
Type 1
-
Buffer-yard Types. Table 18.18.050-B(2), Buffer Yard Requirements,
describes the minimum width, plant materials, and wall requirements for each
CITY OF SAN CARLOS ZONING ORDINANCE
159
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
type of buffer yard. The listed number of trees and shrubs are required for
each 100 lineal feet of buffer yard. Trees shall be planted at least 40 feet on
center. Natural areas with native vegetation or alternative planting materials
which achieve equivalent buffering effects may be approved by the Director.
TABLE 18.18.050-B(2): BUFFER YARD REQUIREMENTS
Trees
Type 1
5
Canopy
(mature height
of 40 ft or
more)
2
Type 2
10
2
Buffer Yard Minimum
Type
Width (ft)
Shrubs
Understory
(mature height
of less than
40 ft)
2
Large (mature
spread of 2 ft
or more)
Small (mature
spread of less
than 2 ft)
4
8
3
6
8
FIGURE 18.18.050-B(2): BUFFER YARD REQUIREMENTS
3.
C.
160
Width Reduction for Adjacent Landscaped Buffer. If an equivalent
landscape buffer exists on the adjacent lot, the width of the required buffer
may be reduced 50 percent provided that the abutting property owners have
provided a written agreement restricting the use of the adjacent landscape
buffer.
Building Perimeters. The portions of a building that front a public street shall have
one or more landscape planters installed along a minimum 20 percent of that
building face. The minimum width of the planter shall be three feet. This standard
does not apply where a building is located on the front or street side property line.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
FIGURE 18.18.050-C: BUILDING PERIMETERS
D.
Parking Areas. Parking areas as required by Chapter 18.20, Parking and Loading.
E.
Unused Areas. All areas of a project site not intended for a specific use, including
areas planned for future phases of a phased development, shall be landscaped or
left in a natural state.
18.18.060
A.
General Landscaping Standards
Materials.
1.
General. Landscaping may consist of a combination of groundcovers, shrubs,
vines, and trees. Landscaping may also include incidental features such as
stepping stones, benches, fountains, sculptures, decorative stones, or other
ornamental features, placed within a landscaped setting. Landscaped areas
may include paved or graveled surfaces, provided they do not cover more
than 10 percent of the area required to be landscaped. Plant materials shall
be selected from among those species and varieties known to thrive in the
San Carlos climate and where applicable, selected from an approved list
maintained by the City. Recirculating water shall be used for decorative water
features. Garden areas and other areas dedicated to edible plants are
considered landscaped areas and count toward required landscaping.
2.
Ground Cover Materials. Ground cover shall be of live plant material.
Groundcover may include grasses. Non-plant materials such as gravel,
colored rock, cinder, bark, and similar materials may not be used to meet the
minimum planting area requirements required by this section, except with
approval of an Alternative Landscape Plan under Section 18.18.040(B).
CITY OF SAN CARLOS ZONING ORDINANCE
161
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
3.
Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn
in required landscape areas shall be 25 percent, except for turf areas that
comprise an essential component of a project (e.g., golf courses or playing
fields), which are exempt from this limit. The installation of turf on slopes
greater than 25 percent is prohibited. The use of drought-tolerant plant
materials is preferred to conserve the Cityʼs water resources.
4.
Mulch. A minimum two inch layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas, creeping or rooting ground
covers or other special planting situations where mulch is not recommended.
Stabilizing mulching products shall be used on slopes.
5.
Size and Spacing. Plant materials shall be grouped in hydrozones in
accordance with their respective water, cultural (soil, climate, sun and light)
and maintenance needs. Plants shall be of the following size and spacing at
the time of installation:
a.
Ground Covers. Ground cover plants other than grasses must be at
least the four-inch pot size. Areas planted in ground cover plants other
than grass seed or sod must be planted at a rate of one per 12 inches
on center.
b.
Shrubs. Shrubs shall be a minimum size of one gallon. When planted
to serve as a hedge or screen, shrubs shall be planted with two to four
feet of spacing, depending on the plant species.
c.
Trees. A minimum of 15 percent of the trees planted shall be 24 inchbox or greater in size. All other trees shall be a minimum of 15 gallons
in size with a one-inch diameter at 48 inches from grade. Newly
planted trees shall be supported with stakes or guy wires.
B.
Dimension of Landscaped Areas. No landscaped area smaller than three feet in
any horizontal dimension shall count toward required landscaping.
C.
Prescribed Heights. The prescribed heights of landscaping shall indicate the height
to be attained within three years after planting.
D.
Driversʼ Visibility. Trees and shrubs shall be planted and maintained so that at
maturity they do not interfere with traffic safety sight areas, or public safety.
Notwithstanding other provisions of this section, landscaping must comply with
Section 18.15.130, Visibility at Intersections and Driveways.
162
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
18.18.070
A.
B.
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
Trees
Trees. Trees shall be provided as follows:
1.
RS Districts: one tree for every 1,000 square feet of lot coverage for
residential development; one tree for every 2,000 square feet of lot coverage
for non-residential development;
2.
RM and Mixed-Use Districts: one tree for every 2,000 square feet of lot
coverage;
3.
Commercial Districts: one tree for every 2,000 square feet of lot coverage;
4.
Industrial Districts: one tree for every 5,000 square feet of lot coverage;
5.
If the lot size or other site conditions make planting of the required trees
impractical to comply with, the applicant may request that the trees be
planted off-site at twice the ratio. Documentation that such trees have been
planted shall be submitted to the Planning Department.
6.
If the required number and size of trees already exists on the site, the
applicant shall not be required to plant new trees on-site. Instead, the
existing trees shall be shown on the site and landscape plans submitted to
the Planning Department, and those trees shall be maintained in compliance
with the standards of this chapter.
7.
Street oriented trees are preferable to meet the requirements for a minimum
of one of the required trees.
Protected Trees. The following requirements apply to protected trees:
1.
No protected tree shall be removed, pruned, or otherwise materially altered
without a permit except as provided in this section. Trimming of a protected
tree is allowed without such a permit.
2.
Chemicals or other construction materials shall not be stored within the drip
line of protected trees.
3.
Drains shall be provided as required by the Director whenever soil fill is
placed around protected trees.
4.
Signs, wires or similar devices shall not be attached to protected trees.
5.
If the proposed development, including any site work for the development, will
encroach upon the drip line of a protected tree, special measures shall be
utilized, as approved by the Review Authority, to allow the roots to obtain
oxygen, water, and nutrients as needed. Any excavation, cutting, filling, or
compaction of the existing ground surface within the protected perimeter, if
CITY OF SAN CARLOS ZONING ORDINANCE
163
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
authorized at all by the Review Authority, shall be minimized and subject to
such conditions as may be imposed by the Review Authority. No significant
change in existing ground level shall be made within the drip line of a
protected tree. No burning or use of equipment with an open flame shall
occur near or within the protected perimeter.
C.
6.
Underground trenching for utilities shall avoid major support and absorbing
tree roots of protected trees. If avoidance is impractical, tunnels shall be
made below the roots. Trenches shall be consolidated to service as many
units as possible. Trenching within the drip line of protected trees shall be
avoided to the greatest extent possible and shall only be done under the atsite directions of a certified arborist.
7.
No concrete or asphalt paving shall be placed over the root zones of oaks.
8.
No compaction of the soil within the root zone of protected trees shall occur.
Tree Removal Permit
1.
164
Application. Application and fees for tree removal permits shall be submitted
in accordance with the provisions set forth in Chapter 18.27, Common
Procedures. The application shall state, among other things, the number and
location of the tree(s) to be removed or pruned by type and the reason for
removal or pruning of each. The application shall also include a photograph
with correct botanical identification of the subject tree(s). When removal or
pruning of a protected tree is proposed as part of or in conjunction with new
development the application shall also include:
a.
A site plan showing the location of buildings, structures and proposed
site disturbances;
b.
The location of all protected trees on the site; and
c.
The protected trees on the site that would be removed or pruned.
2.
Review. In reviewing applications for removal or pruning of protected trees,
the Director shall give priority to those based on hazard or danger of disease.
The Director may refer any application to another department, committee,
board or commission of the City for a report and recommendation, and may
require the applicant to provide an arboristʼs report.
3.
Notice of Issuance. The property owner shall post a notice of issuance of
any permit for a tree removal at the subject property for 24 hours before a
significant tree is removed and a minimum of one week before a heritage tree
is removed. The City will furnish the owner with a copy of the notice of
issuance.
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
4.
Required Findings. The determination of the Director in granting or denying
the permit shall be based upon making one or more of the following findings.
If a permit is denied or conditions attached, the Director shall provide the
applicant with a written statement of the reasons for such denial or conditions
based upon the findings listed below.
a.
b.
5.
The tree:
i.
Is diseased;
ii.
Could adversely affect the general health and safety;
iii.
Could cause substantial damage;
iv.
Is a public or private nuisance;
v.
Is in danger of falling;
vi.
Substantially detracts from the value of the property;
vii.
Interferes with utility services;
viii.
Acts as a host for a plant which is parasitic to another species
of tree which is in danger of being infested or exterminated by
the parasite; or
ix.
Is a substantial fire hazard.
The required action is necessary to:
i.
Utilize the property in a manner which is of greater public value
than any environmental degradation caused by the action; or
ii.
Allow reasonable economic or other enjoyment of the property.
Conditions. In granting a Tree Removal Permit, the Director may attach
reasonable conditions to insure compliance with the content and purpose of
this chapter, such as, but not limited to, the following.
a.
Replacement of trees removed with plantings acceptable to the
Director. The replacement tree shall be a minimum size 24 inch-box
specimen tree of a species, size and location approved by the
Director.
b.
Special construction to allow irrigation and aeration of roots and
preservation of the protected tree.
c.
Tree wells or other tree protection techniques.
CITY OF SAN CARLOS ZONING ORDINANCE
165
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
D.
CITY COUNCIL HEARING DRAFT
6.
Emergencies. If an emergency develops regarding a protected tree removal
which requires immediate response for the safety of life or property, action
may be taken by obtaining oral permission of the Director, notwithstanding
other provisions contained in this chapter. Such emergencies shall be exempt
from protected tree permit application procedures; however, replacement
shall occur as provided in this chapter.
7.
Expiration. If no action on an approved Tree Removal Permit is taken within
a period of one year from the date of approval, the permit shall be considered
void.
8.
Appeals. Tree Removal Permit decisions are subject to the appeal provisions
of Section 18.27.150, Appeals.
Violation. In addition to the provisions of Chapter 18.39, Enforcement and
Abatement Procedures, and Chapter 1.20, Penalties, of the Municipal Code, any
person who removes or causes to be removed any protected tree in violation of this
chapter shall be required to:
1.
Apply for and obtain a Tree Removal Permit and pay a double application fee.
2.
Be responsible for property restoration which shall include:
3.
18.18.080
a.
Replacing the tree or trees removed with a tree or trees of reasonably
equivalent value and largest size feasible to the tree(s) removed;
b.
The number, size and location of replacement trees shall be
determined by the Director after receipt of a report and
recommendation by a licensed arborist;
c.
Paying the fees of the licensed arborist, including any fees for the
valuation under paragraph 3 below.
Pay a civil penalty to the City, with the funds placed in the Cityʼs Tree Planting
Fund, in the amount of two thousand five hundred dollars or the actual
monetary value of the tree(s), as determined by a licensed arborist,
whichever is less. The arborist shall use the then-current issue of “A Guide to
Plant Appraisal” published by the International Society of Arboriculture.
Water Efficient Landscaping and Irrigation.
Landscaping shall be designed and plantings selected so that water use is minimized. The
estimated total water use (ETWU) of the proposed landscaping on a site shall not exceed
the maximum applied water allowance (MAWA). Calculating MAWA and ETWU is described
in subsections A and B below. Variables used in the calculations are defined in subsection C.
166
CITY OF SAN CARLOS ZONING ORDINANCE
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
A.
Calculating Maximum Applied Water Allowance (MAWA). MAWA shall be
calculated as follows:
MAWA = (26.54)[(0.7 x LA) + (0.3 x SLA)]
B.
Calculating Estimated Total Water Use (ETWU). ETWU shall be calculated as
follows:
ETWU = (26.54)[(PFA)/IE + (SLA)]
C.
Variables Used in Water Efficiency Calculations.
1.
Landscaped Area (LA). Total landscaped area, expressed in square feet,
including all areas dedicated to planting, turf, and water features. The
landscape area does not include footprints of building or structures, sidewalks,
driveways, parking lots, decks, patios, gravel or stone walks, or other
pervious or non-pervious hardscapes, and other non-irrigated areas
designated for non-development (e.g., open spaces and existing native
vegetation). Landscaped area (LA) includes special landscaped areas (SLA).
2.
Special Landscaped Areas (SLA). Area of landscape, expressed in square
feet, dedicated solely to edible plants, areas irrigated with recycled water,
water features using recycled water, and areas dedicated to active play such
as parks, sports fields, golf courses, and where turf provides a playing
surface.
3.
Plant Factor Adjustment (PFA). The sum of the products of the area in
each planting type multiplied by the plant factor establithed in the California
Department of Water Resources study, Water Use Classification of
Landscape Species, for that planting type.
4.
Irrigation Efficiency (IE). Amount of water beneficially used divided by the
amount of water applied. IE value is 0.71 unless verification is provided that
greater irrigation efficiency can be expected due to irrigation system design
and maintenance.
18.18.090
Irrigation Specifications.
An irrigation system shall be installed that consists of low-volume sprinkler heads, dry
emitters, and bubbler emitters with automatic controllers. Each system shall be designed to
provide adequate coverage to all plant material. Irrigation systems shall be designed,
maintained, and managed to meet or exceed 0.71 IV value for irrigation efficiency.
A.
Irrigation systems and decorative water features shall be designed to allow for the
current and future use of recycled water and shall use recycled water unless a
written exemption has been granted by the City, stating that recycled water meeting
CITY OF SAN CARLOS ZONING ORDINANCE
167
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
CITY COUNCIL HEARING DRAFT
all public health codes and standards is not available and will not be available for the
foreseeable future.
B.
Soil types and infiltration rate shall be considered when designing irrigation systems.
C.
All irrigation systems shall be designed to avoid runoff, low head drainage, overspray,
or other similar conditions where water flows onto adjacent property, non-irrigated
areas, walks, roadways, or structures.
D.
Proper irrigation equipment and schedules, including features such as repeat cycles,
shall be used to closely match application rates to infiltration rates therefore
minimizing runoff.
E.
Overhead irrigation is prohibited within 24 inches of any non-permeable surface.
Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless
weather conditions prevent it.
F.
The irrigation plans shall include the following to provide better water efficiency for all
landscaped areas:
1.
168
Equipment.
a.
Drip and bubbler systems shall be used in areas where watering
needs do not exceed one and one-half gallons per minute per device.
b.
Slopes greater than 25 percent shall not be irrigated with an irrigation
system with a precipitation rate exceeding 0.75 inches per hour
unless it is demonstrated that no runoff or erosion will occur.
2.
Water Meters. Separate landscape water meters shall be installed for all
projects except for single family homes or any project with a landscaped area
of less than 5,000 square feet.
3.
Controllers. Automatic control systems shall be required for all irrigation
systems and must be able to accommodate all aspects of the design.
Automatic controllers shall be digital, and should have multiple programs,
multiple cycles, and sensor input capabilities.
4.
Valves. Plants which require different amounts of water shall be irrigated by
separate valves. If one valve is used for a given area, only plants with similar
water use shall be used in that area.
a.
Anti-drain (check) valves shall be installed in strategic points to
minimize or prevent low-head drainage.
b.
Manual shut-off valves are required as close as possible to the point
of connection of the water supply.
CITY OF SAN CARLOS ZONING ORDINANCE
CITY COUNCIL HEARING DRAFT
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
5.
Sprinkler Heads. Heads and emitters shall have consistent application rates
within each control valve circuit. Sprinkler heads shall be selected for proper
area coverage, application rate, operating pressure, adjustment capability,
and ease of maintenance.
6.
Rain or Moisture-Sensor Devices. Soil moisture sensors and rain or
moisture-sensing override devices are required.
18.18.100
Installation and Completion
A.
Consistency with Approved Plans. All landscaping shall be installed consistent
with approved plans and specifications, in a manner designed to promote and
maintain healthy plant growth.
B.
Timing of Installation. Required landscaping shall be installed prior to the issuance
of a Certificate of Occupancy for the project.
C.
Exception—Assurance of Landscaping Completion. The Director may permit the
required landscaping to be installed within 120 days after the issuance of a
Certificate of Occupancy in special circumstances related to weather conditions or
plant availability. A surety in the amount equal to 150 percent of the estimated cost of
landscaping, including materials and labor, as well as an agreement that the required
landscaping will be installed within 120 days, must be filed with the City to assure
completion of landscaping installation within such time. The surety may take the form
of cash deposit, irrevocable letter of credit or bond; and together with the agreement,
would provide for payment to the City of any costs incurred in contracting for
completion of the required landscaping.
D.
Certification of Substantial Completion. Upon completion of the installation of the
landscaping and irrigation system, a field observation shall be completed by the
licensed project contractor. A certificate of substantial completion shall be submitted
to the City by the licensed project contractor. The certificate shall specifically indicate
that the plants were installed as specified and that the irrigation system was installed
as designed, along with a list of any deficiencies.
18.18.110
Maintenance
A.
Responsibility. The City is responsible for trimming and maintaining public trees
and landscaping, and private property owners are responsible for trimming and
maintaining private trees and landscaping.
B.
General. All planting and other landscape elements required by this chapter shall be
permanently maintained in good growing condition. Wherever necessary, plantings
shall be replaced with other plant materials to insure continued compliance with
applicable landscaping requirements.
CITY OF SAN CARLOS ZONING ORDINANCE
169
ARTICLE III: REGULATIONS APPLYING TO SOME OR ALL DISTRICTS
C.
CITY COUNCIL HEARING DRAFT
Public Safety. Property owners of lots fronting on any portion of a street shall
maintain private trees and landscaping in such condition that the trees or
landscaping will not interfere with the public safety and convenience in the use of the
streets or sidewalks. Such owners shall also maintain such trees so that there is an
eight-foot pedestrian clearance from the top of the sidewalk or pathway, and a 13foot vehicular clearance from the top of the curb or top of the pavement.
1.
The Public Works Director may inspect any and all trees, shrubs and
landscaping which overhang or project into a street or sidewalk to determine
whether any of them same create an obstruction or a hazard to the public.
2.
Upon determining that an obstruction or hazard exits, the Public Works
Director shall give written notice to the owner, in person or by mailing a notice
to his last known address, as the same appears on the last equalized
assessment roll of the County, to remove or abate the obstruction or the
hazard within two weeks from the date of the notice.
3.
If a property owner fails or refuses to abate a nuisance, the City may abate
the condition and the Cityʼs cost of such abatement shall be reimbursed to
the City by the property owner.
D.
Visibility. Any shrubs, trees, or other foliage which, in the opinion of the Sheriffʼs
Captain, obscures safe sight distance from driveways and corners shall be trimmed
by the property owner to a condition satisfactory to the Sheriffʼs Captain.
E.
Trees. Trees shall be maintained to be free from physical damage or injury arising
from lack of water, chemical damage, accidents, vandalism, insects and disease.
Any tree showing such damage to the extent that its life would be impaired shall be
replaced with another tree.
18.18.120
Liability Limitations
Nothing contained in this chapter shall be deemed to impose any liability upon the City, its
officers or employees, nor to relieve the owner of any private property from the duty to keep
trees, protected trees, shrubs, hedges, and other landscaping upon such private property, or
under his control, or upon streets in front of or contiguous to such private property, in a safe
condition.
170
CITY OF SAN CARLOS ZONING ORDINANCE