Downtown Opportunity Sites Request for Qualifications January 17, 2017 City of San Mateo City Manager’s Office 330 West 20th Avenue San Mateo, CA 94403 (650) 522‐7153 This page left intentionally blank City of San Mateo Request for Qualifications (RFQ) Downtown Opportunity Sites Introduction
The City of San Mateo (“City”) is seeking qualified and experienced developers to submit proposals to develop one or both of the City‐owned properties located in downtown San Mateo at 480 East 4th Avenue and 400 East 5th Avenue. The two properties were transferred to the City from the Successor Agency to the City of San Mateo Redevelopment Agency in March 2015 and are key opportunity sites in the Claremont Avenue corridor of downtown. The City has identified housing and public parking as the highest priority uses for the sites. The sites currently serve as surface parking lots that together comprise 235 public parking spaces. In addition, the 400 East 5th Avenue site also houses a day‐laborer center known as the Worker’s Resource Center operated by Samaritan House. Staff is currently studying options for relocating of the Worker’s Resource Center to another location in the City. The 480 East 4th Avenue site comprises an entire city block and is 1.16 acres in size. The 400 East 5th Avenue site is adjacent to other properties, including a PG&E transmission station, and is 1.25 acres in size. A map of the two properties is included as Attachment 1 to this RFQ. The City seeks an experienced development team to develop a proposal for one or both of these sites that addresses the City’s two key objectives for the properties – maximizing the provision of affordable housing and providing public parking for downtown. The City is seeking an innovative approach to maximizing both uses while limiting the amount of City subsidy required to finance them. This Request for Qualifications (“RFQ”) outlines the City’s objectives for the property and development parameters, instructions governing the submittals, the requirements to be eligible for consideration, general evaluation criteria, and other requirements to be met by each submittal. ProjectObjectives
The purpose of this RFQ is to provide qualified developers the opportunity to propose a development concept for one or both of the properties that will:  Maximize the provision of affordable housing units for income levels up to 120% of Area Median Income (AMI)  Meet the City’s existing affordability requirements for rental and/or ownership housing DowntownOpportunitySitesRFQ
Page1
 Replace the public parking that is currently on the two sites (235 parking spaces) while providing for the required parking for the housing component  Maximize the provision of additional public parking spaces, beyond those required for replacement parking  Minimize the amount of public subsidy necessary to support the public parking and affordable housing  Involve the community during design development process  Pay prevailing wages  Be a transit‐oriented housing development  Utilize environmentally‐friendly principles in project design and construction SelectionProcess
This RFQ invites prospective developers to submit their qualifications as well as their vision and financing strategy for the project. The submittals will be analyzed based on the criteria described in this RFQ based primarily on:  Proposal Concept  Developer Experience and Qualifications of Developer Team Members  Developer Financial Capacity  Financing Strategy for the project Once the submittals are reviewed by staff, a short list of one or more developers will be invited for an interview and further discussion. Staff will make recommendations to the City Council to enter into an Exclusive Negotiating Agreement with the top ranked development team. The tentative schedule is as follows: 
Issuance of the Request for Qualifications January 17, 2017 
Qualification Submittals Due April 25, 2017 
Evaluation and Developer Interviews May 2017 
Recommendation to City Council June 2017 All submittals must be received by 5:00pm on Tuesday, April 25, 2017. All submittals are subject to approval of the City of San Mateo, and the City reserves the right to reject any and all submittals. DowntownOpportunitySitesRFQ
Page2
DeveloperRole
The City seeks an experienced and capable developer to carry out the following roles in the development of the site: 
Assemble and coordinate the development team members to perform due diligence, site planning and engineering or other professional studies and community outreach in order to secure planning entitlements. 
Secure financing to develop, construct and operate the property, working with City staff on applications as appropriate. 
Coordinate with City staff for marketing and lease up of the development. 
Own, operate and manage the residential and/or commercial uses on the property in accordance with any applicable regulatory agreements. PropertyInformation
Location
The City of San Mateo is located midway between San Francisco and San Jose on the San Francisco Peninsula within San Mateo County. Three major highways, Highway 101, Highway 92, and Highway 280 all serve the City allowing for convenient access from San Francisco, San Jose, and the East Bay. The two sites are located in downtown San Mateo which is one of the largest and most vibrant downtowns on the Peninsula. A vibrant retail, office and residential environment has been created over the past several decades due to developments such as the cinema, Transit Center, Main Street Garage, and other public and private projects. The two opportunity sites described in this RFQ are considered to be in the Central Claremont zone of the downtown, which is defined as the area between 1st and 5th Avenue between Railroad Avenue and Delaware. This area contains a variety of uses from office space, high density residential, and some older industrial and auto repair uses. The sites are within a half‐
mile walk from the Downtown San Mateo Caltrain Station and are therefore considered as Transit Oriented Development sites. Characteristics–480East4thAvenue.

The site comprises a full city block and is roughly square in shape (230 feet by 220 feet) and comprises 50,573 square feet (1.16 acres). 
The site is currently in use as a surface parking lot which includes 125 public parking spaces. 
Access: The site can be accessed from all 4 sides of the block: Railroad Avenue, Claremont Avenue, 4th Avenue, and 5th Avenue. DowntownOpportunitySitesRFQ
Page3

Utilities: All public utilities including water, sewer, natural gas, and electricity are within proximity. 
The Assessor’s Parcel Number is 034‐183‐060. The Assessor’s Parcel Map is included as Attachment 2. Characteristics–400East5thAvenue.

The site is a rectangular site that is adjacent to other parcels on a mega city block. The site dimensions are 135 feet along the 5th Avenue frontage and 403 feet along Railroad Avenue frontage). The total site comprises 54,472 square feet (1.25 acres). 
The site is currently in use as a surface parking lot which includes 110 public parking spaces. The site also currently houses a portable building that serves as the Worker’s Resource Center for day laborers. 
Adjacent uses on the same City block include a PG&E Transformer station, a lumber yard along Claremont Avenue, and an office building along Railroad Avenue. 
Access: The site can be accessed from only one side of the parcel along 5th Avenue. 
Utilities: All public utilities including water, sewer, natural gas, and electricity are within proximity. 
The Assessor’s Parcel Number is 033‐281‐140. The Assessor’s Parcel Map is included as Attachment 3. HighSpeedRail/CaltrainElectrification
The proposed California High Speed Rail project will pass through San Mateo along the Caltrain corridor tracks, across Railroad Avenue from the two sites. It has been determined that, based on information currently available, the initial phase of the project will not impact the footprint of either site although there may be some impacts to the width of Railroad Avenue which have yet to be determined. There are no plans for subsequent phases of the High Speed Rail project under consideration at this time. The electrification of the Caltrain system, which will occur as the first phase of the project, will result in increased frequency of train service to the nearby Downtown San Mateo Caltrain station, faster travel times, and reduced noise impacts to adjacent parcels. ZoningandLandUseRequirements
Zoning Designation The two sites are both zoned Central Business District (CBD) ‐ Support District, which allows office, residential, retail and other commercial uses that support traditional CBD uses and serve adjacent residential neighborhoods. Under current zoning, the maximum allowable residential density is 50 dwelling units per acre, the maximum Floor Area Ratio (FAR) is 3.0, and the maximum allowable building height is 55 feet. With the use of the State Density Bonus for DowntownOpportunitySitesRFQ
Page4
affordable housing, the density on the site is allowed to be increased by 35% which allows for 68 dwelling units per acre. The full text of the CBD‐Support zoning regulations and information on the City’s compliance with the State Density Bonus Code are included as Attachment 4. The heights and density regulations for the City were set in place through a Citywide ballot initiative, known as Measure P. As a result, of this ballot initiative, any requests for increased height and density, other than what is allowed with the State Density Bonus, require voter approval.
Parking Requirements The properties are located in the Central Parking and Improvement District (CPID). Requirements for parking new development are based on the proposed uses. The parking regulations for the City are included as Attachment 4. The specific regulations for the CPID district are referred to in the table in Section 27.64.100. State Density Bonus law allows for reduced parking ratios for projects that are within a half mile of a major transit station, which includes these sites, depending on the number and level of affordable units provided. DevelopmentParametersandFinancialAssumptions
AffordabilityRequirements
One of the City’s goals for this RFQ is to maximize the number of affordable units that can be created on the sites. Affordability is defined as units that are affordable to households with incomes at 120% or below of the Area Median Income (AMI). The City is interested in serving a mix of incomes and will consider projects that target low and very low income residents (typically defined as projects serving households at 60% or below of AMI), projects that target moderate income households (between 60% and 120% of AMI), or mixed‐income projects that serve both market rate as well as some combination of affordable income households. That withstanding, any project proposal must at minimum comply with the City’s Below Market Rate (BMR) Inclusionary program which requires developers of new housing to provide a certain percentage of the units within the project to be affordable to very low, low or moderate income residents. The City’s requirements for developments of 11 or more units are as follows:  15% of ownership units will be affordable to moderate income families, or 
10% of ownership units will be affordable to low income families. 
15% of rental units will be affordable to low income families, or 
10% of rental units will be affordable to very low income families Projects that meet only the minimum affordability levels required by the City’s BMR Inclusionary program are unlikely to be successful under this RFQ. DowntownOpportunitySitesRFQ
Page5
PublicParking
The two sites were originally purchased by the Redevelopment Agency to provide public parking and currently provide 235 public parking spaces for the downtown. A requirement for the potential reuse of the properties is to maintain at least 235 public parking spaces in this location. In addition, the City has undertaken several analyses of current and future parking needs for the downtown and has concluded that at least 600 public parking spaces (including the 235 existing spaces) will be needed to serve the downtown in the coming years. The City would like to see some or all of these additional spaces, above and beyond replacement parking, accommodated on these sites. However, the City recognizes that this will impact the number of housing units that can be constructed and will likely require additional contribution of City funds to the project. In 2002, the City completed an analysis that laid out a parking structure on the 400 E. 5th Avenue. This analysis provided a layout for a 7 level parking garage (2 levels below grade and 5 above grade) that provided 967 parking spaces and met current zoning requirements. This parking layout is available to view, upon request. GreenBuildingandEnergyCodeRequirements
The City of San Mateo has adopted sustainability‐related requirements above and beyond the 2016 California Building Codes specific to the Green Building and Energy Code Chapters. The City mandates that any new construction meet the following requirements: 
New multi‐family buildings containing 17 or more units will be required to have a minimum 3 kilowatt photovoltaic system. 
New non‐residential buildings 10,000 square feet or larger will be required to have a minimum 5 kilowatt photovoltaic system. 
As an alternative, all projects may provide a solar hot water (solar thermal) system with a minimum collector area of 40 square feet. 
New multi‐family and commercial developments with low‐sloped roofs must install cool roofs. Cool roofs are defined as having a minimum 3‐year aged solar reflectance of 0.70, and a minimum thermal emittance of 0.75. 
A minimum of 10% of the parking spaces in new multi‐family and commercial buildings must be “Electric Vehicle‐ready” which requires that adequate electrical capacity and conduit is available for the future installation of Electric Vehicle charging equipment. PrevailingWage
The City expects that the chosen development team will pay prevailing wages for the construction work on the two properties. DowntownOpportunitySitesRFQ
Page6
LandDisposition
The City prefers a long term ground lease over a fee transfer of the property. The properties were last appraised in February 2013 as part of the analysis for the transfer of the properties from the Successor Agency to the City of San Mateo. At that time, 480 E. 4th Avenue was valued at $5.1 million and 400 E. 5th Avenue was valued at $4.9 million. It is anticipated that the value of the properties has increased since that appraisal. It is important to note that the City will need to enter into a compensation agreement with the other taxing entities within San Mateo County at the time of the disposition of the properties. The Long Range Property Management Plan that was approved by the State of California states that the City will seek the fair reuse value of the property, which allows for consideration of requirements that the City may place on the property, such as required replacement parking, that impact the fair market value. Consideration for the properties may be included as part of the financial strategy proposed by the development team. CitySubsidy
The City may be able to provide additional financial subsidy to achieve our affordable housing and public parking goals in addition to the consideration for the land value. The City currently has a balance of roughly $5 million in our downtown parking fund that is earmarked for the construction of additional public parking. The City is also willing to consider other financing mechanisms to assist with the cost of the public parking, as may be suggested by the development team. Depending on the target income level of the housing, it may be possible to access funding to assist with the provision of affordable housing from City, County, State, and Federal sources. Some of these funds will require a competitive application process. City funds would be allocated at the City’s discretion based on available funds at the time of execution of a Disposition and Development Agreement. Typical loan terms in the past have been 3% residual receipt loan for 55 years. DevelopmentReviewProcess
This project will be required to go through the City’s standard development review process. The City’s planning application approval process includes the following key milestones: PreliminaryPlanningApplication
This consists of a Neighborhood Meeting (organized and hosted by the developer) and a Planning Commission Study Session to obtain preliminary input on the site plan and layout, overall design (including building elevations and massing), landscaping, parking, and any other DowntownOpportunitySitesRFQ
Page7
relevant aspect of the project. For more information about the Pre‐Application process, please refer to the Planning contacts listed at the end of this RFQ. FormalPlanningApplication
The formal planning application will include review the project plans (e.g. building elevations, floor plans, site layout, parking, landscaping, etc). The plans will be reviewed by City staff and technical consultants (e.g. the City’s design review consultant, traffic/circulation consultant, and other as may be applicable) for compliance with applicable codes and policies (e.g. Zoning Code, Downtown Design Guidelines, Downtown Plan, General Plan, Sustainable Streets Plan, etc.). An environmental review analysis will be necessary for this project, consistent with the California Environmental Quality Act (CEQA). The required meetings include a Planning Commission public hearing and a City Council public hearing. The Planning Commission will make a recommendation to the City Council, who has the final approval authority for this application. ImpactandIn‐LieuFees
Development related impact and in‐lieu fees and formula for their calculation are located in the City’s Comprehensive Fee Schedule, which is updated each July 1st. These include; but are not limited to: Park In‐Lieu Fee, Transportation Improvement Fee, WWTP Phase II Expansion Fee, South Trunk Area Sewer Improvement Fee, Child Care Fee, Art in Public Places Fee, Commercial Linkage Fee, etc. Questions regarding fees should be directed to the appropriate departments as noted in the Comprehensive Fee Schedule. The Comprehensive Fee Schedule is available online at: http://www.cityofsanmateo.org/index.aspx?nid=1030. ExistingStudiesandPlans
DowntownPlan
The site is located within the boundaries of the Downtown Plan, which was adopted in 2009. The City’s objectives for the sites, as stated in this RFQ, are consistent with the existing plan. The City has just initiated a planning process to update the Downtown Plan but it is not anticipated to be completed until 2018. The current Downtown Plan is available for review at: http://www.cityofsanmateo.org/index.aspx?nid=1894. ParkingManagementPlan
In April 2014, the San Mateo City Council adopted the Downtown Parking Management Plan. The plan was developed to identify strategies that will better manage Downtown parking and create a system that can better meet the needs of Downtown customers and businesses. The City is in the process of implementing many of the strategies recommended in the plan. In addition, the Plan includes a demand forecast for additional parking supply needed within the Downtown. The plan is available for review at: http://www.cityofsanmateo.org/index.aspx?nid=3025. DowntownOpportunitySitesRFQ
Page8
SustainableStreetsPlan
The City’s Sustainable Streets Plan lays out a vision for the City’s public right‐of‐ways that helps to facilitate multiple modes of transportation while including environmental features that help to manage storm water runoff, help reduce GHG, and encourage people to linger and connect. This plan lays out guidelines for preferred sidewalk widths and design elements. The plan is available for review at: http://sustainablestreetssanmateo.com/downloads/. SubmittalRequirements
The City will accept submittals through Tuesday, April 25th at 5pm. The City will then review submittals and schedule interviews with a short list of development firms in May 2017. Printed submittals should be organized in the same order as the submission requirements below. Submittals must include five (5) hard copies and one electronic copy on a USB drive. RequiredSubmittalElements
1. Statement of Interest Include a cover letter providing a statement of interest in development of the project; highlights of the developer’s qualifications; understanding of the objectives of the project; and identify the point of contact for the entity. 2. Developer Team 
Developer Entity: Identify and describe the legal entity or entities that will develop the property. Include each entity’s name, contact information, and anticipated role in the project. 
Key Personnel: Identify and describe the key personnel for each developer entity, including the person in charge of negotiations. 
Design Team: It is expected that development teams will have identified a lead architect for the design of the proposed project. Identify the firm, the lead person, and provide visual examples of at least three reference projects recently completed by the firm. 
Other Members of the Development Team: Identify and other critical partners, contractors, and consultants proposed for the project. Include the name of the firm, the firm’s role in the project, and the lead person with each firm. 
Disclosures: Please identify any recent bankruptcy or foreclosures of prior projects, litigation or disputes that could have any material effect on the ability to execute the project, and/or whether the development entity or individuals within the development entity have been suspended from performing work for any governmental agency within the last 5 years. The City may follow‐up for additional information on any of these items. DowntownOpportunitySitesRFQ
Page9
3. Developer Experience For each developer entity involved with the project, please describe the developer’s overall experience and describe three relevant projects including the following information for each: 
Project Description including size of project, location, land uses, target population, construction commencement and completion dates 
Brief description of the financing sources used to complete the project 
Brief description of the development team and specific role of the developer in each project 
Local government reference (name, title, telephone number, email) for each project cited 
Photographs of projects 4. Developer Financial Capacity Provide a description of the development entity’s financial capacity including sources and availability of capital and history of recent financing commitments from debt and equity providers. Within 7 days of being selected for a short‐list, a proposer may be required to submit to the City for review their last three years of year‐end audited financial statements. Financial statements should include income statements, balance sheets and cash‐flow statements, along with accompanying notes. The financial statements will be used only for the interview process and will be returned to the proposer following the completion of the City’s review. 5. Project Concept 
Project Narrative: Submit a narrative describing the proposed development program, including the total units, parking spaces (both serving the development and public spaces), project square footage, construction type, and materials. The narrative should also include information on the target income levels for the housing unit. 
Design Concept drawings: Provide schematic level drawings that illustrate the proposed development concept, including a color rendering, site plan, sections, floor plans and building elevations. The drawings should indicate building height and proposed Floor Area Ratio. 6. Financial Proposal Submit a financing plan that is consistent with the development concept and objectives set forth in this RFQ. The financing plan should include the full cost of construction the DowntownOpportunitySitesRFQ
Page10
project, including any parking and other developer obligations as required by the City. The financing plan should include the following: 
Consideration for Land 
Sources of Financing 
Project Pro Forma including land costs, direct and indirect construction costs, and financing costs. The pro forma must separate the cost of parking from the other on‐site improvements. 
Rent Schedule for the housing units and any commercial space 
10‐Year Operating Cash Flow The financing plan should clearly identify any expected funding commitment from the City. 7. Development Schedule Include a schedule that shows the proposed timing for the completion of project entitlements, anticipated construction, and occupancy for the project. SubmissionInformation
All submittals will be accepted at the City Manager’s Office: Attn: Kathy Kleinbaum City of San Mateo City Manager’s Office 330 West 20th Avenue San Mateo, CA 94403 Electronic copies of the submittal can either be provided on a flash drive or can be emailed to [email protected]. Please note that emails larger than 10 MB may be blocked and therefore should be sent via a file sharing service. All submittals must be received by 5:00 pm on Tuesday, April 25, 2017. CriteriaforSelection
Submittals will be reviewed and evaluated by qualified personnel selected by the City, who will recommend for selection the submittal that most closely meets the requirements of the RFQ and satisfies the City needs and objectives. Finalists will likely be invited for interviews. The following areas of consideration will be used in making the selection: 
Nature of Proposed Project: The City will consider the development concept and its compatibility with the City’s objectives. DowntownOpportunitySitesRFQ
Page11

Experience and capacity: The City will consider the prior experience and technical competence of the proposer in completing and managing high‐quality design and development projects of similar scope, complexity, and magnitude. The City will also consider the developer’s experience in partnering with City and utilization of other public funding resources. 
Financial Capability and Strategy: The City will consider the financial capability of the proposer, the proposer’s financial references, and the proposer’s planned strategy for financing of the development including the requested commitment of City resources. KeyContacts
For more information about this RFQ, contact: Kathy Kleinbaum, Deputy City Manager, (650) 522‐7153, [email protected] For specific information about zoning, the planning approval process, Downtown Plan, Downtown Design Guidelines, and General Plan policies, contact: Julia Klein, Principal Planner, (650) 522‐7216, [email protected] Simon Vuong, Associate Planner, (650) 522‐7210, [email protected] For specific information about the City’s Below Market Rate Inclusionary Program or affordable housing financing resources, contact: Sandy Council, Housing Manager, (650) 522‐7223, [email protected] Disclaimers
Receipt of proposals in response to this RFQ does not obligate the City in any way to engage any developer and the City reserves the right to reject any or all proposals. The City may, at its discretion, request that the developer modify or supplement their submittal with additional information. All costs incurred during the proposal preparation shall be the sole cost of the submitter. The City reserves the right to negotiate the final terms and conditions of any agreements entered into. Attachments
1.
2.
3.
4.
Aerial Map of Sites Assessor’s Parcel Map of 480 East 4th Avenue Assessor’s Parcel Map of 400 East 5th Avenue Relevant San Mateo Municipal Code (SMMC) Sections A. SMMC 27.39 ‐ CBD‐S Zoning Regulations B. SMMC 27.64 ‐ Parking Regulations C. SMMC 27.16.060 ‐ Density Bonus (NOTE: entire Zoning Code is available online at: http://qcode.us/codes/sanmateo/) DowntownOpportunitySitesRFQ
Page12
Attachment 1 Aerial Map of Sites 480 E. 4th Ave.
400 E. 5th Ave.
Attachment 2
Parcel Map of 480 East
5th Avenue
Attachment 3
Parcel Map of 400 East 5th Avenue
Chapter 27.39 CBD SUPPORT DISTRICT—CENTRAL BUSINESS DISTRICT SUPPO... Page 1 of 3
Attachment 4A
CBD-S Zoning Regulations
San Mateo City Charter and Municipal Code
Up
Previous
Next
Main
Collapse
Search
Print
No Frames
Title 27 ZONING
Chapter 27.39 CBD SUPPORT DISTRICT—CENTRAL BUSINESS DISTRICT SUPPORT
27.39.010 PURPOSE—INTENT.
The purpose of the CBD Support District is to encourage commercial uses which both support traditional
downtown (CBD) uses as well as serve adjacent residential neighborhoods. It is intended that the commercial uses
in this area will serve as a link between the Gateway and CBD. Residential uses will also be encouraged in order
to provide housing opportunities for downtown employees, as well as existing and future residents. (Ord. 1993-7
§ 1, 1993).
27.39.020 PERMITTED USES.
Unless otherwise provided in this title, uses of buildings or land in this district and buildings hereafter erected,
structurally altered or enlarged shall be limited to the following uses:
(1) Any use permitted in the CBD District. (Ord. 1993-7 § 1, 1993).
27.39.030 SPECIAL USES.
The following uses may also be permitted if their site locations and proposed development plans are first
approved as provided in chapters 27.06 through 27.12, 27.62, 27.72, 27.78 and 27.80:
(1) Any of the special uses in the CBD District, in addition to:
(a)
Automobile service stations.
(b) Fast food restaurants, including drive-through and drive-in service, subject to the following
design criteria in addition to the standards required under this chapter:
(i)
New construction should incorporate dominant architectural elements, colors and
materials common to nearby buildings.
(ii) The building’s street facade shall provide visual interest through the use of transparent
windows or architectural detailing.
(iii) Pedestrian access shall be encouraged through the use of recessed doors and windows,
awnings, street trees and sidewalk furniture.
(iv) Landscaping shall be used to screen drive-through or drive-in aisles from the public
right of way and shall be used to minimize the visual impact of readerboard signs and
directional signs.
(v) The driveway shall be designed to minimize conflicts between pedestrians and vehicles,
and shall provide adequate site visibility.
(vi) A litter control plan shall be submitted with an application. The litter control plan shall
indicate the location of trash receptacles and provisions for employee maintenance of the site.
(Ord. 1993-7 § 1, 1993).
27.39.040 CONDITIONS OF USE.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_39&showAll=1&frames=on
12/5/2016
Chapter 27.39 CBD SUPPORT DISTRICT—CENTRAL BUSINESS DISTRICT SUPPO... Page 2 of 3
All non-residential uses permitted in this chapter shall be subject to the following conditions:
(a) There shall be no manufacturing, processing or treatment of products other than those which are
clearly incidental and essential to the retail business conducted on the same premises.
(b) All permitted uses in this district shall be conducted without objection from adjoining users due to
odor, dust, smoke, noise, vibration, or other similar cause.
(c) Any exterior sign displayed shall pertain only to a use conducted within the building.
(d) All uses, including storage of equipment, materials, supplies and commercial vehicles for off-site
business permitted under this chapter shall be conducted wholly within an enclosed building, except as may be
specifically authorized by special permit or an accessory use to an approved permitted or special use. (Ord.
1993-7 § 1, 1993).
27.39.050 OFF-STREET PARKING AND LOADING.
Automobile parking and loading facilities shall be provided as required or permitted in Chapter 27.64. (Ord.
1993-7 § 1, 1993).
27.39.060 MAXIMUM FLOOR AREA RATIO—LOT COVERAGE.
Maximum floor area ratio and lot coverage shall be required and calculated as in Section 27.38.060. (Ord.
1993-7 § 1, 1993).
27.39.070 MAXIMUM BUILDING HEIGHT AND BULK.
Structures in this zoning district shall not exceed the maximum height and bulk as set forth in Chapter 27.40
Building Height and Bulk Overlay District and the Building Height Plan of the General Plan. (Ord. 1993-7 § 1,
1993).
27.39.080 OPEN SPACE REQUIREMENTS.
Open space shall be provided as designated in Section 27.38.090. (Ord. 1993-7 § 1, 1993).
27.39.090 BUILDING LINE AND SETBACK STANDARDS.
Building line and setback standards shall be as designated in Section 27.38.100 except as follows:
(1) A setback of up to ten (10) feet for landscaping may be provided within front or street side yards. New
development shall be built to the property line where a structure on an abutting property, on the same side of
the street, is built to the front or street side property lines.
(2) On streets not designated as Required Retail Frontage, a building may be set back from the street to
accommodate the following uses:
a.
automobile service stations, subject to the standards contained in Chapter 27.77;
b.
fast food restaurants with drive-through facilities, subject to the standards contained in
Section 27.39.030. (Ord. 1994-7 § 1, 1994; Ord. 1993-7 § 1, 1993).
27.39.100 REQUIRED RETAIL FRONTAGE.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_39&showAll=1&frames=on
12/5/2016
Chapter 27.39 CBD SUPPORT DISTRICT—CENTRAL BUSINESS DISTRICT SUPPO... Page 3 of 3
Within the Required Retail Frontage area as shown on the Downtown Specific Plan land use map, the
requirements of Section 27.38.110 shall apply, except as follows:
(a) Surface parking shall not be permitted within fifty (50) feet of property lines designed for Required
Retail Frontage and shall be required to be located behind a building meeting the requirements of this title,
except when the following conditions are met:
(1) A building of at least 8,000 square feet exists on site and the parking will be located between
the building and property line:
(2) The surface parking is being provided to fulfill requirements for uses within the existing
building;
(3)
The area to be paved for surface parking is unimproved; and
(4) At least 6 feet and up to a maximum of 10 feet of landscaping is installed between the
property line and the surface parking lot for screening.
(b) Temporary (a maximum of 5 years) surface parking in a City or City agency owned parking lot shall
be permitted. A minimum of six feet of landscaping shall be installed between the property line and any
surface parking. (Ord. 1998-31 § 1, 1998; Ord. 1996-3 § 1, 1996; Ord. 1993-7 § 1, 1993).
27.39.110 BUFFERS.
Where a CBD Support zoned plot abuts any residential district, buffers as required in Section 27.38.120 shall
be provided. (Ord. 2009-7 § 24, 2009; Ord. 1993-7 § 1, 1993).
27.39.120 RESIDENTIAL DEVELOPMENT STANDARDS.
In this district, residential uses shall be permitted as part of mixed use developments, subject to the standards
and requirements of Section 27.38.130. (Ord. 1993-7 § 1, 1993).
View the mobile version.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_39&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 1 of 28
Attachment 4B
Parking Regulations
San Mateo City Charter and Municipal Code
Up
Previous
Next
Main
Collapse
Search
Print
No Frames
Title 27 ZONING
Chapter 27.64 OFF-STREET PARKING AND LOADING
ARTICLE 1. OFF-STREET PARKING
27.64.010 PURPOSE.
The purpose of this chapter is to alleviate or prevent congestion of the public streets, and to promote the safety
and welfare of the public by establishing minimum requirements for the off-street parking and loading and
unloading of motor vehicles in accordance with the use to which property is put. In addition to the requirements of
this chapter, all off-street parking shall conform to the requirements of the City “Standard Drawings and
Specifications” as adopted by resolution of the City Council and on file with the public works department. (Ord.
1986-13 § 1; prior code § 151.01)
27.64.015 DEFINITIONS.
The following definitions apply to this chapter.
(a) “Aisle” means the traveled path through a parking facility between one (1) or two (2) rows of parked
vehicles.
(1)
“Aisle width” means the width of backout and driving aisle between parking rows.
(2)
“Double-loaded traffic aisle” means a driving aisle with accessible stalls on both sides.
(3)
“Single-loaded traffic aisle” means a driving aisle with accessible stalls on only one (1) side.
(b) “Angle of stall” means the angle between the aisle direction and stall length direction.
(c) “Attendant parking” means any facility which relies on attendants or valets, rather than the driver of
the car, to park and unpark vehicles.
(d) “Bumper overhang” means the area beyond the wheel stop and parking lot curbs where it is safe and
legally permissible for bumpers to extend.
(e) “Carpool” means a group of two (2) or more people who share their automobile transportation to the
work place on a regular basis.
(f) “Depth of stall” means the depth of a row or bay of parking measured perpendicular to the aisle
regardless of the angle of parking.
(g) “Directional signs” means signs placed in a parking facility that direct motorists to entrances, exits,
aisles, ramps, bicycle storage, stairs, or elevators.
(h) “Employee parking” means parking areas specifically designated for use by employees of uses on the
lot.
(i) “Footcandle” means a unit of illuminance on a surface that is everywhere on that surface one (1) foot
from a uniform point source of light of one (1) candle and equal to one (1) lumen per square foot.
(j) “Head-in” means a parking system where vehicles park hood first in the parking stall.
(k) “Layout dimension” means the distance from stall to stall on centers measured parallel to the aisle.
(l) “Length of stall” means the measurement of the individual stall measured perpendicular to the width.
(m) “Loading zone” means a specially marked area for short term use of delivery vehicles.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 2 of 28
(n) “Parking bay” means the section of a parking facility containing an aisle and one (1) or two (2) rows of
parking stalls.
(o) “Ramp” means an inclined portion of a parking structure intended for travel purposes to access
different levels or areas of a parking structure and which may provide parking stalls on one (1) or both sides.
(p) “Reservoir space” means a space at least 20 feet long located in a parking facility for vehicles queuing
to enter, exit or await service.
(q) “Stall” means a portion of a parking facility designed to hold one (1) vehicle and marked by painted
lines on pavement.
(1) “Back-in stall” means an off-street parking stall into which the vehicle is backed from the
driving aisle.
(2) “Clear stall” means an off-street parking stall which has no structure or obstruction higher
than a six (6) inch curb on either side.
(3) “Compact stall” means an off-street parking stall that is eight (8) feet wide and 17 feet long
that is designed to accommodate a vehicle which is less than 15 feet in overall length and six (6)
feet in width.
(4) “Confined stall” means an off-street parking stall which has any obstruction higher than a six
(6) inch curb on both sides, including walls, railings, stairwells, columns, or fences, but excepting
columns located more than seven (7) feet from aisles.
(5) “End stall” means the last off-street stall in a row or bay of parking that requires a motorist to
egress in the direction of ingress and requires additional backup space.
(6) “Restricted stall” means an off-street parking stall which has any structural element,
including curbs over six (6) inches, on either side.
(7)
“Stall dimension” means the length, width, and height of a parking stall.
(8) “Standard stall” means an off-street parking stall that is eight (8) feet six (6) inches wide and
18 feet long.
(r) “Visitor parking” means short term parking intended for use by customers or non-residents.
(s) “Wheel stops” means a bumper or block placed at the head of a parking stall to restrain the vehicle
from moving past the wheel stop.
(t) “Width of stall” means the clear width of an individual stall measured perpendicular to the angle of
parking. (Ord. 1986-13 § 1)
27.64.020 SCOPE.
This chapter shall apply as follows:
(1) For all buildings and structures erected and all uses of land established after June 19, 1986, accessory
parking and loading facilities shall be provided as required by the regulations of the district in which such
buildings or uses are located. However, where a building permit has been issued prior to that date, and
provided that construction is begun within six (6) months of such date and diligently prosecuted to
completion, parking and loading facilities as required hereinafter need not be provided;
(2) When the intensity of use of any building, structure or premises is increased through addition of
dwelling units, gross floor area, seating capacity, or other units of measurement specified herein for required
parking or loading facilities, parking and loading facilities shall be provided for such increase in intensity of
use;
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 3 of 28
(3) Whenever the existing use of a building, structure or premises is hereafter changed to a new use,
parking or loading facilities shall be provided as required for such new use. However, if this building or
structure was erected or use established prior to June 19, 1986, additional parking or loading facilities are
mandatory only in the amount by which the requirements for the new use would exceed those for the existing
use if the latter were subject to the parking and loading provisions of this title;
(4) Whenever a parking lot is voluntarily upgraded without a change in or intensification of use, the
parking lot shall reflect an improvement towards meeting the design provision of this chapter. Irrigation
systems shall be required for any new planting areas proposed;
(5) At the time of erection or enlargement of any building containing one (1) or more dwelling units, or
the addition of one (1) or more dwelling units to or within an existing building, there shall be provided and
maintained garage and parking spaces for each such new or added dwelling unit as required by this chapter.
Each existing unit that does not comply with this chapter shall be provided with at least one (1) garage space.
That portion of existing parking that exceeds the requirements of this chapter may be reassigned to the added
units. (Ord. 1986-13 § 1; Ord. 1981-27 § 42; Ord. 1979-7 § 9; Ord. 1978-18 § 92; Ord. 1974-12 § 1; prior
code § 151.02(A))
27.64.023 PARKING—PROHIBITED ON LAWNS, FLOWERS, SIDEWALK.
It is unlawful to park a motor vehicle, trailer, unmounted camper or boat: (1) upon any lawn or landscaped
area, including an area of flowers or shrubs; (2) upon an area of decorative rocks, stones, chips, bark, or the like,
unless such area of decorative rocks, stones, chips or bark was in place and used for parking of a motor vehicle,
trailer, unmounted camper or boat prior to July 19, 1993; or (3) upon the sidewalk, thereby impeding the
pedestrian right-of-way. Nothing herein shall be construed to prohibit parking on a driveway. For this section, a
driveway shall mean the area from the property line to the garage or carport. This provision shall apply to parcels
being used for single-family or duplex residences. (Ord. 2012-4 § 2; Ord. 1993-11 § 1)
27.64.025 DRIVEWAYS.
New driveway access to arterial streets (as defined in the Circulation Element of the General Plan) is
prohibited unless no other means of access is available. Existing curb cuts on arterial streets shall be eliminated in
new developments whenever feasible. Access to garage space or parking space shall be provided by a driveway or
driveways according to the following standards:
(1) All Uses.
(A) Driveways may not be less than 10 feet wide when serving two (2) or fewer garage or
parking spaces, and not less than 12 feet wide when serving three (3) or more garage or parking
spaces.
(B) Each required off-street parking stall shall open directly upon an aisle or driveway of such
width and design as to provide safe and efficient means of vehicular ingress and egress. All offstreet parking facilities shall be designed with appropriate means of vehicular access to a street or
alley in a manner which will least interfere with traffic movements, and shall provide a safe and
efficient means for pedestrians using the parking facility to access the building entry.
(2) Residential Uses. Residential driveways shall not exceed 20 lineal feet in width. If additional driveway
width is desired in order to serve three (3) or more garage or parking stalls, the applicant shall submit
appropriate plans for the approval of the Zoning Administrator and City Engineer. For more than one (1) curb
cut on a parcel on any street frontage, at least 20 feet measured at top of curb shall be provided between each
curb cut.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 4 of 28
(3) Nonresidential Uses. Driveways serving nonresidential uses shall not exceed 26 lineal feet in width at
the street property line for each 50 feet of lot frontage upon a street, except that any lot having less than 50
feet street frontage may have but one (1) 20-foot driveway. In addition to the restrictions above, lots of more
than 50 feet in width at the street line may have a total width of driveways at the front property line of no
more than 52% of the total lot width abutting upon a street. (Ord. 1986-13 § 1; Ord. 1979-7 § 9; Ord. 1978-18
§ 92; Ord. 1974-12 § 1; prior code §§ 151.02(A), 151.03(F))
27.64.030 FACILITIES—EXISTING.
Accessory off-street parking or loading facilities which are located on the same parcel as the building or use
served and which were in existence on June 18, 1986 or were provided voluntarily after such date, shall not
hereafter be reduced below, or if already less than, shall not further be reduced below the requirements of this title
for a similar new building or use. (Ord. 1986-13 § 1; prior code § 151.02(B))
27.64.040 FACILITIES—PERMISSIBLE.
Nothing in this title shall be deemed to prevent the voluntary establishment of off-street parking or loading
facilities to serve an existing use of land or buildings provided that all regulations herein governing the location,
design, improvement, and operation of such facilities are adhered to. (Ord. 1986-13 § 1; prior code § 151.02(C))
27.64.050 DAMAGE—DESTRUCTION.
For any conforming building or use which is in existence on (date to be inserted), which is subsequently
damaged or destroyed by fire, collapse, explosion or other cause, and for any legally nonconforming use which is
lost by reason of such damage, and which is reconstructed, reestablished, or repaired, off-street parking or loading
facilities need not be provided, except that parking or loading facilities equivalent to any maintained at the time of
such damage or destruction shall be restored or continued in operation. However, in no case shall it be necessary
to restore or maintain parking or loading facilities in excess of those required by this title for equivalent new uses
or construction. (Ord. 1986-13 § 1; prior code § 151.02(D))
27.64.060 CONTROL OF OFF-STREET PARKING FACILITIES.
The location of off-street parking facilities in relation to the use served shall be governed by the following
provisions:
(1) Residential Districts. Parking facilities accessory to dwelling units shall be located on the same parcel
as the use served except as provided in Section 27.64.100. Spaces accessory to uses other than dwellings (such
as churches) may be located on a plot adjacent to, or directly across a street or alley from the plot occupied by
the use served if a special use permit is obtained from the Planning Commission; but in no case at a walking
distance in excess of 200 feet from such use.
(2) Nonresidential Districts. Parking facilities accessory to dwelling units shall be located on the same
parcel as the use served, except as provided in Section 27.64.200. Parking facilities accessory to uses other
than dwellings may be located on other than the same parcel as the use served (off-site) if a special use permit
is obtained from the Planning Commission. Unless otherwise required, all required parking spaces shall be
within a walking distance of 500 feet of the use served. No parking spaces accessory to a use in a commercial,
executive, or manufacturing district shall be located in a residential district, unless authorized by the Planning
Commission through a special use permit.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 5 of 28
(A) Where required parking facilities are provided on land other than the parcel on which the
building or use served by such facilities is located, they shall be and remain in the same possession
and ownership as that of the parcel occupied by the building or use to which the parking facilities
are accessory except that the Planning Commission may authorize the use of leased, off-site land
for the provision of required parking in either of the following cases:
(i)
The term of the lease approximates the expected life of the building or use to which the
parking facilities are accessory and the lessor and the applicant acknowledge in writing
recorded to the satisfaction of the City that a failure to continuously maintain the total number
of spaces required shall require the immediate reduction of the intensity of the use served to
the extent necessary to bring it into full conformance with the parking requirements of this
chapter; or
(ii) The number of required parking spaces leased for a shorter term does not exceed 25% of
the total number of required parking spaces and the applicant and lessor acknowledge this
restriction in writing as specified in subsection (i) above. (Ord. 1986-13 § 1; Ord. 1979-7 §
10; Ord. 1978-18 § 93; prior code §§ 151.02(E), 151.04)
27.64.070 SUBMISSION OF PLOT PLAN.
Any action involving the creation, expansion, or alteration of a parking lot, whether in conjunction with other
approval requests or as an independent action, shall be subject to site plan and architectural review, unless the
Zoning Administrator determines, based on a written justification and plot plan submittal, that the improvements
are minor in nature, pursuant to Section 27.06.020. Minor site improvements include small parking lots containing
11 stalls or less. (Ord. 1986-13 § 1; Ord. 1978-18 § 94; prior code § 151.02(F))
27.64.080 USE OF PARKING AND GARAGE FACILITIES.
Off-street assigned parking and garage facilities accessory to residential use and developed in any
residential district in accordance with the requirements of this chapter shall be used solely for the storage of
passenger automobiles or bicycles in-lieu of a vehicle, owned by occupants of the dwelling structures to which
such facilities are accessory or by guests of said occupants. Under no circumstances shall required parking and
garage facilities accessory to residential structures be used for the storage of commercial vehicles or for the
parking of automobiles belonging to the employees, owners, tenants, visitors or customers of business or
manufacturing establishments. (Ord. 2011-10 § 3; Ord. 1986-13 § 1; prior code § 151.03(A))
27.64.090 JOINT PARKING FACILITIES.
Off-street parking facilities, for different buildings, structures or uses, or for mixed uses, may be provided
collectively in any zoning district in which separate parking facilities for each constituent use would be permitted,
provided that the total number of spaces so located together shall not be less than the sum of the separate
requirements for each use. (Ord. 1986-13 § 1; prior code § 151.03(B))
27.64.100 PARKING ASSESSMENT AND SPECIAL DISTRICTS.
(a) Downtown Specific Planning Area—Central Parking and Improvement District (CPID).
(1) Minimum Parking Requirements. Where a parcel of real property is located within the
Central Parking and Improvement District, new projects to be located on said parcel shall meet the
off-street parking requirements as follows:
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 6 of 28
MINIMUM PARKING STALLS REQUIRED
STALLS PER 1,000 GROSS SQUARE FEET OF FLOOR AREA
EXCEPT WHERE OTHERWISE INDICATED
Use
(A) Hotels, excluding accessory
restaurants and bars
Employee/Resident
Visitor/Customer
Total
1 per 5 units
1 per 5 units
Weekly matinees
1 per 50 fixed seats
1 per 5.5 fixed seats 1 per 5 fixed seats
Weekend matinees and evenings
1 per 50 fixed seats
0
1 per 50 fixed seats
Financial
1.3
0.8
2.1
General
2.4
0.2
2.6
Medical
3.1
0.2
3.3
Studio
1.0 per unit
0.2
1.2 per unit
1 bedroom
1.3 per unit
0.2
1.5 per unit
2 bedrooms
1.5 per unit
0.2
1.7 per unit
3 or more bedrooms
1.8 per unit
0.2
2.0 per unit
(E) Restaurants and bars, excluding fast 1.4
food restaurants
2.5
3.9
(F) Retail stores
1.4
0.5
1.9
(G) Services
1.4
0.5
1.9
(B)
(C)
2 per 5 units
Indoor Theatres and Cinemas
Offices
(D) Residential uses (within the Retail
Core Subarea as defined in the
Downtown Specific Plan)
(H) Other Uses. All uses not specified above shall provide the off-street parking facilities as
specified in Sections 27.64.160 through 27.64.270.
(2)
New Projects. New projects shall include the following:
(A)
New construction of buildings on a vacant or previously-built-upon parcel;
(B) External expansion of existing buildings or established uses including all added floor
area that creates need for additional parking;
(C) New use in an existing building or structure with or without substantial internal
renovation that results in a requirement for additional parking under the provisions of this
chapter.
(3) All new projects that enter into parking agreements with the CPID shall be subject to the
assessment defined in current CPID resolutions. New projects as defined in subsections (2)(B) or (C)
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 7 of 28
will be required to provide additional parking in the amount that the parking requirement caused by the
expansion or new use exceeds the parking requirement established on June 19, 1986 as follows:
(A) Properties within the Primary Benefit Zone shall provide required parking or pay
parking in-lieu fees if the additional parking required exceeds 10 parking spaces; otherwise, a
new project under subsection (2)(B) or (C) will cause the project property owner’s parking
deficiency under the current CPID assessment resolution to be increased by the number of
additional parking spaces required by the new use or expansion or the number of existing and
required parking spaces eliminated, or both.
(B) Properties outside the Primary Benefit Zone shall provide required parking or pay
parking in-lieu fees for any additional parking required as a result of a new project under
subsections (2)(B) or (C) or the elimination of existing and required parking spaces, or both.
(4) Limited Parking Zone (LPZ). Restrictions on parking in the limited parking zone in addition to
other requirements of this chapter are as follows:
(A) All Uses. New vehicular access to loading facilities, parking lots or structures and
buildings is prohibited along street frontages within the limited parking zone. Existing curb
cuts along street frontages in the LPZ shall be eliminated, unless the following requirements
are met:
(i)
Curb cuts are needed for access to parking or loading facilities and do not
negatively affect retail continuity or pedestrian safety; and
(ii)
(B)
A site plan and architectural review for the access is approved.
Residential Uses. Parking shall be provided as follows:
(i)
On-site, provided that vehicular access from a street in the limited parking zone is
prohibited unless no other access is feasible and no remote parking facility such as
leased spaces is available or can be made available within 200 feet;
(ii)
On a site outside the limited parking zone; or
(iii) By lease or agreement with the City or CPID when a CPID parking facility is
located within 200 feet.
(C) Nonresidential Uses. Parking may be provided on-site in an amount not to exceed the
required number of visitor stalls, subject to the approval of a special use permit. On-site
parking in excess of the required visitor stalls may be allowed subject to approval of a special
use permit where a new project meets one (1) of the following:
(i)
The parcel has primary access from a street outside the limited parking zone; or
(ii) The parcel is located on a corner site which has a minimum lot area of 22,000
square feet or one-half the land area of the block in which the use is located, whichever
is less.
(5) Parking Expansion Zone. Parking provided in addition to the minimum parking requirements
may be leased to the CPID on a long term basis as public parking in accordance with a current CPID
resolution.
(6)
Employee and Resident Parking.
(A) New projects within the CPID shall provide required employee and resident parking by
one (1) or more of the following means:
(i)
On-site, if located outside the limited parking zone;
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 8 of 28
(ii) Off-site through construction or lease of private spaces, subject to approval of a
special use permit; or
(iii) By CPID lease, in-lieu fee payment, or parking agreement, as defined by a current
CPID resolution, subject to availability.
(B) Any nonresidential use outside the limited parking zone may reduce employee parking
in accordance with the following:
(i)
Demonstration by the applicant that the amount of floor area per full-time
equivalent employee exceeds the following due to unusual circumstances:
Retail/Service
1 per 450 sq. ft.
General Office
1 per 250 sq. ft.
Financial
1 per 540 sq. ft.
Medical Office
1 per 210 sq. ft.
Restaurants
1 per 520 sq. ft.
A reduction in the employee parking requirement may be granted equal to the percentage difference between
the lower employee density demonstrated by the applicant and the employee density standards delineated above.
(7) Visitor and Customer Parking. New projects within the CPID may utilize the spaces provided by
the CPID for the visitor and customer parking requirement, subject to assessment as defined by a
current CPID resolution and availability of spaces.
(8) Loss of Metered Parking. New projects which result in the loss of on-street metered CPID
parking spaces shall compensate the CPID for the loss of metered parking by one (1) of the following:
(A) Provide replacement stalls on-site within 200 feet of a new residential use or within 500
feet of a new non-residential use, to be made available for use by the public;
(B) Compensation to the CPID for the cost of providing replacement parking, in accordance
with a current CPID resolution; or
(C) Approval of a special use permit by the Planning Commission, based on the finding that
the improvements which necessitate the loss of metered parking spaces improve overall street
circulation.
(b) Downtown Specific Planning Area—Outside the Central Parking and Improvement District. Minimum
off-street parking requirements for residential and non-residential uses shall be as specified in Sections 27.64.160
through 27.64.260.
(c) 25th Avenue Parking District. Where a parcel of real property is located within the boundaries of the 25th
Avenue motor vehicle off-street parking assessment district, a building or structure not to exceed one (1) story in
height may be constructed and maintained on said parcel without provisions for, or maintenance of, off-street
parking facilities for all executive and commercial uses. Off-street parking facilities shall be installed and
maintained for each story in excess of one (1) story, so that the total number of parking spaces provided for the
additional story or stories, shall meet the off-street parking requirements as specified herein.
(d) Hillsdale Station Area. Where a parcel of real property is located within the Hillsdale Station Area Plan
boundary, off-street parking is subject to the Station Area Parking Requirements listed in the Plan. In addition, all
new development on such properties must prepare a Trip Reduction and Parking Management Plan as detailed in
the Hillsdale Station Area Plan, including, but not limited to, Table 6-1, Station Area Parking Requirements. (Ord.
2011-5 § 7; Ord. 2009-7 § 32; Ord. 1993-17 § 1; Ord. 1993-12 § 1; Ord. 1992-15 § 25; Ord. 1990-19 § 1; Ord.
1989-19 § 4; Ord. 1989-10 § 2; Ord. 1987-29 § 5; Ord. 1986-13 § 1; Ord. 1981-27 § 44; Ord. 1979-7 § 11; Ord.
1978-18 § 95; Ord. 1973-8 § 1; Ord. 1969-26 § 2; prior code § 151.03(C))
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 9 of 28
27.64.110 COMPUTATION.
When determination of the number of off-street parking spaces required by this title results in a requirement of
a fractional space, an additional space shall be provided. (Ord. 1986-13 § 1; prior code § 151.03(D))
27.64.120 STALL DIMENSIONS.
All required off-street parking stalls shall have a vertical clearance, length and width in conformity with the
requirements of the City “Standard Drawings and Specifications” and the following standards:
(a) Width of stall shall conform to the requirements of the City “Standard Drawings and Specifications.”
(b) Length of stall shall conform to the requirements of the City “Standard Drawings and Specifications.”
(1)
Stall depths may be reduced two (2) feet where bumper overhang is permissible.
(c) Relationship of stall dimensions to aisle dimensions and parking angle shall be as outlined in the
Standard Drawings and Specifications.
(d) Existing substandard stalls shall be counted towards satisfying the off-street parking requirements of
this chapter only where the dimensions equal or exceed those required for minimum compact car dimension.
(e) Compact car stalls shall be clearly identified by marking the surface of each space: “Compact.”
(f) All required off-street parking stalls shall have a vertical clearance of not less than seven (7) feet over
the entire area, unless the stall is part of a mechanical parking system. Such stalls may have less than seven (7)
foot clearance if otherwise consistent with City “Standard Drawings and Specifications.” (Ord. 2009-7 § 33;
Ord. 1992-15 § 26; Ord. 1986-13 § 1; Ord. 1982-10 § 2)
27.64.125 AISLE DIMENSIONS.
Aisles serving off-street parking stalls shall conform with the requirements of the City “Standard Drawings
and Specifications” and the following standards:
(a) Aisles parallel and adjacent to public sidewalks shall be separated by a landscape strip of at least six
(6) feet.
(b) One-way aisles shall alternate direction, or otherwise provide logical vehicular circulation subject to
approval of the City Engineer.
(c) Aisles shall provide for non-congestive flow from and into the street by logical relationships with the
driveways. A two-way driveway shall directly connect with a two-way aisle. Reversal of the “right-hand rule”
of driving for two-way aisles or closely adjacent one-way drives is prohibited.
(d) One-way aisles shall not dead-end.
(e) Circulation requiring use of the street or public right-of-way is prohibited. (Ord. 2009-7 § 34; Ord.
1986-13 § 1)
27.64.130 TURNING RADII AND TURNAROUND REQUIREMENTS.
Circulation for parking facilities shall conform with the following standards:
(a) Back out onto any public right-of-way shall be prohibited for all uses except single-family and twofamily dwellings.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 10 of 28
(b) For all uses except single-family and two-family dwellings and secondary units, all parcels providing
three (3) or more permanently maintained garage or parking stalls shall provide an area for turnaround
purposes on the site which shall conform with the requirements of the City “Standard Drawings and
Specifications” and be located adjacent to the entrance of the garage or parking stall, and not on any part of
the public right-of-way.
(c) No portion of a circular ramp may be considered as aisle for automobiles in adjacent bays.
(d) Ramps in multi-level garages shall be designed with gradual slopes to ensure driver visibility of the
pavement at all times, and shall be subject to approval of the City Engineer.
(e) Turning aisles or ramps with two-way traffic shall have radii and aisle widths sufficient for two (2)
automobiles to pass on the turn. Ramp widths on turns shall be as follows:
Curb to Curb
Wall to Wall
Minimum one-way ramp width
12′
16′
Minimum two-way ramp width
24′
28′
(f) No portion of a circular ramp may be considered as aisle for automobiles in adjacent bays.
(g) Ramps in multi-level garages shall be designed with gradual slopes to insure driver visibility of the
pavement at all times, and shall be subject to approval of the City engineer. (Ord. 2009-7 § 35; Ord. 1986-13 § 1;
Ord. 1982-10 § 2)
27.64.140 DESIGN—MAINTENANCE.
(a) Lighting. Any lighting used to illuminate off-street parking areas shall be consistent with the City’s
Security Ordinance (Chapter 23.54) and otherwise be directed away from residential properties in such a way
as not to create a nuisance.
(b) Signs. Directional signs are permitted on parking areas in accordance with Title 25.
(c) Repair and Service. No motor vehicle repair work of any kind shall be permitted on any off-street
parking facilities. The sale of gasoline and motor oil in conjunction with accessory off-street parking or garage
facilities is not permitted in any residence district. (Ord. 2009-7 § 37; Ord. 1989-34 § 3; Ord. 1986-13 § 1; prior
code § 151.03(G))
27.64.150 FLOOR AREA.
Unless otherwise specified, the floor area used for determining off-street parking requirements is the floor area
of the building(s) as defined in Section 27.04.200(c). (Ord. 1986-13 § 1; Ord. 1978-18 § 96)
27.64.160 SCHEDULES GENERALLY.
For the following uses on property located outside the Downtown Specific Planning area, accessory off-street
parking spaces shall be provided as listed below. Parking spaces required on an employee basis shall be based on
the maximum number of employees on duty, or residing, or both, on the premises at any one (1) time.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 11 of 28
MINIMUM PARKING STALLS REQUIRED
USES
1. Residential Uses:
a. Single-Family Dwelling (detached)
Under 3,000 sq. ft. of floor area*
2 garage spaces
3,000—3,749 sq. ft. of floor area*
2 garage spaces plus 1 additional space. Additional space
may be uncovered.
3,750 sq. ft. of floor area* and above
Requirements above plus 1 additional space for each 750
sq. ft. of floor area*. Additional spaces may be
uncovered.
b. Secondary Unit
1 parking space for a secondary unit with up to 1 bedroom
and 1 additional parking space is required for each
additional bedroom.
c. Multiple-Family Dwelling (two-family, townhouse,
condominium, apartments and apartment hotels)
Resident parking shall include at least 1 covered stall per
dwelling unit.
Resident
Visitor
Total
Studio
1.3
0.2
1.5
One-bedroom
1.6
0.2
1.8
Two-bedroom
1.8
0.2
2.0
Three or more bedroom (or any dwelling unit over
1,400 square feet in floor area)
2.0
0.2
2.2
d. Lodging Houses
1 garage stall for each 2 lodging rooms plus 1 garage stall
for owner/manager.
e. Community Care Facilities
2 garage stalls for the owner/manager plus 1 stall for every
6 occupants in addition to owner/manager’s family.
f. Bed and Breakfast Inn
1 parking space per guest room and parking for the
manager’s unit based on multi-family standards.
*Excluding enclosed parking facilities, uninhabitable accessory structures and covered patios.
2. Commercial Shopping Centers:
a. Community Shopping Center
1 for each 225 square feet of gross floor area (no
exclusions) for all buildings and/or uses in the center,
except that individual restaurants over 3,500 square feet
of gross floor area shall meet parking requirements in
Section 27.64.160(9)(c) and (f).
b. Regional Shopping Center
3.5 for each 1,000 square feet of gross floor area (no
exclusions) for all buildings and/or uses in the center.
Note: The above requirements will apply for all commercial shopping centers in the City; however, whenever the Zoning
Administrator determines that delineation of independent uses is required, the following standards shall apply:
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 12 of 28
MINIMUM PARKING STALLS REQUIRED
USES
3. Commercial, Retail, and Service Uses:
a. Automobile service and gas stations (see Section
27.64.185)
2 parking stalls plus 2 for each service bay.
b. Automobile washing and cleaning establishments, except 10 queued stalls for each wash rack exclusive of autos on
self-service.
conveyor plus 4 parking stalls for each wash rack.
c. Barber shops or beauty parlors
2 for each barber chair; 3 for each beautician station.
d. Buildings used solely for coin-operated laundromats
1 for each 3 washing machines.
e. Cemeteries, mausoleums, and columbaria
2 parking spaces per acre, plus 1 for each employee.
f. Contractors’ storage yards in connection with
contractor’s business; salvage yard; junk yard; automobile
wrecking yard; storage yard
6 stalls in addition to the enclosed storage area.
g. Dry cleaners
1 for each 300 square feet.
h. Lumber yards and home improvement centers
1 for each 500 square feet of floor area for retail sales, plus
1 for each 1,000 square feet of open or covered area
devoted to display of large merchandise such as carpeting
and major appliances.
i. Mortuaries and funeral homes
4 stalls plus 6 parking stalls for each chapel or parlor.
j. Motels, hotels, inns or auto courts
2 stalls for manager plus 1 stall for each guest unit. Plus
adequate on-site access for buses. Accessory uses such as
restaurants, car rentals, bars, dance areas, and conference
rooms or places of assembly shall individually require
parking as provided in this chapter, unless it can be
demonstrated that such accessory uses are intended solely
for registered guests.
k. Motor vehicle sales and automotive repair
1 stall per 400 square feet of floor area plus 1 space per
1,000 square feet of outdoor display area.
l. Retail stores, food stores, and drugstores
For stores 0-20,000 sq. ft. of gross floor area: 1 stall per
300 sq. ft. For stores over 20,000 sq. ft. of gross floor area:
1 stall per 225 sq. ft. Regulations do not permit floor area
exclusions.
m. Sale or repair of furniture, appliances
1 for each 600 square feet of floor area.
n. Self-service automobile washes
5 queued stalls for each wash rack.
4. Commercial and Public Recreation Uses:
a. Bowling alleys and/or billiard halls
3 stalls for each alley and 2 for each billiard table plus the
stalls required for any additional uses on the site.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 13 of 28
MINIMUM PARKING STALLS REQUIRED
USES
b. Equine stables (public or private)
1 stall for each 5 box stalls or for each 5 equines boarded,
whichever is greater plus 1 trailer space (10′ x 25′) for each
10 box stalls or 10 equines boarded, whichever is greater.
c. Driving ranges (golf)
1 per tee, plus the stalls required for any additional uses on
the site.
d. Golf courses (regulation course)
6 per hole plus the stalls required for any additional uses on
the site.
e. Miniature golf courses
3 per hole, plus the stalls required for any additional uses
on the site.
f. Public parks [Exemption: park master plans adopted prior As required below. On-street parking available along the
park’s street frontage shall count towards satisfying offto (insert date) are exempt from these requirements]
street parking requirements at the rate of 1 stall for each
increment of 22 linear feet.
Parks less than 3 acres in size
1 stall per 20,000 square feet.
Parks 3 acres in size and larger
As required below for specific use areas, unless otherwise
stated under group picnic areas.
Sports courts (e.g., tennis, bocce ball and basketball)
2 stalls per court.
Ballfields (e.g., soccer and softball)
20 stalls per ballfield.
Boat launch ramp
20 stalls per ramp, including 10 stalls capable of
accommodating vehicles with trailers, and adequate
turnaround.
Group picnic areas
2.5 stalls per picnic table or seating capacity of 10
persons. Where facilities such as ballcourts, ballfields or
other areas or a portion thereof are designed to be used in
conjunction with group picnic areas, the parking
requirement shall be based on the greater of the parking
requirements for the following:
The group picnic area or
All facilities to be used in conjunction with the group
picnic area.
Passive useable turf whose primary purpose is for
informal play, family picnics or relaxation and
play/courtyards. (Excludes areas that are less than
5,000 square feet.)
1 stall per 5,000 square feet.
Play areas (children)
1 stall per 2,500 square feet.
Recreation center
1 for each 200 square feet of floor area.
Swimming pools
1 for each 100 square feet of water surface.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 14 of 28
MINIMUM PARKING STALLS REQUIRED
USES
Other use areas
As determined by the Zoning Administrator.
g. Skating rinks (ice or roller)
1 for each 100 square feet of skating floor area, plus the
stalls required for additional uses on the site.
h. Swimming pool (commercial and public)
1 for each 100 square feet of water surface, plus 1 stall for
each 250 square feet of office, but not less than 10 stalls for
any such use.
i. Tennis, handball, and racquetball facilities
3 for each court plus the stalls required for additional uses
on the site.
j. Health studios and spas
1 for each 150 square feet of floor area. (For the purpose of
this subsection, swimming pool area shall be counted as
floor area.)
k. Dance studio
1 for each 250 square feet of dance floor area.
5. Educational Uses:
a. Colleges, universities, and institutions of higher
learning, parochial and private
1 for each 2 students based on capacity plus 1 for each
member of the faculty and employees based on capacity.
Plus 1 for every 5 dormitory rooms.
b. Day nurseries, including preschools and nursery schools
1 stall for each employee. Plus designated spaces for
loading and unloading children according to the following
ratios: 1 space per 6 persons (or portion thereof) licensed at
the facility, with a maximum of 3 spaces for up to 30
licensed persons, and thereafter shall be provided at a ratio
of 1 space per 10 licensed persons (or portion thereof). The
loading/unloading spaces may be located on street
frontages with appropriate permits for loading zones, in
driveways, garage aprons, or other locations on the site that
do not result in tandem spaces. The overall requirement
may be reduced by 1 space by the provision of a
permanently assigned employee to assist children from the
drop-off area to the facility.
c. Elementary and junior high schools
1 for each employee. Plus a designated area on-site for
loading and unloading passengers. Plus adequate on-site
access and loading for buses.
d. Senior high schools
1 for each employee. Plus 1 for each 6 students based on
capacity. Plus adequate on-site access and loading for
buses.
e. Trade schools, business colleges, and commercial
schools
1 for each employee. Plus 1 for each 3 students, based on
capacity.
6. Health Uses:
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 15 of 28
MINIMUM PARKING STALLS REQUIRED
USES
a. Convalescent and nursing homes, homes for aged, rest
homes, children’s homes, and sanitariums
1 for every 4 beds in accordance with the resident
capacity of the home as listed on the required license or
permit.
b. Dental clinics or offices; medical clinics or offices
1 for each 200 square feet of floor area.
c. Health centers, government operated
3 for each staff or visiting doctor, based on maximum staff
levels.
d. Hospitals
1.75 for each patient bed.
e. Veterinary hospitals & clinics
1 for each 250 square feet based on 90% of floor area.
7. Office, Professional Uses:
a. Commercial banks, savings and loan office, other
financial institutions, including stock brokerages
1 for each 185 square feet of public service area. Plus 1
per 250 square feet of floor area other than public service
area. Plus 1 stall per automatic teller machine (ATM).
Plus 3 reservoir stalls per drive-up window in addition to
the stall adjacent to the window; each stall provided for
the drive-up window may be credited toward the total
parking requirements with a maximum credit of 5 stalls
per window.
b. Offices
1 per 335 square feet of gross floor area (no exclusions) for
buildings with a total floor area less than 100,000 square
feet
1 per 315 square feet of gross floor area (no exclusions)
for buildings with a total floor area above 100,000 square
feet
8. Manufacturing Plants and Kindred Uses:
a. Industrial uses of all types except a building used
exclusively for warehouse purposes
1 for each 1,000 square feet of floor area (for industrial
purposes), plus 1 for each 250 square feet of office or
sales area.
b. Mini Storage
1 stall for each 4,000 square feet of floor area, plus 1 space
for each manager’s office.
c. Public utility facilities including but not limited to
electric, gas, water, telephone, and telegraph facilities not
having business offices on the premises
1 for each 2 employees in the largest shift plus 1 for each
vehicle used in connection with the use. A minimum of 2
stalls shall be provided for each such use regardless of
building space or number of employees.
d. Research and Development
1 for each 500 square feet of floor area.
e. Wholesale establishments, warehouses, storage
buildings, or structures
1 stall for each 1,000 square feet of floor area up to 20,000
square feet. Plus 1 stall for each 4,000 square feet of floor
area above 20,000 square feet. Plus 1 stall for each 250
square feet of office or sales area.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 16 of 28
MINIMUM PARKING STALLS REQUIRED
USES
9. Places of Assembly:
a. Auditoriums, sports arenas, and stadiums
1 for each 5 fixed seats and 1 each 35 square feet of floor
area where there are no fixed seats. Plus adequate on-site
access and loading for buses.
b. Churches and other places of assembly not specified
above
1 for each 5 fixed seats within the main auditorium and 1
for each 42 square feet of seating area within the main
auditorium where there are no fixed seats; 18 linear inches
of bench shall be considered a fixed seat. Plus 1 for each 50
square feet of meeting area intended for group activities.
Adequate space shall also be provided for access, loading
and unloading of buses in connection with the activities of
the institution.
c. Fast food, drive-in, drive-thru, and take-out restaurants
1 parking stall for each 30 square feet of public service
area, plus 1 stall for each 2 employees.
d. Libraries, art galleries and museums—public
1 for each 1,000 square feet of floor area.
e. Private clubs, lodges halls, and union headquarters
1 for each 70 square feet of floor area.
f. Restaurants, taverns, lounges, and other establishments
for the sale and consumption on the premises of food and
beverages
1 stall for each 50 square feet of public service area up to
4,000 square feet and 1 stall for each 80 square feet of
public service area over 4,000 square feet.
g. Sleeping rooms in private clubs
1 stall for every 2 sleeping rooms.
h. Theaters (indoor)
1 for every 5 fixed seats.
10. Other Uses:
For the following uses, parking stalls shall be provided in adequate number, as determined by the Zoning
Administrator, to serve persons employed or residing on the premises as well as the visiting public:
y Heliports;
y Outdoor amusement establishments, fairgrounds, permanent carnivals, kiddie parks, and other similar amusement
centers;
y Religious institutions, including convents, monasteries, rectories and parish houses.
(Ord. 2003-12 § 10; Ord. 1994-2 § 8; Ord. 1993-6 § 4; Ord. 1992-16 § 15; Ord. 1992-15a § 7; Ord. 1992-15 § 27;
Ord. 1989-20 §§ 1, 2; Ord. 1986-13 § 1; Ord. 1978-18 § 97; prior code § 151.05)
27.64.165 RESIDENTIAL USES; ADDITIONAL REQUIREMENTS.
Off-street residential parking shall comply with the following additional criteria:
(a) All residential dwelling units shall be provided with the existing or required amount of off-street
parking as a part of the sales, lease or rent agreement for the dwelling unit.
(b) The proximity of the resident and visitor parking spaces to the dwelling units shall be as close as
practicable.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 17 of 28
(c) Resident parking spaces shall be clearly marked or signed “reserved.” Visitors’ parking spaces shall be
clearly marked “visitors only.”
(d) Both resident and visitor parking in uncovered and carport spaces shall be adequately lighted at night.
Said lighting shall be designed to be directed away from adjacent residences.
(e) Access to all off-street parking spaces shall be easily made without undue maneuvering to get into or
out of the stall. All stalls shall be equally accessible.
(f) Each room meeting the standard of The Uniform Building Code as a bedroom, shall be counted as a
bedroom in determining parking requirements. (Ord. 1986-13 § 1; Ord. 1981-27 § 67; Ord. 1978-18 § 98;
Ord. 1974-12 § 3; prior code § 151.05(A))
27.64.170 TRANSPORTATION SYSTEMS MANAGEMENT (TSM).
New uses with 25 or more employees shall comply with the requirements of Chapter 24 of the San Mateo
Municipal Code with regards to Transportation Systems Management. (Ord. 1995-19 § 2; Ord. 1986-13 § 1)
27.64.185 AUTOMOBILE SERVICE STATIONS; ADDITIONAL REQUIREMENTS.
(a) Only vehicles awaiting service and towing vehicles shall be stored on the premises, with the exception
of employee parking and approved rental parking spaces.
(b) Parking of commercial vehicles shall be prohibited unless allowed in the zoning district as a permitted
use. (Ord. 1986-13 § 1)
27.64.260 MIXED OR MULTIPLE USES.
When two (2) or more uses are located on the same zoning plot or within the same building, parking spaces
equal in number to the sum of the separate requirements for each such use shall be provided. No parking space or
portion thereof shall serve as a required space for more than one (1) use unless otherwise authorized by the
Planning Commission in accordance with Title 27. Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and 27.80.
(Ord. 1986-13 § 1; Ord. 1978-18 § 101; prior code § 151.05(J))
27.64.262 BICYCLE PARKING FACILITIES.
These bicycle parking requirements shall apply to the indicated activities as specified below.
(a) Bicycle Parking Required for New and Existing Uses. Bicycle parking shall be provided for new
development projects, additions to existing buildings, and new living units in existing buildings. Bicycle parking
as prescribed hereafter shall be provided for activities occupying buildings, or portions of, which are constructed,
established, wholly reconstructed, or moved onto a new lot, except to the extent that existing bicycle parking
exceeds such requirements for any existing facilities. The required amount of new bicycle parking shall be based
on the cumulative increase in floor area, or other applicable unit of measurement prescribed hereafter. If an
existing building is altered or changed in occupancy so as to result in an increase in the number of residential
living units, bicycle parking shall be provided for the new units.
(b) More Than One (1) Activity on a Lot. Whenever a single lot contains different activities with the same
bicycle parking requirement, the overall bicycle parking requirement shall be based on the sum of all such
activities. Whenever a single lot contains activities with different bicycle parking requirements, the overall
requirement shall be the sum of the requirements for each activity calculated separately.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 18 of 28
(c) Determination by Zoning Administrator. For uses not listed in the schedules of bicycle parking
requirements, bicycle parking spaces shall be provided on the same basis as required for the most similar listed
use, or as determined by the Zoning Administrator.
(d) Standards for Required Bicycle Parking.
(1)
Types of Required Bicycle Parking.
(A) Long-Term Bicycle Parking. Each long-term bicycle parking space shall consist of a
locker or a rack located within a locked enclosure, such as a secure room or controlled access
area, providing protection for each bicycle from theft, vandalism and weather. Long-term
bicycle parking is meant to accommodate employees, students, residents, commuters, and
others expected to park more than two (2) hours.
(B) Short-Term Bicycle Parking. Short-term bicycle parking shall consist of a bicycle rack
or racks and is meant to accommodate visitors, customers, messengers, and others expected to
park not more than two (2) hours.
(2)
Minimum Specifications for Required Bicycle Parking.
(A) All bicycle parking facilities shall be dedicated for the exclusive use of bicycle parking
and shall not be intended for the use of motorized two-wheeled or similar vehicles.
(B) All required short-term bicycle parking spaces shall permit the locking of the bicycle
frame and one (1) wheel with a U-type lock, support the bicycle in a stable horizontal position
without damage to wheels, frame, or components, and provide two (2) points of contact with
the bicycle’s frame. Art racks are subject to review by the Zoning Administrator.
(C) All required long-term bicycle parking spaces, with the exception of individual bicycle
lockers, shall permit the locking of the bicycle frame and one (1) wheel with a U-type lock
and support the bicycle in a stable position without damage to wheels, frame, or components.
(D) Bicycle parking facilities shall be securely anchored so they cannot be easily removed
and shall be of sufficient strength and design to resist vandalism and theft.
(E) The overall design and spacing of such facilities shall meet the standards of subsection
(3).
(3) Location and Design of Required Bicycle Parking. Required bicycle parking shall be placed
on site(s) as set forth below:
(A) A short-term bicycle parking space shall be at least two and one-half (2.5) feet in width
by six (6) feet in length to allow sufficient space between parked bicycles.
(B)
Bicycle parking facilities shall not impede pedestrian or vehicular circulation.
(i)
Bicycle parking racks located on sidewalks should be kept clear of the pedestrian
through zone.
(C)
Bicycle parking facilities are subject to the following standards:
(i)
Short-term bicycle racks shall be located with at least 30 inches clearance in all
directions from any obstruction, including but not limited to other racks, walls, and
landscaping. Large retail uses, supermarkets, and grocery stores are encouraged to locate
racks with a 36-inch clearance in all directions from any vertical obstruction, including
but not limited to other racks, walls, and landscaping.
(ii) All bicycle facilities shall provide a minimum four (4) foot aisle to allow for
unobstructed access to the designated bicycle parking area.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 19 of 28
(iii) All long-term bicycle parking facilities shall include a variety of rack types to
accommodate different bicycle sizes, styles, and users, as determined by the Zoning
Administrator.
(D) Bicycle parking facilities within auto parking facilities shall be protected from damage
by cars by a physical barrier such as curbs, wheel stops, poles, bollards, or other similar
features capable of preventing automobiles from entering the designated bicycle parking area.
(E) Short-term bicycle parking facilities serving community activity centers such as libraries
and community centers should incorporate weather-protective enclosures shielding the
designated bicycle area from typical inclement weather when feasible.
(F) Bicycle parking facilities shall be located in highly visible well-lighted areas. In order
to maximize security, whenever possible short-term bicycle parking facilities shall be located
in areas highly visible from the street and from the interior of the building they serve (i.e.,
placed adjacent to windows).
(G) The location and design of required bicycle parking shall be of a quality, character and
color that harmonize with adjoining land uses. Required bicycle parking shall be incorporated
whenever possible into building design or street furniture.
(H) Long-term bicycle parking shall be covered and shall be located on site or within 200
feet of the main building entrance. The main building entrance is defined as publicly
accessible entrances and shall exclude gated private garage entrances, trash room entrances,
and other building entrances that are not publicly accessible.
(I)
Short-term bicycle parking must be along project frontage and within 50 feet of the
main entrance to the building or commercial use or up to 100 feet where existing conditions
do not allow placement within 50 feet. It should be in a well-trafficked location visible from
the entrance. When the main entrance fronts the sidewalk, the installer must apply for an
encroachment permit from the City to install the bicycle parking in the public right-of-way.
The main building entrance excludes garage entrances, trash room entrances, and other
building entrances that are not publicly accessible.
(J) If required bicycle parking is not visible from the street or main building entrance, a
sign must be posted at the main building entrance indicating the location of the bicycle
parking.
(e) Minimum Number of Required Bicycle Parking Spaces. The rules for calculating the minimum number of
bicycle parking spaces are:
(1) If after calculating the number of required bicycle parking spaces a quotient is obtained
containing a fraction of one-half or more, an additional space shall be required; if such fraction is
less than one-half it may be disregarded.
(2) When the bicycle parking requirement is based on number of employees or number of
students, the number of spaces shall be based on the number of working persons on the lot during
the largest shift of the peak season or the highest expected student capacity. If the Zoning
Administrator determines that this number is difficult to verify for a specific facility, then the
number of required long-term bicycle parking spaces shall be a minimum of two (2) spaces or five
(5) percent of the amount of required automobile spaces for the proposed facility, whichever is
greater.
(3) When the bicycle parking requirement is based on number of seats, in the case of pews or
similar facilities each 18 inches shall be counted as one seat.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 20 of 28
(4) The calculation of short-term bicycle parking may include existing racks that are in the
public right-of-way and are within 100 feet of the main entrance.
(f) Bicycle Parking Rates. Required bicycle parking rates vary depending on whether the associated land use
is located within or outside the Downtown Area as shown below:
(1)
Downtown Area.
(A) Minimum Parking Requirements. Where a parcel of real property is located within the
Downtown Area, new projects to be located on said parcel shall meet the bicycle parking
requirements as follows:
MINIMUM BICYCLE PARKING STALLS REQUIRED
Downtown Area Uses
Minimum Short-Term
Bike Parking Spaces
Required
Minimum Long-Term
Bike Parking Spaces
Required
(A) Hotels, excluding accessory restaurants and bars
1 per 20 units
1 per 20 employees
Weekly matinees
1 per 20 fixed seats
1 per 40 fixed seats
Weekend matinees and evenings
1 per 20 fixed seats
1 per 40 fixed seats
(B) Indoor theatres and cinemas
(C) Offices
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 21 of 28
Financial
1 per 20,000 s.f.
1 per 10,000 s.f.
General
1 per 20,000 s.f.
1 per 10,000 s.f.
Medical
1 per 20,000 s.f.
1 per 10,000 s.f.
(D) Residential (within the retail core subarea as defined in the downtown specific plan)
Studio
0.05 per unit
1.0 per unit
One-bedroom
0.05 per unit
1.0 per unit
Two-bedrooms
0.10 per unit
1.25 per unit
Three or more bedrooms
0.15 per unit
1.5 per unit
(E) Restaurants and bars (except fast food restaurants)
1 per 5,000 s.f.
1 per 12,000 s.f.
(F) Retail stores
1 per 2,000 s.f.
1 per 12,000 s.f.
(G) Services
1 per 10,000 s.f.
1 per 20,000 s.f.
(H) Fast food, drive-in, drive-thru, and take-out restaurants
1 per 10,000 s.f.
1 per 20,000 s.f.
(2)
Outside Downtown Area.
(A) Minimum Parking Requirements. For the following uses on property located outside the
Downtown Area, bicycle parking stalls shall be provided as listed below. Bicycle parking
stalls required on an employee basis shall be based on the maximum number of employees on
duty, or residing, or both, on the premises at any one (1) time.
MINIMUM BICYCLE PARKING STALLS REQUIRED
Minimum Short-Term
Bike Parking Spaces
Required
Minimum Long-Term
Bike Parking Spaces
Required
No spaces required
No spaces required
Under 3,000 sq. ft. of floor area*
No spaces required
No spaces required
3,000—3,749 sq. ft. of floor area*
No spaces required
No spaces required
3,750 sq. ft. of floor area* and above
No spaces required
No spaces required
No spaces required
No spaces required
0.05 per unit
1.0 per unit
Outside Downtown Area Uses
1. Residential Uses:
a. Single-Family Dwelling (detached with private garage. If
includes shared garage, bicycle parking requirements for
multiple-family dwelling shall apply)
b. Secondary Unit
c. Multiple-Family Dwelling (two-family, townhouse,
condominium, apartments and apartment hotels)
Studio
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 22 of 28
Minimum Short-Term
Bike Parking Spaces
Required
Minimum Long-Term
Bike Parking Spaces
Required
One-bedroom
0.05 per unit
1.0 per unit
Two-bedroom
0.10 per unit
1.25 per unit
Three or more bedroom (or any dwelling unit over 1,400
square feet in floor area)
0.15 per unit
1.5 per unit
Outside Downtown Area Uses
*Excluding enclosed parking facilities, uninhabitable accessory structures and covered patios.
2. Commercial Shopping Centers:
a. Community Shopping Center
1 per 5,000 s.f.
1 per 12,000 s.f.
b. Regional Shopping Center
1 per 10,000 s.f.
1 per 20,000 s.f.
Note: The above requirements will apply for all commercial shopping centers in the City; however, whenever the
Zoning Administrator determines that delineation of independent uses is required, the following standards shall apply:
3. Commercial, Retail, and Service Uses:
a. Automobile service and gas stations (see Section
27.64.185)
2 spaces
Min. of 1 space
b. Automobile washing and cleaning establishments, except
self-service
None
Min. of 2 spaces
c. Barber shops or beauty parlors
1 per 2,000 s.f.
1 per 12,000 s.f.
d. Buildings used solely for coin-operated laundromats
1 per 2,000 s.f.
1 per 5,000 s.f.
e. Cemeteries, mausoleums, and columbaria
0.05 per acre
0.05 per acre
f. Contractors’ storage yards in connection with contractor’s
business; salvage yard; junk yard; automobile wrecking
yard; storage yard
No spaces required
No spaces required
g. Dry cleaners
1 per 2,000 s.f.
1 per 12,000 s.f.
h. Home improvement centers
1 per 10,000 s.f.
1 per 20,000 s.f.
i. Retail stores, food stores, and drugstores
1 per 2,000 s.f.
1 per 12,000 s.f.
j. Self-service automobile washes
No spaces required
No spaces required
4. Commercial and Public Recreation Uses:
a. Public parks (Public parks are considered a single lot with different activities. Rates shall be a sum of activities
as described in Section 27.64.262(c).)
Parks of any size
1 per acre
No spaces required
Sports courts (e.g., tennis, bocce ball and basketball)
1 per court
No spaces required
Ball fields (e.g., soccer and softball)
1 per acre
No spaces required
Group picnic areas
2 spaces per picnic
table or per 10 seats
No spaces required
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 23 of 28
Minimum Short-Term
Bike Parking Spaces
Required
Minimum Long-Term
Bike Parking Spaces
Required
Passive useable turf whose primary purpose is for
informal play, family picnics or relaxation and
play/courtyards (excludes areas that are less than
5,000 square feet)
1 per 20,000 s.f.
No spaces required
Play areas (children)
1 per acre
No spaces required
Recreation center
1 per 5,000 s.f.
1 per 20,000 s.f.
b. Health studios and spas
1 per 2,000 s.f.
1 per 20,000 s.f.
c. Dance studio
1 per 2,000 s.f.
1 per 12,000 s.f.
a. Colleges, universities, and institutions of higher learning,
parochial and private
1 for every 10 students
of planned capacity
1 per 10 employees
b. Day nurseries, including preschools and nursery schools
1 per 20 students
1 per 20 employees
c. Elementary and junior high schools
1 per 20 students
1 per 10 employees
d. Senior high schools
1 per 20 students
1 per 10 employees
e. Trade schools, business colleges, and commercial schools
1 per 20 students
1 per 10 employees
a. Dental clinics or offices; medical clinics or offices
1 per 5,000 s.f.
1 per 12,000 s.f.
b. Health centers, government operated
1 per 5,000 s.f.
1 per 12,000 s.f.
c. Hospitals
1 per 20,000 s.f.
1 per 20 employees or
70,000 s.f., whichever
is fewer
d. Veterinary hospitals & clinics
1 per 5,000 s.f.
1 per 12,000 s.f.
a. Commercial banks, savings and loan office, other financial
institutions, including stock brokerages
1 per 2,000 s.f.
1 per 12,000 s.f.
b. Offices
1 per 20,000 s.f.
1 per 10,000 s.f.
1 per 5,000 s.f.
1 per 20,000 s.f.
a. Fast food, drive-in, drive-thru, and take-out restaurants
1 per 10,000 s.f.
1 per 20,000 s.f.
b. Libraries, art galleries and museums—public
1 per 10,000 s.f.
1 per 20,000 s.f.
Outside Downtown Area Uses
5. Educational Uses:
6. Health Uses:
7. Office, Professional Uses:
8. Manufacturing Plants and Kindred Uses:
a. Wholesale establishments, warehouses, storage buildings,
or structures
9. Places of Assembly:
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 24 of 28
Minimum Short-Term
Bike Parking Spaces
Required
Minimum Long-Term
Bike Parking Spaces
Required
c. Restaurants, taverns, lounges, and other establishments for
the sale and consumption on the premises of food and
beverages
1 per 10,000 s.f.
1 per 20,000 s.f.
d. Theaters (indoor)
1 per 40 fixed seats
1 per 80 fixed seats
Outside Downtown Area Uses
(Ord. 2012-5 § 2; Ord. 2011-10 § 4; Ord. 1986-13 § 1; Ord. 1981-27 § 48; Ord. 1979-7 § 19)
27.64.265 COMPACT CAR STALLS PERMISSIBLE.
Compact car stalls meeting all standards set forth in this chapter and in the Standard Drawings and
Specifications may be permitted as follows:
(1) Where the number of required spaces is from 10 to 100, 30% of such spaces may be provided pursuant
to compact car standards.
(2) Where the number of required spaces is more than 100, 40% of such spaces may be provided pursuant
to compact car standards.
When computations under this section result in a fractional allowance of more than 0.75 compact spaces,
one (1) additional such space may be provided. (Ord. 1991-12 § 77; Ord. 1986-13 § 1; Ord. 1981-27 § 49;
Ord. 1979-7 § 16)
27.64.267 RECREATIONAL VEHICLE STORAGE FACILITIES.
Recreational vehicle storage facilities may be permitted as a special use subject to the following conditions:
(a) Habitation Prohibited. Habitation of any kind shall not be permitted in stored vehicles.
(b) Surfacing. Vehicle storage areas shall be improved with a compacted base of not less than four (4)
inches thick and surfaced with a plant mix asphalt, concrete surface, or other surfacing acceptable to the City
Engineer.
(c) Vertical Clearance. Recreational vehicle storage facilities shall provide a vertical clearance of not less
than 14 feet in all storage areas.
(d) Standard Stall Sizes. Stall sizes for recreational vehicles shall be not less than nine (9) feet by 20 feet,
10 feet by 25 feet, and 10 feet by 30 feet. A mix of the stall sizes is desirable with reservation of larger stalls
for larger vehicles.
(e) Sight Distance. To maintain visibility into the interior of the facility, spaces closest to the periphery of
the facility shall be occupied by recreational vehicles that do not exceed seven (7) feet in height or a height
equal to the height of the fence, whichever is greater. Taller vehicles shall be parked in the center of the
facility.
(f) Sewage and Waste Facilities. Recreational vehicle storage lots containing 25 or more spaces shall
provide and properly maintain facilities for the collection and disposal or treatment and disposal of sewage
and other waste. The design and maintenance plan for such facilities shall be subject to approval of the
Department of Public Works.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 25 of 28
(g) Lighting. The storage lot shall be illuminated at night so as to permit proper police surveillance. All
lighting shall be directed away from adjoining properties and shall be adequate to meet the approval of the
Police Department.
(h) Security System. Facilities shall provide for security in a manner which meets the approval of the
Police Department.
(i) Fencing and Screening. All recreational vehicle storage spaces shall be securely enclosed and
effectively screened on each side by a six (6) foot solid wall or solid fence, or densely planted shrub mass of a
species whose height can be maintained between six (6) feet and eight (8) feet. Such required enclosure and
screening shall conform with the sight distance requirements per SMMC Chapter 27.84 and with the front and
side yard setback requirements of the district in which the lot is located, and shall meet the approval of the
Police Department.
(j) Transitional Yards and Buffers. Where a zoning district containing a recreational vehicle storage
facility adjoins a residential district, a landscaped transitional yard of at least 15 feet shall be provided on site
to screen the facility. Where this occurs adjacent to public rights-of-way, the landscaped transitional yard shall
be on the right-of-way side of any fences or walls. Trees shall be a major element of the landscaped
transitional yard. (Ord. 1995-8 § 11; Ord. 1986-13 § 1; Ord. 1979-7 § 17)
27.64.269 VALET PARKING.
Commercial uses may provide valet parking to satisfy the parking requirements of this chapter as follows:
(1) Special Use Permit. The provision of valet parking to meet this chapter’s parking requirements may be
authorized by the Planning Commission upon application for a special use permit according to the procedure
set forth in Title 27.
(2) Number of Spaces. Valet parking may be allowed for a project when the total number of required offstreet parking spaces for the building or use is at least 50, and at least half of the total number of required
spaces will be provided in a self-parking configuration either on-site or off-site in full compliance with the
regulations of this chapter.
(3) Design. The design of valet parking facilities need not conform to the regulations contained herein for
self-parking facilities; provided, however, that such design meets with the approval of the Planning
Commission.
(4) Valet Parking System. In addition to the required drawings, the applicant shall submit a plan
describing in detail the proposed number of attendants, hours of valet parking service operations, fees charged
to patrons, and such other pertinent information as may be required from time to time by the Commission to
enable it to determine the practicability of the valet parking proposal.
(5) Discontinuance of Valet Parking. When an approved valet parking system provided to meet the
requirements of this chapter is discontinued, intensity of the use formerly served by such parking shall be
immediately reduced to the extent necessary to bring the use into full conformance with the parking
requirements of this chapter. (Ord. 1986-13 § 1; Ord. 1979-7 § 18)
27.64.270 OTHER USES.
For uses not listed heretofore in the schedules of parking requirements, parking spaces shall be provided on the
same basis as required for the most similar listed use, or as determined by the Zoning Administrator. (Ord. 198613 § 1; Ord. 1978-18 § 101; prior code § 151.05(K))
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 26 of 28
ARTICLE 2. OFF-STREET LOADING
27.64.310 LOCATION.
Off-street loading facilities shall be located as follows:
(a) All required loading berths shall be located on the same parcel as the use served. No loading berth for
vehicles over two (2) ton capacity shall be closer than 50 feet to any property in a residence district unless
completely enclosed by building walls, or a uniformly solid fence or wall, or any combination thereof, not less
than six (6) feet in height. No permitted or required loading berth shall be located within 25 feet of the nearest
point of intersection of any two (2) streets.
(b) Freight-handling doors and facilities shall be oriented towards legal off-street loading berths and not
towards street or curb parking. Freight-handling docks and loading areas shall not obstruct the use of aisles,
drives and sidewalks. (Ord. 1986-13 § 1; prior code § 151.06(A))
27.64.320 SIZE.
Loading stalls shall be of a size and number consistent with loading demands on an average business day under
the intended use, but in no case shall they be less than the requirements of this chapter. Unless otherwise
specified, a required loading berth shall be at least 10 feet in width by at least 25 feet in length, exclusive of aisle
and maneuvering space, and shall have a vertical clearance of at least 14 feet. Where larger trucks will likely
deliver to the proposed use, the loading berth, aisles, driveways, turnaround and overhead clearances shall be
appropriately increased. (Ord. 1986-13 § 1; prior code § 151.06(B))
27.64.330 ACCESS.
Each required off-street loading berth shall be designed with appropriate means of vehicular access to a street
or alley in a manner which will least interfere with traffic movements and shall be designed to preclude backing
out onto a public right-of-way. (Ord. 1986-13 § 1; prior code § 151.06(C))
27.64.340 SURFACING.
All open off-street loading berths shall be improved with a compacted base, not less than five (5) inches thick,
surfaces with not less than three (3) inches of plant mix asphalt, concrete or some comparable material approved
by the City Engineer. (Ord. 1986-13 § 1; prior code § 151.06(D))
27.64.350 REPAIR—SERVICE.
No motor vehicle repair work or service of any kind shall be permitted in conjunction with loading facilities
provided in any residence or commercial district. (Ord. 1986-13 § 1; prior code § 151.06(E))
27.64.360 USE FOR OFF-STREET PARKING REQUIREMENT PROHIBITED.
Space allocated to any off-street loading berth shall not, while so allocated, be used to satisfy the space
requirements for any off-street parking facilities or portions thereof. (Ord. 1986-13 § 1; prior code § 151.06(F))
27.64.370 SPECIAL USES.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
Page 27 of 28
For special uses other than prescribed for hereinafter, loading berths adequate in number and size to serve such
use, as determined by the Zoning Administrator, shall be provided. (Ord. 1986-13 § 1; prior code § 151.06(G))
27.64.380 RECEIVING FACILITIES.
Uses for which off-street loading facilities are required herein but which are located in buildings of less floor
area than the minimum prescribed for such required facilities shall be provided with adequate receiving facilities
off any adjacent alley, service drive or open space on the same lot which is accessible by motor vehicle. (Ord.
1986-13 § 1; prior code § 151.06(H))
27.64.390 SCHEDULE OF LOADING REQUIREMENTS.
All planning applications shall include a description of the means by which loading activities for the intended
use are to be accommodated. For the uses listed in the following table, off-street loading berths shall be provided
on the basis of number of residential units or gross floor area of building or portions thereof devoted to such uses
in the amounts shown herein. Off-street loading berths as prescribed below shall be required where access to such
berths is available from a public alley, driveway easement, or from an adjacent off-street parking area. Where only
street access is available, the requirements for loading berths may be modified by one of the following means:
(a) Approval of a site plan and architectural review by the Development Review Board, based on the
finding that each of the following conditions pertain:
(1) Adequate on-street parking is available along the parcel frontage to accommodate a loading
vehicle;
(2) On-street parking intended for temporary loading purposes is located at least 50 feet from
any intersections, and provides convenient access to building entrances; and
(3) The street width is adequate to accommodate loading vehicles without impeding use of the
sidewalk or local traffic circulation or otherwise be detrimental to public safety; or
(b) Approval of a variance application in accordance with Chapter 27.78.
USE
A. Hospitals, Sanitariums, and other institutional uses.
GROSS FLOOR AREA
IN SQUARE FEET
NO. OF BERTHS
20,000 to 100,000
1
10' x 25'
for each additional
100,000 or fraction, add
1
10' x 25'
B. Hotels, Clubs, Lodges—when containing any of the
following: Retail Shops, Restaurants, Convention Halls,
Auditoriums, Exhibition Halls, or Business or
Professional Offices (other than accessory)
10,000 to 20,000
1
10' x 25'
20,000 to 150,000
2
10' x 50'
for each additional
150,000 or fraction, add
1
10' x 50'
C. Retail Stores
5,000 to 12,000
1
10' x 25'
D. Establishments Dispensing Food or Beverage, for
Consumption on the Premises, except for Fast Food
Establishments
12,000 to 25,000
2
10' x 25'
25,000 to 40,000
2
10' x 50'
E. Motor Vehicle and Machinery Sales
40,000 to 100,000
3
10' x 50'
1
10' x 50'
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
Chapter 27.64 OFF-STREET PARKING AND LOADING
F. Wholesale Establishments (but not including warehouse
and storage buildings other than accessory)
for each additional
100,000 or fraction, add
G. Auditoriums, Convention Halls, Exhibition Halls, Sports
Arenas, Stadiums
10,000 to 20,000
1
10' x 25'
20,000 to 100,000
1
10' x 50'
for each additional
100,000 or fraction, add
1
10' x 50'
50,000 to 100,000
1
10' x 25'
for each additional
100,000 or fraction of
500,000, add
1
10' x 25'
5,000 to 10,000
1
10' x 25'
10,000 to 40,000
1
10' x 50'
40,000 to 100,000
2
10' x 50'
for each additional
100,000 or fraction of
500,000, add
1
10' x 50'
8,000 to 25,000
1
10' x 25'
for each additional
50,000 or fraction, add
1
10' x 25'
8,000 to 25,000
1
10' x 25'
for each additional
50,000 or fraction, add
1
10' x 25'
2,000 to 7,000
1
10' x 25'
7,000 to 12,000
2
10' x 25'
50 or more units
1
10' x 25'
H. Bowling Alleys
I. Banks and Offices – Business, Professional and
Governmental
J. Establishments engaged in Production, Processing,
Cleaning, Servicing, Testing, or Repair of Materials,
Goods, or Products
K. Warehouses and Storage Buildings
L. Theaters
M. Funeral Homes
N. Fast Food Establishments
O. Multiple-Family Residential*
*
Page 28 of 28
May be eliminated in mixed-use developments where a minimum of 1 loading berth is required for nonresidential uses.
(Ord. 1991-12 § 77; Ord. 1986-13 § 1; Ord. 1981-27 § 50; Ord. 1979-7 § 21; prior code § 151.07)
View the mobile version.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_64&showAll=1&frames=on
12/5/2016
27.16.060 DENSITY BONUS.
Page 1 of 3
Attachment 4C
Density Bonus Code
San Mateo City Charter and Municipal Code
Up
Previous
Next
Main
Search
Print
No Frames
Title 27 ZONING
Chapter 27.16 RESIDENCE DISTRICTS
27.16.060 DENSITY BONUS.
(a) Purpose. The purpose of this section is to comply with the state density bonus law (California
Government Code section 65915) and to implement the housing element of the San Mateo General Plan, by
providing increased residential densities for projects that guarantee that a portion of the housing units will be
affordable to very low, low, or moderate-income households, provide senior citizen housing, or include child
care facilities.
(b) Applicability. The provisions of this section apply to the construction of five or more housing units
that satisfy one or more of the following criteria:
(1)
At least ten percent of the total units are designated for low income households.
(2)
At least five percent of the total units are designated for very low income households.
(3)
A senior citizen housing development as defined in Section 51.3 of the Civil Code.
(4) At least ten percent of the total units in a condominium project as defined in subdivision (f)
of, or in a planned development as defined in subdivision (k) of, Section 1351 of the Civil Code,
are designated for moderate income households, provided that all units in the development are
offered to the public for purchase.
(c) Definitions. The following terms are defined for purpose of this section:
(1) “Density bonus” means a density increase, in the amount prescribed by Government Code
section 65915, over the otherwise maximum allowable residential density as of the date the
application is accepted as complete.
(2) “Low income household” has the meaning set forth in Health and Safety Code section
50079.5 and is a household whose income is equal to or less than eighty percent of the area median
income, as published by the California Department of Housing and Community Development.
(3) “Moderate income household” has the meaning set forth in Health and Safety Code section
50093 and is a household whose income is equal to or less than one hundred twenty percent of the
area median income, as published by the California Department of Housing and Community
Development.
(4)
“Senior citizens” means qualifying residents as defined in Section 51.3 of the Civil Code.
(5) “Very low income household” has the meaning set forth in Health and Safety Code section
50105 and means a household whose income is equal to or less than fifty percent of the area
median income, as published by the California Department of Housing and Community
Development.
(d) Incentives and Concessions.
(1) City to grant. When an applicant seeks a density bonus as prescribed by Government Code
section 65915, the City will grant the number of incentives or concessions required by that section
unless it makes one of the following findings:
(A) The concession or incentive is not required in order to provide for affordable housing
costs, as defined in Section 50052.3 of the Health and Safety Code, or for rents for the
targeted units to be set as specified in Section 65915(c) of the Government Code.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_16-27_16_060&frames=on
1/12/2017
27.16.060 DENSITY BONUS.
Page 2 of 3
(B) The concession or incentive would have a specific adverse impact, as defined in
Government Code Section 65589.5 (d)(2), upon public health and safety or the physical
environment or on any real property that is listed in the California Register of Historical
Resources and there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact without rendering the development unaffordable to low- and moderate-income
households.
(2) The following incentives and concessions are deemed not to have the adverse impact set
forth in section (d)(1)(B) above:
(A) Reduced setbacks or buffers so long as the project remains consistent with the City’s
General Plan and any applicable design guidelines;
(B) Increased maximum lot coverage so long as the project remains consistent with the
City’s General Plan and any applicable design guidelines;
(C) Increased maximum Floor Area Ratio so long as the project remains consistent with the
City’s General Plan and any applicable design guidelines;
(D) Reduction in parking standards beyond that set forth in Government Code section
65915(p); and.
(E) In addition to the additional density bonus provided in accordance with Government
Code section 65915(g) for land donations within ¼ mile of an applicant’s project, provision
of the additional density bonus set forth in Government Code section 65915(g) for land
dedicated to the City that is located within ½ mile of the applicant’s project so long as the
applicant demonstrates to the City’s satisfaction that building the requisite number of
affordable units on-site is infeasible and there is an identified source of funding for the very
low income units.
(3) The City will not, however, provide any direct financial assistance, waive fees or dedication
requirements, or provide publicly owned land for a housing development as an incentive or
concession.
(e) Waivers and Modifications of Development Standards.
(1) Proposal. In accordance with Government Code section 65915(e), an applicant may propose
waiver or modification of development standards if they would physically preclude the
construction of a development meeting the criteria of section 65915(b) at the densities or with the
concessions or incentives permitted by section 65915.
(2) Grounds for Denial. In accordance with Government Code section 65915(e), the City may
deny an applicant’s request to waive or modify the City’s development standards in any of the
following circumstances:
(A) The application does not conform with the requirements of this section or Government
Code section 65915.
(B) The applicant fails to demonstrate that the City’s development standards physically
preclude the utilization of a density bonus on a specific site.
(C) The waiver or reduction would have a specific, adverse impact, as defined in
Government Code section 65589.5(d)(2), upon health, safety, or the physical environment,
and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
(D) The waiver or reduction would have an adverse impact on any real property that is
listed in the California Register of Historical Resources.
(f) Application Procedure.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_16-27_16_060&frames=on
1/12/2017
27.16.060 DENSITY BONUS.
Page 3 of 3
(1) An applicant requesting a density bonus, incentive or concession, or waiver or modification
of development standards, in accordance with this section must submit the request with any
application for a planning approval. The request must include the following information:
(A)
The number of proposed affordable housing units;
(B)
the specific incentive(s) or concession(s) sought, if any;
(C)
the specific waiver or modification to development standards sought, if any;
(D) if seeking an incentive or concession, documentation required by the Director of
Community Development or his or her or designee regarding the necessity of the incentive or
concession in order to provide affordable housing costs or rents;
(E) if seeking a waiver or modification of development standards, documentation required
by the Director of Community Development or his or her designee regarding the necessity of
the waiver or modification, including documentation demonstrating that the City’s
development standards physically preclude the utilization of a density bonus;
(F) If requesting a density bonus based on land donation in accordance with Government
Code section 65915(g), the applicant must submit information sufficient to permit the City to
determine that the proposed donation conforms with the requirements of section 65915(g) and
this Code;
(G) If requesting a density bonus based on the provision of a child care facility, the
applicant must:
(i)
provide the location of the proposed child care facility and the proposed operator;
(ii) agree to operate the child care facility for a period of time that is as long as or
longer than the period of time during which the density bonus units are required to
remain affordable;
(iii) agree to have contracted with a child care facility operator for operation of the
child care facility before the first building permit is issued; and
(iv) agree that the child care facility will be in operation when the first certificate of
occupancy is issued.
(2) Action on Application. The body with approval authority for the planning approval sought
will approve, deny or modify the incentive or concession as a part of the overall project approval.
(g) Density Bonus Agreement. Prior to the issuance of a building permit for any dwelling unit in a
development for which a density bonus has been awarded, the developer must enter into the City’s standard
density bonus agreement. The density bonus agreement will run with the land, be binding upon successors in
interest, and be recorded with the County Recorder. (Ord. 2009-1 § 1, 2009; Ord. 2002-3 § 1, 2002).
View the mobile version.
http://qcode.us/codes/sanmateo/view.php?topic=27-27_16-27_16_060&frames=on
1/12/2017