Chapter 17.35

MULTIFAMILY OVERLAY DISTRICT (RM-10)

Sections:

• 17.35.010 Purpose.

• 17.35.020 Characteristics of the District.

• 17.35.030 Development Standards.

This chapter establishes development standards for multifamily uses in the residential multifamily overlay zone with a density of up to ten units per acre. The purpose of this chapter is to establish objective criteria for the evaluation of multifamily housing so that it can be permitted by right on specific parcels that are identified in this chapter and in the Housing Element of the General Plan, or on additional parcels as designated by the City Council. (Ord. 669 § 4, 2024)

The residential multifamily 10 overlay zone (RM-10) allows multifamily development of up to ten units per acre on parcels zoned for single-family development (R-1A), and park and open space (POS). To apply the standards within

The Atherton Municipal Code is current through Ordinance 677, passed February 18, 2026.

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the RM-10 overlay zone a development must have a minimum lot area of one-half acre and include a minimum of five residential units exclusive of accessory dwelling units. Parcels zoned as POS shall be exempt from the minimum unit and lot area requirements. (Ord. 669 § 4, 2024)

The approval of multifamily development on any parcel in the RM-10 overlay district shall be considered by-right when the proposed development is in compliance with these standards. However, this does not preclude other actions that may require discretionary review (i.e., Lot Redesignations, Variances, or Special Structure Permits).

Accessory Buildings and Structures: see chapter 17.40.

• A. Height. The maximum height for main buildings shall be thirty-four feet.

  1. Vertical end walls, sidewalls, and columns shall not exceed twenty-eight feet when facing the front setback, and twenty-one feet when built at the side and rear setback lines. See figure 17.35.030-1 (Sidewall Height).

  2. On side and rear setbacks only, the end wall, sidewall, or column height can exceed the limit with an additional setback that is increased by a ratio of one foot for each one foot increase in height. See figure 17.35.030-1 (Sidewall Height).

  3. Height Measurement. See section 17.42.030.

  4. Dormers can exceed the vertical sidewall height and shall be in compliance with development standards in sections 17.32.040(A)(4)(a) and (A)(4)(b).

Figure 17.35.030-1. Sidewall Height

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• B. Setbacks. A setback shall be required from all property lines.

There is an additional setback requirement on side and rear property lines that are adjacent to a parcel with an R-1 zoning designation. This requirement shall not apply if the adjacent parcel has an RM-10 overlay designation and is developed with a multifamily dwelling or has an active application for development of a multifamily dwelling.

Minimum setback requirements are:

1. Front Yard. Main building, interior, and corner lots: thirty feet minimum. Where the main building height at the front yard setback is more than twenty-eight feet, the minimum front yard setback shall increase by a ratio of one foot for each one foot increase in height above twenty-eight feet. See figure 17.35.030-2 (Front Setback).

Up to ten feet may be subtracted from the front yard required setback if an identical amount is added to the required rear yard setback.

On corner lots where two or more property lines face a public right-of-way, the property line with the greater length shall be considered the front.

Figure 17.35.030-2. Front Setback

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2. Side Yard. Minimum side yard requirements are shown in Table 17.35.030.B.2-1; however, where the main building height at the side yard setback is greater than twenty-one feet, the side yard setback shall increase by a ratio of one foot for each one foot increase in height above twenty-one feet. See figure 17.35.030-3 (Side/Rear Yard Setbacks).

Minimum side yards shall be required on each side of a lot as specified in the following Table:

Table 17.35.030.B.2-1. Minimum Side Yard Requirements

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LOT WIDTH Minimum Side Yard
From To Standard R-1-adjacent*
170’ or over 20’ 40’
165’ 170’ 20’ 38’
160’ 165’ 19’ 36’
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Table 17.35.030.B.2-1. Minimum Side Yard Requirements

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155’ 160’ 18’ 34’
150’ 155’ 17’ 32’
145’ 150’ 16’ 30’
140’ 145’ 15’ 28’
140’ or less 15’ 25’
* R-1-adjacent setback does not apply to parcels with an RM-10 overlay designation and existing or
proposed multifamily development.
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3. Rear Yard. Minimum rear yard requirements are shown in Table 17.35.030.B.3-1; provided, however, where the main building height placed at the setback is between twenty-one and thirty-four feet, the rear yard shall be increased by a ratio of one foot for each one foot increase in height. See figure 17.35.030-3 (Side/Rear Setbacks).

A minimum rear yard shall be required as specified in the following Table:

Table 17.35.030.B.3-1. Minimum Rear Yard Requirements

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LOT WIDTH Minimum Side Yard
From To Standard R-1-adjacent*
170’ or over 20’ 50’
165’ 170’ 20’ 48’
160’ 165’ 20’ 46’
155’ 160’ 20’ 44’
150’ 155’ 20’ 42’
145’ 150’ 20’ 40’
140’ 145’ 20’ 38’
140’ or less 20’ 35’
* R-1-adjacent setback does not apply to parcels with an RM-10 overlay designation and existing or
proposed multifamily development.
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Figure 17.35.030-3. Side/Rear Setbacks

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C. Floor Area Ratio. The maximum floor area ratio shall be forty-five hundredths of the lot size. The floor area ratio can be increased up to an additional one-tenth of the lot size, to a total of fifty-five hundredths, if all resident parking is below grade. Lots with a combining designation of POS shall designate a project site and floor area standards shall be applied. Below-grade parking shall not count towards the floor area ratio. Habitable basement space shall not count towards the floor area ratio; provided, that one hundred percent of resident parking is located fully below-grade.

fifty-five hundredths, if all resident parking is below grade. Lots with a combining designation of POS shall designate a project site and floor area standards shall be applied. Below-grade parking shall not count towards the floor area ratio. Habitable basement space shall not count towards the floor area ratio; provided, that one hundred percent of resident parking is located fully below-grade.

D. Lot Coverage. The maximum lot coverage for buildings, including accessory buildings, shall be forty percent of the lot size. The maximum coverage for all impervious surfaces, not including buildings, shall be twenty percent. The maximum total coverage of all buildings and impervious surfaces shall be fifty percent.

All parts of the lot not covered by buildings or impervious surfaces shall be covered by landscape area. All landscape areas shall be maintained reasonably free of weeds, litter, and debris. All planting shall be maintained in a healthy growing condition and, whenever necessary, replaced with plant materials approved by the town arborist to provide continued conformance with approved plans. All new screening plantings shall be provided with a water-efficient automatic irrigation system to be installed at the time of planting. Landscape areas shall not interfere with heritage tree protection.

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On properties with an underlying POS zoning designation the lot coverage requirement shall apply to any area of the site that facilitates the development of multifamily housing, including ancillary buildings and structures.

Table 17.35.030.D-1.

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Lot Coverage
Building Impervious Surface Lot
40% 20% 50%
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• E. Site Design. Requirements for design of the site are:

  1. All building entries, including garages and parking areas, shall be connected with a pedestrian pathway that is at least three feet in width.

  2. Pedestrian pathways are prohibited within ten feet of a property line adjacent to a parcel with an R-1 zoning designation or a single-family dwelling in an RM-10 overlay, with no active proposal for multifamily housing.

  3. The minimum distance between main buildings on the same lot is twenty feet.

  4. Communal outdoor kitchens, pools, and playgrounds are allowed within the buildable area. Location of these features in required setback areas may be sought through a special structures permit.

  5. Solid masonry walls or wood fencing shall be provided along all side and rear property lines with a height of eight feet.

  6. Vehicle Access.

     • a. An entry to an underground parking garage is allowed within the front setback. Any grade change resulting from an underground driveway approach shall be set back ten feet from the property line.

     • b. Surface parking is allowed within the front and side setbacks.

• c. If a vehicle entry gate is provided, it shall be set back from the front property line for a minimum of twenty feet so as to provide a space for vehicle queuing.

  - d. The maximum driveway width shall be twenty-six feet and in conformance with minimum requirements for waste and recycling removal. 
  
  - e. Driveways shall conform to the requirements of the Fire Marshal. 
  
  - f. _Driveway Visibility._ All driveways that intersect with a public right-of-way shall maintain a vision triangle delineated by sides of ten feet along the right-of-way and ten feet perpendicular to the right-ofway measured from the edges of the driveway. Within this vision triangle, structures, landscaping, and
  

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other obstructions shall have a maximum height of three feet. Trees are permitted within the vision triangle provided their canopy maintains a clearance of six feet above ground level.

7. Pedestrian Access.

   • a. A pedestrian entry gate shall be required if a vehicle entry gate is provided.

   • b. A paved pedestrian pathway shall provide direct access to all entries to a main building and connect with a public pathway.

   • c. Pedestrian pathways shall be demarcated from driveways with decorative paving materials that include brick, patterned or colored concrete, stone blocks, and pavers.

8. Streetscape Design.

   • a. A public pathway shall be provided for the full length of the front property line.

   • b. The pathway shall be a minimum width of five feet.

   • c. The pathway shall meet ADA requirements and be free from obstruction.

   • d. The pathway shall be designed in compliance with the Bicycle and Pedestrian Master Plan.

   • e. Any tree removal to accommodate a pathway shall be in compliance with heritage tree protections provided in chapter 8.10.

F. Landscape Screening. All property lines shall provide a landscape screening area in conformance with chapter 17.50 and the standards in this section. Where standards conflict, the most restrictive standard shall apply.

1. Prior to the final inspection or issuance of a certificate of occupancy (unless delay is authorized by the building official) all required landscape screening shall be installed in conformance with the approved plans. In the case of phased building construction, the town building official may permit phased installation of landscape screening. No other exception to this installation requirement shall be allowed, including any in lieu fee or deposit.

2. Plantings shall reach a minimum height of twelve feet within three years of planting.

3. All trees and shrubs shall be evergreen.

4. If the property line is screened with existing landscaping that is at least twelve feet tall and provides opaque screening, no new landscaping is required.

• G. Building Massing. Minimum Building Massing requirements are:

1. The maximum aggregate length of all façade segments facing in a common direction shall not exceed one hundred and twenty feet per building, as measured wall-to-wall. Overlapping wall segments shall not be counted towards the aggregate. See figure 17.35.030-4a (Maximum Aggregate Façade Length).

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Figure 17.35.030-4a. Maximum Aggregate Façade Length

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2. For any building façade facing the front of a lot and located on or within ten feet of the setback, the maximum aggregate length shall be fifty-five feet. Any portion of the front façade that causes the aggregate length to exceed fifty-five feet shall be set back a minimum of ten feet from the front setback line. See figure 17.35.030-4b (Maximum Aggregate Façade on Front Setback).

Figure 17.35.030-4b. Maximum Aggregate Façade on Front Setback

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3. For any building façade facing the side of a lot and located on or within ten feet of the setback, the maximum aggregate façade length shall be sixty-five feet. Any portion of the side façade that causes the aggregate length to exceed sixty-five feet shall be set back a minimum of ten feet from the side setback line. See figure 17.35.030-4c (Maximum Aggregate Façade Length on Side Setback).

Figure 17.35.030-4c. Maximum Aggregate Façade Length on Side Setback

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4. Locations for Basements. The basement perimeter shall not exceed the buildable area defined by the setbacks of the lot. This shall include any below grade area used for vehicle parking. Construction of the basement shall not cause the removal or disturbance of any heritage tree located in a setback.

• H. Façade Design. Minimum Façade Design requirements are:

  1. Primary Entries. A primary entry provides access to one or more units from the exterior of a main building and shall not be counted as floor area. A primary entry shall conform to the following standards:

     • a. Any main building shall be limited to a maximum of four primary entries.

     • b. Primary entries shall face the lot interior or front property line.

     • c. A maximum of two primary entries can face a public right-of-way.

     • d. A primary entry shall not encroach beyond the setback line, awnings and eaves are exempt from this requirement.

In addition to the standards in subsection (H)(1) of this section, a primary entry shall be designed in accordance with one or more of the five frontage typologies listed in standards in subsections (H)(2) through (H)(6) of this section. Frontage typologies can be combined in which case all standards shall apply. If standards contradict, the most restrictive standard shall apply.

2. Common Entry. A common entry provides direct access to a lobby or common space on the ground floor, which provides access to individual units. See figure 17.35.030-5 (Common Entry).

3. Stoop. A stoop is a small, raised entry that shall provide direct access to no more than two units. A stoop shall conform with the following standards. See figure 17.35.030-6 (Stoop).

4. Porch. A porch is a fully covered structure that projects from or is included as part of the main building façade. A porch shall conform with the following standards. See figure 17.35.030-7 (Porch).

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5. Patio. A patio is a private space outside the front door of a unit that is defined by a low wall or hedge extending from the façade. See figure 17.35.030-8 (Patio).

6. Frontage Court. A frontage court is an open-air space on the building frontage with primary entries oriented to the courtyard interior. A forecourt shall conform with the following standards. See figure 17.35.030-9 (Frontage Court).

7. Balconies or decks shall not be allowed on walls that face an adjacent property developed with a singlefamily dwelling, or on portions of any perimeter wall within twenty-five feet of the setback line from an R-1 parcel. Roof decks shall not be permitted. See figure 17.35.030-10 (Balcony Placement).

Table 17.35.030.H.2-1. Common Entry Requirements

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Common Entry
Minimum Maximum
Depth 18 inches 4 feet
Width 4 feet 12 feet
Height (Clear) 8 feet 12 feet
Weather protection shall be provided with a projection or recession for a minimum depth of eighteen
inches.
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Figure 17.35.030-5. Common Entry

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Table 17.35.030.H.3-1. Stoop Requirements

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Stoop
Minimum Maximum
Depth (Landing) 3 feet 8 feet
Width (Landing) 5 feet 8 feet
Width (Stairs) 4 feet 8 feet
Height (Landing) 1 foot 4 feet
Weather protection shall be provided with a projection or recession for a minimum depth of twelve inches.
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Figure 17.35.030-6. Stoop

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Table 17.35.030.H.4-1. Porch Requirements

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Porch
Minimum Maximum
Depth 8 feet 15 feet
Width 15 feet 40 feet
Width (Stairs) 4 feet 8 feet
Height (Landing) 1 foot 4 feet
Height (Clear) 8 feet 12 feet
The entire porch area shall be covered.
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Figure 17.35.030-7. Porch

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Table 17.35.030.H.5-1. Patio Requirements

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Patio
Minimum Maximum
Depth (Landing) 5 feet 8 feet
Width (Landing) 15 feet 24 feet
Height (Landing) No Minimum 1 foot
Height (Fence/Wall) 1 foot 4 feet
A patio shall provide direct access to no more than two units.
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Figure 17.35.030-8. Patio

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Table 17.35.030.H.6-1. Frontage Court Requirements

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Frontage Court
Minimum Maximum
Depth 15 feet 30 feet
Width 25 feet 40 feet
Height (above grade) No Minimum 1 foot
A frontage court shall provide direct access to no more than four units.
The height of sidewalls facing the courtyard shall not exceed a 2:1 ratio to its depth or width.
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Figure 17.35.030-9. Frontage Court

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Figure 17.35.030-10. Balcony Placement

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8. Minimum Window Detail requirements are:

   • a. Windows shall be recessed at least two inches from the exterior wall plane to the window glass. See figure 17.35.030-11 (Window Detail Requirements).

b. Windowsills shall project a minimum of two inches from the surrounding exterior wall plane. See figure 17.35.030-11 (Window Detail Requirements).

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c. All windowsills for nonsleeping rooms facing an R-1 district, located on the second floor or higher, shall be elevated a minimum of fifty-four inches above the finish floor. See figure 17.35.030-12 (Sill Height).

• d. Any window facing an R-1 district, located on the second floor or higher, shall be translucent but not transparent for any part of the window glass less than fifty-four inches above the finish floor.

• e. Windows shall be vertically oriented and taller than they are wide.

• f. All privacy windows shall be translucent but not transparent; reflective glass is prohibited.

Figure 17.35.030-11. Window Detail Requirements

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Figure 17.35.030-12. Sill Height

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• I. Façade Material Requirements. The following materials shall be prohibited on any main building façade:

  1. An exterior insulation finishing system (EIFS).

  2. Aluminum lap siding.

  3. T1-11 siding.

  4. Vinyl siding.

• J. Roof and Eave Details. Minimum Roof and Eave Detail requirements are:

  1. Roof eaves may encroach beyond the setback line up to a maximum of four feet on the main building.

  2. Roof parapets, when included, shall be a minimum of three feet tall and may not exceed the maximum building height. Roof parapets shall be consistent in material and color with the main building.

  3. Any equipment placed on the rooftop of a building shall be screened entirely.

• K. Site Lighting. Minimum Site Lighting requirements are:

  1. No exterior lighting element shall be placed more than a height of eight feet above the ground plane unless required by the California Building Code. All exterior lighting shall be directed downward and fully shielded to restrain light to a minimum thirty degrees beneath the horizontal plane of the light source. Lighting shall be arranged so that the light will not shine directly onto any adjacent lot.

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2. Up-lighting of trees and permanent lighting within trees is prohibited.

3. Interior lighting of all common areas shall be controlled by motion detecting controls programed to turn off no more than five minutes after movement is no longer detected by the controlling device. Interior “common areas” are spaces used by multiple units generally for circulation purposes having exterior-facing windows.

L. Accessory Buildings and Structures. Where standards in this section conflict with chapter 17.40, the most restrictive standard shall apply.

1. Accessory Buildings and Structures.

a. Accessory buildings shall not be allowed in the front setback. Accessory buildings in the side and rear setbacks shall be set back from the property line for a minimum of ten feet. This requirement shall be fifteen feet when adjacent to a parcel with an R-1 zoning designation or an RM-10 property that is developed with a single-family dwelling and does not have an active proposal to construct multifamily housing.

b. Communal outdoor kitchens, pools, and playgrounds are allowed within the buildable area. Location of these features in required setback areas may be sought through a special structures permit.

2. Garages.

   • a. All garages shall be completely enclosed and include a lockable garage door.

   • b. Materials and colors on garages shall be consistent with the materials and colors utilized on the main building(s).

3. Trash and Recycling Enclosures.

a. Trash disposal and recycling areas shall be within an enclosure and shown on the site plan. Trash will be collected on the subject property.

• b. Each enclosure shall screen trash and recycling receptacles from public view.

• c. Trash and recycling enclosures shall be a minimum of six feet and a maximum of eight feet in

height. The enclosure shall be constructed of solid wood or masonry painted the same color as the main building(s).

• d. Trash and recycling enclosures shall have a gate and a roof.

4. Mailboxes.

   • a. Mailboxes shall be outside of the public right-of-way.

   • b. Projects with six or more dwelling units shall cluster mailboxes in a common centralized location that is part of or within twenty-five feet of a residential building.

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M. Parking Requirements.

1. Vehicle Parking. Minimum parking requirements are:

   • a. Surface parking shall be enclosed on three sides by landscape screening that is more than three feet from the perimeter of the parking area and comprised of plants with a minimum expected height of eight feet within three years of planting.

b. Resident parking spaces shall be provided at a minimum rate of one parking space per bedroom up to a maximum of two spaces per unit.

• c. Up to three resident spaces per unit can be provided if all resident parking for the unit is located below grade.

• d. Guest parking spaces shall be provided at a minimum rate of four-tenths per unit.

• e. Total resident and guest parking shall not exceed two-and-four-tenths total spaces per unit unless all resident parking is provided underground per subsection (O)(2) of this section.

• f. Surface parking areas are not permitted within the rear setback.

2. Bicycle Parking. Short-term bicycle parking (Class II bicycle parking facility) consists of racks that support the bicycle frame at two points and allow for the bicycle frame and one wheel to be locked to the rack with a U-lock.

Minimum bicycle parking requirements are:

• a. Resident bicycle parking shall be provided at a minimum rate of one bicycle parking space per dwelling unit.

• b. Bicycle parking facilities shall be located on the ground floor and shall not be located between the building and the street.

• c. Bicycle parking that is placed below grade shall not be counted as contributing to the floor area.

3. Vehicle Miles Traveled Analysis. Development proposals located in a high-VMT area shall include a VMT analysis that identifies travel demand management (TDM) measures and/or physical measures to reduce VMT impacts to less than significant. The VMT analysis should use the City/County Association of Governments of San Mateo County (C/CAG) VMT Estimation Tool.

• N. Underground Basement Requirements. Requirements for underground basement design are:

1. Location. The perimeter of any underground basement shall not exceed the buildable area defined by the setbacks of the lot. Construction of the basement shall not cause the removal or disturbance of any heritage tree located in a setback.

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2. Any habitable basement space shall only be exempted from floor area ratio requirements if one hundred percent of resident parking is located fully below grade.

3. An entry to an underground parking garage is allowed within the front setback. Any grade change resulting from an underground driveway approach shall be set back ten feet from the property line.

• O. Underground Parking Incentives. Incentives to incorporate underground parking are as follows:

  1. Habitable basement space shall not count towards floor area ratio; provided, that one hundred percent of resident parking is located fully below grade.

  2. Below grade parking shall not count toward floor area ratio.

  3. Up to three resident spaces per unit can be provided if all resident parking for the unit is located below grade. (Ord. 669 § 4, 2024)